Content on this page requires a newer version of Adobe Flash Player.

Get Adobe Flash player

 

May 2012
S M T W T F S
« Mar    
 12345
6789101112
13141516171819
20212223242526
2728293031  

Are We Close To A Bottom In The Housing Market?

Almost everyone has been affected either directly or indirectly by the collapse of the housing market which began to burst 6 years ago and helped trigger the worst financial panic since the Great Depression. So where do things stand in the housing market today and what does the outlook look like? Of course you have organizations like the National Association of Realtors (NAR) that perpetually spin things as rosy, almost to a laughable extent. Conversely, the doomsayers like Zero Hedge are constantly calling for Armageddon in the housing market. Let’s discuss things in more detail and take a look at several charts to get a better understanding of what things look like. The reality is that things probably lie somewhere in between these two extremes.

Robert Shiller, a professor at Yale with a long and distinguished career and a great long term track record in the housing market, still thinks there is room on the downside. He is co-creator of the Case-Shiller housing index, a widely tracked index of housing costs on a national level. Recently in interviews on CNBC he suggested that the trend is still down with housing prices currently back to 2002 levels and about 35% off the highs of 2006. He also commented that market bubbles tend to overshoot on the downside and he does not expect housing prices to climb much anytime soon. Professor Shiller has intimated that a bottom may not be too far away, but he does not foresee much in the way of appreciation for many years.

Home Price Indices

Pockets of Strength

However, there are pockets of strength in certain areas of the country such as Washington D.C., Austin & Seattle. Also place like Melbourne, FL and Tucson, AZ, which were slammed particularly hard by the massive amount of foreclosures, are starting to see prices begin to pick up. The Seattle-Tacoma Puget Sound area is projecting a 25% increase in home prices by 2013 according to a report by Fiserv Inc. The strong economy in that region is contributing to the rise in housing in that area, while in the Melbourne and Tucson areas investors are eyeing housing prices that appear too good to pass up after massive declines of 50% to 70% in those markets the last few years. The Washington D.C. area held up during the housing bust because of the strong base of federal jobs and government contractors that kept employment levels high there.

In some areas of the country the inventory of unsold homes is shrinking and the number of foreclosures is starting to decrease. This is obviously a good sign as existing inventory has to be worked off to start allowing for a firmer market for housing prices. (Note the seasonal fluctuations in the summer months of the year when a large number of houses come on the market each year). We are just now getting back to inventory levels that are closer to the longer term average levels.

Existing Home Inventory

Shadow Inventory

Even though available housing inventory is shrinking, there is still a large amount of shadow inventory which includes bank owned Real Estate from foreclosure (REO), distressed homes not yet for sale from people having trouble making the mortgage payments, and delinquencies not yet in default. Properties in various stages of foreclosure can also be included in this shadow inventory. According to CoreLogic, which compiles housing market data, there are currently about 1.6 million units on a national level that fall into this shadow inventory number. That is still a lot of homes, and many people think the CoreLogic number is very conservative and that the actual number is actually much higher. A couple of other facts, Florida, California and Illinois account for more than a third of this number; and the shadow inventory is about 4 times higher than its low point at the peak of the housing bubble in 2006.

Shadow Inventory

Source: CoreLogic

Other Factors That Will Affect the Housing Market

Home Affordability – Yes, homes are more affordable generally speaking then they were a few years ago. The problem is that Americans do not have the cash and already have plenty of debt. How do they come up with the cash for a 20% down payment? They also need a good enough credit score to qualify for the mortgage. So even though homes are selling at 35% discounts to a few years ago and mortgage rates are at record lows, it is tough for many buyers to meet the criteria to get a mortgage. So, if people don’t have the cash, and can’t get a mortgage, housing prices can be very cheap, but many people still would not be able to buy a home.

Also, since real incomes (income taking inflation into account) of most people have remained relatively flat for at least the past decade, the purchasing power of people looking to buy a house has not gone anywhere. If the purchasing power of potential buyers is not improving, it presents another headwind to a full-fledged recovery in the housing market. The chart below shows the relationship of new home prices to median household income. You can see in the chart the median new home price is still above the long term mean, so house prices are still not really considered low relative to household income.

Median New Home Prices

Source: NDR.com

Foreclosures – Banks are starting to increase their processing of foreclosures again after the legal issues regarding their handling of foreclosures in 2011. So we should expect to see a noticeable increase in foreclosures as a percentage of existing home sales in 2012 and beyond. Foreclosures made up about 24% of total sales in 2011. This will most likely cause the existing homes for sale inventory to increase in the upcoming months along with the annual increase in homes for sale in the summer. Some prognosticators believe we are only a little more than half way through the entire backlog of foreclosures. Since there have been a little more than 5 million foreclosures since the crisis started, there could possibly another 5 million in the works over the next couple of years. It is hard to imagine a sustained recovery until all these foreclosures clear the market.

Mortgage Delinquencies

Mean Reversion – You can look back through history and see many asset bubbles (bonds, stocks, real estate, commodities, tulips). Whenever there has been a bubble in prices that bursts, prices do not just revert to the mean, they tend to overshoot to the downside. Thus when you look at the chart, prices still do not appear to have even reached the mean and, if history is any guide, there is a good chance that prices will fall well below the mean. Therefore, we have to aware that we could easily see another 10% or so of downside in the housing market.

Comparisons to Japan – Japan has dealt with the bursting of a housing bubble long before the U.S. Their real estate market began to collapse in 1991 after several years of exponential growth. This led to their two lost decades of very slow growth, perpetual low interest rates and an increasing debt burden. Does any of this sound familiar? Hopefully, the U.S. market will not take two decades to start appreciating, but there sure are a lot of similarities between the two countries, so one has to wonder how long things will take to run their course.

Home Price Crashes

In summary, even though the housing market is definitely a lot closer to a bottom now than it was a year or two ago, there could still be some more downside. Even if there is not much more depreciation, there appear to be a number of headwinds that will make it difficult for housing prices to muster significant appreciation for some time. It is nice to see that there are some pockets of strength in certain areas of the country. However the most likely scenario will be several more years of prices not really going anywhere until the bulk of foreclosures are worked through and employment rates get back to healthier levels. There are a lot more details we could discuss on this subject, but we will save those for another day.

SO, DO WE REALLY HAVE TO WORRY ABOUT HYPERINFLATION?

Many people have declared that high inflation and even hyperinflation is imminent. Then again they have been saying this for several years now and inflation for the most part remains relatively subdued. Conventional wisdom and many on-air and in-print “experts” profess that money printing (i.e. Quantitative Easing, QE I, II, III, etc.) will lead to inflation and hyperinflation. The fact of the matter is, though, that this is not necessarily the case. All one has to do is look towards Japan, where they have been using Quantitative Easing (QE) sine 2002, but are still battling deflation.

The German Weimar Republic of the 1930’s is frequently mentioned by the hyperinflationists as to where the US is heading with all the government debt and money printing. The Weimar Republic inflation was so bad that if you left a wheelbarrow full of money parked somewhere, thieves would steal the wheelbarrow and leave the money. The Weimar Republic emerged in Germany following its defeat in World War I. It lasted from 1919 until 1933 when Adolph Hitler and the Nazi party assumed control. It is best known for its hyperinflation that caused a loaf of bread to go from 1 mark in 1919 to 100 trillion marks in 1923 (even Everett Dirksen would agree that’s a lot of money). What caused this hyperinflation? It didn’t start with money printing, it started with the huge costs of the bills of war reparations from WWI. This caused the Republic’s national debt to move to around 250% of GDP annually. (Right now the US is about 97% of GDP). Most of this large amount of deficit spending was used to sell the German currency and buy foreign currencies (devalue the currency) to pay off their war reparations. This drove the value of the German currency down the tubes very quickly. When your currency becomes very weak, high inflation quickly ensues, and that is what happened next.

You also hear about Zimbabwe and how we will end up with their famous hyperinflation. Well, the problem there stems from civil unrest that dropped productive capacity in that country by 80% or so. Meanwhile, government spending remained high and thus big government spending combined with too few goods and services for sale caused prices to skyrocket. Plus, there were also accusations of government insiders selling the Zimbabwe currency to buy foreign currencies for personal gain, thus devaluing the local currency and further exacerbating inflation.

The situation in the US is quite different from the situations that caused hyperinflation in the Weimar Republic and Zimbabwe. Note, it is not impossible, but it is highly unlikely. Generally, hyperinflation is caused by severe exogenous shocks such as:

  • Collapse in production
  • Loss of a war
  • Regime change or collapse
  • Ceding of monetary sovereignty via a pegged currency (Euro) or foreign denominated debt.

Unlike Zimbabwe and the Weimar Republic there is not much chance of a loss of faith in the dollar even with all the “printing” of money because:

    • In reality, no money has been printed, QE was merely swapping an interest bearing asset (US Treasuries) for cash reserves which are held as excess reserves at the Fed. This is different than money being directly injected into the economy
    • We don’t really have any supply constraints, shocks in key resources or regime collapse. We are not part of the Euro contagion and are not having a civil war (although Congress does seem close to it at times).
    • The Dollar is still the world’s reserve currency and there is no viable alternative. If large holders of debt would choose to abandon the Dollar it would be a case of mutually assured destruction to the detriment of both parties.

Also worth noting is that the US government can borrow for 10 years at close to 2%. Even when the US debt rating was cut borrowing got cheaper for the US because yields went down. Compare this to Greece which after its rating was cut saw borrowing costs skyrocket.

Japan has embarked on Quantitative Easing (QE) a.k.a. money printing since 2002, and deflation is still the primary concern for the Japanese Central Bank. The Debt to GDP ratio is over 210% now and there still is no whiff of inflation. Now, don’t get us wrong, countries such as Japan and the US will need to get their debt under control, because the burden of interest payments becomes greater, as does the threat of higher taxes. However, when interest rates are kept low, as they are now by the Federal Reserve, governments can continue to borrow at very low rates for a long time like Japan has. A way to reduce the deficit is to grow your way out of it, with an improving economy. If you cut spending too much and raise taxes into a recovery you risk a decrease in economic growth and not accomplishing much deficit reduction.

The chart below shows that our Gross Federal Debt as a percentage of GDP was actually higher after World War II then it is now. The prosperous US economy as we helped rebuild Europe after the war (and a higher tax rate) enabled the debt to be paired down to reasonable levels. However, it has been on the rise since the early 80’s. The US does need to reduce its debt level, everyone is aware of that, but even modest economic growth over the next several years will begin to put a dent in the level of debt. The situation is not as dire as a lot of the doomsayers will have you believe.

Gross Federal Debt in 20th Century

So, we have been down this road before and the world did not end. True, there are a lot of issues that need to be resolved, but when you hear the scaremongers throw out the hyperinflation scare, remember the actual facts.

SO WHERE DOES INFLATION STAND CURRENTLY?

Annual Inflation

The above chart is courtesy of the Billion Prices Project conducted by the Massachusetts Institute of Technology (MIT). This is an academic initiative that collects prices from hundreds of online retailers around the world to provide real-time information on major inflation trends. It does not cover 100% of the goods and services of CPI, but it does include a vast majority and gives a good representative sample of the inflation trend. The index is tracking very closely with the latest CPI (Consumer Price Index) readings from the government. This strongly suggests that the Government figures have been more accurate than many of us have believed-surprising as that may be.

That said, there is good chance inflation will gradually move higher, especially if the economy continues to improve. Yes, oil prices are something that needs to be watched, but, if oil prices remain high, it will likely dampen the economy, and reduce the chances of high inflation.

If we do start to see higher real estate prices and increases in workers real wages, inflation likely will also move higher. At that point in time, we would like to think that Ben Bernanke will be raising rates earnestly to put the brakes on things and slow inflation. This might let us get back to a more normal interest rate environment rather than the 0% policy we currently see.

Greece - Where are we now?

Greece

Since our last post about a month ago, markets around the world have rallied strongly, based on perceived better news out of Europe, but also stronger U.S. economic data, as well as hopes that the Federal Reserve will institute another Quantitative Easing Program (QE 3?). We will try to catch up on some of the developments that have occurred over the past few weeks, as well as what is currently going on.

LTRO – What is this?

 
No, it does not stand for Lord of The Rings Online, it is the acronym for Long-Term Refinancing Operation (LTRO). Without getting into too many of the gory details, the European Central Bank (ECB) regularly conducts these open market operations as a means of implementing monetary policy and controlling short term interest rates. In late December with yields on European debt from countries such as Italy and Spain skyrocketing ( due to risks of default), the ECB announced that they would loan money to European banks at 1% to allow them to buy the high yielding debt of many of the Euro nations. Since the banks are able to borrow money at 1%, they are able to buy debt such as 6 month notes from countries like Italy & Spain which are yielding much more than 1% and make a profit on the difference. The banks can then pledge this new debt as collateral to the LTRO.

A simpler way to think of this is summed up nicely by Edward Harrison of the firm Credit Writedowns,

“So what the ECB has done with the LTRO is that they are providing liquidity to banks that must use government IOUs as collateral for that liquidity. Essentially, the ECB is winking to banks that it will provide them liquidity out to three years for lesser collateral (read: Italian bonds) as long as the fiscal austerity union is still in play. That means that the ECB’s providing bank liquidity is really a back door way of allowing the Italians to roll over their debt at less painful rates. This is otherwise known as monetization. You give me euro area government collateral and I give you free money for the next three years. That’s what LTRO means.”

Since the LTRO in late December, markets around the globe have rallied sharply as investors perceived this move has taken a systematic banking crisis off the table in the short-term by addressing the funding problem and the liquidity crisis in the European banking system. However, the longer term risks still remain, especially if a country such as Italy defaults or there is a run on European banks. As we have said before it is more kicking the can down the road.

Why does Greece want to swap their debt with their bondholders?

Meanwhile, Greece has a 14.5 billion euro ($18.5 billion) bond coming due on March 20, which they are not going to be able to pay on. Thus they need to find a way to come to an agreement with the bondholders to swap the existing debt with rather high interest rates for new longer term debt with more manageable interest rates. They need to work quickly though, since the paperwork to get this accomplished reportedly takes at least 6 weeks. This is all part of a plan to get the Greek debt burden down to a more manageable level by the year 2020.

Greece – Selective or Outright Default:

If Greece is unable to come to an agreement with the holders of its debt, primarily Europe’s largest banks, and a plethora of hedge funds and the European Central Bank (ECB), things could get rather messy. If they fail to agree and are unable to pay the principal to the bondholders on March 20th, since they don’t have the money, then the conditions necessary to secure its second bailout are not met. Some of the ratings agencies also believe that Greece is going to default on its debt, but are not sure whether it will be an orderly (Selective) default or a hard (outright) default.

A selective or orderly default would be one where Greece is able to get the bondholders to swap their existing debt for newly issued debt with more manageable (lower) interest rates. By doing this the bondholders would end up taking losses (haircuts) on the debt they own, and would voluntarily write down the losses which could be greater than 50% ( and even up to 70% or so) on the bonds. Markets currently appear to be pricing in an orderly default.

If no agreement can be reached, then a hard or outright default would occur as Greece would be unable to repay bondholders the principal on the maturing bond. This is also known as a disorderly default and is something that is not likely priced into the markets and could possibly disrupt the global financial system much like Lehman Brothers did in 2008. This could also tip the precarious world economy into a recession. No side wants to see this happen, but the hedge funds that own a large portion of this maturing debt seem to be driving a hard bargain and may have the upper hand. Greece had offered a 3.5% interest rate on the new, longer dated debt that would be swapped for the old debt, but the hedge funds and banks do not appear too enamored with this and are looking for something north of 4% or so. The 3.5% rate does appear to be rather low when you consider that long term US Treasury notes (30 Year) currently yield around 3.15%. So it appears the Greek creditors are not afraid of the hard default if there is no agreement by the end of the week. Most of them are hedged in the event things in Europe get nasty, so they may not be in such a bad position anyway.

If the swap were to go through with the 3.5% long term rate, it is anticipated that once the bonds trade in the open market the yields would instantly go to around 20% or so (because the long term Greek financial situation is still going to be dire), and the bondholders would have immediate losses of greater than 80%. Remember when bond yields go up, prices go down. So you can see why the hedge funds are reluctant to agree to this 3.5% rate and are demanding a higher rate.

So, the next few days and weeks should be interesting to see which way the negotiations go. Right now markets do not seem too concerned with the proceedings, but things can change on a dime if an agreement on the debt cannot be reached and the prospects of a hard default become more of a possibility. It will be interesting to see how other struggling countries such as Italy, Spain & Portugal react as well as the European economy which already appears headed for a strong recession, because of the credit crisis and the austerity measures to try to get things under control.
Stock markets are screaming higher right now, but valuations and sentiment indicators are getting near extreme levels that have signaled tops in the past, so the odds are increasing that some kind of pullback is likely in the cards in the near future. Don’t look now but bond yields in Portugal are up where Greece’s bond yields were a few months ago.

What Does the Federal Reserve Decision to Keep Rates Low through Late 2014 Mean?

The Federal Reserve held their regular committee meeting this week and released a statement that they are going to continue to keep short term interest rates low through late 2014. Last year, the Fed stated they were going to keep rates low through 2013, so this is extending that time frame of very low interest rates.

Apparently, Ben Bernanke and his friends at the Federal Reserve do not seem as excited by the improving U.S. economic data as some analysts do, so they intend to keep interest rates low to continue to try to “goose” the economy. This will continue to impact savers and retirees living off income, as rates will likely continue to be historically low for some time yet. The imminent rise in interest rates that almost everyone continues to say is just around the corner will continue to be “just around the corner”, that corner likely being at least 2014.

This will also keep mortgage rates at historically low levels, so there is no rush to run out and buy that house right away because mortgage rates look to stay low for some time yet. Plus, the housing market still looks to be in a state of decline for the most part. So when that realtor or mortgage broker is trying to persuade you to pull the trigger on that new home, because rates cannot stay this way for long, do not let that rush you into a decision. Low mortgage rates should be around through 2014.

It also means that inflation remains subdued for the time being and longer term inflation assumptions are also tepid. Of course, if the economy really does get a head of steam, and employment picks up, inflation could pick up before 2014, but right now it does not appear to be a high probability event.

ARE WE STILL TALKING ABOUT EUROPE?

The sovereign debt crisis in Europe seems like the movie Groundhog Day, where Bill Murray wakes up to the same thing day after day after day. We have been discussing the problems in Europe for almost 2 years now, and it appears we are still a long way from a solution to the problems. What has happened since our last discussion on this a little over a month ago?

Groundhog Day
On November 30, many of the world’s central banks, led by Ben Bernanke and the U.S. embarked on a coordinated move to inject much needed liquidity into the world’s credit markets. Reports were that a major European bank was on the verge of failure, and this action to inject liquidity into the system would stave off the impending train wreck that was about to occur had nothing been done. The stock market enjoyed a furious rally, but this action by no means solved the debt crisis in Europe, it was just another finger in the dike.

So what exactly did the coordinated move by the world’s central banks entail?

First of all, the swap lines merely provide banks with access to dollar funding. This is nothing new so the fact that the program was touted as something new is very odd. The program has been in place since 2007 so the announcement is just an alternative form of something that was already in place. What they announced here was a reduction in the cost of the loans. The swaps were also extended to several other currencies though the USD is the primary focus. The goal is to keep short-term lending markets from seizing up like they did in 2008 after Lehman Bros went bankrupt. There had been signs in recent weeks of money market troubles and short-term loan troubles so this program should help to some degree. The Fed elaborates on the purpose of the swaps –Cullen Roche, Pragmatic Capitalism blog

“These swap lines are being implemented as a contingency measure, so that central banks can offer liquidity in foreign currencies if market conditions warrant such actions. These lines provide the Federal Reserve with the same ability to provide foreign currency, should the need arise, as foreign central banks currently have through the existing dollar swap lines with the Federal Reserve to provide dollar liquidity in their jurisdictions.”

So the move has increased liquidity which was a problem in the 2008 crisis, but it is only treating the symptoms of the problem, and not the disease itself. It buys more time and gives a bit of confidence to the markets that the central banks are willing to take a proactive role in this ordeal.

Next, the big European Union (EU) summit came and went last week and the European’s have come up with a plan to solve the crisis in Europe once and for all, right? Certainly, now we can get back to just concentrating on the economy and issues here in the U.S. Ok, let’s not kid ourselves. In the grand scheme of things, not a whole lot was accomplished last week in Europe, even though the stock market temporarily thought so. What really came out of the EU summit last week?

All in all, it appears to be a lot more of the same things they have been doing, but with an increased emphasis on more austerity. Unfortunately, austerity when the region is teetering on a recession will likely make things that much worse as curtailing spending going into a recession is a recipe for a depression. It is akin to starving yourself to lose weight. True, your calorie intake decreases, but, because of the way your body is designed, it actually increases its fat storage and instead of burning it will devour muscle tissue before using stored fat. It still appears that they are hesitant to force anyone to take write-downs, and instead want to solve the situation by increased austerity measures, which have already demonstrated their ineffectiveness.

Germany is driving the hard line on austerity measures for the weaker members of the Eurozone. They, as a fiscally stronger nation than many of their southern neighbors, will be able to tolerate spending cuts, because their economy is relatively vibrant. But how are the people in the weaker nations that have already been rioting against austerity programs that their own governments have proposed going to react when these measures are imposed from Germany?

Yes, it is true that many of the countries in Europe (and the U.S. for that matter) need to live within their means. But it does not seem that austerity alone is going to be enough to stem the crisis in Europe. Many were hoping that Euro bonds backed by the full faith and credit of the EU would be issued, or that there would be a step towards greater fiscal unity. These steps would qualify as the “bazooka” that most think Europe needs to bring to the battle rather than the “peashooter” solutions that keep getting brought to the table.

What actually came out of the summit that concluded December 9th were several things that have been discussed for weeks:

  1. The creation of a fiscal compact that will include the European Commission (EC) as an oversight of EU budgets and a Court to enforce the provisions. The EC is the executive body of the European Union and is responsible for proposing legislation and upholding the EU’s treaties. This could be argued as a first step towards fiscal union in Europe, but much remains to be seen as to when it will require balanced budgets among the EU members and what kind of penalties will be slapped on countries that do not comply. The EU has a history of not following through on threats for noncompliance.
  2. The European Stability Mechanism (ESM) fully in place by July 2012 that will stand alongside the European Financial Stability Facility (EFSF) instead of replacing it. First a couple of definitions. The ESM is a permanent rescue fund for the EU designed to replace the temporary bailout fund (EFSF) which is set to expire in 2013 and was only designed as a short term solution. The ESM would be launched once Member states representing 90% of the capital commitments of the fund have ratified it. The ESM is funded by the member countries of the EU with the largest contributions coming from Germany & France. The fund, together with assistance from the International Monetary Fund (IMF) would be utilized to bailout countries in the Eurozone that are facing a financial crisis and hopefully prevent the crisis from spreading to other countries. There are problems with this. First, will the markets wait until next July for the ESM to be fully functional? Second, there is a fair amount of dissension from people in Germany and France who are footing a large part of this fund. Will the populace want to go along with this new deal?
  3. Eurozone states’ budgets need to be balanced or in a surplus.
  4. Member states must report national debt issuance plans in advance.
  5. If members violate deficit ceilings there will be automatic consequences which could include sanctions, unless a qualified majority of Eurozone member states oppose.
  6. EU leaders agreed to lend up to 200 billion Euros to the IMF to help aid countries that are struggling in the Eurozone.

In regards to #3, 4 and 5, it remains to be seen what kind of “enforcement” and “penalties” will actually be carried out by the EC for noncompliance. The history of the EU has shown that it can be somewhat lax on following through on their threats.

There is also still a lot of uncertainty with the results of the summit because many of the above decisions still need to be approved in the capitals of the member countries. This has proven to be tough in the past and will likely be a challenge again when leaders bring these proposals home for ratification.

Another cloud that hangs on the horizon is the possibility that the ratings agencies may downgrade the credit ratings of several states in the Eurozone because of the additional funding needed to support the EFSF and ESM, which could affect the credit worthiness of these bailout mechanisms.

Oddly enough, the U.K. chose not to be part of the new treaty, as getting that referendum passed by its populace would likely prove daunting. This does not mean that they are leaving the EU, but rather, they are choosing not to play by the new rules proposed by the latest treaty. This looks to have created some resentment from other countries in the EU, primarily France and Germany. As a result, many people in the UK are worried that Britain is travelling down a path of isolationism.

So, as we seem to always end these missives, they have appeared to “kick the can” down the road a little more for the time being. It just appears that unless a closer fiscal union is forged, and nations are willing to give up some of their sovereignty, the situation is going to continue to fester. Will the markets allow this to continue, or will they force the issue? It is likely that we will continue to operate in an environment of heightened volatility and the proverbial roller coaster ride until there are some more concrete solutions or things unravel for good. The markets still appear on edge and the yields on Italian bonds are still very high which is a sign of continued stress. And since Italy has a large amount of bonds that are up for refinancing in the first quarter of 2012, there will likely be continued pressure on Italian yields that will prompt further action by the EU.

It is too bad that we have to constantly address the news out of Europe, because the data here in the U.S. has shown some modest improvement over the last several weeks. Retail sales have been decent, auto sales have been strong, the job market seems to be slowly recovering and corporate earnings remain robust. Can this continue with all the stress in Europe will remain to be seen? For now, as investors, it still seems prudent to play things close to the vest, until there is a little more clarity out of Europe. Other than that, Happy Holidays to all!

Deal or No Deal? (What is Going on in Europe?)

Deal or No Deal? (What is Going on in Europe?)

(Beware of Greeks bearing debts)

Deal or No Deal 

The big news last week for the markets was that European leaders arrived at a bailout package for Greece. Equity markets breathed a big sigh of relief (at least for a few days) that a full-blown banking crisis affecting the private sector, similar to Lehman Brothers in 2008, has been avoided. But the bailout package still has left a lot of unanswered questions, since it was short on a lot of the key details of the plan.

First, let’s discuss the key points surrounding this deal. Essentially, Europe’s bailout fund, the European Financial Stability Facility (EFSF) has been increased from €440 billion (about $600 billion U.S.) to €1 trillion (around $1.36 trillion US dollars). The fund will be used to insure the first 20% of losses on new bonds issued by Italy, Spain and other financially troubled European countries. This is very similar to the US TARP program of 2008. The source of the new money is still a mystery. There is speculation that the International Monetary Fund (IMF), China, Japan, Russia, a Eurozone bond issue, or a combination of all of these could be used to provide the funding needed. So far the European Central Bank (ECB) has not been mentioned as a participant, but it is starting to become apparent that the ECB will have to be involved in some way to make this work. China is likely to negotiate a deal strongly in China’s favor, so it would likely be very expensive to involve them.

Next, European banks were asked to “voluntarily” accept about a 50% write-down on their Greek government bonds they are holding. This is theoretically a voluntary restructuring and is not technically labeled a default. This is done to give Greece some debt relief. The plan is to get Greece’s debt down to 120% of Gross Domestic Product (GDP) by 2020 versus a forecast of 170% of GDP in 2012. This would be partially accomplished by exchanging the current Greek debt they hold for new debt to be issued by Greece. The European Banking Authority (EBA) has told 90 banks that they must add capital by next June to give them some space for the write-downs of the Greek Debt. Because of these write-downs, the banks that cannot raise the cash from profits will be forced to raise capital either from shareholders and/or state funds.

The 50% “haircut” on Greek debt would also have to be accompanied by more austerity in Greece and this is likely to be a major problem. The austerity plan would involve more tax increases and continued pay cuts and layoffs for public employees. The plan has not been received well by the Greek people, and just 4 days after it was announced Greek Prime Minister George Papandreou announced a referendum would be held as to whether Greece should accept the package and stay in the Euro-zone. The Greek citizens do not want to continue to make concessions in their standard of living to just to preserve the European Union (EU). Also, substantial reductions in Government spending will likely hamper economic growth for the foreseeable future. Since the plans to get the debt under control are dependent on moderate growth over the next decade it becomes a vicious circle. If the Greek people vote the referendum down (60% are against it) there is a good chance Greece would leave the EU. An “involuntary” default could then occur which could accelerate problems in countries such as Italy, Portugal and Spain. Obviously, the Greek referendum, if it does indeed happen, will be watched by the markets very closely.

The whole European debt crisis has demonstrated the restrictions of euro membership for the PIIGS countries (Portugal, Italy, Ireland, Greece and Spain) that have had trouble controlling their spending. Since they have the Euro as the common currency they no longer have control over the currency and are unable to devalue their own currencies to gain competitiveness on their exports. The EU membership is also forcing austerity measures when their economies need more spending to get them going. The more fiscally responsible countries such as Germany and the Netherlands have been able to compete better and increase exports to bring in revenues and have done a better job controlling spending and so are not facing the same problems. France is probably somewhere in between.

The plan also calls for a commitment from Italy to do more to reduce its debt. Italy has committed to achieve a balanced budget by 2013, and a surplus by 2014 as well as reducing its debt load to 113% of GDP by 2014 (It is currently over 120% and rising). These are bold targets for Italy, and eerily similar to targets that the Greeks have been setting for years now but to no avail. The stock market may be buying the new bailout package, but the bond market doesn’t seem to be biting. The yields of 10 year Italian government bonds have risen to over 6% (current yields on 10 year U.S. Treasury bonds are about 2.1%). This could be the “canary in the coalmine” signaling possible trouble ahead. The bond market is saying that they are becoming more and more concerned about Italian debt, and are thus requiring a higher rate of return. The stock markets are acting like the problem is solved while the bond markets are saying wait a minute! Time will tell as to who is correct.

So the devil is really in the details and there are plenty of unanswered questions before we declare victory. Plus what about the following:

  • Will other countries seek similar deals? Italy, Spain and Portugal, whose economies are much larger than Greece, might be next in line. The plan does not appear large enough to handle too many more bailouts should some of these countries have their hand out in the near future.
  • How will the “insurance” element of the EFSF work?
  • The plan is dependent on affected countries getting their fiscal house in order over the next several years, despite economies that will continue to be hampered by continuing austerity measures. How is this going to work out? Greece has already shown it is much easier said than done.
  • A true solution probably involves a fiscal union which includes a central treasury, a more powerful central Bank and the issuance of Eurobonds predicated on this fiscal union. Unfortunately, getting all the EU countries to agree on this is not likely at this time.

All in all, it is a good first step that the powers that be in Europe are trying to get something done to avoid a full blown crisis. At least it looks like there is a rough framework in place, but they are going to have to provide more details soon, or markets may get very nervous again. Also, the whole plan doesn’t appear to be a permanent solution, but may buy some time until a permanent fix is available. So, for the time being it appears to be another instance of kicking the can down the road. The problem is that this can is getting bigger and bigger, and we may still be talking about these same issues a year or two from now. So, depending on the outcome of the Greek referendum, it looks like it is “Deal? Or No Deal?”

WHAT IS OPERATION TWIST AND WHY IS IT BEING DONE?

Essentially the Federal Reserve will purchase longer term securities (to try to move the long-term interest rate a little lower) that are financed from the sale of short-term securities. The securities they would be buying would most likely be Treasury bonds with 6 to 30 years remaining until maturity and selling Treasury bonds with maturities of 3 years or less. According to the statement from the Federal Reserve, the largest purchases will be in the 6-10 year range. Ben Bernanke hopes that by doing this it will encourage more people to either buy or refinance homes. Lower rates should ease the debt burden on households and stimulate more investment and spending by business and individuals. It will remain to be seen if this will do much to spur the economy as rates are already at historic lows, and until more people are employed and the standoffs in Washington are resolved, it is tough to see how this will do much to spur demand.

This is actually Operation Twist II. The first Operation Twist was done during President Kennedy’s tenure in the early 1960’s. The name was derived from the dance craze “The Twist” that was sweeping the nation at that time. The economy was weak and the idea was that business investment and housing demand were determined by longer term interest rates. Policymakers reasoned that if longer-term interest rates could be lowered without affecting short-term yields, the weak U.S. economy could be stimulated. (From the Federal Reserve Bank of San Francisco website). Did it work? No, as long term interest rates continued to rise. Bernanke even wrote a paper 7 years ago that said “Operation Twist” was a failure, so why is he trying it again? It appears that the Fed is about out of bullets.

The two primary problems facing the U.S. economy have been and remain high unemployment and a terrible housing market. QE1, QE2 and Operation Twist have done and will do nothing to solve these problems. The only results so far have been to push investors towards more risky investments, something we are unwilling to encourage. Prudent investors who like fixed income for stability are paying an unofficial tax (penalty) by having to accept lower interest rates. Wall Street with their higher risk tolerance (backed by government guarantees) has been a big winner.

The only way out of this mess is to create encouragement for small businesses to start hiring people here in the U.S. The easiest way to achieve this would be for the President and Congress to create a long term (more than 30 days) fiscal policy that makes common sense. We desperately need a coherent tax policy that removes come of the complexity, reduces rates, eliminates many deductions and results in higher and fairer revenue. This, together with rational spending reductions, would provide encouragement to business and start to solve the unemployment problem, leading in turn to solving the housing crisis. We need short term pain shared by everyone in order to set the stage for the long term prosperity this country is capable of achieving. Unfortunately, we do not see any political leaders willing to make the sacrifices necessary to set us on the right track.

WHERE DO THINGS STAND IN EUROPE CURRENTLY?

The ongoing saga of will Greece default or will they get bailed out continues. (For a summary of how we got to where we are today, see here) News and rumors continue to pour out of Europe and the markets continue to twitch on every morsel of information. Over the weekend (September 24-25), there were rumors of a European style TARP via the European Financial Stability Facility (EFSF) similar to what we had here in the U.S. in 2008. The new plan would increase the size of the bailout fund that would provide banks additional capital to stay solvent. But the Bank of France head said there is no secret plan to provide capital to the banks.

Lately, it also appears that Germany has been arranging things to prepare for a Greek default. And even though EMU and Greek authorities continue to say that Greece will not default, the markets are saying something different, as the yield on one year Greek government bonds is now over 135%. So, it is increasingly likely that there will be some kind of write down of Greek debt, and bondholders (primarily European banks) will have to take a loss on their Greek debt, but then probably get an injection of capital from the European TARP plan to stay solvent. So, European taxpayers would likely be on the hook for much of the bill. The exact size of any plan is still not known (some rumors put it as high as 1 trillion euros or about $1.37 in US dollars), but it would have to be quite large, as French banks alone have about $57 billion of Greek debt. Again, this would just seem to push the problem off to a later date. While all this continues to go on, the European economy continues to suffer, and it appears the effects may be starting to affect China as well so the prospects of an economic slowdown on a worldwide level begin to increase.

The bottom line, though, is the leaders of the countries in the European Monetary Union (EMU), are having trouble coming to a proposal that everyone can agree on. Although, they have announced a plan is being put together and will be announced in 6 weeks on November 4th, the hopes are that something could be announced sooner than that because the markets are likely to continue to be very volatile until a workable plan is announced. Once it is announced, will it be more “kicking the can” down the road, or will it be something that will be more fundamentally sound and better for the long term? We do not know but a lot of the indications are that it will be closer to the former unfortunately. The worry is that if they do not come up with something soon, the situation could deteriorate further. This has the potential to drive the world markets and economy towards a scenario like 2008 all over again and possibly worse. We are monitoring this situation very carefully, and are making appropriate changes in our strategies as needed for our clients.

UPDATE :

Late Monday information coming out of Europe suggests they will likely be rolling out a European version of the TARP program that was used here in the U.S. in 2008. Keep in mind, though, that as of this writing, we have not heard a definitive plan out of Europe. This may or may not be the plan, and all the participants (17 parliaments from all the countries of the EMU) will need to agree on it. However, the good news is that there is a plan, and that has allowed market participants to, at least for now, take the worst case scenario off the table. The worst case scenario would be a messy default, with many banks failing, bank runs and a possible unraveling of the EMU. Equity markets are responding favorably to the news. However, we have seen this before, and will have to wait and see if the latest news has staying power.

The plan that is being discussed involves leveraging up the EFSF and increasing its influence. This will allow it to provide more funding for the weaker countries (i.e. Greece), and will offer some form of bank recapitalization by allowing banks to sell Greek and other sovereign debt for EFSF debt. Basically swapping toxic debt for AAA debt, just like the U.S. 2008 TARP plan did here in the U.S. It provides some short term help, but it is still kicking a rather large can down the road. They would create a Special Purpose Vehicle (SPV) which is a separate entity to buy the troubled debt and issue a bond from the EFSF. Remember, SPV’s were one of the things that Enron was famous for, so let’s hope the outcome turns out better for Europe.

Who are the winners and losers? Well the large European banks get bailed out at the expense of European middle class taxpayers. (Haven’t we seen this movie before?) It also forces the weaker nations in Europe (Greece, Portugal, Spain) to endure more austerity and most likely a weak economy for some time to come. It doesn’t fix everything that is broken in the EMU, but it does buy them some time to come up with a permanent fix. This would have to involve more fiscal unity among the members of the EMU. This has been a sticking point for some time, and will likely continue to be.

Other things to consider are, will the people of accept more pain to bail out the banks? There still is no solution for the weak economy in the region, and some of the stronger countries such as Germany and France could see their credit ratings downgraded. Plus, this still does not appear to be a permanent fix and if everyone does not go along with the plan, where do things go? The situation will likely be at the forefront for some time to come.

WHAT IS THE TROIKA?

You may have heard or read about the “troika” in regards to the situation in Greece, and have wondered just what that is. The term “troika” refers to the 3 organizations that will have a large part in determining Greece’s financial future. They are the European Central Bank (ECB), European Commission (EC), and the International Monetary Fund (IMF). It is actually a Russian word and not Greek, and as you can probably tell, it refers to the number “3” or three of a kind. It actually refers to a Russian sleigh pulled by 3 horses. In the summer this would be a carriage with wheels. So the next time you hear the word “troika” used you will know what they are referring to and it is not a Greek mythological figure.

Troika

Troika

 

The European Banking Crisis –How Did it Happen, Where Are We Now?

We all know what a turbulent ride it has been in the stock market over the last month or so. We hear everywhere that a lot of this is due to the slowdown in the U.S. economy partly due to the debt ceiling fiasco in Washington, but also due to the fear that another recession may be imminent. We also hear about the European Banking Crisis, but how much do we really know about what is going on over in Europe and why does this have so much impact on markets here in the U.S?

First, let’s look at how we got to where we are now and start with a brief history of The European Monetary Union (EMU). Before the EMU, each country borrowed money, based on their credit quality and controlled their own currency. This meant they could devalue their currency to make their products more competitive when their economy was suffering. The EMU changed the rules in ways we are still trying to interpret.

The EMU actually had its origins date back to the 1950’s, when the first rough plans for a unified Europe surfaced. But it was not until 1979, when the European Monetary System (EMS) was adopted to employ an exchange rate mechanism (ERM) for participating countries to keep their currency exchange rate fluctuations within a certain range, that the wheels were really set into motion. In 1988 plans were adopted for a three-stage plan for Europe to become a full economic union. These plans were formalized in 1992 with the completion of the Maastricht Treaty, which was the founding of the European Union (EU).

The Maastricht Treaty outlined the conditions or “convergence criteria” that a member state of the EU would need to meet before it could join the EMU (sorry for all the acronyms). These conditions were essential because the Europeans realized that economic crises in one member country would affect all the other member countries. The 5 conditions of the Maastricht Treaty that would have to be met for admission consisted of targets and allowable limits on the following:

• Inflation rates
• Ratio of annual government debt to gross domestic product (GDP)
• Ratio of gross government debt to GDP
• Exchange rates
• Long-term interest rates

These criteria were considered necessary to maintain price stability in the Eurozone even with the inclusion of new member countries.

The EMU was then officially formed in 1998 to promote economic and social solidarity and adopt a single currency and monetary system among the countries of the European Union. Its currency, the Euro, began trading on January 1st, 1999. Actual Euro physical notes and coins were introduced in 2002. 11 countries were members when the EMU formed, and 17 are currently full-fledged members. Some countries such as Denmark, Sweden and the U.K. are part of the European Union (EU), but opted out of joining the EMU and thus continue to use their own currencies. Monetary policy for the EMU member countries is managed by the European Central Bank (ECB), although there is no common representation, fiscal policy or governance.

Some countries such as Italy and Belgium were only able to meet the criteria through “flexible” definitions, and it now appears that Greece was only able to make the grade through some “creative” accounting as well. At the time, this did not seem like a big issue to many.

As of today the EMU represents the largest economy in the world.

So how did things start going sour? In the early part of the 2000’s, after the Sept. 11 attacks, the ECB, much like its U.S. counterpart, the Federal Reserve, kept interest rates very low for an extended period of time. Now that there was a unified EMU, countries such as Greece, Portugal, etc. were able to borrow money at the lower rates paid by economic powerhouses such as Germany. This cheap credit meant that these fringe countries experienced a consumer spending & a real estate boom (sound familiar?). The large banks of France, Italy, Germany & Greece among others quickly saw the dollar (or should we say Euro) signs in the mid 2000’s and aggressively pushed into these markets providing easy financing for not only the business entities in these countries, but for the governments as well.

With the 2008 economic and financial crisis, the boom in consumer spending and housing became a bust in these countries which were economically noncompetitive because of the strong Euro-they could not compete with German efficiency. In addition these countries governments were running huge deficits because of prolific spending and overly generous entitlement programs for its citizens.

The banks and the government of Germany showed a little more restraint during this period (but still had to bail out a few problem banks), and for that reason are in a stronger position today. Now, because of the large exposure to these troubled countries debts, the solvency of these large banks is being called into question causing severe pressure on the large European bank stocks and the entire stock market itself.

Why does this affect stocks here in the U.S? Well, these European banks trade billions daily with their counterparties in the U.S. and U.S. Banks have insured European debt through complex derivative transactions-no one knows the extent, but it is $Trillions. Another factor is there are billions of dollars from U.S. money market funds invested in these large European banks, so problems in Europe become problems for bank stocks here in the U.S. as well and call into question the stability of American banks, and worries about a relapse of the 2008 crisis which is affecting all areas of the stock market.

So why can’t the EMU just bail out all the banks like we did here in 2008? Well, when the EMU was formed, the countries agreed to a common currency, but refused to surrender control over their individual banking and financial sectors. This has greatly limited the possibilities of coordinated action like we had here in the U.S. Thus, any assistance packages must be developed, funded, and managed by each country and not the EMU itself. So countries with large and growing budget deficits and national debts, such as France, Spain and Greece would like an EMU wide bailout similar to what the U.S. did in 2008, Germany, (the strongest, most fiscally responsible country) does not since it would have to pay for the majority of the program. As you can see, this can lead to some friction and disagreement between the members of the EU and why it has taken so long for a permanent solution.

So where do things stand now? Greece stands on the brink of defaulting on its debt obligations and Ireland and Portugal are not far away as well. The worry is that the debt crisis will also engulf larger countries such as Italy & Spain and more countries will continue to fall like dominos. On July 21st, Eurozone leaders agreed to a second bailout of Greece and some changes to the €109 billion bail-out fund also known as the European Financial Stability Facility (EFSF). The new bailout plan includes programs to reduce Greek debt and exchanging existing Greek bonds for new bonds with lower interest rates and longer maturities. It will also call for continued austerity measures throughout countries in the Eurozone. However, the proposal needs to be ratified by the member countries and there are some other issues that need to be resolved as well. During the negotiations in July Finland insisted on collateral from Greece in return for its participation in the bailout, and negotiated a bilateral agreement with Greece. Because of political pressures, other countries are also now considering collateral from Greece as well in return for bailout participation. Others are wondering why Finland has received preferential treatment. Germany & the Netherlands have insisted that private bondholders share the pain of a second bailout as well and take some losses. This uncertainty has thrown into question whether the bailout will unravel and throw more chaos into the region and continue to dampen the region’s economy.

Some other ideas to stem the crisis have included the idea of Eurobonds, which would be bonds backed by all Eurozone members. These bonds would replace bonds issued by the individual countries, and could possibly solve Europe’s long-term debt problems, because they would be perceived as high quality debt. However, EMU officials say that Eurobonds raise important questions for fiscal sovereignty and require more debate on the topic. Still, many argue, that the new bailout package is still not enough to permanently fix the problem in Europe, and that this is another temporary patch and that more will inevitably have to be done down the road to solve the problems. Will Germany, who has been prudent, be willing to pay more for their partners’ spendthrift ways? Will Greek citizens be willing to reduce their living standards more to pay off German Banks? Will this become a peaceful takeover of Europe by Germany? Will the EMU break up; abandon the Euro and the member countries revert back to their own currencies? If anyone knows, please tell us.

What is Quantitative Easing, and What is QE II?

No, it’s not the luxury liner Queen Elizabeth II (shown below), but rather the monetary policy being used by the United States Federal Reserve to stimulate the economy. We are hearing so much lately as to whether Ben Bernanke will embark on Quantitative Easing Part II, we felt a brief discussion of what exactly Quantitative Easing is was in order.

Queen Elizabeth II

Wikipedia defines Quantitative Easing as:

The term quantitative easing (QE) describes a monetary policy used by central banks to increase the supply of money by increasing the excess reserves of the banking system. This policy is usually invoked when the normal methods to control the money supply have failed, i.e the bank interest rate, discount rate and/or interbank interest rate are either at, or close to, zero.

A central bank implements QE by first crediting its own account with money it has created ex nihilo (“out of nothing”).[1] It then purchases financial assets, including government bonds, mortgage-backed securities and corporate bonds, from banks and other financial institutions in a process referred to as open market operations. The purchases, by way of account deposits, give banks the excess reserves required for them to create new money, and thus a hopeful stimulation of the economy, by the process of deposit multiplication from increased lending in the fractional reserve banking system.

Risks include the policy being more effective than intended, spurring hyperinflation, or the risk of not being effective enough, if banks opt simply to pocket the additional cash in order to increase their capital reserves in a climate of increasing defaults in their present loan portfolio.[1]

So actually when people refer to it as money printing or dropping money out of a helicopter it is misleading. The Fed is simply electronically swapping assets with the private sector, mostly swapping deposits with an interest bearing asset. The result drives interest rates down and forces investors into riskier assets such as stocks because interest rates are so low on savings deposits and money markets.

So, lately the hot topic affecting the markets is will the Federal Reserve implement QEII? Remember, the first round of quantitative easing was during the peak of the financial crisis in 2008 and 2009. The results of this can be debated, but the mere idea that they are looking at performing another round of easing so soon leads many people to believe that QE is not effective and just leads to devaluation of the dollar and higher inflation down the road. Also, the fact that Japan has been doing this for the better part of two decades and still has not managed to jump-start its economy, but has rather just increased it’s debt load is another reason many people are against it.

Quantitative easing is also designed to make it easier for banks to lend money to borrowers, but the problem seems to be that you need to have demand from borrowers to make this work. But with so much de-leveraging going on in the private sector the demand for loans just does not seem to be there and there is not much that can be done to make people and businesses borrow money especially if rates cannot get much lower. So, you can increase bank reserves as much as you want, but if there is no demand from borrowers, what good will it do?

If you would like a little more detail on this, the excellent blog the Pragmatic Capitalist has a great post here.

Long Term Secular Markets:

Barry Ritholz’s excellent blog The Big Picture had a great article on the long term cycles the stock market has gone through over the last 100 years. The chart below details the price level of the stock market on top, with the P/E ratio (Price/Earnings) ratio on the bottom. The P/E ratio is one of the most well known ratios used to calculate the value of stocks. History has shown that when P/E ratios are high (think 2000), stocks are poised to underperform for the next 15 years or so, or until P/E ratios become very depressed (think 1982). Once the P/E ratios become very depressed, say around a market P/E of 7 or 8, stocks will generally perform very well for the next 15 years or until P/E ratios become inflated again.

Currently, one could argue that we are about 10 years into the current secular bear market and we may have another 5 – 8 years remaining, or until the P/E ratio again gets to a depressed level such as it was in the early 80’s, around 1940, and around 1920. You can see that the current market P/E ratio is still quite a bit higher than it was in those dates just mentioned, which were the start of fabulous bull market runs.

In the interim, there will be nice stock market rallies, but if history is any indication, stocks will still need to either go lower, or tread water for a couple of years, until the P/E ratios get to a more depressed level and the fundamentals for a healthy bull market are in place. With the P/E ratio at its current level, it is tough to make an argument that we are at the beginning stages of a new bull market run in stocks.