When a Nobel Prize winning economist like Paul Krugman looks at an economic plan and is unsure what it entails, it’s a lesson to the rest of us to be cautious in how strongly we express our own opinions. The immediate question that came to my mind after listening to Tim Geithner (and reading his plan (.pdf)) was what order he was going to do things.
He wants the Treasury Department to do a ‘stress-test’ (named for the medical test) of all the banking institutions that have ‘assets’ in excess of $100 billion.
Forward Looking Assessment – Stress Test: A key component of the Capital Assistance Program is a forward looking comprehensive “stress test” that requires an assessment of whether major financial institutions have the capital necessary to continue lending and to absorb the potential losses that could result from a more severe decline in the economy than projected.
During testimony before the Senate Banking Committee, Geithner expanded on this idea and explained that the Treasury will look at banks’ assets under a variety of different assumptions (from optimistic to pessimistic). Banks that fare poorly under pessimistic assumptions will be eligible for cash infusions.
While most banks have strong capital positions, the Financial Stability Trust will provide a capital buffer that will: Operate as a form of “contingent equity” to ensure firms the capital strength to preserve or increase lending in a worse than expected economic downturn. Firms will receive a preferred security investment from Treasury in convertible securities that they can convert into common equity if needed to preserve lending in a worse-than-expected economic environment. This convertible preferred security will carry a dividend to be specified later and a conversion price set at a modest discount from the prevailing level of the institution’s stock price as of February 9, 2009.
The way I read this, banks that convert preferred securities into equity would be essentially nationalizing themselves a bit at a time. That seems to be how this plan could be interpreted as a stalking horse towards nationalization. On the other hand, Geithner proposes another program to help scoop out all the toxic assets (now called ‘legacy assets’) that are sitting on these banks’ books.
2. Public-Private Investment Fund: One aspect of a full arsenal approach is the need to provide greater means for financial institutions to cleanse their balance sheets of what are often referred to as “legacy” assets. Many proposals designed to achieve this are complicated both by their sole reliance on public purchasing and the difficulties in pricing assets. Working together in partnership with the FDIC and the Federal Reserve, the Treasury Department will initiate a Public-Private Investment Fund that takes a new approach.
• Public-Private Capital: This new program will be designed with a public-private financing component, which could involve putting public or private capital side-by-side and using public financing to leverage private capital on an initial scale of up to $500 billion, with the potential to expand up to $1 trillion.
• Private Sector Pricing of Assets: Because the new program is designed to bring private sector equity contributions to make large-scale asset purchases, it not only minimizes public capital and maximizes private capital: it allows private sector buyers to determine the price for current troubled and previously illiquid assets
In the Banking Committee hearing yesterday, Sen. Mark Warner (D-VA) posed the question I wanted to ask. Sen. Warner wanted to know whether Treasury was going to do the stress-test on banks before or after they set up the Public Private Investment Fund. It could make a big difference which order they do those two things. Let me try to explain why.
Banks have a ton of money tied up in ‘shitpile’, which is essentially a grouping of assets that has some inherent value but which no one is currently willing to buy at any price. The Public Private Investment Fund is an effort to fluff up those assets and assign them some value north of zero. The more successful that effort is, the better the bottom line for the banks will look when they undergo a stress-test. If you mark them to market at zero, then all these banks are likely to be insolvent, as Paul Krugman notes:
3. Stress test: everything depends on how this is actually implemented. What happens if, or more likely when, a major money center bank is stress-tested and found to have negative net worth? One possibility is that the auditors are told to come up with a different answer; that’s a big concern. The other is that the bank is effectively nationalized; as I read the language that could be achieved as part of the public capital injection.
Yet, when Geithner responded to Sen. Warner’s question he offered a third possibility. I don’t see that a transcript is yet available, but paraphrasing Geithner, he said that we could do the stress-test and the public-private toxic scoop-out concurrently. He emphasized that the stress-test would involve analysis using a broad spectrum of assumptions (including worst-case assumptions). And we know the worst-case assumptions are complete insolvency. What Krugman refers to as “com[ing] up with a different answer”, Geithner refers to as fixing the problem. Using the Public Private Investment Trust, Geithner hopes to set a higher floor for the value of the ‘legacy assets’, thereby improving the worst-case scenario. It would seem, then, that the stress-test should come after the Investment Trust is set up and functioning. Yet, Geithner said they could be performed at the same time. It’s precisely this kind of ambiguity that is frustrating all the analysts today.
A simple way of thinking about this is that the banks would probably be judged insolvent if we did a stress-test on them today. But if we can improve the housing market, inject new capital into the banks, and raise the value of their legacy assets below zero, many of these banks will no longer be insolvent. By tackling all of these problems concurrently, Geithner hopes to raise the banks out of insolvency. But for those that are still insolvent given a fairly negative set of assumptions, they will have the option to essentially nationalize themselves voluntarily through the conversion of preferred stock to equity.
That is my best guess of what Geithner is really trying to do, and it might work without excessive waste of taxpayer dollars. On the other hand, there are risks in delay and in the way the plan is perceived politically.
As a regular reader of Dr. Housing Bubble and Irvine Housing Blog, it’s clear to me that the housing market isn’t going to improve any time soon. Probably not for two years, and even then we won’t be seeing those 10-20% yearly increases that we saw earlier this decade.
Everyone needs to start operating under the assumption that housing prices have further to fall.
That said, in places like Riverside County where prices have almost bottomed out, they are usually about 50-60% off of their 2006 highs. If the toxic assets are based on these mortgages, then they have lost about half their value. That’s really bad, but it means they aren’t completely worthless.
If the toxic assets are based on these mortgages, then they have lost about half their value. That’s really bad, but it means they aren’t completely worthless.
This is the error that allows the bank executives to prance about pretending that their assets are still good.
It is totally incorrect that the value of a derivative correlates to the value of the underlying security. In cases of high-risk, low-seniority tranches, a 50-60% price drop in the market of underlying assets can easily wipe out the entire value of the security.
Just like a share of stock doesn’t have to go to zero for the value of an option to be worthless, real estate doesn’t have to go to zero to wipe out the value of derivatives.
So few people will understand this:
It is totally incorrect that the value of a derivative correlates to the value of the underlying security. In cases of high-risk, low-seniority tranches, a 50-60% price drop in the market of underlying assets can easily wipe out the entire value of the security.
So few people understand that the so-called “bad mortgages” aren’t held by banks. They are held by trustees who hold large pools of mortgages. The mortgage pool securitize different types of securities that are issued as “mortgage backed securities”. The revenues from the pool of mortgages go to pay principal and interest on the bonds. But different bonds get different priority in calling upon the pool. The high risk (thus higher interest rate) securities ARE higher risk because they have a lower priority in calling upon the cash that comes out of that pool of mortgages. If the actual value of the pool is only worth 50% of what they thought, that lower tranche security gets NOTHING.
Of course I’ve grossly overgeneralized and there are lots more details. But so few people really understand how these things are structured.
I recommend This Book for laymen trying to understand what happened. I’m greatly distressed that no solution has been offered to prevent a recurrence except for relying on the prudence of those who have already proved that they are imprudent and indeed have received $18 billion in retention bonuses for destroying the banking system.
Pretty fair assessment.
I’d argue that Krugman doesn’t know exactly what to make of the plan because it’s less of a plan and more of a “rough guideline” of what Geithner wants to do, but he’s not really sure how to get there 100%.
Unfortunately, we don’t have time for rough guidelines. Now, you’re absolutely correct that if we can fix toxic legacy assets, inject capital, and fix the housing market, the banks will float.
The only problem with that is while you can certainly inject capital, fixing toxic crap assets and the housing market is pretty much near impossible, mainly because there’s so much toxic legacy assets out there, and the commercial real estate market is collapsing the same way the residential real estate market is.
I don’t question the aim of the plan. I question if the aim of said plan is possible within a workable scope at this point. All indications are that the amount of money we’re going to have to throw at this is much more than what even Geithner is proposing.
Doing all that and keeping the banks up and running in a solvent fashion just isn’t feasible, and it’s past time to stop pretending it is feasible.
It’s like Geithner is an NFL coach who only needs to perfect the science of human cloning to win the Super Bowl, and he just needs a crapload of money for his super nifty cloning lab rather than just buying free agents and doing it the hard way.
We’re doing it the hard way. It’s only a question of when the banks get nationalized.
They are still winging it hoping that the invisible hand will make it all right. We need to move away from this Bush-Reagan reliance on the magic of the markets. Obama needs to dump Geithner and Volcker and appoint someone like Krugman with new ideas. This is not a time to avoid rocking the boat. The damn boat is sinking!
But if we can improve the housing market, inject new capital into the banks, and raise the value of their legacy assets below zero, many of these banks will no longer be insolvent.
I don’t think improving the housing market will be happening soon.
Real estate markets (housing and commercial) will not improve until AFTER credit is loosened. Not before. As credit loosens, markets will expand.
So equity and disposal of bad assets is the key. That improves the balance sheet and improved balance sheets loosen credit.
It appears to me that only God could know the true redeemable value of these assets at any given time, but that ‘abstract’ value will decline with more foreclosures. So, it isn’t really a matter of propping up housing values per se but in stopping the default on loans.
In any case, if no one is trading these assets, they aren’t worth anything. We could set an arbitrary price for them and take them off the books, but we still have to pay for them whether we nationalize or not. Geithner is trying to force a market value for then and attract private investment in them so that the government doesn’t have to take the full hit.
That’s a different concept than improving the housing market.
You want to improve the market for real estate backed securities. That’s different than improving the housing market (although not completely unrelated of course).
I should have written ‘slow and reverse the rate of foreclosures’. That would have been more accurate.
I don’t think this plan will do anything directly to slow and reverse the rate of foreclosures. Some changes in the bankruptcy law would really help with that. But you also need a change in law that allows servicers of securitized mortgages to renegotiate those mortgages – which is almost impossible right now because it would need the consent of unknown numbers of bondholders holding many different tranches of bonds secured by mortgage pools. I see that as a totally separate issue to be dealt with and it will have to be dealt with legislatively.
What this plan can do is loosen credit – which will keep businesses employing people. That could help slow down foreclosures. But that would be an effect of the plan – not a factor of the plan.
There should be direct government refinancing of mortgages. And ARM mortgages should be qualified on the highest rate that may occur, not the initial rate. Gambling on interest rates is for those that can afford it.
There should be direct government refinancing of mortgages.
I’m waiting to see legislation on that. The fact that most of the mortgages that need to be refinanced are securitized makes the whole thing complicated.
Complicated for the banks. If it is done as a regular refi, there is no problem. The homeowner gives (at closing) a payoff to the servicing agent. Finding who to pass that on to is the servicing agent’s problem. If the icome from these loans is wrapped up in some tranche of a CDO, that is the packager’s problem. The servicing agent files a release of lien and a new lien to the Feds with the county recorder of deeds. I’m not proposing that the government untangle all that funky paper. They should make direct loans to the homeowner and let the investment banks sort out their own paper. The purpose of my program is not to save the banking firms and their investors, it’s to solve the housing crisis.
I’m voting for you, Voice.
I don’t follow you. You want the government to refinance the loans – that means the old loan is paid off in full. This converts all the bad mortgage paper that is in the securitized pools for good cash equal in value to the mortgages they hold. That sounds more like you want to save the bondholders (i.e. banks) because now they have completely secure investments, the cash is there to pay them off.
The homeowner might be saved if he now has a mortgage for the same principal amount but … at a fixed rate and not an adjustable rate? So perhaps he can continue to make his payments And yes that’s all some people need. But they probably still have debt on the house in excess of the appraised value and can’t sell it. And if they lose their job and need to move to another part of the country – they are still stuck with a house that can’t be sold because the refinanced loan can’t be paid off.
Or are you suggesting something different?
No, you have it right. And yes, people can still lose money on a forced sale. That has always been the case. My plan helps people out of crushing ARM’s. One man I work with has 11% interest. I’ve heard of similar cases on TV. With the banks borrowing from the Fed at 0%, an 11% spread is just gouging.
My plan also eliminates those mortgage bonds so they don’t have to valued by TARP. The derivatives and credit default swaps still exist. The CDS’s are moot, so the banks don’t have to worry about paying them off on default. What happens to the derivatives, I’m not sure and I’m not sure I care.
Your plan works on the securitized mortgages because it pays them 100% off with no discount. (Of course many people would scream bloody murder about that because they want to see the financial industry punished. I don’t care about punishment, I want to see the economy fixed, but it is a political consideration.)
I don’t know that it solves the housing market problem although certainly it helps with the ARM problem (which I don’t mean to minimize). So many people all across the country are underwater on their mortgages that most of the r/e market is going to stay stalled for a very long time. Home values aren’t going to rise – nor should they. They were overvalued to start with.
I read that there is a four year supply of new homes. Only time (and massive deficit spending, i.e. reflation) will solve the housing problem.
I’ll echo what others have said: If success rests on fixing the housing market, this isn’t serious. The houses are overvalued, and a lot of people are sitting on mortgages that can’t afford. As long as people are looking at $300-400k houses in areas with median household incomes of $60k, it’s unworkable.
What I don’t get about the plan is that there doesn’t appear to be much of a systematic approach. Elements of it look like back-door nationalization while others look like kinder-gentler ring-fencing.
Historically the median house has ranged between 5 and 7 times the median wage. So with a $60K median wage a median house should be between $300K and $420K. Around here they are between $480K and $600K. In California, shacks are still going for close to a million.
I think you’ll find houses don’t go for anywhere near 5x income historically. 5.2x income was where we were at in 2006. At 7x income you’re in very dangerous territory. Sustainable levels should be more along the lines of 3-4x income.
I came up with those figures at the beginning of the year from data gleaned from http://www.census.gov and http://www.hud.gov I was going to post them, but the web sites have changed tremendously since early January. I can’t find “historical” income data on census.gov earlier than 2000! The median price data I find is about half what I paid in the appropriate decade and I had to struggle to find houses at that price. $119,000 in 2000? Where? I was lucky to find a house for $166,000 in 1990!
If you have a data table I’d appreciate your posting it or providing a link. My research is shot. Did Bush scrub the web sites or Obama?
Some good advice from Nate Silver re: Tim Geithner.