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October 2008 Entries
Fed Drops Key Rate to 1 Percent
The Federal Reserve trimmed a half point off the key federal funds interest rate Wednesday, dropping it to 1 percent.
In a statement, the Fed acknowledged that the economy has few bright spots. “The pace of economic activity appears to have slowed markedly, owing importantly to a decline in consumer expenditures,” the central bank said.
It left open the possibility of further cuts, saying it would “act as needed” to stabilize prices and encourage growth.
Unemployment has risen to 6.1 percent from 5 percent in January as a result of the loss of 700,000 jobs. Analysts say this news is particularly alarming since job losses usually come early in a recession.
Source: The New York Times, Edmund L. Andrews (10/29/2008)
Fed is expected to cut interest rates again today
By MARTIN CRUTSINGER, AP Economics Writer Martin Crutsinger, Ap Economics Writer –
WASHINGTON – Federal Reserve policymakers are expected to slash a key interest rate by a half-point, pushing the federal funds rate down to 1 percent, as they wrap up a two-day meeting Wednesday.
The worst financial crisis in 70 years has forced the Fed to employ all the weapons in its arsenal — including cutting interest rates to near historic lows — to try to keep the country from plunging into a deep recession.
A new cut would put the Fed's target for the interest banks charge each other on overnight lows down at level last seen during a 12-month period from June 2003 to June 2004. Before that period, the funds rate had not been that low in 45 years, since Dwight Eisenhower was president.
Economists believe the Fed is prepared to cut rates that low because of the rising fears that the financial turmoil of the past two months is raising the specter of a deep and prolonged recession.
"The Fed is going to send a very strong signal that they will do whatever it takes to restore stability to the economy," predicted Mark Zandi, chief economist at Moody's Economy.com.
The prospect of another sizable rate cut, coming just three weeks a half-point move that was coordinate with a number of countries, sent the stock market soaring on Tuesday, pushing the Dow Jones industrial average up by 889.35 points, its second-biggest point gain in history.
Even if the Fed does fulfill the desires of investors with its action Wednesday, it is not likely to end the turbulence on Wall Street. Analysts are cautioning to be prepared for more stomach-churning days ahead as investors struggle to deal with a severe credit crisis and what could be the worst recession in at least two decades.
A half-point rate cut on Wednesday would push borrowing costs lower for millions of consumer and business loans with banks moving quickly to match the Fed's action by lowering their benchmark prime lending rate from 4.5 percent, where it has been for the past three weeks, down to 4 percent.
The Fed is hoping that the sharply lower rates will help boost economic growth going forward. The government will release its first look at economic activity in the July-September quarter on Thursday and that is expected to show that the gross domestic product shrank at a rate of 0.5 percent in the third quarter.
Many analysts believe the GDP — the measure of the value of all the goods and services produced in the country — is falling further in the current quarter and will also fall in the first three months of next year.
That pattern would meet the classic definition of a recession as at least two consecutive quarters of declining GDP. Many economists think that when the National Bureau of Economic Research, the official arbiter of when recessions begin and end in this country, makes its decision, it will date this downturn to the beginning of 2008, when the labor market started shedding jobs.
The country has lost jobs every month this year and the unemployment rate now stands at 6.1 percent. Economists forecast that it could hit 8 percent by the spring of next year due to the severity of the shutdown of bank lending, a credit crisis triggered by billions of dollars of losses in mortgage lending as defaults soared to record levels.
That has jolted banks, resulted in government takeovers of the nation's two biggest mortgage companies and the biggest shakeup on Wall Street since the Great Depression. Banks have become fearful about making new loans, a development that has had ripple effects on American businesses trying to get loans for normal operations, and on American consumers, who are having trouble getting car loans and home loans.
"The credit squeeze has moved from Wall Street to Main Street and it is seriously affecting the real economy and now it has gone global," said Sung Won Sohn, an economist at the Smith School of Business at California State University, Channel Islands.
Many analysts believe a rate cut in the United States will be followed by cuts in other major economies as central banks around the world try to inject confidence into a badly shaken financial system.
Analysts are split, however, on whether a Fed rate move this week will be followed by another rate cut at the central bank's last meeting of the year on Dec. 16.
Some analysts think the Fed could drive the funds rate as low as 0.5 percent and might even go to zero, which the Bank of Japan did in an effort to combat a decade-long bout of malaise in the 1990s caused by a real estate bust in that country.
Other analysts believe the Fed will be content to lower the funds rate to 1 percent and leave it there, partly because pushing it any lower would remove any cushion to cut the rate further should the economy fail to respond and the downturn worsen.
These analysts believe the Fed will depend on its other efforts to battle the credit crisis, which involve supplying massive resources to the banking system.
David Jones, chief economist at DMJ Advisors, said that Fed officials will probably decide that all the global efforts to fight the credit squeeze, including a $700 billion rescue fund in this country, should be given time to work.
But Jones, who thinks the economy will remain in a recession until the middle of next year, said he believes that the Fed will signal that it is prepared to leave the funds rate at 1 percent for some time to come.
When the Fed under former Chairman Alan Greenspan "cut the funds rate to 1 percent and left it there for a year, they kept saying rates would remain low for a considerable period of time," Jones said. "I think this time rates will stay at 1 percent for a longer period."
Fed Expected to Trim Key Rates Again
The Federal Reserve is expected to lower interest rates before the end of their two-day meeting, which starts today.
If they do, this will be the second time in a month. The Fed is expected to lower the rate by either half a percentage point to 1 percent or, conservatively, make a smaller quarter-percentage reduction to 1.25 percent.
The prime rate, which is used to set home equity loans, certain credit cards, and other floating rate loans, is now at 4.5 percent. These rates will fall commensurately based on the size of the cut. Mortgage rates aren’t so directly affected, but may slip as other rates decline.
Source: The Associated Press, Jeannine Aversa (10/28/08)
Bargain Hunters Shrink Housing Inventory
Bargain hunters and home owners who pulled their properties off the market hoping for better days down the road helped shrink the inventory of available homes in September, according to a Wall Street Journal survey.
The largest year-over-year declines in inventory were 32.1 percent in Sacramento, 27.1 percent in Orange County, Calif., 21.6 percent in Los Angeles, 21.5 percent in Boston, 21.1 percent in Denver, and 20.6 percent in San Diego.
Demand for housing has slowed even as the population has increased, according to Census Bureau figures. Mortgage Bankers Association chief economist Jay Brinkmann blames lack of jobs, noting that young people don’t go out on their own nearly as frequently during tough times.
Source: The Wall Street Journal, James R. Hagerty (10/28/08)
Even Good Credit Doesn't Guarantee Loan
The ongoing credit crunch has prompted the nation's lenders to forsake the generally lax practices that fueled the rise of zero-down mortgages over the past decade and contributed to the run-up in home prices that peaked in the summer of 2006.
Today's lenders are requiring much higher down payments and credit scores, while many private banks are no longer investing at all in "jumbo" home loans--those for an amount greater than the limits set by Freddie Mac and Fannie Mae.
In addition, both buyers and properties are being put through additional layers of scrutiny, with some lenders even requiring a second home appraisal to boost their confidence--which can inflate closing costs--and proof from borrowers that they can repay the debt.
To top it all off, a wave of consolidations among financial institutions has resulted in much confusion and many delays in the mortgage process nationwide. According to the Mortgage Bankers Association, each time a foreclosure goes to sale, lenders take an average net loss of between $30,000 and $60,000.
Source: USA Today, Stephanie Armour (10/28/08)
The World's Next Great Cities
Cities that were not so long ago little more than big fishing villages are rising to global commercial prominence.
Using the MasterCard Worldwide Emerging Markets Index, which ranks 65 cities in 30 markets on the basis of business environment, economic growth, and financial services environment, Forbes magazine chose the world’s next great cities.
Turbulence in world markets is affecting some of them, but others are mostly escaping these issues.
"Many of these emerging economies have not been as financialized as those in established countries," said Saskia Sassen, a professor on Columbia University's Committee on Global Thought.
Here are the top 10 emerging cities:
- Shanghai, China
- Beijing, China
- Budapest Hungary
- Kuala Lumpur, Malaysia
- Santiago, Chile
- Guangzhou, China
- Mexico City, Mexico
- Warsaw, Poland
- Bangkok Thailand
- Shenzhen, China
Source: Forbes, Matt Woolsey (10/23/08)
Fed weighs another rate reduction to limit fallout
By JEANNINE AVERSA, AP Economics Writer
WASHINGTON – Disappearing jobs, burrowing consumers and skittish companies are reasons for the Federal Reserve to lower interest rates and brace the tottering economy.
Fed Chairman Ben Bernanke and his colleagues open a two-day meeting Tuesday afternoon — their last before the November elections — to make a fresh assessment of economic and financial conditions and decide their next move on rates. Their decision will be announced Wednesday.
It is all but certain the Fed will cut rates — for the second time in this month alone. The big question: Just how low will the Fed go?
Investors on Wall Street and some economists are betting the Fed will slash its key rate by half percentage point to 1 percent. Some analysts, however, think the Fed will opt for a smaller, quarter-point reduction to 1.25 percent.
"I'm torn," Stuart Hoffman, chief economist at PNC Financial Services Group, said about the size of the cut. "Clearly, the economic outlook has weakened," he said.
Whatever the size of the rate cut, commercial banks' prime lending rate for millions of consumer loans would drop by a corresponding amount. The prime rate is now at 4.5 percent and is used to peg home equity loans, certain credit cards and other floating rate loans.
Under either scenario — a half percentage point or a quarter point cut — both the Fed's key rate and the prime rate would fall to their lowest in more than four years.
The Fed hopes that lower borrowing costs will entice people and businesses to spend again, which would help revive the economy. The Fed also hopes that other actions to shore up the U.S. financial system — along with lower rates — will help get credit flowing more freely again.
The Europeans also are weighing another rate cut.
With a U.S. recession seen as a foregone conclusion, any Fed rate reduction would be aimed at relieving some of the pain.
The Fed probably will hold the door open to additional rate reductions when it acts on Wednesday, economists said. The Fed's last scheduled meeting of the year is Dec. 16.
Many predict the economy contracted in the third quarter by around 0.5 percent when the government reports Thursday on the economy's performance. If that estimate is correct, it would mark the biggest decline in economic activity since the third quarter of 2001, when the country was suffering through its last recession.
Nervous consumers are expected to have cut back sharply in their spending during the third quarter. If that proves correct, it would mark the first drop in consumer spending since late 1991, when the economy was coming out of a recession.
It can take at least six months — often longer — for the Fed's rate cuts to make their way through the economy. The Fed's previous rate reductions, however, were blunted by the fact that credit became much harder to get as banks hunkered down.
Employers, meanwhile, are likely to keep cutting back on hiring. The unemployment rate — now at 6.1 percent — is expected to hit 7.5 percent or higher by next year.
A housing bust, a credit clog and a financial meltdown have collided, imperiling the U.S. economy and the global economy. Problems started out in the United States but have spread to other countries in Europe, Asia and elsewhere.
Earlier this month, the Fed and other central banks joined to slash rates, the first coordinated move of that kind in the Fed's history. That dropped the Fed's key rate down to its current 1.50 percent. It also marked an about face for the Fed, which had halted an aggressive rate-cutting campaign in June out of fears those low rate would worsen inflation. The Fed started signaling rates probably would go up to fend off inflation. The Fed shifted signals back to a rate cut when the economy worsened and the inflation threat lessened.
European Central Bank president Jean-Claude Trichet said Monday a rate cut next month is "a possibility" as moderating prices for oil and other commodities damp inflation pressures. The ECB joined the Fed in early October in cutting rates. Its key rate is at 3.75 percent.
Reverse Mortgages Get Boost from Uncle Sam
Starting on Nov. 1, the limit on FHA-backed reverse mortgages, dubbed Home Equity Conversion Mortgages (HECMs), will rise to $417,000 nationwide.
The new rules also will institute a 2-percent cap on origination fees for the first $200,000 of the loan amount or a 1-percent ceiling for higher amounts, with a $6,000 inflation-adjustable limit.
Additionally, seniors will be allowed to use such loans to purchase a new property and extract equity from co-operative properties, and lenders will no longer be allowed to sell annuities and other financial products along with the mortgage.
Presently, 99 percent of new reverse mortgages are HECMs.
Source: Christian Science Monitor, Margaret Price (10/27/08)
Fly-In Communities Popular, Despite Economy
Pilots and their planes now call more than 600 fly-in communities across the country home, says Dave Sclair, retired publisher of General Aviation News.
"It's a very popular trend," he says.
John Travolta keep his Boeing 707 parked at his estate in the air park Jumbolair near Ocala, Fla.
But celebrities aren’t the only people who choose this lifestyle. Lots of serious pilots want to be close to their planes for convenience and security, says Sclair.
In Santa Paula, Calif., developers are breaking ground for what they believe is a first – two-story condos with hangars for planes downstairs and living space for pilots and their families upstairs. The units will sell for about $800,000 each and buyers will actually own a piece of airport property.
Pilot Bill Lindsay, one of the people behind the project, says many of the condos are already sold and developers aren’t concerned about selling the rest. "I think it is enough of a supply-and-demand type of thing, enough of a niche, that we'll be fine," Lindsay says.
Source: The Associated Press, John Rogers (10/26/2008)
Mortgage Crisis Quickly Becoming Tax Crisis
Municipalities with high rates of foreclosure are struggling to figure out how to deal with falling tax revenues.
Source: USA Today, Julie Schmit, and KVTU.com (10/24/2008)
For instance, Stockton, Calif., draws 43 percent of its revenues from property and sales taxes. Home prices in the community have been cut in half since the end of 2006, says real estate research firm MDA DataQuick. The city faces an 11 percent budget shortfall, forcing it to consider what city budget analyst Joe Maestretti calls “draconian” cuts.
In Cape Coral, Fla., the police and fire departments anticipate staff cuts of 9 percent and 11 percent, respectively, due largely to lowered property tax revenue, spokesman Michael Jackson says.
Democrats in the California Assembly sent a letter Friday to Gov. Arnold Schwarzenegger, urging him to address California's high rate of foreclosures as it affects the state budget.
"Four billion dollars of last year's budget deficit is attributable to the foreclosure crisis and billions more will be lost this year if nothing is done to address this crisis," the letter said.
Buyer Incentives More Effective Than Discounts?
Real estate agents increasingly are offering attention-getting incentives, such as plasma televisions and gas cards, to lure home buyers.
These perks are more effective than price discounts in getting buyers to look at homes, according to Louisburg, Kan.-based real estate practitioner Doug Busby. He has found particular success offering $2,000 gas cards with home purchases.
"Buyers right now are looking for bargains. Offering incentives like gas cards gives the buyer the perception that the seller has an open mind and is willing to make a deal, but it is always an agreeable price on the home that sells it," Busby says.
However, such incentives usually are not the reason why buyers go ahead and make the purchase. That's OK, says Busby, as the primary goal of unique incentives is to drive traffic to the home.
At a time when buyers are hesitant to get of the fence, an incentive gives them the reason they need to take the first step.
In the end, however, it's low prices and great locations that are still the prime factors that convince a prospective buyer to make an offer, practitioners say.
Source: KCCommunity News, Abram Book (10/24/2008)
Treasury begins to deploy financial rescue plan
By MARTIN CRUTSINGER, AP Economics Writer Martin Crutsinger, Ap Economics Writer
WASHINGTON – The government will begin doling out $125 billion to nine major banks this week as part of its effort to contain a growing financial crisis, a top Treasury official said Monday.
Assistant Treasury Secretary David Nason said the deals with the nine banks were signed Sunday night and the government will make the stock purchases this week. The deals are designed to bolster the banks' balance sheets so they will begin more normal lending.
The action will mark the first deployment of resources from the government's $700 billion financial rescue package passed by Congress on Oct. 3.
The bailout package has undergone a major change in emphasis since it was passed by Congress. Treasury Secretary Henry Paulson decided to use $250 billion of the $700 billion to make direct purchases of bank stock, partially nationalizing the country's banking system, as a way to get money into the financial system more quickly.
As the rescue program wended its way through Congress, the administration emphasized that the money would be used to purchase bad assets of banks. That effort has yet to get started although the administration expects to use $100 billion to purchase bad assets in coming months.
The deployment of the first $125 billion to the major banks had been delayed while the government and the banks worked out the details for the purchases.
Nason, a key architect of the rescue plan, said in an interview Monday on CNBC that those agreements had been signed late Sunday night.
Treasury is also starting to give approval to major regional banks with the goal of getting another $125 billion in stock purchases made by the end of this year.
One of those banks, KeyCorp, said Monday it would issue stock for a $2.5 billion infusion of capital from the government.
Another major bank, PNC Financial Services Group, announced on Friday it was acquiring National City Corp. It was the first instance of a bank using resources it has been told it will receive from the government's stock purchase program to support an acquisition of another bank. PNC said it is in line to get $7.7 billion in cash from the government by selling stock and warrants to the government under the rescue program.
Treasury has given the go-ahead for stronger banks to use the money it receives in the rescue program to acquire weaker banks, prompting critics to say the government should not be financing the consolidation of the banking system — in effect helping to choose winners and losers.
Nason, asked about this issue Monday, said the administration's major aim is to stabilize the financial system and that stronger institutions will be in a better position to make loans and support the overall economy.
Nason also confirmed the Treasury Department is reviewing a number of requests from a range of U.S. industries for help from the bailout program. Representatives of insurance companies, auto companies and foreign-controlled banks have all petitioned for help from the $700 billion fund.
Nason did not indicate when decisions on those requests might be made. He said one of the issues that Treasury had to consider was that in helping banks, which are federally regulated, the Treasury could tap into the knowledge of federal regulators in making decisions on how much money to supply and to which institutions. That type of information would not be available for non-federally regulated institutions, Nason said.
Pickens Plan: Can natural gas replace foreign oil dependence?
T. Boone Pickens made billions of dollars in the oil business. T
oday, he’s selling a plan to get America off foreign oil dependence, turning instead to natural gas and wind power. He’s spent millions promoting what he calls
“The Pickens Plan.” Charlie Rose has the story.
See it here at - http://60minutes.yahoo.com/segment/201/pickens_plan
Press Release
Release Date: October 24, 2008
For release at 11:00 a.m. EDT
The factors that gave rise to high-poverty neighborhoods, and the challenges these communities face, are the focus of a Systemwide Federal Reserve research effort that examines the diverse landscape of concentrated poverty in America.
The report, "The Enduring Challenge of Concentrated Poverty: Case Studies from Communities Across the U.S.," explores how pockets of extreme poverty manifest in communities. Some of the themes highlighted are common across all of the low-income communities that were studied--lack of human capital development, high rates of unemployment, inadequate housing. However, the varying social and economic contexts in which concentrated poverty occurs imply the need for tailored strategies to ensure a better future for these communities and their residents.
Motivating the project was the recognition that the problems faced by many of the poor communities devastated by Hurricane Katrina in 2005 were shared by residents of neighborhoods across the United States. While concentrations of poor people living in poor neighborhoods have been observed in large Midwestern and Northeastern cities, concentrated poverty also exists in smaller cities, immigrant gateways, suburban municipalities and rural counties. The need for a deeper understanding of the relationship between poverty, people, and place led the Federal Reserve to join with the Brookings Institution's Metropolitan Policy Program. The resulting report contains case studies, undertaken by the Federal Reserve System's Community Affairs Offices, of 16 high-poverty communities across the United States. The studies cover communities in places as diverse as Cleveland, Ohio; El Paso, Texas; and the Blackfeet Reservation in Montana.
The report sought to answer the following questions:
- What factors are associated with the development and persistence of concentrated poverty?
- What challenges does it pose for families and communities?
- What is the capacity of local organizations to turn things around? and
- What strategies are the public and private sectors employing to ameliorate concentrated poverty and its effects?
While the case study communities collectively were diverse, four factors emerged consistently from each. First, it is evident that history matters. Poverty and disadvantage have tended to concentrate there over time and decades of disinvestments are difficult to turn around. Second, high-poverty communities are isolated. Residents are often physically, socially, racially, and linguistically separated from the larger economy and community, and local organizations often lack the resources and capacity to respond to the wide range of community needs. Third, many of these neighborhoods have experienced significant demographic changes, such as a rise in immigrant households, a rise in single-parent families, or both. Finally, these communities of concentrated poverty exist within both weak and strong regional economies.
The report contains case studies of the following high-poverty communities: Albany, Ga.; Atlantic City, N. J.; Austin, Tex.; Blackfeet Reservation, Mont.; Cleveland, Ohio; El Paso, Tex.; Fresno, Calif.; Greenville, N.C.; Holmes County, Miss.; Martin County, Ky.; McDowell County, W.Va.; McKinley County, N.M.; Miami, Fla.; Milwaukee, Wis.; Rochester, N.Y.; and Springfield, Mass. The report's findings will contribute to the Federal Reserve's understanding of low-income communities and their needs in carrying out ongoing community development partnerships in these areas. The report also identifies issues for future research.
The report is available online at: http://www.frbsf.org/cpreport/. Single copies of the publication are free from: Publications, Mail Stop 127, Federal Reserve Board, 20th and C Streets, N.W., Washington, DC 20551; 202-452-3245.
Greenspan: Sour Market Came as Shock
Former Federal Reserve Chairman Alan Greenspan told the House oversight Committee that he was shocked that banks hadn’t been more prudent in their lending practices.
Greenspan said that he had supported giving banks more leeway because he believed that they would do a good job of protecting their shareholders. He said he failed to predict a decline in home prices because the country had never experienced such a decline before.
"Given the financial damage to date, I cannot see how we can avoid a significant rise in layoffs and unemployment," Greenspan said. "Fearful American households are attempting to adjust, as best they can, to a rapid contraction in credit availability, threats to retirement funds and increased job insecurity."
He also said he believed it would take months for the housing market to stabilize, which would end the crisis.
Source: Martin Crutsinger (10/23/08)
Reworking Bad Mortgages Isn't Easy
In order to rework troubled mortgage, the government may have to do more than persuade lenders and investors that workouts are ultimately more profitable than foreclosure, analysts conclude.
Hundreds of investors hold an interest in trusts that invest in mortgages. If loans are reworked, some of those investors will lose money. Mortgage servicers are prohibited from modifying a pool of loans without getting the OK from two-thirds of the investors. That nod can be difficult to get because some investors stand to make more from foreclosure.
Many observers and government officials are pointing out that it will take government action to nullify or supersede investor interests. If the government stepped in and, perhaps, gave less-favorable tax status to an investor that didn’t agree to accept a modification, there would certainly be lots of litigation and the government might have to reimburse investors for value they lost, analysts say.
Therefore, some analysts conclude that the best answer is to give bankruptcy judges the right to cut the interest rate or reduce the principal owed on a debtor’s troubled mortgage.
"It gets around the biggest impediment to workouts without costing taxpayers a penny," says Jaret Seiberg, an analyst for the Stanford Group brokerage.
Source: Business Week, Jane Sasseen (10/27/08)
Best Cities to Retire on a Budget
With nest eggs under attack by the declining economy, Forbes magazine ranked the best large metropolitan area to retire on a budget.
It considered housing affordability, inflationary pressures, and job prospects for the 20 percent of those older than 65 who are still employed. Also, the magazine considered were physicians per capita and the number of people in the area who rely on Medicare.
The magazine's top 10 choices were:
- Columbus, Ohio
- Dallas
- Minneapolis
- Houston
- Salt Lake City
- Indianapolis
- Denver
- St. Louis, Mo.
- Atlanta
- Nashville
Source Forbes, Maurna Desmond (10/20/08)
Home Sales Rise as Affordability Improves
Existing-home sales increased last month as buyers responded to improved housing affordability conditions, according to the National Association of Realtors®.
Existing-home sales – including single-family, townhomes, condominiums and co-ops – rose 5.5 percent to a seasonally adjusted annual rate of 5.18 million units in September from a level of 4.91 million in August. Home sales are 1.4 percent higher than the 5.11 million-unit pace in September 2007.
Lawrence Yun, NAR chief economist, said more markets are seeing year-over-year gains.
“The sales turnaround which began in California several months ago is broadening now to Colorado, Kansas, Minnesota, Missouri, and Rhode Island,” he says. “The South was hampered by much lower home sales in Houston in the aftermath of Hurricane Ike.”
NAR President Richard F. Gaylord says low home prices and low interest rates have helped attract buyers.
“This is the first time since November 2005 that home sales have been above year-ago levels,” Gaylord says. “Credit tightened at the end of September, but the improvement demonstrates that buyers who’ve been on the sidelines want to get into the market to make a long-term investment in their future.”
According to Freddie Mac, the national average commitment rate for a 30-year, conventional, fixed-rate mortgage fell to 6.04 percent in September from 6.48 percent in August; the rate was 6.38 percent in September 2007.
Yun says there may still be market disruptions.
“The credit markets are not settled yet, although the mortgage market stabilized with the government takeover of Fannie Mae and Freddie Mac," Yun says. "Inventory remains high, and price declines are pressuring owners."
Yun says that an additional housing stimulus would stabilize prices more quickly and help bring faster stability to Wall Street.
"Removing the repayment feature on the [$7,500] first-time buyer tax credit and permanently raising loan limits would bring more buyers into the market and further reduce inventory,” Yun says.
A Closer Look at the Numbers
- Total housing inventory: at the end of September fell 1.6 percent to 4.27 million existing homes available for sale, which represents a 9.9-month supply at the current sales pace, down from a 10.6-month supply in August. This marks two consecutive monthly declines since inventories peaked in July.
- National median existing-home price: $191,600 in September, for all housing types. That's down 9 percent from a year ago when the median was $210,500.
“Compared to a fairly small share of foreclosures or short sales a year ago, distressed sales are currently 35 to 40 percent of transactions," Yun says. "These are pulling the median price down because many are being sold at discounted prices. The current market is not being dominated by speculative investors. Rather, 80 percent of current buyers are purchasing a primary residence, which is a bit higher than historic norms.”
- Single-family home sales: increased 6.2 percent to a seasonally adjusted annual rate of 4.62 million in September from a pace of 4.35 million in August, and are 3.8 percent above the 4.45 million-unit level a year ago. The median existing single-family home price was $190,600 in September, which is 8.6 percent below September 2007.
- Existing condominium and co-op sales: were unchanged at a seasonally adjusted annual rate of 560,000 units in September, but are 15.7 percent below the 664,000-unit pace in September 2007. The median existing condo price was $199,400 in September, down 10.2 percent from a year ago.
By Region
Here's a breakdown across the country of existing-home in September:
- West: sting-home sales in the West jumped 16.8 percent to an annual rate of 1.25 million in September, and are 34.4 percent higher than September 2007. Median price: $253,600, down 18.5 percent from a year ago.
- Midwest: sales increased 4.4 percent to an annual pace of 1.19 million in September, but are 2.5 percent below a year ago. Median price: $152,500, which is 7.9 percent lower than September 2007.
- South: sales rose 2.2 percent in September to a pace of 1.9 million but remain 7.8 percent below September 2007. Median price:$167,200, down 4.1 percent from a year ago.
- Northeast: sales slipped 1.2 percent to an annual pace of 840,000 in September, and are 7.7 percent lower than a year ago. Median price: $246,800, down 5.4 percent from September 2007.
Source: NAR
Treasury Aims to Disperse Rescue Funds Quickly
Senior Treasury official Neel Kashkari, who is heading up the $700 billion financial rescue effort, told Congress Thursday that the Treasury is working hard to get the plan up and running.
Kashkari said the plan would include setting standards for changing mortgages to make them more affordable and giving loan guarantees to banks that need them.
Kashkari told the Senate Banking Committee that "we are passionate about doing everything we can to avoid preventable foreclosures."
Kashkari has been openly supportive of the position taken by Sheila Bair, chairman of the Federal Deposit Insurance Corp., who has pushed for a program that forces banks and loan services to modify troubled borrowers’ loans.
Source: The Associated Press, Marcy Gordon (10/23/08)
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McCain, Obama Solidify Stands on Housing
Both presidential candidates have announced plans to help voters deal with the challenging housing economy.
Here are their ideas as posted on their election websites:
Sen. John McCain:
Direct assistance to homeowners. No taxpayer money should go to real estate speculators who made bad decisions about investments.
Reform financial and lending systems to prevent a repeat.
Require participating lenders to forgive part of subprime borrowers' loan principals and place them into new 30-year Federal Housing Administration loans.
Give financing to municipal and civic groups trying to solve problems within their own communities.
Sen. Barack Obama
Create a standardized disclosure plan that allows for full-disclosure of loan costs and provisions.
Crack down on mortgage fraud.
Give a mortgage credit to those who don’t itemize deductions.
Create a fund to help homeowners who face foreclosure refinance.
Allow bankruptcy courts to modify a homeowner's mortgage payments.
Source: The San Diego Union-Tribune, Lori Weisberg (10/19/2008)
Testimony
Governor Elizabeth A. Duke
Foreclosure prevention efforts and market stability
Before the Committee on Banking, Housing, and Urban Affairs, U.S. Senate
October 23, 2008
Chairman Dodd, Senator Shelby, and other members of the Committee, I appreciate this opportunity to discuss recent actions taken to stabilize financial markets and foreclosure prevention efforts.
Financial markets have been strained for more than a year, as house prices declined, economic activity slowed, and investors pulled back from risk-taking. These strains intensified in recent weeks. Lending to banks and other financial institutions beyond a few days virtually shut down. Withdrawals from money market mutual funds and prospects that net asset values would fall further severely disrupted commercial paper and other short-term funding markets. Longer-term credit also became much more costly as credit spreads for bonds jumped and interest rates rose. The problems in credit markets and increasing concerns about the state of the economy caused equity prices to swing sharply and decline notably.
Policymakers here and in other countries have taken a series of extraordinary actions in recent weeks to restore market functioning and improve investor confidence, with the aim ultimately to increase the availability of credit and the value of savings. The Federal Reserve has continued to address ongoing problems in interbank funding markets by expanding its existing lending facilities, and recently increased the quantity of term funds it auctions to banks and accommodated greater demand for funds from banks and primary dealers. We also increased our currency swap lines with foreign central banks. To alleviate pressures on money market mutual funds and commercial paper issuers, we implemented several important temporary facilities, including one to provide financing to banks to purchase high-quality asset-backed commercial paper from money funds, and another to provide a backstop to commercial paper markets by purchasing highly rated commercial paper directly from businesses at a term of three months. On Tuesday of this week, we announced another program in which we will provide senior secured financing to conduits that purchase certain highly rated commercial paper and certificates of deposit from money market mutual funds.
The financial rescue package recently enacted by Congress, the Emergency Economic Stabilization Act (EESA), provides critically important new tools to address financial market problems. EESA authorized the Troubled Asset Relief Program (TARP), which allows the Treasury to buy troubled assets, to provide guarantees, and to inject capital to strengthen the balance sheets of financial institutions. As provided in the Act, the Federal Reserve Board and its staff are consulting with the Treasury regarding the TARP. In addition, Chairman Bernanke serves as the Chairman of the oversight board for TARP that will, among other things, review the policies that are implemented and make recommendations, as appropriate, regarding the use of authorities under TARP. EESA also temporarily raised the limit on the deposit insurance coverage provided by the Federal Deposit Insurance Corporation (FDIC) from $100,000 to $250,000 per account.
Last week, the first use of TARP funds was announced. In particular, the Treasury announced a voluntary capital purchase program, and nine of the nation’s largest financial institutions have agreed to participate. The program is open to financial institutions of all sizes. Under the program, the Treasury would acquire capital of financial institutions on terms that are attractive to the institutions and with features that protect the taxpayer. At the same time, the Federal Reserve Board, the FDIC, and the Secretary of the Treasury in consultation with the President, determined that there were significant risks to the stability of the financial system. With this determination, the FDIC used its authority to expand for a specified period, insurance to non-interest-bearing transactions accounts, such as payroll accounts, and a guarantee for newly issued senior unsecured debt of FDIC-insured depository institutions, including their associated holding companies.
A second, complementary, use of TARP funds will be to purchase mortgage assets, including mortgage-backed securities and whole loans. These purchases are designed to remove uncertainty from lenders’ balance sheets and to restore confidence in their viability. Another objective is to improve the modification efforts of servicers on these loans to more effectively prevent avoidable foreclosures.
The Federal Reserve System is also working to develop solutions to rising foreclosures. Preventing avoidable foreclosures is good for borrowers, communities, and the economy.
A number of efforts are underway. The Federal Reserve has worked with other agencies to put in place the standards and procedures for the new Hope for Homeowners (H4H) program, and I serve on the Oversight Board. These loans can help borrowers who might otherwise face foreclosure because the new loan payments are more affordable and the homeowners get some equity in their homes. Lenders and servicers are analyzing their borrowers for good candidates for the H4H program, and the FHA and its authorized lenders are poised to process applications. We appreciate the additional flexibility provided to the program by Congress in EESA, in particular allowing up-front payments to junior lien holders that agree to release their claims.
For some time, we have called upon lenders, investors, and servicers to aggressively pursue sustainable loss mitigation activities. For example, last year the Federal Reserve and the other banking agencies issued supervisory guidance to encourage mortgage lenders and servicers to pursue prudent loan workouts. We continue to support industry-led efforts, especially those of HOPE NOW, in pursuing flexible approaches to stem the rise in foreclosures and to deal with their effects. Earlier this year, we embarked on a joint effort with NeighborWorks America on neighborhood stabilization to help communities develop strategies for addressing increases in foreclosures and vacant properties.
The Federal Reserve System is strategically utilizing its presence around the country through its regional Federal Reserve Banks and their branches to address foreclosures. Our history of working closely at the local level with communities enables us to tailor activities to the specific needs of that area. Our efforts have taken a variety of forms. We have employed economic research and analysis to target scarce resources to the communities most in need of assistance. We have provided community leaders with detailed analyses identifying neighborhoods at high risk of foreclosures. This information is helping local groups to better focus their borrower outreach and counseling efforts.
In addition, we have sponsored or supported a wide range of activities in local communities. For example, the Federal Reserve System has sponsored a series of “Recovery, Renewal, Rebuilding” forums in cities around the country in which key experts discussed the challenges related to real-estate owned inventories and vacant properties in strong and weak housing markets, and explored effective neighborhood stabilization policies. Four events were held in various parts of the country earlier this year, and the series concluded with a fifth meeting of experts this past Monday in Washington. This series is just an example of many events. All told, the Federal Reserve System has sponsored or co-sponsored more than 80 events related to foreclosures since last summer, reaching more than 6,000 attendees including lenders, counselors, community development specialists, and policymakers.
We also have supported events that bring together borrowers with counselors, lenders, and servicers. In August, the Federal Reserve Bank of Boston partnered with the HOPE NOW Alliance, NeighborWorks America, the Kraft family, and the New England Patriots Charitable Foundation, among many others, and held an event at Gillette Stadium. More than 2,100 borrowers seeking help attended. Twenty servicers and twenty non-profit counseling agencies took part, with staff at the event and on dedicated phone lines. Although we do not yet know the outcomes for these homeowners, we are monitoring the results and other Federal Reserve Banks are considering holding similar events.
In conclusion, the Federal Reserve has taken a range of actions to stabilize financial markets and to help borrowers and communities. Taken together, these measures should help rebuild confidence in the financial system, increase the liquidity of financial markets, and improve the ability of financial institutions to raise capital from private sources. Efforts to stem avoidable foreclosure and help borrowers through H4H and more aggressive modifications, as well as to develop effective strategies for dealing with foreclosed-upon properties, I believe, will also help homeowners and communities. These steps are important to help stabilize our financial institutions and the housing market, and will facilitate a return to more-normal functioning and extension of credit.
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Six Rules for Selling Fast in a Slow Market
Anyone looking for advice on how to close a deal in a tough market might get some inspiration from William Bronchick and Ray Cooper, authors of How To Sell A House Fast In A Slow Real Estate Market(2008: John A. Wiley & Sons).
Here are some of their most useful ideas:
Position the house in the right price range. Buyers search by price range. Positioning a property in the middle of the range increases the likelihood people will see it.
Have info available. Deals fall apart when the buyer has unanswered questions. Work with the seller to have key information available, including cost of utilities and taxes, neighborhood liens and covenants, and an evaluation of the schools.
Put out a good flier. People are much more likely to read the flier than they are to call the number on the “For Sale” sign.
Market to the neighbors. Market to people who have just listed their own homes in the same areas. Chances are they like the neighborhood and could be persuaded to stay in the area by the right property.
Talk to the seller about offering creative financing. For many people these days finding money is the biggest stumbling block.
Explain the first-offer rule to clients. In this market holding out for a better offer is a big mistake.
Source: Forbes, William Bronchick and Ray Cooper (10/21/2008)
In-fill, Apartments Seen as 2009 Bright Spots
Urban Land Institute and PricewaterhouseCoopers issued the 30th annual Emerging Trends report predicting that recession and the current credit crunch will make 2009 a lousy year for commercial real estate and any recovery in 2010 will be weak.
The report predicts negative returns for private equity investors – the first time that’s been the case since the severe downturn in 1991 and 1992.
Economists and industry analysts interviewed for the report advised investors to hold onto their cash until prices fall. They told developers that infill projects and apartment complexes were potential bright spots.
The report identified these cities as those least and most likely to be badly affected by any commercial crunch:
Least Likely to Be Negatively Affected:
Seattle
San Francisco
Washington, D.C.
New York
Los Angeles
Houston
San Jose
Austin, Tex.
Boston
Denver
Most likely to Have Commercial Decline:
Detroit
Cleveland
New Orleans
Milwaukee
Columbus, Ohio
Pittsburgh
Las Vegas
Memphis
Cincinnati
Providence
Source: Business Week, Peter Coy (10/22/2008)
Insurers Build Lab to Test Weather Damage
The Institute for Business and Home Safety, which is owned by insurers and reinsurers, is building a $27 million research facility near Columbia, S.C., to test the impact of hurricanes and other disasters on housing.
The facility will be similar to the Insurance Institute for Highway Safety, which tests vehicles for auto insurers.
The safety lab will be big enough to hold a full-size house and allow scientists to measure and observe the affects of hail, wind, water, and wind-blown fire on home construction.
The goal, says Julie Rochman, president and chief executive of the Institute for Business and Home Safety, is to learn what it takes to minimize damage.
Source: The Associated Press, Page Ivey (10/22/2008)
Banks Weighing Other Uses for Rescue Money
Despite the fact that the $250 billion the government plans to invest in banks is intended to help them make new loans, J.P. Morgan Chase, BB&T, and Zions Bancorporation are among the financial institutions hoping to use the money to acquire other banks.
While some experts are worried such deals could further the trend of creating banks "too big to fail," others believe they could prevent the failure of numerous small banks and boost the economy.
U.S. Treasury Secretary Henry Paulson acknowledged that the money could be used to acquire smaller, weaker banks. He stated, "There will be some situations where it's best for the economy and for the banking system for there to be a consolidation."
Source: Washington Post, Peter Whoriskey and Zachary Goldfarb (10/22/08).
Analysts: Many Are Underwater on Mortgages
More than 12 million U.S. homeowners are underwater on their mortgages, owing more than their homes are worth.
"When you're underwater and you have some kind of hit to your income or some kind of unintended expense, that's when you default. And so now we've got this noxious mix of millions of people under water and quickly rising unemployment," says Mark Zandi, chief economist at Moody's Economy.com.
Zandi calculates that there will be another 14.6 million homeowners under water by September 2009. Zandi and other economists believe this housing crisis will prove to be much more costly for the U.S. taxpayer than the $700 billion the U.S. government has already promised to recapitalize banks and buy up distressed debt from financial institutions.
"The government is going to have to start filling this negative equity hole and that's just going to be a direct cost to taxpayers," Zandi said. "This is going to be the really costly part, I think, for taxpayers."
Source: Reuters News, Tom Brown (10/21/2008)
Press Release
Release Date: October 21, 2008
For immediate release
The Federal Reserve Board on Tuesday released a Statement concerning its action of October 12, 2008, approving the proposal by Wells Fargo & Company, San Francisco, California, to acquire Wachovia Corporation, Charlotte, North Carolina.
Attached is the Board's Statement relating to this action.
Attachment (125 KB PDF)
Fed Chairman Endorses New Round of Stimulus
WASHINGTON — The chairman of the Federal Reserve, Ben S. Bernanke, said on Monday that he supported a second round of additional spending measures to help stimulate the economy
“With the economy likely to be weak for several quarters, and with some risk of a protracted slowdown, consideration of a fiscal package by the Congress at this juncture is appropriate,” Mr. Bernanke told the House Budget Committee.
His remarks were his first endorsement of another round of energizing stimulus, which Democrats on Capitol Hill have advocated and Republicans have resisted.
The White House, which flatly opposed a second stimulus package championed by House Democrats last month, said on Monday that President Bush was open to proposals. But aides to Mr. Bush still expressed skepticism about Democratic ideas that had surfaced so far.
“We’re open to ideas and we’ll take a look at what comes our way,” Dana Perino, Mr. Bush’s press secretary, said aboard Air Force One as the president was flying to a business gathering in Alexandria, La. “What we’ve seen put forward so far, by the leaders in Congress, the Democrats, were elements of a package that we did not think would actually stimulate the economy.”
Still, Mr. Bernanke’s testimony strengthened the hand of Democrats, who are pushing for a package of spending that could total $150 billion to $300 billion. The testimony could put pressure on Mr. Bush to either enter discussions or risk losing the initiative and appearing behind the curve.
Democratic leaders would like to pass a spending bill in a lame-duck session of Congress immediately after the elections on Nov. 4. But that would depend on whether Mr. Bush was willing to agree on a deal. If Democrats cannot prevent Mr. Bush from vetoing a bill, they will most likely wait until the next president takes office in January.
To draw in the White House as well as Republican lawmakers, Democrats are casting around for measures that Mr. Bush has wanted. One possible inducement could be passing a long-stalled free-trade agreement with Colombia. Republicans are also pushing for additional tax cuts, and there might be ground for agreement on that front.
An earlier stimulus package, in which the government mailed out almost $100 billion in tax rebates during the spring and summer, provided a temporary lift to incomes and consumer spending. But the lift faded by late summer. Since then, the economic downturn has, if anything, accelerated.
“Chairman Bernanke made it clear that a new economic recovery package is critical to boost our weakening economy,” said Representative Nancy Pelosi, the House Speaker. “I call on President Bush and Congressional Republicans to once again heed Chairman Bernanke’s advice.”
Republican House lawmakers warned that they were likely to fight a new stimulus bill if it relied on spending.
“We should not be under any illusion that this stimulus package will address the core problems,” said Representative Paul Ryan of Wisconsin, the senior Republican on the House Budget Committee. “If Congress is going to take action, it should be through fast-acting tax policy that boosts incentives to invest and create jobs.”
Democratic lawmakers have scheduled a series of hearings this week on proposals to assist the economy, even though Congress is not in session.
The House passed a $61 billion bill last month, which Mr. Bush threatened to veto and is currently stalled in the Senate. That bill would provide money for infrastructure projects, extend unemployment benefits for a second time this year and increase spending on food stamps, home heating subsidies and state Medicaid programs.
The Fed chairman refused to be drawn into a debate about the size or the components of a stimulus plan, though he cautioned that infrastructure projects often took too long to start to be useful as stimulus measures.
“With the outlook exceptionally uncertain, the optimal timing, scale and composition of any fiscal package are unclear,” he told lawmakers. When lawmakers pressed for specific recommendations, Mr. Bernanke said that was “for Congress to figure out.”
The government announced last week that it would invest $250 billion directly into the nation’s banks as part of a $700 billion bailout package to ease the financial turmoil and loosen the credit markets. In addition, the government has helped bail out the mortgage finance giants Fannie Mae and Freddie Mac as well as the insurance giant the American International Group.
Mr. Bernanke cautioned that “any program should be designed, to the extent possible, to limit longer-term effects on the federal government’s structural budget deficit.”
In a somewhat cryptic comment, he also urged Congress to think about measures that would relieve the credit squeeze that has made it difficult for consumers and businesses to borrow.
“The extraordinary tightening in credit conditions has played a central role in the slowdown thus far,” Mr. Bernanke said. “If Congress proceeds with a fiscal package, it should consider including measures to help improve access to credit by consumers, homebuyers, businesses and other borrowers.”
It was unclear what kind of measures he had in mind.
Though the Fed chairman refused to say the economy had entered a recession, as many private forecasters now contend, Mr. Bernanke once again painted a grim picture of rising unemployment, falling investment and no immediate end in sight to the plunge in housing prices.
“Even before the recent intensification of the financial crisis, economic activity had shown considerable signs of weakness,” he told lawmakers. Fed policy makers are scheduled to meet next Tuesday and Wednesday, and many economists predict that the Fed will once again lower short-term interest rates.
Sheryl Gay Stolberg contributed reporting.
Fed to buy commercial paper from mutual funds
WASHINGTON – The Federal Reserve announced Tuesday that it will start buying commercial paper — a crucial short-term funding mechanism many companies rely on for day-to-day operations — from money market mutual funds.
It's the latest effort by the central bank to break through a credit clog that has hobbled lending and threatens to plunge the country into a deep and painful recession.
The Fed is tapping its Depression-era emergency powers and creating a new facility to buy a vast array of commercial paper from the funds. Money market mutual funds have been under pressure as skittish investors demand withdrawals. Many companies rely on commercial paper to pay workers and buy supplies.
The situation has led to an intense credit crunch for companies depending on commercial paper.
"The short-term debt markets have been under considerable strain in recent weeks as money market mutual funds and other investors have had difficulty selling assets to satisfy redemption requests," the Fed explained.
The Fed plans to buy an array of commercial paper from the funds — including some that is not backed by assets as well as those with remaining maturities of 90 days or less. The Fed also will buy dollar-denominated certificates of deposit.
By doing so, the Fed hopes to improve conditions so banks and other financial institutions will be more inclined to lend to each other, and to consumers and businesses.
"Improved money market conditions will enhance the ability of banks and other financial intermediaries to accommodate the credit needs of businesses and households," the Fed said.
For about a month, the Fed has been making billions of dollars worth of loans to money market mutual funds — via banks — to help relieve pressures on the funds. And, in a separate program that launches on Oct. 27, the Fed will buy vast amounts of commercial paper from an array of companies.
Enduring Home Design Trends
Katherine Salant, nationally syndicated columnist and author of The Brand-New House Book,says houses designed with both a master and second bedroom on the first floor have become the most popular because they appeal to all age groups.
Young couples use the second bedroom as a nursery. Middle-age couples use it to keep aging parents close by, and older couples like the design because their differing sleep patterns make sharing a bedroom difficult, Salant says.
Here are other trends Salant points to:
- The newest variation on the home office is a completely separate office space, connected to the house by a hallway or a breezeway.
- Kitchens are getting smaller, but they are connected to much larger dining areas, often with a center island where family members can sit while they have an informal meal.
- Oversized family rooms with high ceilings are giving way to smaller, cozier rooms with lower ceilings.
- Home theaters have lost much appeal because people don't want to watch television in a separate area of the home. TV viewing is a more informal activity that people engage in while they're doing other things like cooking or getting ready for work.
Source: The Washington Post, Katherine Salant (10/18/2008)
Testimony
Chairman Ben S. Bernanke
Economic outlook and financial markets
Before the Committee on the Budget, U.S. House of Representatives
October 20, 2008
Chairman Spratt, Representative Ryan, and other members of the Committee, I appreciate this opportunity to discuss recent developments in financial markets, the near-term economic outlook, and issues surrounding the possibility of a second package of fiscal measures.
Financial Developments
As you know, financial markets in the United States and some other industrialized countries have been under severe stress for more than a year. The proximate cause of the financial turmoil was the steep increase and subsequent decline of house prices nationwide, which, together with poor lending practices, have led to large losses on mortgages and mortgage-related instruments by a wide range of institutions. More fundamentally, the turmoil is the aftermath of a credit boom characterized by underpricing of risk, excessive leverage, and an increasing reliance on complex and opaque financial instruments that have proved to be fragile under stress. A consequence of the unwinding of this boom and the resulting financial strains has been a broad-based tightening in credit conditions that has restrained economic growth.
The financial turmoil intensified in recent weeks, as investors' confidence in banks and other financial institutions eroded and risk aversion heightened. Conditions in the interbank lending market have worsened, with term funding essentially unavailable. Withdrawals from prime money market mutual funds, which are important suppliers of credit to the commercial paper market, severely disrupted that market; and short-term credit, when available, has become much more costly for virtually all firms. Households and state and local governments have also experienced a notable reduction in credit availability. Financial conditions deteriorated in other countries as well, putting severe pressure on both industrial and emerging-market economies. As confidence in the financial markets has declined and concerns about the U.S. and global economies have increased, equity prices have been volatile, falling sharply on net.
In collaboration with governments and central banks in other countries, the Treasury and the Federal Reserve have taken a range of actions to ameliorate these financial problems. To address ongoing pressures in interbank funding markets, the Federal Reserve significantly increased the quantity of term funds it auctions to banks and accommodated heightened demands for funding from banks and primary dealers. We have also greatly expanded our currency swap lines with foreign central banks. These swap lines allow the cooperating central banks to supply dollar liquidity in their own jurisdictions, helping to reduce strains in global money markets and, in turn, in our own markets. To address illiquidity and impaired functioning in the market for commercial paper, the Treasury implemented a temporary guarantee program for balances held in money market mutual funds, helping to stem the outflows from these funds. The Federal Reserve put in place a temporary lending facility that provides financing for banks to purchase high-quality asset-backed commercial paper from money market funds, thus providing some relief for money market funds that have needed to sell their holdings to meet redemptions. Moreover, we soon will be implementing a new Commercial Paper Funding Facility that will provide a backstop to commercial paper markets by purchasing highly rated commercial paper from issuers at a term of three months.
The recently enacted Emergency Economic Stabilization Act provided critically important new tools to address the dysfunction in financial markets and thus reduce the accompanying risks to the economy. The Troubled Asset Relief Program (TARP) authorized by the legislation will allow the Treasury to undertake two highly complementary activities. First, the Treasury will use TARP funds to provide capital to financial institutions. Indeed, last week, nine of the nation's largest financial institutions indicated their willingness to accept capital from the program, and many other institutions, large and small, are expected to follow suit in coming weeks. Second, the Treasury will purchase or guarantee troubled mortgage-related and possibly other assets held by banks and other financial institutions. Taken together, these measures should help rebuild confidence in the financial system, increase the liquidity of financial markets, and improve the ability of financial institutions to raise capital from private sources.
As another measure to improve confidence, the act also temporarily raised the limit on the deposit insurance coverage provided by the Federal Deposit Insurance Corporation (FDIC) and the National Credit Union Administration from $100,000 to $250,000 per account, effective immediately. Unfortunately, the loss of confidence in financial institutions became so severe in recent weeks that additional steps in this direction proved necessary. The FDIC, the Federal Reserve Board, and the Secretary of the Treasury in consultation with the President determined that significant risks to the stability of the financial system were present. With this determination, the FDIC was able to use its authority to provide, for a specified period, unlimited insurance coverage of funds held in non-interest-bearing transactions accounts, such as payroll accounts. In addition, the FDIC announced that it would guarantee the senior unsecured debt of FDIC-insured depository institutions and their associated holding companies. In taking the dramatic steps of providing capital to the banking system and expanding guarantees, the United States consulted with other countries, many of whom have announced similar actions. Given the global nature of the financial system, international consultation and cooperation on actions to address the crisis are important for restoring confidence and stability.
These measures were announced less than a week ago, and, although there have been some encouraging signs, it is too early to assess their full effects. However, I am confident that these initiatives, together with other actions by the Treasury, the Federal Reserve, and other regulators, will help restore trust in our financial system and allow the resumption of more-normal flows of credit to households and firms. I would like to reiterate the critical importance of the recent legislation passed by the Congress; without that action, tools essential for stabilizing the financial system and thereby containing the damage to the broader economy would not have been available. That said, the stabilization of the financial system, though an essential first step, will not quickly eliminate the challenges still faced by the broader economy.
Economic Outlook
Even before the recent intensification of the financial crisis, economic activity had shown considerable signs of weakening. In the labor market, private employers shed 168,000 jobs in September, bringing the total job loss in the private sector since January to nearly 900,000. Meanwhile, the unemployment rate, at 6.1 percent in September, has risen 1.2 percentage points since January. Incoming data on consumer spending, housing, and business investment have all showed significant slowing over the past few months, and some key determinants of spending have worsened: Equity and house prices have fallen, foreign economic growth has slowed, and credit conditions have tightened. One brighter note is that the declines in the prices of oil and other commodities will have favorable implications for the purchasing power of households. Nonetheless, the pace of economic activity is likely to be below that of its longer-run potential for several quarters.
As I noted, the slowing in spending and activity spans most major sectors. Real personal consumption expenditures for goods and services declined over the summer and apparently fell further in September. Although the weakness in household spending has been widespread, the drop-off in purchases of motor vehicles recently has been particularly sharp. Increased difficulty in obtaining auto loans appears to have contributed to the decline in auto sales. Consumer sentiment has been quite low, reflecting concerns about jobs, gasoline prices, the state of the housing market, and stock prices.
In the business sector, orders and shipments for nondefense capital goods have generally slowed, and forward-looking indicators suggest further declines in business investment in coming months. Outlays for construction of nonresidential buildings, which had posted robust gains over the first half of the year, also appear to have decelerated in the third quarter. Although the less favorable outlook for sales has undoubtedly played a role, the softening in business investment also appears to reflect reduced credit availability from banks and other lenders.
As has been the case for some time, the housing market remains depressed, with sales and construction of new homes continuing to decline. Indeed, single-family housing starts fell 12 percent in September, and permit issuance also dropped sharply. With demand for new homes remaining at a low level and the backlog of unsold homes still sizable, residential construction is likely to continue to contract into next year.
International trade provided considerable support for the U.S. economy over the first half of the year. Domestic output was buoyed by strong foreign demand for a wide range of U.S. exports, including agricultural products, capital goods, and industrial supplies. Although trade should continue to be a positive factor for the U.S. economy, its contribution to U.S. growth is likely to be less dramatic as global growth slows.
The prices of the goods and services purchased by consumers rose rapidly earlier this year, as steep increases in the prices of oil and other commodities led to higher retail prices for fuel and food, and as firms were able to pass through a portion of their higher costs of production. These effects are now reversing in the wake of the substantial declines in commodity prices since the summer. Moreover, the prices of imports now appear to be decelerating, and consumer surveys and yields on inflation-indexed Treasury securities suggest that expected inflation has held steady or eased. If not reversed, these developments, together with the likelihood that economic activity will fall short of potential for a time, should bring inflation down to levels consistent with price stability.
Over time, a number of factors are likely to promote the return of solid gains in economic activity and employment in the context of low and stable inflation. Among those factors are the stimulus provided by monetary policy, the eventual stabilization in housing markets that will occur as the correction runs its course, improvements in our credit markets as the new programs take effect and market participants work through remaining problems, and the underlying strengths and recuperative powers of our economy. The time needed for economic recovery, however, will depend greatly on the pace at which financial and credit markets return to more-normal functioning. Because the time that will be needed for financial normalization and the effects of ongoing credit problems on the broader economy are difficult to judge, the uncertainty currently surrounding the economic outlook is unusually large.
Fiscal Policy
I understand that the Congress is evaluating the desirability of a second fiscal package. Any fiscal action inevitably involves tradeoffs, not only among current needs and objectives but also--because commitments of resources today can burden future generations and constrain future policy options--between the present and the future. Such tradeoffs inevitably involve value judgments that can properly be made only by our elected officials. Moreover, with the outlook exceptionally uncertain, the optimal timing, scale, and composition of any fiscal package are unclear. All that being said, with the economy likely to be weak for several quarters, and with some risk of a protracted slowdown, consideration of a fiscal package by the Congress at this juncture seems appropriate.
Should the Congress choose to undertake fiscal action, certain design principles may be helpful. To best achieve its goals, any fiscal package should be structured so that its peak effects on aggregate spending and economic activity are felt when they are most needed, namely, during the period in which economic activity would otherwise be expected to be weak. Any fiscal package should be well-targeted, in the sense of attempting to maximize the beneficial effects on spending and activity per dollar of increased federal expenditure or lost revenue; at the same time, it should go without saying that the Congress must be vigilant in ensuring that any allocated funds are used effectively and responsibly. Any program should be designed, to the extent possible, to limit longer-term effects on the federal government's structural budget deficit.
Finally, in the ideal case, a fiscal package would not only boost overall spending and economic activity but would also be aimed at redressing specific factors that have the potential to extend or deepen the economic slowdown. As I discussed earlier, the extraordinary tightening in credit conditions has played a central role in the slowdown thus far and could be an important factor delaying the recovery. If the Congress proceeds with a fiscal package, it should consider including measures to help improve access to credit by consumers, homebuyers, businesses, and other borrowers. Such actions might be particularly effective at promoting economic growth and job creation.
Thank you. I would be pleased to take your questions.
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Speech
Governor Randall S. Kroszner
At the Risk Management Association Annual Risk Management Conference, Baltimore, Maryland
October 20, 2008
Strategic Risk Management in an Interconnected World
It is not an overstatement to say that we are in the midst of a fundamental transformation in financial services, with market-wide ramifications. At the heart of that transformation lies a much more intense emphasis on funding and liquidity. Additionally, we are all witnessing the extent to which banking and financial markets are interconnected.
The current environment certainly presents some fundamental challenges for banking institutions of all types and sizes.1 Their boards of directors and senior management, who bear the responsibility to set strategy and develop and maintain risk management practices, must not only address current difficulties, but must also establish a framework for the inevitable uncertainty that lies ahead. Notably, the ongoing fundamental transformation in financial services offers great potential opportunities for those institutions able to integrate strategy and risk management successfully, and I will argue that survival will hinge upon such an integration in what I will call a "strategic risk management framework."
In the remainder of my remarks, I plan to discuss the necessity for institutions to improve the linkage between overall corporate strategy and risk management, and how they can develop concrete strategic risk management frameworks. I will argue that in the highly interconnected financial world, funding and liquidity need to be at the center of such frameworks. But before doing so, I will briefly review recent events.
Recent Events in Financial Markets
We are indeed witnessing dramatic shifts in the structure of financial markets. These are quite extraordinary times that have required extraordinary responses from the Federal Reserve, the Treasury, and other governmental bodies in the United States and around the world. Since last summer, there had been a continuous deterioration of conditions in financial markets, becoming much more acute since March of this year. For instance, we have seen significant disruption in several key sectors of our financial system, such as normally creditworthy companies having difficulty issuing commercial paper, dramatic increases in interbank lending rates, and significant concerns about money market funds "breaking the buck." These are sectors usually considered to be relatively low risk and quite liquid, so disruptions here have signaled the extent and depth of this turmoil and the lack of confidence among financial market participants.
The Federal Reserve has responded to these developments in two broad ways. First, following classic tenets of central banking, the Federal Reserve has provided large amounts of liquidity to the financial system to cushion the effects of tight conditions in short-term funding markets. Second, to reduce the downside risks to growth emanating from the tightening of credit, the Fed, in a series of moves that began last September, has significantly lowered its target for the federal funds rate. Indeed, earlier this month, in an unprecedented joint action with five other major central banks and in response to the adverse implications of the deepening crisis for the economic outlook, the Federal Reserve again eased the stance of monetary policy. We will continue to use all the tools at our disposal to improve market functioning and liquidity, to reduce pressures in key credit and funding markets, and to complement the steps the Treasury and foreign governments will be taking to strengthen the financial system.
As a result of these ongoing upheavals, we are witnessing substantial institutional changes, in which some long-standing financial institutions have either failed, sought government assistance, or were forced to merge with other institutions. What were the major U.S. investment banks have essentially disappeared, such as by merging with bank holding companies or becoming bank holding companies themselves. Other major banks and thrifts have been absorbed into other banking organizations. Financial institutions and investors have placed much more emphasis on the banking charter, likely driven by banks' more stable funding and deposit insurance, even before the recently announced government support of the banking system.
Over the past year, there has been increasing concern among financial institutions and other counterparties about the health of some financial institutions. Uncertainty about the value of assets and other exposures, as well as uncertainty about the ability of institutions to sustain continued access to funding, has caused financial institutions to operate with great caution and hoard funds. What was once a healthy, active interbank market has become frozen from time to time, as some institutions feel that conditions are so uncertain that they cannot even lend to long-standing clients or counterparties. In quite a dramatic shift from just 18 months ago, there is much more scrutiny being placed on capital adequacy, with financial institutions trying to retain as much capital as they can, raise as much as possible, and demonstrate that their capital positions are not impaired. The Capital Purchase Plan by the U.S. Treasury Department under the Emergency Economic Stabilization Act is focused on improving capital adequacy and, hence, improving confidence in the interbank market.
Perhaps one of the most pressing issues, as I mentioned briefly earlier, is the intense emphasis on funding. This dramatic shift in concerns about a financial institution's funding base results in much more focus on the stability of funding sources--one of the reasons that the bank charter has become so attractive. Indeed, we are seeing the emphasis on funding driving many other factors that affect financial institutions, including the viability of various aspects of firms' business models. And problems with liquidity have affected capital levels, which in turn have further exacerbated liquidity concerns. It is indeed quite remarkable how this "flight to liquidity" has brought about so many institutional and structural changes, and become essentially the most important factor (at least now) for the viability of a financial institution.
Over the past year there have been a number of studies analyzing the causes of the current turmoil, which include shortcomings in the risk management practices of financial institutions.2 It is absolutely clear that many financial institutions need to undertake a fundamental review of risk management. They now realize that ignoring risk management in any aspect of the banking business usually creates problems later on. Risk management shortcomings need to be addressed not only to improve the health and viability of individual institutions, but also to maintain stability for the financial system as a whole.
Framework for Strategic Risk Management
At this time, I would like to explain a bit more about what I mean by a "strategic risk management framework." In my view, an effective overall corporate strategy combines a set of activities a firm plans to undertake with an adequate assessment of the risks included in those activities. Unfortunately, many firms have forgotten the second part of that definition. In other words, there can be no real strategic management in financial services without risk management, hence my use of the term "strategic risk management." Risk management needs to be interwoven into all aspects of the firm's business and should be part of the calculus for all decision-making. Strategic decisions about what activities to undertake should not be made unless senior management understands the risks involved; assessing potential returns without fully assessing the corresponding risks to the organization is incomplete, and potentially hazardous, strategic analysis.
Ensuring that risk management permeates an entire organization may require some fundamental changes for certain firms. And this lesson applies not just to the prominent organizations mentioned in the headlines of late, but also to smaller firms. Even if smaller firms have been less affected by the recent turmoil (and perhaps have even won back some market share as customers seek more "traditional" places to put their money), their managements must understand that the financial landscape has changed and needs to be surveyed anew because events outside of their control in market-wide flight to liquidity, for example, can have direct impacts on them. Of vital importance will be incorporating into strategic risk management the lesson that funding and liquidity will be a major determinant of institutions' success going forward.
Building a rigorous strategic risk management framework requires an institution to reexamine both its internal practices and its external environment, and to understand how closely the two are connected. In other words, external factors have an impact on internal practices, but those internal practices, because financial markets are so interconnected, can in turn have an impact on how the institution is viewed externally--and even have an impact on the marketplace more broadly. We have witnessed several such examples of late, in which an institution encountered severe liquidity needs, which then affected funding for other institutions. Institutions need to understand better that a number of factors affecting their business are beyond their control, and that events can have secondary or tertiary "knock-on" effects. The real art is to realize that while all institutions may be affected by external factors, each is affected in its own way.
Now that I have laid out a general framework for strategic risk management, I would like to offer a few examples of its application.
Funding and liquidity
As I noted, the clear driver of the fundamental transformation in financial services is the increased importance of funding and liquidity. The ability to secure funding is a fundamental task in banking, and banks have been managing expected liquidity demands since the beginning of banking itself. In times of stress, such as now, having a solid and reliable funding structure becomes much more important, in some cases so much so that it affects most other banking activities.
The current turmoil has brought about substantial deleveraging in financial services. Managing this process is an immediate challenge for banking institutions, as they must consider the need to reduce leverage at their own institution as well as understand the consequences of deleveraging at other firms. This is clearly an example of external factors affecting internal practices, and vice versa. From a strategic perspective, bank directors must examine their current and future funding situation in light of recent deleveraging, its near-term prospects, and the state of overall liquidity in financial markets.
Financial institutions rely on external funding in some fashion--either through retail deposits, interbank lending, or debt offerings. Therefore, they must understand that their funding can be subject to the vagaries of the market, such as sudden shortages of market liquidity or rapid swings in investor sentiment. For example, banks may benefit in the near term in attracting deposits and thereby improve their funding positions, but they also may experience more difficulty securing other sources of funds and find that situation persisting for some time. Additionally, counterparty reactions to changes in the business mix or risk profile of an institution (or even the perceived change in its risk profile) could suddenly hamper the ability to find funding.
In recognizing the inherent leverage in the business of banking, institutions must examine longer-term implications of funding and liquidity, and begin to build those into the overall strategic plan for their organizations. The market for external funding is an international one, so liquidity troubles in one market can have repercussions in others. Accordingly, banks should be prepared for a range of adverse situations related to funding and market liquidity that can be precipitated by a range of sources.
Bank directors and senior management need to anticipate potential difficulties in funding the bank, and demand that solid contingency plans are in place--and are regularly updated--for a variety of funding and liquidity problems. Such plans should include the potential for external factors to generate a funding squeeze for the institution, even if its own positions and risk profile have not materially changed. Preparing for sudden changes in the pricing and availability at any price of funding sources is something that, leading up to the current turmoil, most banks did not fully consider. Instead, their managements focused mostly on building market share, growing revenues, and realizing the short-term profitability of their activities--a telling example of banks not properly including risk management in their overall corporate strategy. As the Senior Supervisors Group Survey of major financial institutions pointed out, there have been numerous examples of failures of strategic risk management and these must be rectified going forward.
Finally, strategic risk management for funding and liquidity needs to consider potential liquidity problems on both sides of the balance sheet. We saw such examples recently when there were draws on liquidity commitments to structured investment vehicles and commercial paper conduits, and when banks faced difficulty selling exposures in illiquid markets. When there is a marketwide scramble for liquidity, a bank must be prepared to manage funding challenges and unplanned asset expansions simultaneously. Developing a strong strategic risk management framework that recognizes the vital importance of funding and liquidity to both sides of the balance sheet is one way in which directors and senior management can help ensure that their institutions are ready for such outcomes. They should also ensure that they fully understand that funding and liquidity issues will drive many of the activities in which they will be able to engage, something to which I will now turn.
Choice of financial services activities
While the financial landscape is by no means settled, certain emerging trends will affect which activities make sense, which exposures should be assumed, and which risks should be undertaken. One immediate trend is that much of the future of business activities of banking organizations will be driven by the increased focus on funding and liquidity. Accordingly, this trend must be integrated into a strategic risk management framework. For instance, there may be less opportunity to pursue activities that were quite prolific under the previous "originate-to-distribute" model, such as securitizations, given current disruptions or longer-term uncertainties about the reliability of market liquidity. For similar reasons, other activities, such as investing in collateralized debt obligations or structured investment vehicles--which typically relied on relatively easy maturity transformation--may not be as viable in this new environment.
Whether transactions take place on an organized exchange or in the so-called over the counter market is another important aspect of the strategic risk management choices undertaken by an organization. When contracts are traded on an exchange, clearing and settlement, for example, may have less uncertainty associated with them. In addition, an exchange that has a centralized counterparty--perhaps the clearinghouse of the exchange--can reduce uncertainty about counterparty risk and help to avoid market dislocations that can arise from such uncertainty, not only for an individual firm but, potentially, more broadly in that market. Thus, market infrastructure and its impact on how organizations are connected to each other can have a large impact on market confidence in times of stress.
Of course, we have seen that uncertainty, fear, and lack of trust among key counterparties can dramatically affect trading in some products across markets in many countries, again an example of the impact of interconnectedness. These days, institutions are seeking more assurance that their counterparties will not default from one day to the next. Whether there is a shift to more trading on clearinghouses will be driven by firms' analysis of counterparty credit risk and the extent to which they are comfortable doing business with leveraged counterparties about which they have limited information. Firm managers should take these infrastructure and interconnectedness issues into account in undertaking their own strategic risk management choice about what activities to undertake and the risks posed by each. This is a clear example of how external structures should be taken into account in a firm's strategic planning.
In their strategic risk management frameworks, institutions should also understand the broader issue of potential gravitation to a model in which most or all types of financial services are brought together in single institutions. That is, institutions have to prepare for the possibility that they could lose customers and/or be less competitive if they are unable to provide the full set of financial products. Importantly, however, bank directors and senior management, in assembling their strategic risk management framework, should fully understand the complications associated with offering multiple products and engaging in a wide array of activities--such as reputational risk. And they should not automatically assume that engaging in multiple activities in multiple geographic markets will provide so-called "natural diversification." As I just noted, different financial markets and different types of financial services are quite interconnected, and during times of stress all can experience losses concurrently.
Of course, there may also be an opportunity for some institutions to benefit from more traditional, "bread-and-butter banking," with exposures and risks tied more closely to bank balance sheets. This potential opportunity for niche banking could have certain benefits, as clients and investors, because of the fear of contagion, seek institutions that are specifically not involved in multiple markets and activities. And local banks can often provide more personalized service and have a better understanding of their clients' needs. In such cases, however, institutions conducting specialized or local business must understand the inherent risks, such as potential risk concentrations.
Compensation
As many of you know, as an economist I am particularly interested in the impact that compensation has on incentives for bank management.3 I am pleased that the industry has also begun to address this issue, as reflected in a recent report by the Institute of International Finance.4 Clearly, the industry needs to better understand the link between compensation and risk management, as in the past those two areas have usually been addressed in isolation.
Generally, investors analyze financial institutions on a risk-adjusted basis, interpreting profits based on the amount of risk taken. Management at financial firms should do the same thing with regard to their business units and their employees. A risk-sensitive compensation framework will help provide the right incentives for employees, and establish a better link between the actions of those employees and the firm's overall risk profile. Institutions should be particularly sensitive to employee activities that could either directly or indirectly impair access to funding or disrupt liquidity.
Clearly, bank directors have an influential role to play in setting compensation, and they should exercise their authority to establish a more risk-sensitive compensation framework while embedding it in the broader strategic risk management framework of the institution. Directors should understand the consequences of providing too many short-term and one-sided incentives. There are many ways that this risk sensitivity could be accomplished, and it is up to the firms themselves to arrive at solutions. One possibility, for example, is to include more types of deferred compensation, since the risks of certain investments or trades may not manifest themselves in the near term. It makes sense to try to match the tenor of compensation with the tenor of the risk profile and, thus explicitly, take into account the longer-run performance of the portfolio or division in which the employee operates. A good risk-sensitive compensation regime, properly embedded in a strong strategic risk management framework, can bring about changes in behavior so that the firm's employees refrain from taking on risk beyond the firm's stated risk appetite. Perhaps most importantly, such a compensation regime must give the appropriate incentives to take risks fully into account during good times, when many often underestimate longer-term risks.
Conclusion
I have tried to lay out the importance for banking institutions to develop and maintain a strategic risk management framework that fully incorporates all the risks they face--both internal and external--when making choices about what activities and markets in which they will operate. Indeed, having a corporate strategy that does not include risk management at its core is not really a strategy at all. Market infrastructure, which affects not only the ways in which firms are connected to each other but also the types of shocks to confidence that they may encounter, is an important external factor that should be taken into account in strategic risk management.
As a concluding point, I will offer a few comments on one additional area to which banking institutions must pay particular attention: the regulatory and supervisory structure in which banks operate. Banking is an industry that is subject both to market competition and considerable regulation. Therefore, banking institutions must not only evaluate potential changes in the competitive financial landscape (as I noted earlier), but must also pay attention to potential changes on the regulatory side.
Over the past year, there have been a number of suggestions for possible statutory changes in U.S. financial services regulation, so bank directors must be prepared for whichever outcomes such changes might imply for the regulatory structure in the United States. For example, the Congress may wish to undertake legislative action to effect regulatory changes, or there may be changes to the existing authority and responsibility of certain regulatory bodies. In any event, there will likely be some type of adjustments in regulatory structure simply given the changes in the financial services landscape. Given the fluid situation in which we find ourselves today, bank directors and senior management in their strategic planning have to anticipate a range of potential outcomes in the regulatory sphere in both the short and long term.
Since banking and financial markets are so interconnected, the fundamental transformation in financial services is affecting all types of financial institutions, even those less directly affected by recent events. Importantly, in developing strategic risk management frameworks, institutions must not only understand the direct consequences to their own firms of such shifts, but must also recognize that consequences to other firms can have effects on the broader market. The heightened importance of funding and liquidity is a clear example of a major change that has far-reaching ramifications and, thus, has to be appropriately addressed in assembling any credible strategic risk management framework in an interconnected world.
Footnotes
1. In my remarks, I will use the terms "banks," "banking institutions," and "banking organizations" interchangeably. Return to text
2. One example is a report entitled “Observations on Risk Management Practices during the Recent Market Turbulence,” issued by the Senior Supervisors Group, which included supervisory agencies from France, Germany, Switzerland, the United Kingdom and the United States. Return to text
3. Randall S. Kroszner, 2008, "Improving Risk Management in Light of Recent Market Events," speech delivered at the Global Association of Risk Management Professionals Annual Risk Convention, New York, February 25. Return to text
4. Institute of International Finance, 2008, "Final Report of the IIF Committee on Market Best Practices: Principles of Conduct and Best Practice Recommendations," July, http://www.iif.com/regulatory. Return to text
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Joint Press Release
Board of Governors of the Federal Reserve System
Federal Deposit Insurance Corporation
Office of the Comptroller of the Currency
Office of Thrift Supervision
For immediate release
October 20, 2008
Agencies Encourage Participation in Treasury's Capital Purchase Program, FDIC's Temporary Liquidity Guarantee Program
The federal banking and thrift regulatory agencies encourage all eligible institutions to use the Treasury Department's Capital Purchase Program and the Federal Deposit Insurance Corporation's Temporary Liquidity Guarantee Program. On October 14, 2008, the U.S. government announced a series of initiatives to strengthen market stability, improve the strength of financial institutions, and enhance market liquidity. Treasury announced a voluntary Capital Purchase Program to encourage U.S. financial institutions to build capital to increase the flow of financing to U.S. businesses and consumers and to support the U.S. economy. Under the program, Treasury will purchase up to $250 billion of senior preferred shares on standardized terms.
Treasury's Capital Purchase Program and the FDIC's Temporary Liquidity Guarantee Program complement one another. Through these programs, fresh capital and liquidity are available to foster new lending in our nation's communities.
Under Treasury's Capital Purchase Program, eligible institutions will be able to sell equity interests to Treasury in amounts equal to 1 percent to 3 percent of the institution's risk-weighted assets. These equity interests will constitute Tier 1 capital for the eligible institution.
Treasury and the agencies on Monday issued application guidelines and other documents for the Capital Purchase Program. Those documents are attached. If regulated by the Federal Reserve, contact your local Reserve Bank about the program. If regulated by the FDIC, contact the appropriate regional office for your institution. If regulated by the Office of the Comptroller of the Currency, contact Fred Finke (fred.finke@occ.treas.gov) for more information and send applications to HQ.Licensing@occ.treas.gov or OCC Director of Licensing, 250 E St. SW, Mail Stop 7-13, Washington DC, 20219-0001. If regulated by the Office of Thrift Supervision, contact the appropriate regional office for your institution.
Nine large financial organizations already have agreed to participate in the Capital Purchase Program. We encourage other institutions to take advantage of the benefits of the Capital Purchase Program by contacting their primary federal regulator and appropriate bank holding company regulator if applicable for details about the program, conditions, and eligibility. The deadline to apply is November 14, 2008.
All eligible institutions are automatically covered by the FDIC's Temporary Liquidity Guarantee Program without charge for the first 30 days. The Treasury's Capital Purchase Program and FDIC’s Temporary Liquidity Guarantee Program share a common goal--to restore capital flows to the consumers and businesses that form the core of our economy. The federal bank and thrift regulatory agencies encourage eligible institutions to participate in that common goal.
Attachments:
| Media Contacts: |
| Federal Reserve |
Deborah Lagomarsino |
202-452-2955 |
| FDIC |
David Barr |
202-898-6992 |
| OCC |
Kevin M. Mukri |
202-874-5770 |
| OTS |
William Ruberry |
202-906-6677 |
Last update: October 20, 2008
Press Release
Release Date: October 20, 2008
For immediate release
The Federal Reserve Board on Monday approved final amendments to Regulation C that revise the rules for reporting price information on higher-priced mortgage loans. The changes are intended to improve the accuracy and usefulness of data reported under the Home Mortgage Disclosure Act.
Regulation C currently requires lenders to collect and report the spread between the annual percentage rate (APR) on a mortgage loan and the yield on a Treasury security of comparable maturity if the spread is greater than 3.0 percentage points for a first lien loan or greater than 5.0 percentage points for a subordinate lien loan. This difference is known as a rate spread. Under the final rule, a lender will report the spread between the loan's APR and a survey-based estimate of APRs currently offered on prime mortgages of a comparable type ("average prime offer rate") if the spread is equal to or greater than 1.5 percentage points for a first lien loan or equal to or greater than 3.5 percentage points for a subordinate-lien loan. The Board will publish average prime offer rates based on the Primary Mortgage Market Survey® currently published by Freddie Mac. The Board will conduct its own survey if it becomes appropriate or necessary to do so.
In setting the rate spread reporting threshold, the Board sought to cover subprime mortgages and generally avoid covering prime mortgages. Applying the new, market survey-based benchmarks in place of Treasury security yields should better achieve this purpose and ensure more consistent and more useful data.
The changes to Regulation C conform the threshold for rate spread reporting to the definition of higher-priced mortgage loans adopted by the Board under Regulation Z (Truth in Lending) in July of 2008. By implementing the same pricing threshold test under both regulations, the Board is reducing the overall regulatory burden on mortgage lenders.
The final rule is effective October 1, 2009. The Board's Federal Register notice is attached.
Attachment (86 KB PDF)
Consumer Confidence Plummets in October
The global credit crunch has apparently discouraged consumers. At least, it has driven down the Reuters/University of Michigan consumer sentiment index from 70.3 in September to 57.5 in October.
The index is at its lowest point since June of this year, when people were rocked by gas prices.
The index has fallen this fast only four times in its 60-year history.
"Consumer sentiment is down for the count and isn't going to be getting up any time soon," said Joseph Brusuelas, chief economist at Merk Investments. "Even with the decline in the price of gasoline—falling home prices, the falling value of equity portfolios and bleak job and income prospects should combine to depress consumer sentiment for some time to come."
Source: The Wall Street Journal, Brenda J. Cronin and Jeff Bater (10/18/2008)
Mortgage Market Still Open for Business
Lenders emphasize that loans continue to be available for a range of potential home buyers, not just those who are putting down 20 percent and have a credit score higher than 720.
Although credit underwriting is tougher and loan terms stricter, borrowers can still put down 3 percent (3.5 percent after Jan. 1) on an FHA-insured mortgage and 5 percent on some Fannie Mae and Freddie Mac loan programs with private mortgage insurance.
FHA standards are designed to help people with problem credit and those with scores in the upper 600s can still qualify for loans with reasonable rates offered by Fannie Mae and Freddie Mac.
Maximum loans in high-cost markets are capped at $729,750 through December. In June, they are expected to fall to approximately $625,000.
"I don't think consumers really know how free-flowing capital is right now in the residential mortgage market. There are no shortages, no breakdowns. People ought to be aware of that," says Jeff Lipes, president of Family Choice Mortgage.
Source: Washington Post Writer’s Group, Kenneth R. Harney (10/18/2008)
Worst Year for Home Builders Since 1991
Home builders are having their worst year in 17 years and the second-worst year in 50 years.
The U.S. Commerce Department reported that housing starts fell in September to 6.2 percent to an annual pace of 817,000 units. Builders broke ground on the lowest number of single-family homes in 26 years, an annual rate of 544,000.
"We expect housing starts to fall another 5% to 10% through the beginning of next year," wrote Michelle Meyer, an economist for Barclays Capital. "This will bring the level of housing starts to a new post-war record low."
Builders are aggressively cutting back production of new homes, trying to work off a huge backlog of unsold properties.
The only good news is that more households are forming than there are houses being built, which could help increase demand.
Source: MarketWatch, Rex Nutting (10/17/2008)
Fed Seems Reluctant to Drop Key Rates
Inflation appears to be under control, advancing just 0.1 percent in September, according to government reports. Air fares, oil prices, and the price of new cars have all fallen.
So, the U.S. futures markets is betting that the Federal Reserve will drop its key interest rate at least a quarter of a point when it meets on Oct. 28 and 29.
But Fed Chair Ben Bernanke and Vice Chair Donald Kohn don’t appear to be in any hurry to make another cut, apparently because they aren’t sure it will do any good.
Instead, they point to the market’s intense risk aversion as the primary drag on economic growth.
"The path of the economy will depend critically on how quickly the current stresses in financial markets abate," Kohn said in a speech in New York. "But these events have few, if any, precedents, and thus we can have even less confidence than usual in our economic forecasts."
Source: The Wall Street Journal, Jon Hilsenrath and Joellen Perry (10/16/2008)
5 Ways to Give Your Home Character
Far too many of today's homes and communities lack character, says urban designer and author Marianne Cusato, a featured speaker at this week's Sustainable Development & Restoration Summit in Newport, R.I.
Urban sprawl is largely responsible for poorly constructed communities popping up across the country, Cusato says. It's resulting in homes that lack energy efficiency, cities with poor layouts, and long, congested commutes.
So how do you avoid the cookie-cutter look and create a sense of identity for your house? Start by using older homes as a model, Cusato suggested.
Use four-sided architecture. Many home designs focus exclusively on the front, but the side of the home can be just as important and prominent. For example, windows on the side of a home are not only aesthetically pleasing but they also are functional – they offer cross-ventilation for cooling the home during the summer months to curb air conditioning costs and they allow more light to enter the home.
Use color. Think beyond beige. Color can add more identity to a house. For example, if all the homes on the block have the same architecture, the color of the exterior can be one way to differentiate and add more character to the home.
Less is more. Don’t overdo it on design elements to the exterior of a home; Too many details can make a home lose character. Focus on creating a hierarchy of most important elements. For example, the entryway and the side windows are prominent areas.
Be functional, not just stylish. Shutters along a window of a home that aren’t functional and don’t close, don’t make much sense. The towering, grandiose entryways on many McMansions won’t provide much covering when it’s raining outside. One aspect of good design is that it’s functional, Cusato said.
Connect with the outdoors. The home doesn’t have to be as big inside if it offers livable outdoor space. For example, a side private garden, front porch, and a public area near the house can connect home owners more to the outdoors.
By Melissa Dittmann Tracey for REALTOR® magazine online
Joint Press Release
Board of Governors of the Federal Reserve System
Federal Deposit Insurance Corporation
Office of the Comptroller of the Currency
Office of Thrift Supervision
For immediate release
October 17, 2008
Agencies Announce Decision on Regulatory Capital Impact of Emergency Economic Stabilization Act of 2008 on Fannie Mae and Freddie Mac Preferred Stock
The federal banking and thrift regulatory agencies announced today that they will allow banks, bank holding companies, and thrifts (collectively, "banking organizations") to recognize the effect of the tax change enacted in Section 301 of the Emergency Economic Stabilization Act of 2008 (EESA) in their third quarter 2008 regulatory capital calculations.
Section 301 of EESA provides tax relief to banking organizations that have suffered losses on certain holdings of Federal National Mortgage Association (Fannie Mae) and Federal Home Loan Mortgage Corporation (Freddie Mac) preferred stock by changing the character of these losses from capital to ordinary for federal income tax purposes. However, because the EESA was not enacted until October 3, 2008, banking organizations will not be able to recognize the tax effects of the ordinary losses resulting from Section 301 of EESA in financial statements prepared in accordance with generally accepted accounting principles until the fourth quarter of 2008. Today's decision by the agencies will allow banking organizations to recognize the economic benefits of the change in the tax treatment of losses on Fannie Mae and Freddie Mac preferred stock under Section 301 of the EESA in the third quarter of 2008 for regulatory capital purposes.
The agencies plan to provide regulatory reporting instructions to banking organizations describing how the effect of the tax change enacted in Section 301 of EESA should be reflected in the measurement of regulatory capital in their regulatory reports for September 30, 2008.
| Media Contacts: |
| Federal Reserve |
Deborah Lagomarsino |
202-452-2955 |
| FDIC |
David Barr |
202-898-6992 |
| OCC |
Kevin M. Mukri |
202-874-5770 |
| OTS |
William Ruberry |
202-906-6677 |
Last update: October 17, 2008
New Stimulus Package Under Discussion
Capitol Hill legislators are busy hammering out another economic stimulus plan to help ordinary Americans, but attracting quick bipartisan and Bush administration support to help consumers is not certain.
The problem is that Democrats and Republicans have very different views of how a stimulus package should be structured, and the White House has signaled its opposition to some of the key ideas now being circulated.
Senate Majority Leader Harry Reid (D-Nev.) took the wraps off a $150 billion package similar to a stimulus proposal made by Democratic presidential nominee Sen. Barack Obama (D-Ill.) earlier in the week that includes spending on infrastructure projects, providing energy assistance to low-income families, and a mandate for the federal government to be more aggressive in using its authority to push lenders to reduce foreclosures by renegotiating mortgage loans.
Republicans, by comparison, favor suspending the capital gains levy, lowering the corporate tax rate, and providing federal guarantees on interbank lending.
[Editor's note: The National Association of REALTORS® has called on Congress to pass a new stimulus bill during the lame-duck session of Congress later this year and to include four consumer-oriented housing provisions in the bill that would:
1. Make the temporary high-cost conforming loan limit of $729,750 permanent.
2. Eliminate the repayment requirement in the $7,500 homeownership tax credit and also expand eligibility for that tax credit to all buyers, not just first-timers.
3. Ensure the $700 billion in federal assistance to Wall Street gets filtered to lenders for new loan originations and refinancings, and not just be used to shore up investment banks' bottom lines.
4. Permanently keep banks out of real estate brokerage and management to ensure long-term protection of consumers.]
Source: Los Angeles Times, Jim Puzzanghera and Richard Simon (10/16/08)
Press Release
Release Date: October 16, 2008
For immediate release
The Federal Reserve Board on Thursday announced the adoption of an interim final rule that will allow bank holding companies to include in their Tier 1 capital without restriction the senior perpetual preferred stock issued to the Treasury Department under the capital purchase program announced by the Treasury on October 14, 2008. Treasury established the capital purchase program under the Emergency Economic Stabilization Act of 2008, which became law on October 3, 2008. Details about the capital purchase program are available on the Treasury's website.
The Board adopted the rule on an interim final basis to immediately provide guidance to bank holding companies concerning the regulatory capital treatment of such senior perpetual preferred stock and to support and facilitate the timely provision of capital to bank holding companies under the capital purchase program. The Board continues to work with Treasury, the other federal banking agencies, and other parties on other capital and related matters associated with the capital purchase program.
The interim rule will be effective as of October 17, 2008. The Board is, however, seeking public comment on the interim rule. Comments must be submitted within 30 days of publication of the interim rule in the Federal Register, which is expected soon.
The draft Federal Register notice for the rule is attached.
Attachment (43 KB PDF)
Last update: October 16, 2008
Press Release
Release Date: October 16, 2008
For immediate release
The Federal Reserve on Thursday issued enhanced guidance that refines and clarifies its programs for the consolidated supervision of bank holding companies and the combined U.S. operations of foreign banking organizations (FBOs). The Federal Reserve also released guidance clarifying supervisory expectations with respect to firmwide compliance risk management.
While initiation of these efforts predated the recent period of considerable strain in the financial markets, these enhanced approaches to consolidated supervision and firmwide compliance risk management emphasize several elements that should support a more resilient financial system.
The Federal Reserve continues to work, both independently and in conjunction with other supervisors and functional regulators, on a number of initiatives to strengthen supervisory approaches and reinforce expectations for sound practices in response to market events.
"This supervisory guidance on consolidated supervision and compliance risk management will better equip our supervisory staff, working closely with other U.S. and foreign supervisors and regulators, to understand and assess the full range and scope of a banking organization's operations and risks," said Federal Reserve Board Governor Randall S. Kroszner.
"This guidance should not only provide greater clarity regarding our longstanding responsibilities as a consolidated supervisor, but is also responsive to ongoing developments in the financial sector. The objectives of fostering financial stability and deterring or managing financial crises will be furthered by the Federal Reserve having a more complete view of firmwide risks and controls," Governor Kroszner said.
The continuing growth in the size and complexity of many banking organizations exposes these firms to a wide array of potential risks, while at the same time making it more challenging for a single supervisor to have a comprehensive perspective on the firm as a whole. In this regard, the consolidated supervision guidance is designed to foster consistent Federal Reserve supervisory practices and assessments across institutions with similar activities and risks.
The guidance describes how Federal Reserve staff develops an understanding and assessment of the consolidated operations of a bank holding company and the U.S. operations of an FBO through continuous monitoring activities, discovery reviews, and testing activities, as well as through interaction with, and reliance to the fullest extent possible on, other relevant supervisors and functional regulators.
The separate compliance risk management guidance endorses the principles set forth in the April 2005 paper issued by the Basel Committee on Banking Supervision entitled Compliance and the compliance function in banks. This guidance clarifies certain Federal Reserve supervisory policies regarding compliance risk management programs and oversight at large banking organizations with complex compliance profiles.
The supervisory guidance on both consolidated supervision and compliance risk management is attached.
SR Letter 08-8/CA Letter 08-11
SR Letter 08-9/CA Letter 08-12
Press Release
Release Date: October 16, 2008
For immediate release
The Federal Reserve Board on Thursday announced its approval of the proposal by Caja de Ahorros y Monte de Piedad de Madrid and Caja Madrid Cibeles S.A., both of Madrid, Spain, and CM Florida Holdings, Inc., Coral Gables, Florida, to acquire 83 percent of the voting securities of City National Bancshares, Inc. and thereby acquire control of its subsidiary bank, City National Bank of Florida, both of Miami, Florida.
Attached is the Board's Order relating to this action.
Attachment (495 KB PDF)
Press Release
Release Date: October 16, 2008
For immediate release
The Federal Reserve Board on Thursday announced the execution of a Written Agreement by and between Alliance Bancshares California, a registered bank holding company, and the Federal Reserve Bank of San Francisco.
A copy of the Written Agreement is attached.
Attachment (235 KB PDF)
Press Release
Release Date: October 16, 2008
For immediate release
The Federal Reserve Board on Thursday announced the execution of a Written Agreement by and among AmericasBank, Towson, Maryland, a state chartered member bank, the Federal Reserve Bank of Richmond, and the Maryland Division of Financial Regulation.
A copy of the Written Agreement is attached.
Attachment (426 KB PDF)
Cities Where Your Dollar Goes Furthest
Money goes further some places in the United States than it does in others.
Housing, in particular, has remained most affordable in the South and the Midwest. That’s because of less stringent building, an abundance of land and growing populations in the South, says Daniel McCue, a research analyst at Harvard’s Joint Center for Housing Studies.
To determine the cities that offer the best quality of life for the least amount of money, Forbes magazine calculated the ratios between a city’s median home price and its median household income. It also factored in projected job growth. And it compared median income to Moody’s Economy.com’s cost of living index.
Here are the 10 cities that it found to offer the best value, and the cities that it believes offers the worst value.
Cities Where Residents Get the Most for Their Money
- Austin, Texas
- San Antonio, Texas
- Indianapolis, Ind.
- Houston, Texas
- Charlotte, N.C.
- Columbus, Ohio
- Dallas
- Minneapolis/St. Paul
- Denver
- Portland, Ore.
Cities Where Residents Get the Least for Their Money
- Los Angeles
- Providence, R.I.
- New Orleans
- Philadelphia
- Cleveland
- New York
- Milwaukee, Wisc.
- St. Louis, Mo.
- Washington, D.C.
- Sacramento, Calif.
Source: Forbes, Abha Bhattarai (10/10/2008)
No Quick Fix for Housing Prices
A number of economists are concerned that the federal economic stabilization plan does not take into account home-price declines, which push down consumer spending and drive up default and foreclosure rates.
Martin Feldstein, an economist at Harvard University, believes 20 percent of homeowners' mortgages should be replaced by low-interest government loans to prevent the declines in net worth and consumer spending that will result if the government does nothing about residential depreciation.
Meanwhile, Richard Green of the University of Southern California's Lusk Center for Real Estate Development says more lenders need to participate in the Hope for Homeowners Program; and Columbia Business School Vice Dean Chris Mayer insists that demand for houses would rise if the government lowered mortgage rates to 5.25 percent.
Data from Zelman & Associates shows that higher FHA loan limits are helping, with mortgages financed by the agency rising to 28 percent last month from 19 percent in August.
Source: Wall Street Journal (10/15/08) P. A3; Simon, Ruth; Corkery, Michael
Speech
Vice Chairman Donald L. Kohn
At the Georgetown University Wall Street Alliance, New York, New York
October 15, 2008
Economic Outlook
We gather in difficult times for our financial markets and our economy. Recent weeks have seen a sharp intensification of the turmoil in financial markets: There has been a broad-based pullback in risk-taking and a virtual seizing up of term lending to many banks and other financial institutions; interest rates have risen for many borrowers, and credit availability has significantly diminished; and equity prices have fallen sharply, on net. The authorities have responded with a series of forceful and innovative measures that promise to rebuild confidence and free up lending. Tonight I will try to put these developments in the context of the recent course of our economy and its prospects for the future.1
Before commenting on the current situation and its economic implications, I thought it might be useful to begin by giving you my perspective on where the economy stood prior to the recent intensification of financial turmoil. Overall economic activity--as measured by the growth of real gross domestic product (GDP)--held up surprisingly well over the first half of 2008 given the ongoing stresses in broader financial markets and the further rise in oil prices. At the same time, however, a number of disquieting signs lay underneath the surface of the aggregate growth figures. Conditions in housing markets, as had been widely expected, were continuing to deteriorate, with further declines in home sales, new construction, and house prices in most markets. And, while consumer spending posted moderate gains during the spring, it seemed likely that much of that strength stemmed from the sizable tax rebate checks that began to go out to households at the end of April. Meanwhile, on the business side, employers had been reducing payrolls since the turn of the year, industrial production fell from February through May, and many corporations were seeing their profits squeezed by rising costs and weak demand.
During the summer, it became increasingly clear that a downshifting in the pace of economic activity was in train. In particular, the long list of negative factors weighing on domestic demand--including high prices for oil and other commodities, tight credit conditions, and the housing downturn--were beginning to take a significant toll on the economy.
The deterioration was led by a noticeable retrenchment in consumer spending. Although rebate checks continued to provide a boost to incomes in June and July, households were facing some stiff headwinds. Ongoing job losses and sharp increases in energy and food prices subtracted from household purchasing power, declining home prices and falling equity values led to a further drop in household wealth, and consumers remained extremely downbeat about prospects for jobs and income. At the same time, credit became more difficult to obtain as lenders became increasingly concerned about the prospects for loan performance in a softening economy. Many banks and other creditors tightened standards for credit cards and other consumer loans, and some lenders either reduced borrowing limits on or eliminated home equity lines of credit. As a result of all these influences, real consumer outlays fell from June through August, putting real consumer spending for the third quarter as a whole on track to decline for the first time since 1991.
Business investment also appears to have slowed over the summer. Orders and shipments for nondefense capital goods have weakened, on net, in recent months, pointing to a decline in real outlays for new business equipment. Similarly, outlays for nonresidential construction projects edged lower in July and August after rising at a robust pace over the first half of this year. Although the deteriorating sales outlook and increased uncertainty about the economy undoubtedly played a role, the softening in business outlays also appeared to reflect reduced credit availability from banks and other lenders.
In addition, conditions in housing markets have remained on a downward trajectory. Sales and construction of new homes continued to decline over the summer, and while existing home sales showed signs of stabilizing at low levels, many of the sales that did occur appear to have been stimulated by sharp price reductions for distressed properties. National indexes of house prices continued to post sizable declines.
Unfortunately, our trading partners have proven not to be immune from financial turmoil and economic weakness. Incoming data indicate that the pace of activity in many foreign economies slowed in recent quarters, reflecting many of the same forces of credit contraction, rising energy prices, and housing market decelerations that have affected the U.S. economy. This weakening in foreign activity suggests that the support to domestic production from net exports that was evident in the first half of this year is likely diminishing. We can see evidence of this in manufacturing production outside of motor vehicles, which had benefited from the earlier decline in the dollar and strong foreign growth; it fell for a third consecutive month in August, and indications for September suggest a further decline last month, even after excluding the effects of the recent hurricanes and the strike at Boeing.
Meanwhile, inflation remained uncomfortably high through much of the summer. The sharp increases in the prices of oil and many agricultural commodities showed through to consumer food and energy prices, and producers passed through some of their higher input costs into retail prices for "core" goods and services. More recently, however, the prices of oil and other commodities have posted substantial declines, non-oil import prices have edged down, and the prospect of greater slack in resource markets and weak demand seems likely to restrain labor cost pressures and pricing power. Reflecting these developments, inflation expectations appear to have eased a bit.
The weakening U.S. economy and ongoing declines in house prices, with their implications for credit performance, put further pressure on exposed financial institutions over the summer. Investors lost confidence in some of these institutions, which then saw their access to liquidity dry up, causing some to fail and others to require government assistance or to consolidate via their acquisition by healthier institutions.
The speed with which these developments occurred, along with worries about losses throughout the financial system, led banks and other lenders to pull back from extending credit except at the very shortest maturities. As a result, conditions in funding markets deteriorated substantially further in September and early October, with interbank lending rates moving up sharply from already-high levels and spreads over comparable-maturity overnight index swaps widening to unprecedented levels.
In addition, the commercial paper market became severely disrupted as money market mutual funds, the largest investors in that market, substantially reduced their demand in response to outflows and the difficulty of liquidating commercial paper in secondary markets. As a result, yields on commercial paper skyrocketed for most issuers, and funding became increasingly concentrated in paper with overnight maturities. Similarly, interest rates on longer-term corporate bonds rose sharply even for investment-grade firms, and bond markets were closed off to many issuers. These developments quickly led to sharp declines in equity prices more generally, as well as to widespread disruptions in other markets, including the markets for municipal bonds. Market distress fed on itself, as efforts by lenders to protect themselves triggered calls for increased margins, sales of assets that accentuated price declines, large increases in volatility in an uncertain and unfamiliar environment, and a sharp cutback in the willingness to extend credit. Financial stresses have intensified in major foreign economies as well, with many also experiencing a drying up of liquidity in financial markets, sharp increases in the cost of short-term credit, and steep declines in equity prices.
The net result of the erosion of confidence, declines in asset prices, and freezing up of many financial markets has been a marked deterioration in the outlook for economic growth both here and abroad. Already, the latest readings on the U.S. economy have become more downbeat. In the labor market, private payroll employment fell 170,000 in September, a faster pace of decline than had been evident in preceding months, and the Institute for Supply Management survey of conditions in the manufacturing sector turned down sharply. In addition, motor vehicle sales fell to a 12-1/2 million unit pace in September, and today's report on retail sales indicated that purchases of other goods also dropped sharply last month. Meanwhile, pressures in financial markets have undoubtedly further restricted the availability of credit to households and businesses. Indeed, many of our contacts for the Beige Book, which was published today, highlighted tight and tightening credit conditions, and, in increasing numbers, indicated that a lack of credit availability is negatively affecting their customers' ability to spend or impairing their own ability to maintain the normal working capital they need to manage their day-to-day operations.
To combat the increased stresses in financial markets and their effects on the economy, the U.S. authorities, as well as those of many foreign governments, have taken a number of forceful and innovative steps in recent weeks. Of greatest consequence was the passage of the Emergency Economic Stabilization Act (EESA) with its authority for the government to use up to $700 billion to support financial markets. Importantly, the U.S. Treasury has indicated that a significant share of this authority will be used to inject capital into financial institutions. As the turmoil has persisted and deepened, it has become increasingly clear that the fear and uncertainty gripping markets stems from questions about the exposure of many financial intermediaries to losses on mortgages and other loans. Banks and other lenders need greater capital cushions to reassure their counterparties that they will be able to meet their obligations, and they need it soon. The capital purchase plan announced by the Treasury yesterday is a start on building capital and confidence, and, by strengthening lenders, should make it easier for them to access the private capital they also require. In addition, the troubled asset purchase program should help by counteracting the effect of forced sales and impaired market liquidity on asset prices.
Although capital is the bedrock of confidence, it probably will take some time for enough to be raised to completely reassure those who extend funds to many intermediaries. In the meantime, the inability of lenders to fund themselves beyond the very near term creates vulnerability in the financial system and impedes their capacity to make loans to households and businesses to finance the purchases of cars, houses, and business capital. To bridge the gap to stronger capital, the Federal Deposit Insurance Corporation (FDIC) is offering banks and their holding companies an opportunity to issue guaranteed obligations for the next nine months. This guarantee covers the obligations most likely to be withdrawn when confidence erodes, but it is also structured to encourage banks to lengthen the maturity of their borrowing to provide stability, rebuild confidence, and stimulate lending. The FDIC program will operate alongside the earlier Treasury guarantee of money market fund balances designed to stabilize investments in those accounts and hence reduce the need for these funds to liquidate assets.
For its part, the Federal Reserve has greatly expanded its provision of liquidity to banks here and abroad and to other borrowers. We could do so in part because the EESA accelerated the authority for the Federal Reserve to pay interest on reserves. With that power, we can expand our lending and still maintain the federal funds rate target established by the Federal Open Market Committee (FOMC). Under normal circumstances, we face no tension between supplying liquidity and achieving our interest rate objective, because we supply a relatively small amount of funds to the private sector through our open market operations with primary dealers and discount window lending to banks. Over the past 15 months, however, as lenders have become increasingly reluctant to lend to each other, the Federal Reserve has had to take on a much greater role in the financial system to carry out its public policy responsibilities to provide a backstop source of liquidity. At first, we did this by expanding the amount and lengthening the maturity of our lending to banks at the discount window and through our traditional open market operations with dealers. Then, we found that we needed to supply credit against a greater variety of collateral to primary dealers so we opened the discount window to them and expanded our securities lending facilities. And just within the past few weeks we determined that, with normal intermediation increasingly disrupted, economic and financial stability required us to lend to firms that issued commercial paper. At the same time, we have greatly expanded our dollar swaps with foreign central banks to help them meet the dollar funding needs of their domestic banks--needs that have been adding to pressures on our markets here at home.
By opening and expanding these facilities, we are trying to assure banks, dealers, and commercial paper issuers that they can extend credit without worrying about whether they will be able to borrow to fund those loans. We are also trying to assure those who lend to these firms that the borrowers will have a source of funding to pay them back. Clearly, the willingness of the Federal Reserve to lend substantial amounts to more counterparties over longer periods has not, by itself, been sufficient to unlock private credit flows; but Federal Reserve credit has been a critical ingredient in the mix of policy tools.
As I noted earlier, the troubles in the financial markets have spilled over to the economy. Indeed, fear of economic weakness and the associated deterioration in credit quality contributed to the adverse dynamics in credit markets. To counter this dynamic and adjust its policy to the evolving economic outlook, the FOMC reduced the target federal funds rate 50 basis points last week. To be sure, the effects of the easier stance of policy on the cost and availability of credit were overwhelmed last week by the further erosion in confidence. But, over time, lower rates will help to support asset prices and reduce the cost of capital to encourage spending, economic expansion, and job creation.
Importantly, this easing action was taken alongside similar actions by many other central banks. Financial markets are connected around the world by the free flow of capital, and the freezing up of credit has occurred, to one degree or another, in many foreign economies as well as our own. In these circumstances, measures to address financial market problems within each country are likely to be more effective if other countries are also taking similar steps, as they are doing not only in monetary policy but also in their efforts to recapitalize banks, guarantee bank obligations, and shore up the confidence of lenders.
I am optimistic that this multipronged approach is laying the groundwork for a return to more normal functioning in financial markets and a restoration of vigorous economic growth. The initial reaction has been positive, but it will take some time before we know to what extent the current stresses in the financial sector are being resolved. Over time, financial firms will need to bolster profits to offset losses and attract capital, to delever by reducing debt relative to equity, and in many cases to consolidate through mergers and acquisitions. All of this points to a prolonged period of cautious lending and a high cost of capital relative to benchmark interest rates like the federal funds rate, even as market functioning improves.
Similarly, although the adjustment in housing markets is well under way, it likely still has further to go. House prices will probably continue to fall for a while, and inventories of unsold homes, while decreasing, will remain elevated. At some point, however, house prices will begin to stabilize, demand will be bolstered by the lower level of prices and low interest rates, and inventories will come into better alignment with sales. To be sure, any rebound in housing activity will likely be modest, but even a stabilization in housing markets will remove what has been a significant drag on the U.S. economy.
Given the likely drawn-out nature of the prospective adjustments in housing and financial markets, I see the most probable scenario as one in which the performance of the economy remains subpar well into next year and then gradually improves in late 2009 and 2010. As credit restraint abates, the low level of policy interest rates will begin to show through into more accommodative financial conditions. This improvement in financial conditions, together with the gradual stabilization of housing markets and the stimulative effects of lower oil and commodity prices, should lead to a pickup in jobs and income, contributing to a broad recovery in the U.S. economy.
At the same time, inflation seems likely to move onto a downward track. If sustained, the recent declines in commodity prices should soon lead to a sharp reduction in headline inflation. In addition, I expect core inflation to slow from current levels as lower commodity prices and greater economic slack moderate upward pressures on costs. Similar reductions in inflation abroad, as well as the recent appreciation of the dollar, should restrain increases in the prices of imported goods.
I would caution, however, that the uncertainty around my forecast is substantial. The path of the economy will depend critically on how quickly the current stresses in financial markets abate. But these events have few if any precedents, and thus we can have even less confidence than usual in our economic forecasts.
Here's what I do know: The authorities around the world have brought to bear on this situation an array of actions that are unprecedented in scope and force; these actions show every promise of being successful in restoring confidence in lending institutions and freeing the flow of credit to households and businesses; and governments in the United States and elsewhere have shown themselves able to work across political parties and across international boundaries to craft new approaches to problems. As Chairman Bernanke has often remarked, at the Federal Reserve we will utilize all the tools at our disposal to meet our responsibilities for fostering high employment and stable prices. I also know that the U.S. economy has proven itself over the years to be flexible and resilient as well as innovative and productive, qualities which enable it to rebound from serious economic shocks. I am confident that we will emerge from this episode with a stronger and more robust financial system and with a restoration of solid and sustainable economic growth.
Footnotes
1. The views expressed are my own and do not necessarily represent the views of other members of the Board or the Federal Open Market Committee. William Wascher, of the Board’s staff, contributed to these remarks. Return to text
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Speech
Chairman Ben S. Bernanke
At the Economic Club of New York, New York, New York
October 15, 2008
Stabilizing the Financial Markets and the Economy
Good afternoon. I am pleased once again to share a meal and some thoughts with the Economic Club of New York. I will focus today on the economic and financial challenges we face and why I believe we are well positioned to move forward. The problems now evident in the markets and in the economy are large and complex, but, in my judgment, our government now has the tools it needs to confront and solve them. Our strategy will continue to evolve and be refined as we adapt to new developments and the inevitable setbacks. But we will not stand down until we have achieved our goals of repairing and reforming our financial system and restoring prosperity.
The crisis we face in the financial markets has many novel aspects, largely arising from the complexity and sophistication of today's financial institutions and instruments and the remarkable degree of global financial integration that allows financial shocks to be transmitted around the world at the speed of light. However, as a long-time student of banking and financial crises, I can attest that the current situation also has much in common with past experiences. As in all past crises, at the root of the problem is a loss of confidence by investors and the public in the strength of key financial institutions and markets. The crisis will end when comprehensive responses by political and financial leaders restore that trust, bringing investors back into the market and allowing the normal business of extending credit to households and firms to resume. In that regard, we are, in one respect at least, better off than those who dealt with earlier financial crises: Generally, during past crises, broad-based government engagement came late, usually at a point at which most financial institutions were insolvent or nearly so. Waiting too long to respond has usually led to much greater direct costs of the intervention itself and, more importantly, magnified the painful effects of financial turmoil on households and businesses. That is not the situation we face today. Fortunately, the Congress and the Administration have acted at a time when the great majority of financial institutions, though stressed by highly volatile and difficult market conditions, remain strong and capable of fulfilling their critical function of providing new credit for our economy. This prompt and decisive action by our political leaders will allow us to restore more normal market functioning much more quickly and at lower ultimate cost than would otherwise have been the case. Moreover, we are seeing not just a national response but a global response to the crisis, commensurate with its global nature.
This financial crisis has been with us for more than a year. It was sparked by the end of the U.S. housing boom, which revealed the weaknesses and excesses that had occurred in subprime mortgage lending. However, as subsequent events have demonstrated, the problem was much broader than subprime lending. Large inflows of capital into the United States and other countries stimulated a reaching for yield, an underpricing of risk, excessive leverage, and the development of complex and opaque financial instruments that seemed to work well during the credit boom but have been shown to be fragile under stress. The unwinding of these developments, including a sharp deleveraging and a headlong retreat from credit risk, led to highly strained conditions in financial markets and a tightening of credit that has hamstrung economic growth.
The Federal Reserve responded to these developments in two broad ways. First, following classic tenets of central banking, the Fed has provided large amounts of liquidity to the financial system to cushion the effects of tight conditions in short-term funding markets. Second, to reduce the downside risks to growth emanating from the tightening of credit, the Fed, in a series of moves that began last September, has significantly lowered its target for the federal funds rate. Indeed, last week, in an unprecedented joint action with five other major central banks and in response to the adverse implications of the deepening crisis for the economic outlook, the Federal Reserve again eased the stance of monetary policy. We will continue to use all the tools at our disposal to improve market functioning and liquidity, to reduce pressures in key credit and funding markets, and to complement the steps the Treasury and foreign governments will be taking to strengthen the financial system.
Notwithstanding our efforts and those of other policymakers, the financial crisis intensified over the summer as mortgage-related assets deteriorated further, economic growth slowed, and uncertainty about the financial and economic outlook increased. As investors and creditors lost confidence in the ability of certain firms to meet their obligations, their access to capital markets as well as to short-term funding markets became increasingly impaired, and their stock prices fell sharply. Prominent companies that experienced this dynamic most acutely included the government-sponsored enterprises (GSEs) Fannie Mae and Freddie Mac, the investment bank Lehman Brothers, and the insurance company American International Group (AIG).
The Federal Reserve believes that, whenever possible, the difficulties experienced by firms in financial distress should be addressed through private-sector arrangements--for example, by raising new equity capital, as many firms have done; by negotiations leading to a merger or acquisition; or by an orderly wind-down. Government assistance should be provided with the greatest reluctance and only when the stability of the financial system, and thus the health of the broader economy, is at risk. In those cases when financial stability is broadly threatened, however, intervention to protect the public interest is not only justified but must be undertaken forcefully and without hesitation.
Fannie Mae and Freddie Mac present cases in point. To avoid unacceptably large dislocations in the mortgage markets, the financial sector, and the economy as a whole, the Federal Housing Finance Agency put Fannie and Freddie into conservatorship, and the Treasury, drawing on authorities recently granted by the Congress, made financial support available. The government's actions appear to have stabilized the GSEs, although, like virtually all other firms, they are experiencing effects of the current crisis. We have already seen benefits of their stabilization in the form of lower mortgage rates, which will help the housing market.
The difficulties at Lehman and AIG raised different issues. Like the GSEs, both companies were large, complex, and deeply embedded in our financial system. In both cases, the Treasury and the Federal Reserve sought private-sector solutions, but none was forthcoming. A public-sector solution for Lehman proved infeasible, as the firm could not post sufficient collateral to provide reasonable assurance that a loan from the Federal Reserve would be repaid, and the Treasury did not have the authority to absorb billions of dollars of expected losses to facilitate Lehman's acquisition by another firm. Consequently, little could be done except to attempt to ameliorate the effects of Lehman's failure on the financial system. Importantly, the financial rescue legislation, which I will discuss later, will give us better choices. In the future, the Treasury will have greater resources available to prevent the failure of a financial institution when such a failure would pose unacceptable risks to the financial system as a whole. The Federal Reserve will work closely and actively with the Treasury and other authorities to minimize systemic risk.
In the case of AIG, the Federal Reserve and the Treasury judged that a disorderly failure would have severely threatened global financial stability and the performance of the U.S. economy. We also judged that emergency Federal Reserve credit to AIG would be adequately secured by AIG's assets. To protect U.S. taxpayers and to mitigate the possibility that lending to AIG would encourage inappropriate risk-taking by financial firms in the future, the Federal Reserve ensured that the terms of the credit extended to AIG imposed significant costs and constraints on the firm's owners, managers, and creditors.
AIG's difficulties and Lehman's failure, along with growing concerns about the U.S. economy and other economies, contributed to extraordinarily turbulent conditions in global financial markets in recent weeks. Equity prices fell sharply. Withdrawals from prime money market mutual funds led them to reduce their holdings of commercial paper--an important source of financing for the nation's nonfinancial businesses as well as for many financial firms. The cost of short-term credit, where such credit has been available, jumped for virtually all firms, and liquidity dried up in many markets. By restricting flows of credit to households, businesses, and state and local governments, the turmoil in financial markets and the funding pressures on financial firms pose a significant threat to economic growth.
The Treasury and the Fed have taken a range of actions to address financial problems. To address illiquidity and impaired functioning in commercial paper markets, the Treasury implemented a temporary guarantee program for balances held in money market mutual funds to help stem the outflows from these funds. The Federal Reserve put in place a temporary lending facility that provides financing for banks to purchase high-quality asset-backed commercial paper from money market funds, thus reducing their need to sell the commercial paper into already distressed markets. Moreover, we soon will implement a new, temporary Commercial Paper Funding Facility that will provide a backstop to commercial paper markets by purchasing highly rated commercial paper directly from issuers at a term of three months when those markets are illiquid.
To address ongoing problems in interbank funding markets, the Federal Reserve has significantly increased the quantity of term funds it auctions to banks and accommodated heightened demands for temporary funding from banks and primary dealers. Also, to try to mitigate dollar funding pressures worldwide, we have greatly expanded reciprocal currency arrangements (so-called swap agreements) with other central banks. Indeed, this week we agreed to extend unlimited dollar funding to the European Central Bank, the Bank of England, the Bank of Japan, and the Swiss National Bank. These agreements enable foreign central banks to provide dollars to financial institutions in their jurisdictions, which helps improve the functioning of dollar funding markets globally and relieve pressures on U.S. funding markets. It bears noting that these arrangements carry no risk to the U.S. taxpayer, as our loans are to the foreign central banks themselves, who take responsibility for the extension of dollar credit within their jurisdictions.
The expansion of Federal Reserve lending is helping financial firms cope with reduced access to their usual sources of funding and thus is supporting their lending to nonfinancial firms and households. Nonetheless, the intensification of the financial crisis over the past month or so made clear that a more powerful, comprehensive approach involving the fiscal authorities was needed to address these problems more effectively. On that basis, the Administration, with the support of the Federal Reserve, asked the Congress for a new program aimed at stabilizing our financial markets. The resulting legislation, the Emergency Economic Stabilization Act, provides important new tools for addressing the distress in financial markets and thus mitigating the risks to the economy. The act allows Treasury to buy troubled assets, to provide guarantees, and to inject capital to strengthen the balance sheets of financial institutions. The act also raises the limit on deposit insurance from $100,000 to $250,000 per account, effectively immediately.
The Troubled Asset Relief Program (TARP) authorized by the legislation will allow the Treasury, under the supervision of an oversight board that I will head, to undertake two highly complementary activities. First, the Treasury will use the TARP funds to help recapitalize our banking system by purchasing non-voting equity in financial institutions. Details of this program were announced yesterday. Initially, the Treasury will dedicate $250 billion toward purchases of preferred shares in banks and thrifts of all sizes. The program is voluntary and designed both to encourage participation by healthy institutions and to make it attractive for private capital to come in along with public capital. We look to strong institutions to participate in this capital program, because today even strong institutions are reluctant to expand their balance sheets to extend credit; with fresh capital, that constraint will be eased. The terms offered under the TARP include the acquisition by the Treasury of warrants to ensure that taxpayers receive a share of the upside as the financial system recovers. Moreover, as required by the legislation, institutions that receive capital will have to meet certain standards regarding executive compensation practices.
Second, the Treasury will use some of the resources provided under the bill to purchase troubled assets from banks and other financial institutions, in most cases using market-based mechanisms. Mortgage-related assets, including mortgage-backed securities and whole loans, will be the focus of the program, although the law permits flexibility in the types of assets purchased as needed to promote financial stability. Removing these assets from private balance sheets should increase liquidity and promote price discovery in the markets for these assets, thereby reducing investor uncertainty about the current value and prospects of financial institutions. Unclogging the markets for mortgage-related assets should put banks and other institutions in a better position to raise capital from the private sector and increase the willingness of counterparties to engage. With time, the provision of equity capital to the banking system and the purchase of troubled assets will help credit flow more freely, thus supporting economic growth.
These measures will lead to a much stronger financial system over time, but steps are also necessary to address the immediate problem of lack of trust and confidence. Accordingly, also announced yesterday was a plan by the Federal Deposit Insurance Corporation (FDIC) to provide a broad range of guarantees of the liabilities of FDIC-insured depository institutions, including their associated holding companies. The guarantee covers all newly issued senior unsecured debt, including commercial paper and interbank funding, and it will also cover all funds held in non-interest-bearing transactions accounts, such as payroll accounts. This broad guarantee will be effectively immediately, and fees for coverage will be waived for 30 days. After the 30-day grace period, banks may continue to participate in the guarantee program by paying reasonable fees.
I would like to stress once again that the taxpayers' interests were very much in our minds and those of the Congress when these programs were designed. The costs of the FDIC guarantee are expected to be covered by fees and assessments on the banking system, not by the taxpayer. In the case of the TARP program, the funds allocated are not simple expenditures, but rather acquisitions of assets or equity positions, which the Treasury will be able to sell or redeem down the road. Indeed, it is possible that taxpayers could turn a profit from the program, although, given the great uncertainties, no assurances can be provided. Moreover, the program is subject to extensive controls and to oversight by several bodies. The larger point, though, is that the economic benefit of these programs to taxpayers will not be determined primarily by the financial return to TARP funds, but rather by the impact of the program on the financial markets and the economy. If the TARP, together with the other measures that have been taken, is successful in promoting financial stability and, consequently, in supporting stronger economic growth and job creation, it will have proved itself a very good investment indeed, to everyone's benefit.
Stabilization of the financial markets is a critical first step, but even if they stabilize as we hope they will, broader economic recovery will not happen right away. Economic activity had been decelerating even before the recent intensification of the crisis. The housing market continues to be a primary source of weakness in the real economy as well as in the financial markets, and we have seen marked slowdowns in consumer spending, business investment, and the labor market. Credit markets will take some time to unfreeze. And with the economies of our trading partners slowing, our export sales, which have been a source of strength, very probably will slow as well. These restraining influences on economic activity, however, will be offset somewhat by the favorable effects of lower prices for oil and other commodities on household purchasing power. Ultimately, the trajectory of economic activity beyond the next few quarters will depend greatly on the extent to which financial and credit markets return to more normal functioning.
Inflation has been elevated recently, reflecting the steep increases in the prices of oil, other commodities, and imports that occurred earlier this year, as well as some pass-through by firms of their higher costs of production. However, expected inflation, as measured by consumer surveys and inflation-indexed Treasury securities, has held steady or eased, and prices of imports now appear to be decelerating. These developments, together with the recent declines in prices of oil and other commodities as well as the likelihood that economic activity will fall short of potential for a time, should lead to rates of inflation more consistent with price stability.
This past weekend, the finance ministers and central bank governors of the Group of Seven industrialized countries met in Washington. We committed to work together to stabilize financial markets and restore the flow of credit to support global economic growth. We agreed to use all available tools to prevent failures that pose systemic risk. We affirmed we will ensure our deposit insurance programs instill confidence in the safety of savings. We agreed to ensure that our banks and other major financial intermediaries, as needed, can raise capital from public as well as private sources. We further agreed that we would take all necessary steps to unfreeze interbank and money markets, and that we will act to restart the secondary markets for mortgages and other securitized assets. Finally, we recognized that we should take these actions in ways that protect taxpayers and avoid potentially damaging effects on other countries. I believe that these are the right principles for action, and I see the steps announced by our government yesterday as fully consistent with them.
I have laid out for you today an extraordinary series of actions taken by policymakers throughout our government and around the globe. Americans can be confident that every resource is being brought to bear to address the current crisis: historical understanding, technical expertise, economic analysis, financial insight, and political leadership. I am not suggesting the way forward will be easy, but I strongly believe that we now have the tools we need to respond with the necessary force to these challenges. Although much work remains and more difficulties surely lie ahead, I remain confident that the American economy, with its great intrinsic vitality and aided by the measures now available, will emerge from this period with renewed vigor.
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| 2008
Summary of Commentary on
Current Economic Conditions
by Federal Reserve District
Commonly known as the Beige Book, this report is published eight times per year. Each Federal Reserve Bank gathers anecdotal information on current economic conditions in its District through reports from Bank and Branch directors and interviews with key business contacts, economists, market experts, and other sources. The Beige Book summarizes this information by District and sector. An overall summary of the twelve district reports is prepared by a designated Federal Reserve Bank on a rotating basis.
|
| 1970 - present (on the web site of the Federal Reserve Bank of Minneapolis) |
Government Takes $250 Billion Stake in Banks
The U.S. Treasury announced plans today to purchase up to $250 billion in preferred stock from the nation's top banks. The move is part of a plan that President Bush says will help prevent recession and preserve the free market.
"Government owning a stake in any private U.S. company is objectionable to most Americans – me included," Treasury Secretary Henry Paulson said in a statement. "Yet the alternative of leaving businesses and consumers without access to financing is totally unacceptable. When financing isn't available, consumers and businesses shrink their spending, which leads to businesses cutting jobs and even closing up shop."
Nine major financial institutions have already agreed to the voluntary plan. Combined, these institutions will receive $125 billion in capital from the government. The banks are:
- Goldman Sachs Group Inc.
- Morgan Stanley
- J.P. Morgan Chase & Co.
- Bank of America Corp.
- Citigroup Inc.
- Wells Fargo & Co.
- Bank of New York Mellon
- State Street Corp.
As part of the voluntary program, the government will buy stock "on attractive terms that protect the taxpayer," according to a joint statement by the Treasury, Federal Reserve, and FDIC.
The shares be non-voting, unless the matter directly affects the government's rights as a shareholder. Banks that agree to be part of the program will accept restrictions on executive compensation while the government is holding the stock.
Paulson said taxpayers should expect a "reasonable return" from the stock and said the government will also receive warrants to buy additional stock from institutions participating in the program.
"The actions today are aimed at restoring confidence in our institutions and markets and repairing their capacity to meet the credit needs of American households and businesses," Federal Reserve Chairman Ben Bernanke said in a statement.
Source: U.S. Treasury, Wall Street Journal
Hunting for an Investment Gem? Try REITs
Forbes magazine has pinpointed some real estate investment trust that appear to be a good bet, with stable tenant bases, low leverage (liabilities as a percentage of assets), and no looming debt maturing.
Here are some of the REITS the article mentions:
Equity Residential. Owns apartments in New York, Los Angeles and Seattle; has one of the sector's strongest balance sheets; recently secured a $550 million loan from untroubled Wells Fargo, at 6 percent interest.
Washington REIT. Owns offices in and around the nation's capital, where demand for space is strong ; raised $98 million in equity last month and has a $260 million line of credit.
General Growth Properties. Owns high-end malls in troubled places like Las Vegas and has piled up debt building new malls. Its shares have fallen 87% from a 52-week high to $7.59.
Source: Forbes: Dorothy Pomerantz (10/27/2008)
Low Prices Don't Always Mean Low Tax Bills
Buyers of foreclosed property or short sales may expect to see smaller property tax bills, but that's often not the case.
Such buyers should consider that property tax bills in many states reflect the original assessed value of the property.
Property taxes are calculated in various ways across the country, but in many states, including foreclosure-plagued Florida, state regulations prevent counties from factoring in foreclosures and distressed sales, including short sales, when calculating tax bills.
Buyers traditionally can expect their new home will be assessed at roughly 85 percent of the purchase price for property taxes, the difference being closing fees and other transaction expenses, according to a report in the Orlando Sentinel. But in Florida, when a home is purchased as a distressed sale, the property is assessed based on regular sales of similar homes in the area.
Source: Orlando Sentinel, Scott Wyman (10/14/2008)
Press Release
Release Date: October 14, 2008
For immediate release
The Federal Open Market Committee has authorized an increase in the size of its temporary reciprocal currency arrangement (swap line) with the Bank of Japan, so that the Bank of Japan can provide U.S. dollar funding in quantities sufficient to meet demand.
Following on the joint announcement by central banks on October 13, the Bank of Japan announced Tuesday that it will conduct tenders of U.S. dollar funding for full allotment at pre-announced fixed rates. As in Europe, counterparties in Japan will be able to borrow any amount they wish against appropriate collateral.
Accordingly, the size of the swap line between the Federal Reserve and the Bank of Japan will be increased to accommodate whatever quantity of U.S. dollar funding is demanded. On October 13, the Federal Reserve made the same announcement with respect to its swap lines with the Bank of England, European Central Bank, and Swiss National Bank.
These arrangements have been authorized through April 30, 2009.
Information on the action by the Bank of Japan is available at its website:
Bank of Japan 
Joint Press Release
Board of Governors of the Federal Reserve System
U.S. Department of the Treasury
Federal Deposit Insurance Corporation
For release at 8:30 a.m. EDT
October 14, 2008
Joint Statement by Treasury, Federal Reserve, and FDIC
Washington, DC-- The following statement was made by Treasury Secretary Henry M. Paulson, Jr, Federal Reserve Chairman Ben Bernanke and FDIC Chairman Sheila C. Bair:
Today we are taking decisive actions to protect the U.S. economy, to strengthen public confidence in our financial institutions, and to foster the robust functioning of our credit markets. These steps will ensure that the U.S. financial system performs its vital role of providing credit to households and businesses and protecting savings and investments in a manner that promotes strong economic growth in the U.S. and around the world. The overwhelming majority of banks in the United States are strong and well-capitalized. These actions will bolster public confidence in our system to restore and stabilize liquidity necessary to support economic growth.
Last week, the President’s Working Group on Financial Markets announced that the U.S. government would deploy all of our tools in a strategic and collaborative manner to address the current instability in our financial markets and mitigate the risks that instability poses for broader economic growth. This past weekend, we and our G7 colleagues committed to a comprehensive global strategy to provide liquidity to markets, to strengthen financial institutions, to prevent failures that pose systemic risk, to protect savers, and to enforce investor protections.
We welcomed the steps announced by our European colleagues this weekend to implement the action plan, and ensure financial institutions in Europe can finance economic growth. Today we are implementing our strategy with three important actions.
First, Treasury is announcing a voluntary capital purchase program. A broad array of financial institutions is eligible to participate in this program by selling preferred shares to the U.S. government on attractive terms that protect the taxpayer. Second, after receiving a recommendation from the boards of the FDIC and the Federal Reserve, and consulting with the President, Secretary Paulson signed the systemic risk exception to the FDIC Act, enabling the FDIC to temporarily guarantee the senior debt of all FDIC-insured institutions and their holding companies, as well as deposits in non-interest bearing deposit transaction accounts. Regulators will implement an enhanced supervisory framework to assure appropriate use of this new guarantee.
We are pleased to announce that nine major financial institutions have already agreed to participate in both the capital purchase program and the FDIC guarantee program. We appreciate that these healthy institutions are taking these steps to strengthen their own positions and to enhance the overall performance of the U.S. economy. By participating in these programs, these institutions, along with thousands of others to come, will have enhanced capacity to perform their vital function of lending to U.S. consumers and businesses and promoting economic growth. They have also committed to continued aggressive actions to prevent unnecessary foreclosures and preserve homeownership.
Third, to further increase access to funding for businesses in all sectors of our economy, the Federal Reserve has announced further details of its Commercial Paper Funding Facility (CPFF) program, which provides a broad backstop for the commercial paper market. Beginning October 27, the CPFF will fund purchases of commercial paper of 3 month maturity from high-quality issuers.
Together these three steps significantly strengthen the capital position and funding ability of U.S. financial institutions, enabling them to perform their role of underpinning overall economic growth. These actions demonstrate to market participants here and around the world the strength of the U.S. government’s commitment to take all necessary steps to unlock our credit markets and minimize the impact of the current instability on the overall U.S. economy. The actions taken today are a powerful step toward restoring the health of the global financial system.
Remarks by Chairman Ben S. Bernanke at the President’s Working Group Market Stability Initiative announcement
Last update: October 14, 2008
Press Release
Release Date: October 14, 2008
For release at 8:30 a.m. EDT
The Federal Reserve Board on Tuesday announced additional details regarding the Commercial Paper Funding Facility (CPFF), including that it would begin funding purchases of commercial paper on October 27, 2008.
The Board authorized the CPFF on October 7, 2008 under Section 13(3) of the Federal Reserve Act to provide a liquidity backstop to U.S. issuers of commercial paper. The CPFF is intended to improve liquidity in short-term funding markets and thereby increase the availability of credit for businesses and households.
Under the CPFF, the Federal Reserve Bank of New York will finance the purchase of unsecured and asset-backed commercial paper from eligible issuers through its primary dealers. The CPFF will finance only highly rated, U.S. dollar-denominated, three-month commercial paper.
The attached terms-and-conditions and questions-and-answers documents describe the terms and operational details of the facility, which were determined after consultation with commercial paper issuers and dealers.
Commercial Paper Funding Facility
Terms and conditions
FAQs
Speech
Chairman Ben S. Bernanke
Remarks
At the President’s Working Group Market Stability Initiative Announcement
October 14, 2008
Good morning. Before I begin, I want to express my appreciation of my colleagues, Secretary Paulson and Chairman Bair, for their efforts in what has been an extraordinary collaboration. As Americans well know, the challenges evident in the financial markets and in the economy are large and complex, but I believe that the steps taken today will help us to overcome them. Our strategy will continue to evolve and be refined as we adapt to new developments and the inevitable setbacks. But we will not stand down until we have achieved our goals of repairing and reforming our financial system and thereby restoring prosperity to our economy.
Over the past year, the Federal Reserve has actively used all its powers and authorities to try to help our economy through this difficult time. And central banks around the world have consulted closely and cooperated in unprecedented ways to reduce strains in financial markets and to bolster our economies. We will continue to do so. However, clearly the time had come for a more comprehensive and broad-based solution.
History teaches us that government engagement in times of severe financial crisis often arrives very late, usually at a point at which most financial institutions are insolvent or nearly so. Waiting too long to act has usually led to much greater direct costs of the intervention itself and, more importantly, magnified the painful effects of financial turmoil on households and businesses. That is not the situation we face today. Fortunately, the Congress and the Administration have acted at a time when the great majority of financial institutions, though stressed by highly volatile and difficult market conditions, remain capable of fulfilling their critical function of providing new credit for our economy. The Congress's prompt and decisive action in passing the financial rescue legislation made possible the critical steps that have been announced this morning. I also find it heartening that we are seeing not just a national, but a global response to the crisis, commensurate with its global nature. Indeed, this past weekend, the finance ministers and central bankers of the Group of Seven industrialized countries announced a set of principles embodying a comprehensive approach to dealing with the crisis. The steps we are taking today are fully consistent with those principles.
As in all past crises, at the root of the problem is a loss of confidence by investors and the public in the strength of key financial institutions and markets, which has had cascading and unwelcome effects on the availability of credit and the value of savings. The actions today are aimed at restoring confidence in our institutions and markets and repairing their capacity to meet the credit needs of American households and businesses. The voluntary equity purchase program will strengthen financial institutions' capacity and willingness to lend. The guarantee of the senior debt of all FDIC-insured depository institutions and their holding companies will restore the confidence of these institutions' creditors and reinvigorate the crucial inter-bank lending markets. Additionally, the Federal Reserve is pressing forward with its facility to provide a broad backstop for the commercial paper market, so vital to the functioning of our businesses.
Policymakers here and around the globe have taken a series of extraordinary steps. Americans can be confident that every resource is being brought to bear: historical understanding, technical expertise, economic analysis, and political leadership. I am not suggesting the way forward will be easy. But I strongly believe that the application of these tools, together with the underlying vitality and resilience of the American economy, will help to restore confidence to our financial system and place our economy back on a path to vigorous, healthy growth.
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Press Release
Release Date: October 14, 2008
For immediate release
The Federal Reserve Board on Tuesday announced the execution of a Written Agreement by and among Irwin Financial Corporation, Columbus, Indiana, a registered bank holding company, Irwin Union Bank and Trust Company, Columbus, Indiana, a state chartered member bank, the Federal Reserve Bank of Chicago, and the Indiana Department of Financial Institutions.
A copy of the Written Agreement is attached.
Attachment (420 KB PDF)
Press Release
Release Date: October 13, 2008
For release at 2:00 a.m. EDT
In order to provide broad access to liquidity and funding to financial institutions, the Bank of England (BoE), the European Central Bank (ECB), the Federal Reserve, the Bank of Japan, and the Swiss National Bank (SNB) are jointly announcing further measures to improve liquidity in short-term U.S. dollar funding markets.
The BoE, ECB, and SNB will conduct tenders of U.S. dollar funding at 7-day, 28-day, and 84-day maturities at fixed interest rates for full allotment. Funds will be provided at a fixed interest rate, set in advance of each operation. Counterparties in these operations will be able to borrow any amount they wish against the appropriate collateral in each jurisdiction. Accordingly, sizes of the reciprocal currency arrangements (swap lines) between the Federal Reserve and the BoE, the ECB, and the SNB will be increased to accommodate whatever quantity of U.S. dollar funding is demanded. The Bank of Japan will be considering the introduction of similar measures.
Central banks will continue to work together and are prepared to take whatever measures are necessary to provide sufficient liquidity in short-term funding markets.
Federal Reserve Actions
To assist in the expansion of these operations, the Federal Open Market Committee has authorized increases in the sizes of its temporary swap facilities with the BoE, the ECB, and the SNB, so that these central banks can provide U.S. dollar funding in quantities sufficient to meet demand.
These arrangements have been authorized through April 30, 2009.
Information on Related Actions Being Taken by Other Central Banks
Information on the actions that will be taken by the other central banks is available at the following websites:
Bank of England
European Central Bank
Bank of Japan (80 KB PDF)
Swiss National Bank (56 KB PDF)
Last update: October 13, 2008
Press Release
Release Date: October 12, 2008
For immediate release
The Federal Reserve Board on Sunday announced its approval of the application and notice under sections 3 and 4 of the Bank Holding Company Act by Wells Fargo & Company, San Francisco, California, to acquire Wachovia Corporation and its subsidiary banks, Wachovia Bank, National Association, both of Charlotte, North Carolina, and Wachovia Bank Delaware, National Association, Wilmington, Delaware, and the nonbanking subsidiaries of Wachovia Corporation.
Attached is the Board's Order relating to this action.
Attachment (31 KB PDF)
U.S. Considers Bank-Debt Guarantees
U.S. Treasury Secretary Henry Paulson reportedly is fast-tracking a plan to guarantee debt issued by banks after a similar move was made by European policy makers over the weekend.
Such a step would be part of a three-pronged strategy to free up credit markets that also calls for the government to buy shares in financial companies and invest in distressed assets under the $700 billion program recently approved by Capitol Hill lawmakers.
In order to maintain a level playing field for American lenders, the Treasury may also have to offer a backstop for U.S. banks' debt.
At an emergency summit in Paris on Oct. 12, European leaders agreed to offer guarantees for new bank debt and committed to using taxpayer funds to bolster lenders' capital.
Source: Bloomberg, Rebecca Christie and Robert Schmidt (10/13/08)
Gramps Jailed for Snubbing Lawn Care Order
A 66-year-old grandfather in Bayonet Point, Fla., is doing jail time because he couldn’t afford to replace the sod on his lawn in his deed-restricted community after his sprinkler system failed.
The Beacon Woods Civic Association took Joseph Prudente to court earlier this year after he failed to re-sod despite several warning letters. In September, Circuit Judge W. Lowell Bray ordered Prudente to resod. When Prudente repeatedly ignored the court order, Lowell sentenced him to jail without bail until the lawn is sodded.
Prudente, who takes heart medication, says he was unable to fix the lawn after his adjustable rate mortgage rose to $600 a month, Wachovia Bank repossessed his Toyota Scion, and his daughter and her two children fell on hard times and moved in with him and his wife Pat.
The Beacon Woods association expressed regret that Prudente had landed in jail. "It's a sad situation," says board president Bob Ryan. "But in the end, I have to say he brought it upon himself."
Source: St. Petersburg Times, Jodie Tillman (10/11/08)
Law Makes Housing Affordable for Veterans
Veterans across America now have expanded homeownership opportunities due to the Veterans’ Benefits Improvement Act of 2008, which President George W. Bush signed into law last Friday.
The bill includes housing provisions for veterans who are already home owners and those who aspire to homeownership, according to the NATIONAL ASSOCIATION OF REALTORS®.
“This [bill] will go a long way toward helping veterans buy and keep their homes,” says NAR President Dick Gaylord.
Three provisions in the legislation are critical to help veterans during the current housing turmoil.
1. The law will make it easier for veterans who have fallen victim to risky subprime loans to refinance their loans into safer, more affordable loans backed by the U.S Department of Veterans Affairs.
2. The legislation also makes the VA loan limit increases permanent, which will help veterans living in high-cost areas.
3. The VA also can now offer adjustable-rate mortgages to veterans. That would make homeownership more attainable for military families and personnel who often have to move more frequently than their civilian counterparts.
“We need to support and protect those who serve our country,” Gaylord says. “Helping ensure that every veteran who can afford to own a home and wants to do so will have the opportunity and that everyone who responsibly owns a home is able to keep it is part of that commitment.”
--NAR
Atlanta Pro Busted for Mortgage Fraud
An Atlanta real estate practitioner was sentenced Friday to 14 years in federal prison for mortgage fraud.
Joseph Sterling Jetton, the 61-year-old owner of Precision Construction Co. in Woodstock, Ga., was ordered to pay $11.2 million in restitution on charges of conspiracy, bank fraud, wire fraud, and money laundering.
According to the Department of Justice, Jetton orchestrated a mortgage fraud scheme that involved millions of dollars in fraudulently inflated mortgage loans being provided to unqualified straw borrowers from late 2004 through early 2006. The straw borrowers were paid through shell companies as much as $600,000 per property from the loan proceeds.
Jetton was accused of writing sales contracts for inflated sales prices, then he and 10 others implicated in the scheme skimmed hundreds of thousands of dollars out of the loan proceeds. According to court documents, Jetton personally derived more than a $1 million in commissions from the mortgage fraud.
Source: U.S. Department of Justice (10/10/08)
Home Sizes Shrink to Lure Buyers
Home builders are reducing the size and options available to appeal to buyers with less money to spend and who are facing a harder time getting financing.
Los Angeles-based KB Homes had shrunk its homes from 3,400 square feet, selling for $450,000, to 2,400 square feet selling for $300,000 to appeal to buyers. Now, it's shrinking its homes yet again--1,230 square feet priced at about $200,000
Other builders, including Warmington Homes and John Laing Homes, have taken similar approaches.
“We're getting back to more the way things were historically, kind of undoing the excesses, not just from a price perspective but home size and (fewer amenities)," says Nishu Sood, a Deutsche Bank analyst.
The new KB Homes aren’t just smaller, they are more efficiently designed, says Steve Ruffner, president of KB Home's Southern California Coastal Division.
"You could have a three-bedroom, 2,500 square-foot single-story home and all you had was wide hallways and bigger rooms. It wasn't really giving [buyers] the utility," Ruffner says.
Source: The Associated Press, Alex Veiga (10/10/08)
Fed Loans to Banks Almost Double to $98 Billion
By Craig Torres
Oct. 9 (Bloomberg) -- The Federal Reserve's direct loans to commercial banks almost doubled to a record $98.1 billion yesterday from a week before as the credit freeze sent money- market rates soaring.
Federal Reserve data released today in Washington showed that loans to banks through the so-called discount window climbed from $49.5 billion on Oct. 1.
Today's figures underscore the Fed's role in preventing a deeper meltdown as lenders hoard cash in the wake of bank failures around the world. Finance ministers and central bankers from the Group of Seven major industrial nations hold a meeting in Washington tomorrow and will discuss shoring up their national banking systems.
``Banks are relying more than ever on the Fed to get their liquidity, because borrowing from other banks has ground to a halt,'' said Scott Anderson, senior economist at Wells Fargo & Co. in Minneapolis.
The London interbank offered rate, or Libor, for three- month loans rose to 4.75 percent today, the highest level since Dec. 28. Its premium over the Fed's benchmark rate -- its target rate for overnight loans between banks -- was a record.
The Fed's district bank of Richmond accounted for about half of the increase in loans to commercial banks. The region includes Wachovia Corp., the beleaguered bank that agreed this month to be taken over by Citigroup Inc. The Richmond Fed said Sept. 29 it was ready to ``provide liquidity as needed'' to support the sale of Wachovia.
The central bank said in a statement today that it will review a separate bid by Wells Fargo & Co. to buy Wachovia.
Lack of Trust
``The crux of the problem is counter-party risk,'' said Karl Haeling, head of strategic debt distribution at Landesbank Baden-Wuerttemberg in New York. ``All the liquidity the Fed has pumped in is not being recycled'' to other banks and borrowers, he added.
The U.S. government is planning to buy stakes in a wide range of banks within weeks as the credit freeze increasingly threatens to tip the U.S. economy into a deep recession. Treasury Secretary Henry Paulson and top aides are still considering options on how the purchases would work. The move would be a shift in emphasis in Paulson's original intention for the $700 billion bailout package passed by Congress last week, which focuses on purchases of bad assets from banks.
Borrowing by securities firms at the Fed totaled $123 billion, down from $146.6 billion, the central bank said today in its weekly report.
Emergency Lending
Under an emergency lending program to help money-market funds, banks borrowed $139.5 billion as of yesterday to buy commercial paper from such funds, down from $152.1 billion a week ago.
Fed loans to American International Group Inc., the largest U.S. insurer, rose to $70.3 billion from $61.2 billion. The Fed agreed Sept. 16 to rescue AIG with an $85 billion loan in return for an 80 percent stake for the U.S. government. The Fed also will provide as much as $37.8 billion in additional liquidity to AIG, the central bank said yesterday.
Global central banks have created several new tools for channeling liquidity into credit markets as lenders confront $592 billion in writedowns and losses from mortgages and related assets.
Central banks also staged coordinated rate cuts yesterday to support economic growth. The Fed reduced the federal funds rate to 1.5 percent and the discount rate, the charge for direct loans to banks and dealers, to 1.75 percent.
The European Central Bank, Bank of England, Bank of Canada and Sweden's Riksbank also reduced their benchmark rates by half a point. The Bank of Japan, which didn't participate in the move, said it supported the action. Switzerland also took part. China's central bank separately cut its key rate by 0.27 percentage point.
To contact the reporters on this story: Craig Torres in Washington at ctorres3@bloomberg.net
Last Updated: October 9, 2008 19:55 EDT
Some banks are still worth a look
Royal Bank of Scotland and Barclays are fundamentally sound financials despite their recent losses. Taking these positions is risky, but I could see a return of 300%.
Strategy Lab is MSN Money's stock-picking challenge. To learn more about the game and the contenders, click here.
With my last journal I took positions in preferred shares of a couple of overseas banks, and I want to explain those moves to you:
- British banks Royal Bank of Scotland (RBS, news, msgs) and Barclays (BCS, news, msgs) have been beaten up dramatically -- an 80% decline on RBS alone.
- Both are terrific businesses and have been among the top 10 world banks until recently. But fear is driving the market, and thus fundamentals do not matter.
- Preferred stocks are a key funding mechanism for both but have been selling at 20 cents on the dollar. (The liquidation value for all of my preferred is about $25 a share, considerably more than any of them cost.)
- I anticipated the British government would step in with a bailout and interest-rate cut. (It did, though the pop has not been as good as I expected.)
- If the preferred stock dividend is not eliminated when the government makes an investment, both RBS and BCS preferreds should double or triple because the yield is an insane 20%-plus.
- In my opinion, the British government cannot eliminate the preferred dividend or all British banks will lose access to public financing for a while and income investors will raise a ruckus.
- I also think that both HSBC (HBC, news, msgs) and Santander (a big Spanish bank) would love to have a piece of RBS. Thus some kind of merger is very possible as well, which would in turn mean that RBS's preferreds will go up to $15-$20 a share to trade in line with its acquirers. That, once again, is at least a double from here.
- The worst-case scenario is that BCS and RBS cut their preferred dividends for a while, which could potentially cut prices in half. So you have a chance for a 300% return with a risk of dividend cuts below 50%, in my opinion.
- My MetLife (MET, news, msgs) bet is similar to the ones on Royal Bank and Barclays. My preferreds are relatively secure as MetLife has issued enough common stock to take it through the year. I think the upside potential here is about 50%.
- My SunTrust Banks (STI, news, msgs) preferreds may be a bit riskier, but with a deposit base in the South, this is a candidate for a takeover. The preferreds are yielding 14% instead of 9%-10% for the stocks, with an upside potential of 40%.
- GeoEye (GEOY, news, msgs) successfully launched the best commercial imaging satellite back on Sept. 3, but until this week there was no guarantee it would actually succeed, so the stock sold off with the rest of the market. Wednesday it released a first image and the stock popped $3 a share. It will go higher from here.
- China Natural Gas (CHNG, news, msgs) is simply a ridiculously cheap stock.
Bush says anxiety feeding market instability
By TERENCE HUNT, AP White House Correspondent 2 minutes ago
WASHINGTON - President Bush said Friday that the government's financial rescue plan was aggressive enough and big enough to work, but would take time to fully kick in.
"We are a prosperous nation with immense resources and a wide range of tools at our disposal ... We can solve this crisis and we will," Bush said in brief remarks from the White House Rose Garden.
Bush spoke as leaders of the world's leading economies gathered in Washington amid frozen credit markets, panic selling in stock markets and a looming global recession.
The president noted that major Western economies were working together in an attempt to stabilize markets and end the spreading panic.
"Through these efforts, the world is sending an unmistakable signal. We're in this together and we'll come through this together," Bush said.
Finance ministers and central bankers from the Group of Seven — the United States, Japan, Britain, Germany, France Italy and Canada — were here for a weekend meeting. Bush plans to meet with the leaders on Saturday.
Bush said he understood how Americans could be concerned about their economic future, "that anxiety can feed anxiety and that can make it hard to see all that's being done to solve the problem."
The president said the new $700 billion rescue plan that he signed into law a week ago authorizes the Treasury Department to use a "variety of measures to help banks rebuild capital" including "purchasing equity of financial institutions."
It was the first time the president has mentioned suggestions that the government buy shares of banks, although it has been mentioned by other administration officials.
Bush also noted that the Federal Reserve has injected hundreds of billions into the system and with other central banks has made interest-rate cuts that should help thaw frozen credit markets and enable loans to flow again.
Government insurance on bank and credit union deposit accounts has been raised to $250,000 and the Treasury is offering insurance for the first time for money-market funds, he added.
"The federal government has a comprehensive strategy and the tools necessary to address the challenges in our economy," Bush said.
He sought to reassure Americans that the government is doing all it can to cope with the problem. He acknowledged mounting worry among people about their retirement and investment accounts.
Bush said that the administration had launched initiatives that "have helped more than 2 million Americans stay in their homes."
He also noted "rigorous enforcement" steps taken by the Securities and Exchange Commission to make sure that some investors don't "take advantage of the crisis to illegally manipulate the stock market."
Stock market volatility continued, with the Dow Jones industrials falling nearly 700 points soon after trading began, regaining all of that deficit to show an advance and then turning lower again.
The Fed, the Crisis, and Your Portfolio
Financial advisers are usually an unflappable bunch. When the markets are wild, investors turn to their financial planners for calm, consistent advice: Stick to the plan, think long term, don't do anything rash. Advisers have studied their history and know that markets go up, down, and sideways; proper investing requires patience.
But the confidence of even the most serene investors has been rocked lately. The U.S. stock market loses a third of its value in a year, the credit crunch grows more severe, and policymakers take unprecedented actions, including on Oct. 8 a worldwide coordinated cut in interest rates by central banks.
If the Federal Reserve can slash interest rates in the grip of a crisis, should investors be making bold moves of their own?
Obviously, your next move as an investor depends on the specifics of your current situation. That might require some professional advice.
There are plenty of questions no one can answer right now: When will the crisis end? Will stocks keep falling, and how far? When will they bounce back?
But an expert adviser should be able to offer important perspective nonetheless. So here are five questions you need to ask -- either of your financial adviser or yourself -- as the crisis deepens.
What are my actual losses?
From Oct. 9, 2007, the market peak, to Oct. 8, 2008, the broad Standard & Poor's 500-stock index fell 37%. But that doesn't mean all investors have become 37% poorer in the past year. If your portfolio was structured properly, especially if you're anywhere near retirement, you weren't invested 100% in stocks. Smart advisers try to diversify investments by putting some money in bonds, cash, and other safer investments.
"A lot of people are relieved to find they have less exposure to 'Wild West' equity markets than they thought they did," says Milo Benningfield of Benningfield Financial Advisers in San Francisco. Yes, actual gains for your investments in the past year would be a miracle, but you might still be richer (or less poor) than you fear.
Do I have enough cash?
In a risky time like this, the safest investment of all is cash. Many advisers tell clients to keep enough cash to cover two or three years of expenses.
Clients of financial planner Avani Ramnani of Athena Wealth Advisers in Jersey City, N.J., often work in the financial industry, and some are worried about their job security. While they're still cashing a paycheck, "I tell them to build cash reserves," she says.
Workers approaching retirement also should consider switching retirement plan contributions from stocks to "more stable investment options" like cash, says Frank Boucher, a planner based in Reston, Va.
However, most advisers say it would be a big mistake to raise cash by selling their stocks right now -- "at the worst possible time you can imagine," says Cathy Pareto, a wealth manager based in Coral Gables, Fla. It's better to wait for stocks to recover -- however long that might take -- and use cash and even bonds to cover living expenses in the meantime.
"Short-term investors are getting squeezed by the credit crisis," Benningfield says. But if you're saving for retirement and have enough non-equity investments, "you can afford to wait."
Where is my money?
One scapegoat for the financial crisis is the rapid spread of financial instruments that few investors really understand. Ask your financial adviser about all your investments and make sure you feel comfortable with them. "If someone can't explain what they're investing you in, that's a big red flag," Ramnani says.
Examine any options, futures, exchange-traded funds, hedge funds, and commodity funds you hold. If they're too complex to understand, maybe they don't belong in your portfolio.
Also, several advisers said investors should be sure their cash holdings are secure. You might want to sacrifice a lower interest rate for a money market fund that you know is safe. Make sure cash in bank accounts is insured by the Federal Deposit Insurance Corporation.
Can I handle this much risk?
So far, this financial crisis feels more severe than any since the 1970s, and some are pointing to the Great Depression or earlier economic panics for comparisons. "Everybody's got to be a little nervous," Pareto says. "That's just human."
Boucher says this crisis might be a lesson to all investors: In search of big returns, maybe investors have taken on more risk than they can handle. If the declines in your portfolio are giving you serious heartburn, you might consider moving to a less risky portfolio after the markets settle down.
How does this affect my retirement plans?
For investors under age 50, this crisis "is a great opportunity," says Barbara Camaglia of Legacy Financial Advisers in Beachwood, Ohio. "You're going to have time to work through this, wherever it goes." She adds: "The real problem is for the person who is 50 and above."
With your stocks down 37% in a year, your dreams of early or even on-time retirement might be in jeopardy. So ask your advisers to crunch the numbers. Consider your budget and how much you're saving, Pareto says. Do you need to save more? Work longer? Live on less when you retire? When you have the facts, you can make an educated decision.
No one knows if the current market turmoil will last weeks, months, or years longer. The Fed's rate cuts failed to calm the financial markets on Oct. 8, and stocks slid lower again.
This sort of instability naturally causes some folks to panic, some to despair, and some to try to run away and hide altogether. But before you do anything impulsive, you might want to get some good advice first.
Wall Street plunges, continuing devastating losses
NEW YORK - The devastating selling continues on Wall Street, with investors again dumping stocks in early trading. The Dow Jones industrials, already down 2,271 points in seven sessions, are down more than 300 after dropping as much as 696.
The major indexes are fluctuating sharply as some computer-driven "buy" orders kick in, but investors are selling heavily as markets around the world panic because credit markets remain frozen and pose a threat to the global economy.
The Dow is off 317 at the 8,261 level. The Standard & Poor's 500 index is down more than 4 percent, and the Nasdaq composite is down nearly 3 percent.
President Bush Meeting with G-7 leaders
Bush will meet at the White House on Saturday with finance ministers from Britain, France, Germany, Italy, Canada, Japan and the United States and then make another statement in the Rose Garden, White House press secretary Dana Perino said.
President Bush's actions reflects a nonstop effort by the president to show he is on top of a crisis that could well define a large part of his presidency.
President Bush to make a statement addressing the Financial Crisis
As the stock market plunged to its lowest level in five years, the White House on Thursday sought to assure anxious Americans that the United States is working aggressively to stabilize the nation's chaotic financial system.
In a new effort to calm the crisis, President Bush will make a statement on the economy Friday in the Rose Garden. Bush is not expected to announce any new policy decisions, White House press secretary Dana Perino said.
"He will assure the American people that they should be confident that economic officials are aggressively taking every action to stabilize our financial system," Perino said. "The Treasury Department, the Federal Reserve and the FDIC all have the necessary tools to address the problems we are facing.
"The Treasury Department is moving quickly to use new tools to improve liquidity, which is the root cause of this problem," she said. "Americans should be confident that every effort is being taken to stabilize our markets."
Freddie Mac Named a 2008 Working Mother 100 Best Company By Working Mother Magazine
Working Mother magazine recently named Freddie Mac one of its 2008 Working Mother 100 Best Companies. The company received this honor for its commitment to providing its employees with exceptional work-life benefits, opportunities for professional growth, extensive volunteer and giving efforts and employee assistance programs.
"Freddie Mac's inclusion in Working Mother's 100 Best Companies for Working Mothers is a testament to the company's strong commitment to exceptional family-friendly programs that support employee retention and engagement, a diverse and inclusive work culture and career advancement," said Freddie Mac Diversity Director Tujuanna Williams.
Added Suzanne Riss, editor in chief, Working Mother magazine, "Freddie Mac knows that their investment pays for itself through employee loyalty and they realize that productivity depends as much on satisfied staffers as on smart processes. By helping employees manage their work/life demands, Freddie Mac is creating a highly motivated workforce."
Freddie Mac was selected based on an extensive application of 500 detailed questions about workforce, compensation, child-care and flexibility programs, and leave policies. This year, particular weight was given to flexibility, family-friendly policies, leave policies, and benefits for part-timers.
Along with being awarded one of Working Mother's 100 Best Companies, Freddie Mac was recently named one of Hispanic Business Magazine's Top Companies for Diversity and one of Dave Thomas Foundation's 100 Best Adoption-Friendly Workplaces.
To view Freddie Mac's 2008 Working Mother 100 Best Companies profile, visit www.workingmother.com.
For more information about Freddie Mac's benefits and employee programs:
FREDDIE MAC TEMPORARILY SUSPENDS FORECLOSURES IN TEXAS, LOUISIANA DISASTER AREAS HIT BY HURRICANE IKE
McLean, VA – Freddie Mac (NYSE: FRE) today announced it is ordering servicers to suspend all foreclosure sales on properties with Freddie Mac-owned mortgages in the federally declared disaster areas caused by Hurricane Ike in Texas and Louisiana. Freddie Mac is one of the nation's largest investors in residential mortgages.
"Freddie Mac is taking this step because the extensive damage Hurricane Ike caused has made it difficult for our servicers to get the information they need to make case-by-case decisions about forbearance or other workout options," said Ingrid Beckles, vice president of servicing and asset management at Freddie Mac.
The suspension will extend from October 8 to December 31, 2008 and include mortgages that were in default prior to Hurricane Ike.
Servicers will be required after the suspension ends to consider individual circumstances in determining whether additional foreclosure relief should be extended or whether to proceed with foreclosure.
Today's announcement only applies to properties with Freddie Mac-owned mortgages in Texas or Louisiana counties, municipalities or parishes that were declared federal disaster areas and where federal aid in the form of individual assistance is available.
Freddie Mac is a stockholder-owned corporation established by Congress in 1970 to provide liquidity, stability and affordability to the nation's residential mortgage markets. Freddie Mac raises capital on Wall Street and throughout the world's capital markets to finance mortgages for families across America. Over the years, Freddie Mac has made home possible for one in six homebuyers and more than five million renters.
Gen Y Wants High Tech, Green Homes
Gen Y, which will be 30 percent of homeowners by 2015, are forcing home builders to look differently at what they design, build, and sell.
The genreation born between 1976 and 1982 wants high-tech convenience and communication, walkability, green building standards, and diversity. They'll sacrifice space, and some will even pay more, to incorporate those qualities into their lives, real estate experts told an audience at a recent forum on developing real estate for Gen Y, sponsored by the Urban Land Institute.
"In-town areas and inner suburbs will really remain on an upward trajectory" when the housing market turns around, said Sarah Kirsch, senior principal at research firm Robert Charles Lesser, who conducted a study on Gen Y attitudes about real estate.
Gen Y's favorite neighborhood amenity is a library, followed by a restaurant or cafe, a main street village, a recycling center, and a fitness center, the Robert Charles Lesser study concluded.
Source: The Atlanta Journal-Constitution, Kevin Duffy (10/08/2008)
Home Buyers Say They're Still Waiting
Market uncertainty is scaring away people who don’t own a home, particularly those who are in the 18-34 age group previously most likely to buy, says online real estate service Trulia.
More than 70 percent of non-homeowners surveyed say they have no plans to purchase a home in the next year. But the good news is 12 percent of non-homeowners say they expect to buy a home in the next 12 months.
Other key information from the survey includes:
44 percent of those 18-34 year do not own a home right now is because they believe homeownership is too expensive.
41 percent of 35- to 44-year-old respondents polled says they don’t think they can qualify a home loan.
92 percent of homeowners say they don’t plan to move in the next 12 months.
49 percent of homeowners still believe that their home is a great long-term investment
Only 4 percent of non-homeowners said that “Waiting for the new Housing Recovery Act to take effect” was keeping them from home ownership.
More than half of all non-homeowners said they still believe homeownership is an important piece of achieving “the American Dream.”
Women aged 35-44 in the survey agreed on this sentiment more than men aged 35-44 (66 percent versus 47 percent).
Non-homeowners with an annual household income of $50,000 to $75,000 agreed more strongly (78 percent) on a home being central to achieving their personal American Dream than those with an annual household income of under $49,000 or over $75,000 (51 percent and 53 percent, respectively).
Source: Trulia (10/08/2008)
Housing Inventory Tightens in September
The number of homes for sale in the 28 markets tracked by online real estate company ZipRealty fell 1.6 percent in September.
Overall, the September inventory is down 7 percent from a year ago in the Zip Realty-tracked metro markets. Zip's accounting includes only homes listed in multiple-listing services and many foreclosed homes aren’t included in those databases.
Barclays Capital estimates there are 811,000 bank-owned homes in the U.S., up from 129,000 two years ago, and predicts that the total will rise 60 percent before peaking late next year.
Source: The Wall Street Journal, James R. Hagerty (10/09/2008)
Press Release
Release Date: October 9, 2008
For immediate release
The Federal Reserve acknowledges the considerable efforts of Citigroup Inc. and Wells Fargo & Company to reach an accord regarding the acquisition of Wachovia Corporation.
While no agreement between Wells Fargo and Citigroup was reached, the two parties have indicated that they will no longer seek injunctive relief to prevent a transaction.
The Federal Reserve will immediately begin consideration of the filings submitted by Wells Fargo for approval to acquire Wachovia Corporation.
Last update: October 9, 2008
Press Release
Release Date: October 8, 2008
For immediate release
The Federal Reserve Board has authorized the Federal Reserve Bank of New York to borrow securities from certain regulated U.S. insurance subsidiaries of the American International Group (AIG), under section 13(3) of the Federal Reserve Act.
Under this program, the New York Fed will borrow up to $37.8 billion in investment-grade, fixed-income securities from AIG in return for cash collateral. These securities were previously lent by AIG’s insurance company subsidiaries to third parties.
As expected, drawdowns to date under the existing $85 billion New York Fed loan facility have been used, in part, to settle transactions with counterparties returning these third-party securities to AIG. This new program will allow AIG to replenish liquidity used in settling those transactions, while providing enhanced credit protection to the New York Fed and U.S. taxpayers in the form of a security interest in these securities.
Treasury Rushes To Set Up Rescue Program
The Treasury Department plans to hire five to 10 asset management firms that will set up a process to buy up to $700 billion of distressed mortgages and mortgage-related assets from financial firms.
One firm will be selected by Friday to provide custodial services such as tracking cash and assets. The asset management firms will be named next week.
Federal Reserve Chairman Ben Bernanke has said the government won't pay "fire sale" prices for the distressed assets, which would be less likely to achieve the bailout plan's objective of bolstering the financial sector.
Only companies with $100 billion in bonds and other fixed-income assets under management are eligible to apply to be asset managers, the department said, though future contracts will be opened to small businesses. Among those expected to bid are: Legg Mason Inc., Blackrock Inc. and bond manager Pacific Investment Management Co., or PIMCO.
Some anaylsts are concerned that the short timetable will result in the government overpaying for services. "We can't criticize them for rushing when we're telling them it's an emergency," said Steven Schooner, a law professor at George Washington University, but "there's no question when you rush, the contracts tend to be less well-drafted ... and lead to less disciplined cost control."
Source: The Associated Press, Christopher S. Rugaber (10/07/08)
Pending Home Sales Up Sharply
Pending home sales activity surged as buyers took advantage of low home prices and affordable interest rates, according to the NATIONAL ASSOCIATION OF
REALTORS®.
The Pending Home Sales Index, a forward-looking indicator based on contracts signed in August, jumped 7.4 percent to 93.4 from an upwardly revised reading of 87.0 in July, and is 8.8 percent higher than August 2007 when it stood at 85.8. The index is at the highest level since June 2007 when it stood at 101.4.
Improved Affordability
Lawrence Yun, NAR chief economist, says home buyers were responding to improved affordability. “What we’re seeing is the momentum of people taking advantage of low home prices, with pending home sales up strongly in California, Nevada, Arizona, Florida, Rhode Island, and the Washington, D.C., region,” he says.
“The improvement also reflects the drop in mortgage interest rates after the government takeover of Freddie Mac and Fannie Mae. It’s unclear how much contract activity may be impacted by the credit disruptions on Wall Street, but we’re hopeful most of the increase will translate into closed existing-home sales", adds Yun.
The PHSI in the West surged 18.4 percent to 109.5 in August and remains 37.8 percent above a year ago. In the Northeast the index jumped 8.4 percent to 79.8 and is 2.0 percent higher than August 2007. The index in the Midwest rose 3.6 percent to 84.5 in August and is 6.6 percent above a year ago. In the South, the index increased 2.3 percent to 96.0 but is 2.1 percent below August 2007.
Yun notes the unusual timing of contract activity in August. “Home buyers in July were hampered by overly stringent lending criteria in the months before the government takeover of Fannie and Freddie,” he said. “August shows some unleashing of pent-up demand before the credit crisis accelerated in September.”
He cautioned that the sampling size for pending home sales is smaller than the track on existing-home sales, so there is more volatility in the forward-looking series. “We need to see just how much of this gain holds up,” Yun adds.
NAR President Richard F. Gaylord says despite all the turmoil in world financial markets, home mortgages are available. “The recently enacted economic stimulus package should help housing by gradually freeing the flow of credit," he says.
Yun now expects growth in the U.S. gross domestic product (GDP) to contract for two consecutive quarters, in the fourth quarter of this year and the first quarter of 2009, before expanding in latter part of 2009 as the housing market begins a steady improvement.
Existing-home sales projected to rise next year
Looking at middle-ground assumptions, existing-home sales are forecast at 5.04 million this year and 5.41 million in 2009. Following national declines of 5 to 8 percent in 2008, home prices are projected to increase 2 to 3 percent next year.
New-home sales should total around 503,000 this year and 471,000 in 2009. Housing starts, including multifamily units, are likely to fall 28.2 percent to 973,000 units this year, and come in around 843,000 in 2009 as builders continue to clear the accumulation in inventory.
The 30-year fixed-rate mortgage will probably average 6.1 percent in the fourth quarter and rise gradually to 6.6 percent by the end of 2009. NAR’s housing affordability index is expected to average 18 percentage points higher this year than in 2007.
The unemployment rate is projected to average 6.4 percent in the fourth quarter and then average 6.6 percent in 2009. Inflation, as measured by the Consumer Price Index, is estimated at 4.0 percent for 2008 and 2.0 percent next year. Inflation-adjusted disposable personal income is forecast to grow 1.7 percent this year and 1.0 percent in 2009.
— NAR
First-Time Buyer Tax Credit: A Reason to Buy Now
The homeownership tax credit that the federal government created earlier this year is a hard-won tool at your disposal to encourage your customers to jump off the fence and get into the home buying market.
When you combine the tax credit with today’s continuing low interest rates, large selection of for-sale inventory, and low home prices, many of the pieces are in place for your customers to buy now.
How the Tax Credit Works
The First-time Home Buyer Tax Credit was passed this year as part of the Housing and Economic Recovery Act (H.R. 3221) on July 30 and targets any individual or household that hasn’t owned a home for at least three years. Taxpayers can take the credit on their 2008 tax return if they bought their house this year after April 9.
It’s worth up to $7,500 and can be taken in a single tax year. Authorization for the credit ends July 1, 2009, so if your customers wait to buy in the first half of 2009 they can take the credit on their 2009 tax return.
The actual credit amount is set as a percentage of the home purchase amount. That percentage amount is 10 percent, so your customers can get 10 percent of the home price credited against their tax liability, up to a maximum $7,500.
Income limits are $75,000 for individuals and $150,000 for households. Individuals whose income exceeds the $75,000 limit but isn’t more than $95,000 can still take the credit but on a reduced basis. The same thing applies to households earning up to $170,000.
Any house is eligible as long as it’s a primary residence and is in the United States.
Buyers Have 15 Years to Pay Back
To help keep the program cost effective for taxpayers, the federal government requires the tax credit to be paid back in small, 6.67-percent increments over 15 years. For that reason, some analysts have likened the credit to a 15-year, interest-free loan to help make home buying affordable.
There’s one restriction on the type of financing that your customers can use if they plan to take the credit. That restriction is on tax-exempt mortgage financing. That only applies if your clients are using below-market interest-rate financing from a public agency or nonprofit that’s funding the loan using proceeds from a tax-exempt mortgage-revenue bond issue. For most buyers, this won’t be an issue. It’s mainly an issue for low-income buyers using special mortgage financing.
Be a Resource for Clients
NAR Government Affairs has created two helpful documents that you can share with your clients to help them learn more about how the tax credit works. The documents are on downloadable and printable PDFs:
The IRS Web site also offers tax-credit guidance in an article that provides answers to many frequently asked questions.
Press Release
Release Date: October 8, 2008
For release at 7:00 a.m. EDT
Joint Statement by Central Banks
Throughout the current financial crisis, central banks have engaged in continuous close consultation and have cooperated in unprecedented joint actions such as the provision of liquidity to reduce strains in financial markets.
Inflationary pressures have started to moderate in a number of countries, partly reflecting a marked decline in energy and other commodity prices. Inflation expectations are diminishing and remain anchored to price stability. The recent intensification of the financial crisis has augmented the downside risks to growth and thus has diminished further the upside risks to price stability.
Some easing of global monetary conditions is therefore warranted. Accordingly, the Bank of Canada, the Bank of England, the European Central Bank, the Federal Reserve, Sveriges Riksbank, and the Swiss National Bank are today announcing reductions in policy interest rates. The Bank of Japan expresses its strong support of these policy actions.
Federal Reserve Actions
The Federal Open Market Committee has decided to lower its target for the federal funds rate 50 basis points to 1-1/2 percent. The Committee took this action in light of evidence pointing to a weakening of economic activity and a reduction in inflationary pressures.
Incoming economic data suggest that the pace of economic activity has slowed markedly in recent months. Moreover, the intensification of financial market turmoil is likely to exert additional restraint on spending, partly by further reducing the ability of households and businesses to obtain credit. Inflation has been high, but the Committee believes that the decline in energy and other commodity prices and the weaker prospects for economic activity have reduced the upside risks to inflation.
The Committee will monitor economic and financial developments carefully and will act as needed to promote sustainable economic growth and price stability.
Voting for the FOMC monetary policy action were: Ben S. Bernanke, Chairman; Timothy F. Geithner, Vice Chairman; Elizabeth A. Duke; Richard W. Fisher; Donald L. Kohn; Randall S. Kroszner; Sandra Pianalto; Charles I. Plosser; Gary H. Stern; and Kevin M. Warsh.
In a related action, the Board of Governors unanimously approved a 50-basis-point decrease in the discount rate to 1-3/4 percent. In taking this action, the Board approved the request submitted by the Board of Directors of the Federal Reserve Bank of Boston.
Information on Actions Taken by Other Central Banks
Information on the actions that will be taken by other central banks is available at the following websites:
Bank of Canada
Bank of England
European Central Bank 
Sveriges Riksbank (Bank of Sweden) 
Swiss National Bank (51 KB PDF) 
Statements by Other Central Banks
Bank of Japan (65 KB PDF) 
Fed Tries to Unclog Credit Markets
Wall Street took a nose-dive Monday, with the Dow Jones industrials plunging more than 800 points at one point during the day before finishing down 370. The sell-off on Monday sent the Dow below 10,000 for the first time in four years.
The U.S. government, facing increasing pressure to do something about the unstable financial markets, is reportedly weighing a plan to buy massive amounts of unsecured short-term debt in a dramatic effort to break the credit clog.
The market for this financing, in which many companies rely to make payrolls and purchase supplies, has virtually dried up.
Pressure is also growing on the Fed to cut its key interest rate, now at 2 percent. Many predict the Fed will act on or before its next meeting on Oct. 28-29. This rate doesn’t affect mortgages directly, but can have an impact on them.
Treasury Secretary Henry Paulson has tapped a former Goldman Sachs executive Neel Kashkari, who has worked with Paulson at the department since July 2006, to serve as interim head of the government's effort to unclog the credit markets.
Source: The Associated Press, Jeannine Aversa (10/07/08)
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