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Thursday, January 08, 2009
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Asteve
Activist
 Posts:930
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| 20/07/2007 10:03 AM |
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Bankenstein… I think our opinions on FRB are different… not that one of us doesn’t comprehend what FRB implies.
While I’d agree that FRB is typically misunderstood by most of the public, as are many systems, this does not necessarily imply that the system is a scam. I agree that western society encourages debt – and while I am concerned by the current level of debt – I do not accept that debt can never be reduced, or that the significant aspect of debt is debt to commercial “Tier 1” banks – which are, in any case, publicly owned. If the commercial banks had absolute control over the economy, this would be reflected in their share price… but, as I can still buy shares in Tier 1 commercial banks, this definitely hasn’t happened yet! Some credit within an economy is beneficial – it allows necessary risk to be shared and for more rapid development of cherished worthwhile assets (i.e. wealth). We have a big problem when debt exceeds the rate of asset creation, or where credit does not lead to the creation of valuable assets – this represents risk. In an economy with lots of debt, risk management plays an ever more important role – hence decreasing productivity; slowing asset creation and increasing risk in an ever downwards spiral. It is in recognition of this inherent instability of high levels of debt that risk must be managed and bad debts written off rather than hidden from accountants and auditors. Bankruptcy serves a purpose, even if most people prefer it not to happen to them.
Central banks are a different matter. The relevance of a central bank increases with levels of debt, but so too does the risk to its authority. Central banks rely upon sovereign government(s) – and, as such, are responsible to government(s) and subject to regulation and tax. Where the government is strong and democratic (N.B. I’m making no claim here that our government is strong, democratic or otherwise) we can consider the bank accountable to the general population – and that any wealth accumulated by the bank is public wealth shared by an affluent society. I have absolutely no concern about what is accumulated by the Bank of England – I own it (well, approximately 0.000001645% of it, at least) and I should consider that an asset!
Finally – debt totals do not and can not grow indefinitely. That claim is *utter* hogwash. Debt totals cannot grow indefinitely because risk grows with debt. As risk grows, the probability of calamity rises too. Calamity, when it occurs, leads to bad debts which, when written off, diminish debt totals. Debt can diminish – but it doesn’t happen in a pleasant way. Companies can eliminate their debts by filing for bankruptcy. Individuals can always eliminate personal debts by giving away assets then committing suicide. Nations can eliminate debts by relinquishing sovereignty and/or assets - or by invading their sovereign creditors and demanding debts waived in exchange for liberty; or, in principle, just eliminate the creditors using nuclear or biological weapons. Where debts are small, they can be worked off – by exchange of effort desired by creditors for reduction in debt… When debts are too large, or where creditors see nothing of sufficient value that they can be offered in repayment, they’ve lost as there is no reason to pay even the interest; the debts must eventually be written off, and debt is reduced.
The claim that debt always goes up is just as bogus as the idea that house prices always rise. With increase in debt, just as with increase in value, there is an increase in risk… risk of bad debt and the consequences of whatever is necessary to ensure that the debts are understood to be bad.
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bankenstein
Activist
 Posts:105
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| 20/07/2007 10:21 AM |
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| Yes, Asteve, of course nothing can grow indefinitely (in the sense of infinitely), including debt. I have said as much in previous posts. Thanks for pointing out my sloppy sentence and I have now edited it to something more sensible. |
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Asteve
Activist
 Posts:930
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| 20/07/2007 10:52 AM |
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:-) Yes... The wider point that I was making is that high levels of debt are very bad - not only for the debtor, but also for the creditor. Having recognised this, both debtor and creditor will look for ways to settle debts. Companies and individuals must hope to produce something that their creditors want - and, if they don't manage that, there's always bankruptcy or death.
Debt risk is not a trivial issue... but it is not yet entirely out of control. National debt can be addressed by changes in foreign policy and by controling the relative values of currencies. Private debt can be very effectively controlled through inflation. Inflation can only be controlled by interest rates if debt for players in an economy does not get out of control and debts are properly accounted and honestly reflect credit risk.
What is very interesting and relevant to house prices is British economic policy. We have a policy to keep inflation low, but also to keep interest rates low (indirectly by demanding a "strong economy" and "full employment"). The measure we've adopted for inflation is based almost entirely on European traded comodities - which has lead to an extremely stable exchange rate with the Euro - which, being a young currency, is artificially controlled by the ECB to be stable with respect to other countries' currencies, as far as possible. The snag is that interest rates have not reflected what people in Britian borrow vast sums to buy - i.e. homes - because they are not commodities traded with Europe. This has lead to economic instability and volatility. During the first part of this decade we hardly noticed the stock market crash that sent other countries into recession.. however, rather than suffer a significant economic downturn, we increased the levels of risk within the economy instead. When something goes wrong in future, it will go wrong in a bigger way now than it would have done 5 years ago... because debt has grown far faster than assets have been created.
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Jon_2
First Timer
 Posts:1
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| 20/07/2007 7:47 PM |
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Well I haven't read through all the posts, so forgive me if this has already been posted. Have a look here;
https://www.cia.gov/library/publications/the-world-factbook/rankorder/2079rank.html
The whole world is 44 trillion dollars in debt, for the sceptics just ask yourself who does the world owe 44 trillion dollars to ? However you may try to shroud things in technical jargon the simple fact is that for every dollar of debt there has to be a dollar of credit. The only possible explanation is that this debt has accrued due to the fractional reserve system. In effect the holders of this debt own the entire world, since there is only the equivelant of 4 trillion dollars in circulation. I think that is the point that the original poster was trying to make, debt increases exponentially and at some point in time the interest payments will exceed the GDP of the whole world, of course sometime before then the system will crash completely. |
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Asteve
Activist
 Posts:930
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| 21/07/2007 9:22 AM |
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Jon_2: "For the sceptics just ask yourself who does the world owe 44 trillion dollars to ?"
The future economy.
Jon_2: "In effect the holders of this debt own the entire world, since there is only the equivelant of 4 trillion dollars in circulation."
No, the holders of this debt, at best have a leasehold on the entire world.
Jon_2: "I think that is the point that the original poster was trying to make, debt increases exponentially and at some point in time the interest payments will exceed the GDP of the whole world"
Yes, but GDP is recorded on an annual basis - total world debt is a snapshot observation.
Jon_2: "of course sometime before then the system will crash completely."
It will if risk is not managed properly, or if fraud misappropriates wealth (as opposed to just currency).
Credit risk is key - credit risk keeps debt in check - usually.
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bankenstein
Activist
 Posts:105
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| 21/07/2007 1:03 PM |
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Some comments on the two posts from Jon_2 and Asteve:
Asteve, I understand when you say that the $44T is owed to the future economy, but the future economy will never see the money returned. Our descendants will still owe the $44T, plus further interest of course. Unless we invest the borrowed money to create real and lasting wealth, we are more accurately plundering the future. I would say that this is the case in the US and the UK at present.
GDP, debt and interest figures are all snapshots of continuously varying real world quantities. I see no discrepancy between you both there.
Management of credit risk is largely at the discretion of the banking system. Banks can mostly chose to whom they will lend, and how much. Private, profit making banks will act rationally to maximise their perceived profit/risk ratios. What loans and levels of risk are in their interest?
Large, low risk loans are good business. Think national debt, lent to governments with powers of taxation. Think mortgages with real estate as collateral.
High risk loans, soon sold on, are also surprisingly good business. Think sub-prime mortgages and CDOs. Default risk is high, but this risk is offloaded asap by the initial lending bank.
Without external regulation, debt will be kept in check only in so far as it suits the banks. Debt is their business and, up to their acceptable levels of risk, they will maximise it. The theoretical attractor of global unserviceable debt will be approached asymptotically, sometimes more quickly, sometimes more slowly, and with some reversals along the way as some loans default. Average overall default risk will increase and at some point along this approach trajectory the financial system will fail.
Inasmuch as the banking system, the money power, has influence over government, and therefore over banking law, society is in serious trouble. Those who control the banking system would then effectively control far too much. They would have power way beyond any accountability.
I don’t know how influential the money power really is. But if it is as pervasive and strong as some maintain, then watch out. There could be a storm coming.
“Give me control of a nation's money and I care not who makes her laws”.
- Mayer Amschel Rothschild
“Power tends to corrupt and absolute power corrupts absolutely”.
- Lord Acton
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Asteve
Activist
 Posts:930
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| 22/07/2007 7:25 AM |
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A-ha, I wasn't very clear - on GDP and total debt,I'll try again.
GDP is an annual rate - the first derivative of an economic model of production with respect to time... (C.F. speed.)
Absolute level of debt at a given moment in time is a measure of value rather than a rate. (C.F. distance.)
So, I'd argue that it is not necessarily significant that debt exceeds GDP. It becomes a rather more significant problem if interest on debt approaches GDP - as, then, debt reduction becomes impossible.
With respect to risk, I agree that government backed bonds are usually considered 'safe' - but even these are no panacea - as the Russian default in 1998 shows. I utterly disagree that mortgage debt is safe... (I can't imagine the 350,000 flooded houses this weekend will retain their value, for example) though I accept that, in principle, such risk could be insured. Given that I consider all mortgage risk to be significant (though, obviously, risk is highest where loan to value is highest) I would _really_ like to establish statistics showing how mortgage lenders manage their risk. I think that MBS/CDO/CDS trading is key to understanding the mortgage market. I'd even think it credible that banks could benefit financially from large-scale mortgage defaults... if they maintain suitable positions on debt default in the (unregulated) credit derivatives market.
With respect to the idea that the entire financial system will fail - I don't agree that there is evidence to support that conclusion. Inflation is the mechanism by which the financial system can recover... and assets will survive, full worth intact. Inflation would effectively cancel debts - but, unless interest rates were similarly high, and transactions quick, the economy could easily suffer a major setback as currency risk would make a large extent of trade impossible.
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bankenstein
Activist
 Posts:105
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| 22/07/2007 11:15 AM |
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Response to Asteve, his post in italics:
A-ha, I wasn't very clear - on GDP and total debt,I'll try again.
GDP is an annual rate - the first derivative of an economic model of production with respect to time... (C.F. speed.)
Absolute level of debt at a given moment in time is a measure of value rather than a rate. (C.F. distance.)
So, I'd argue that it is not necessarily significant that debt exceeds GDP. It becomes a rather more significant problem if interest on debt approaches GDP - as, then, debt reduction becomes impossible.
On my reading of Jon_2’s post he is also comparing interest with GDP. We are all in agreement here I think.
With respect to risk, I agree that government backed bonds are usually considered 'safe' - but even these are no panacea - as the Russian default in 1998 shows. I utterly disagree that mortgage debt is safe... (I can't imagine the 350,000 flooded houses this weekend will retain their value, for example) though I accept that, in principle, such risk could be insured. Given that I consider all mortgage risk to be significant (though, obviously, risk is highest where loan to value is highest) I would _really_ like to establish statistics showing how mortgage lenders manage their risk. I think that MBS/CDO/CDS trading is key to understanding the mortgage market. I'd even think it credible that banks could benefit financially from large-scale mortgage defaults... if they maintain suitable positions on debt default in the (unregulated) credit derivatives market.
I didn’t say that mortgages were “safe”, I just categorized them in general as comparatively “low risk”. Similarly the national debt.
We agree that CDOs etc. have given banks a way to make even high risk loans profitable, and they have done so in spades. And yes, maybe the banks are now effectively going short on loan repayments through credit derivatives. There’s no stopping them!
With respect to the idea that the entire financial system will fail - I don't agree that there is evidence to support that conclusion. Inflation is the mechanism by which the financial system can recover... and assets will survive, full worth intact. Inflation would effectively cancel debts - but, unless interest rates were similarly high, and transactions quick, the economy could easily suffer a major setback as currency risk would make a large extent of trade impossible.
Inflation is caused primarily by increasing the money supply, this usually by lowering interest rates to encourage borrowing. Necessarily, debt increases with the money supply. So, there is a two-way pull on total interest payments, more debt but lower interest rates. Temporary reprieve is possible, perhaps for a considerable time, but the basic dynamic of debt growing faster than money supply ticks away. Sooner or later the interest due on the total debt grows to a size comparable to GDP. Inflation is not a sustainable way of avoiding breakdown.
If, as you suggest, interest rates are kept high, then borrowing is discouraged and the money supply shrinks (or maybe just grows very slowly). This is not compatible with inflation. Deflation and depression are likely. |
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Asteve
Activist
 Posts:930
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| 23/07/2007 4:20 AM |
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Bankenstein: “On my reading of Jon_2’s post he is also comparing interest with GDP. We are all in agreement here I think.”
According to the CIA world fact book, presumably the same reference that puts total world debt at $44 trillion, world GDP is $65.95 trillion. So, I contend, while world debt is significant, it does not make debt repayment inherently impossible. If we take the US interest rate of 5.25% (an over-estimate, I guess, since I presume much debt is to economies with lower rates of interest) this makes interest payments worth $2.31 trillion, or 3.5% of GDP – so, not yet, a reason for despair.
It is interesting, however to compare this to UK house prices – which significantly buck this trend. For a mortgage at 5-times gross income with 7% interest/insurance due annually - this correlates with a cost of 35% of personal productivity – i.e. ten times the global average.
Bankenstein: “I didn’t say that mortgages were “safe”, I just categorized them in general as comparatively “low risk”. Similarly the national debt.”
While neither is safe, mortgages are, in my opinion, dramatically more risky than national debts. Bankenstein: “We agree that CDOs etc. have given banks a way to make even high risk loans profitable, and they have done so in spades. And yes, maybe the banks are now effectively going short on loan repayments through credit derivatives. There’s no stopping them!”
In the short term, I agree – the genie can’t be easily put back… but I disagree that there is no stopping banks profiteering. Financial regulation definitely could even the scores… for example, it would only require an act of parliament to make it illegal to profit from debt defaults. When it comes to pension funds, I’m not sure if more or less regulation would be best – though I’m sure the current situation is the worst. AFAIK, legislation already strictly controls the level of risk that can be taken by pension funds – in recognition of the lack of control individual contributors have over the management of their long-term investments. If CDO securities are essentially mandated investments by pension regulations, maybe this should be stopped?
Bankenstein: “Inflation is caused primarily by increasing the money supply, this usually by lowering interest rates to encourage borrowing. Necessarily, debt increases with the money supply. So, there is a two-way pull on total interest payments, more debt but lower interest rates. Temporary reprieve is possible, perhaps for a considerable time, but the basic dynamic of debt growing faster than money supply ticks away. Sooner or later the interest due on the total debt grows to a size comparable to GDP. Inflation is not a sustainable way of avoiding breakdown.”
I think we need to distinguish between different kinds of inflation:
1. Commodity price inflation. 2. House price inflation. 3. Wage inflation.
Commodity price inflation has been reasonably controlled – this has been made possible by way of cheap foreign imported goods. Commodity price inflation has kept wage inflation in check as, not only are profits, in most sectors, low (on account of overseas competition) but so are wages. Wage inflation is constrained by a combination of low commodity prices and low interest rates (maintaining standards of living over the short term.) House price inflation, or rather the price of assets not considered commodities with respect to interest rate policy, are free to surge… this too is inflation, all be it inflation that has been swept under the carpet.
So, I need to be clear about what I mean by inflation. I mean the measure of inflation which controls interest rates. I am saying that we need to recognise the cost of homes when devising monetary policy – just as we consider the cost of orange juice and electricity. A failure to record the cost of all essentials for a decent standard of living inevitably leads to disparities and instability within the economy.
Recognised inflation (i.e. inflation that affects wages and interest rates) can correct house prices, as well as all debt, by re-valuing debt with respect to future productivity. This is bad for savers; and inwards international investment. This is good for the economically productive. If recognised inflation is matched by appropriately high interest rates, this discourages unproductive speculation while encouraging investment in productive activities.
Bankenstein: “If, as you suggest, interest rates are kept high, then borrowing is discouraged and the money supply shrinks (or maybe just grows very slowly). This is not compatible with inflation. Deflation and depression are likely.”
That rather depends upon your definition of inflation. It is entirely compatible, for example, with wage inflation and commodity price inflation…as neither of these are typically paid using credit.
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bankenstein
Activist
 Posts:105
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| 23/07/2007 7:01 AM |
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Asteve, thank you for your post.
Could you please do the GDP/interest comparison restricted to the US dollar? That is where I think that big trouble will first occur, most likely as hyperinflation. As a very rough guess I would say that when interest grows to be of a similar order of magnitude as GDP (i.e. well over 10% of it) then we are in endgame territory. Let me emphasize that my focus here is primarily on the breakdown of currencies, though obviously the corresponding sovereign nation and its whole economy will then suffer.
Particular markets, such as your example of UK housing, suffer deflationary busts when interest payments strain the repayment capacity of the debtors. Assuming your figure of 35% we are already there, I would say. At least after such a bust the houses will still be standing. The same is not the case for the breakdown of a fiat currency.
My sentence “There’s no stopping them!” was included in my previous post purely as an idiom to amuse the reader, not as a serious statement about bank regulation.
My previous post was about general inflation, which is entirely to do with the relationship between the money supply and total wealth. When I use the word “inflation” unqualified, I mean general inflation unless otherwise stated. In this context my arguments are valid.
That said, I agree that distinct rates of inflation for differing aspects of the economy are of great importance and worthy of detailed analysis. Particularly, as you indicate, the anomalies within the official interest rate setting – inflation measurement feedback loop. Another thread, perhaps?
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Asteve
Activist
 Posts:930
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| 23/07/2007 9:36 AM |
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Bankenstein: “Could you please do the GDP/interest comparison restricted to the US dollar?”
I’d love to do comparative analyses for various currencies GDP to debt ratios – but, to be completely honest, the real problem is getting hold of comparable statistics. Establishing credible documentation about this kind of thing is proving diabolically difficult. I thought I’d struck gold when googling for “World GDP” gave me a CIA World Factbook 2006 reference which correlated nicely with “World Debt”.
There are many complications too – especially in a global economy… Interest rates for borrowing vary wildly depending upon where the debt is secured. I’ve recently become interested in the so-called “carry trade” where money is borrowed in overseas markets… where, for example, Japan will lend at 0.5% - (as compared with 5.75% in Britain.) This means that a lucrative speculation would be to borrow in Japan and buy CDO debt in the UK – then use the UK CDO debt as collateral to borrow more in Japan – gaining annual earnings of 5.5% on every transaction. This speculation will fail if the Yen recovers relative to the pound – as repayments would increase substantially – quite possibly by more than the profit margin. A less risky, but still lucrative option would be to do the same using the Euro… This would make a profit margin of 1.75% on all debt and would be relatively safe for as long as Britain is managing its economy with a view to adopting the Euro. If we assume that a low-risk CDO (i.e. one on low loan-to-value and paid first) yields 6% and has a maximum loan-to value ratio of 90% on a Euro loan rate of 4%... this gives an investment return of close to 20%... If the maximum loan-to value ratio is 95% (which is not unbelievable, in my opinion) the investment can then yield over 30% - and only risks currency fluctuation. The apparent viability of this one-way-bet makes me think that the observed stability of Stirling with respect to the Euro is an anomaly – and makes me wonder if we’re not set for the same kind of abrupt crash as arose when the pound was too highly valued with respect to the Euro in 1992. I am open to opinion on this – can we pull back from the Euro this time without similar repercussions?
With respect to my analysis for house prices, the real world situation is far worse because mortgage costs almost universally exceed 7% and an estimate of 35% was relative to gross income – taxation means a far higher proportion of liquid funds are required simply to service debt. Without substantial wage inflation, which may or may not arise, this situation is already entirely unsustainable.
Bankenstein: “My previous post was about general inflation, which is entirely to do with the relationship between the money supply and total wealth. When I use the word “inflation” unqualified, I mean general inflation unless otherwise stated. In this context my arguments are valid.”
I understand, but note that different people have different perceptions of general inflation. For some it is predominantly M4 expansion, for others inflation on the wholesale price of wheat, others are most affected by public sector wage inflation, etc. I agree that some kinds of inflation will affect CPI more quickly than others.
In my opinion, if interest rates target CPI inflation as they do now, we will be looking at interest rates in double-digits within 3 years. While I’m certain that this would force most homebuyers into bankruptcy, I remain to be convinced that there would be substantially wider influences on the economy. Those who have bought in the last five years have scant financial freedom to influence commodity spending – a behaviour I foresee being more than compensated by the increased budgets of pensioners living off savings… who, with their own mortality in sight, are far more likely to relax their purse strings on frivolous expense at the first hint of unexpected income. I can easily believe that increasing interest rates caused less money to be spent in the economy in 1992 but – today and in the future - I’m not so sure.
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bankenstein
Activist
 Posts:105
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| 26/07/2007 5:50 AM |
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A simplistic but, I hope, a stimulating thought experiment:
Let D denote the total debt outstanding on the UK housing market and V denote the total market value. What is the long term trend for the ratio D/V? Equivalently, what percentage of the total housing stock is effectively owned by the lending institutions as time goes on?
When interest rates are low, buyers can afford to borrow more heavily and bid up prices. Both D and V increase rapidly and we have a boom. Expectation of even higher V stimulates speculative debt-funded buying and V is bid up further. We have a bubble.
When interest rates are high, D will generally still increase, though now more slowly. Interest payments on existing debt increase, however less new debt is taken on by discouraged buyers. V drops as speculative buying changes to selling in expectation of further falls. We have a bust.
So, over time and through the cycles of interest rate hikes and drops, there is a ratcheting effect whereby the ratio D/V gradually increases. D rises in both phases of the cycle whereas V rises in one and drops in the other. The banks come to be owed an ever increasing percentage of the value of the housing stock.
There are many other factors that come into play, but I think this simple model illustrates a major underlying dynamic and raises questions for further investigation. For example, D can theoretically decrease with higher interest rates if buyers pay off expensive debt in sufficient volume, but maybe V would still decrease more rapidly?
Conjecture: Each generation will own a smaller fraction of the housing stock than did the previous one. The house-buying population as a whole is not moving towards home ownership, but rather into ever increasing home indebtedness.
Reference: The Grip of Death by Michael Rowbotham |
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Asteve
Activist
 Posts:930
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| 26/07/2007 6:29 AM |
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On that thought experiment:
I'd prefer we call V "subjective supposed value" rather than value, as otherwise it is not obvious that the assets are entirely illiquid; prone to wildly invalid speculative approximation - fuelled by the selfish objectives of commercially interested parties.
The conjecture that each generation will own a smaller proportion of the housing stock than the last is flawed - it fails to account for several ideas... The most obvious missing concept is inheritance - which, when considered, has the opposite effect on this metric. Another issue is that V can fall - agreed, it hasn't done so significantly to date - but it can/will happen. I expect that V will fall significantly lower than W - a value I'll introduce to denote the worth of a property to a buyer - in terms of saved rent. V can and will fall below W by one or both of these mechanisms: (A) a price crash; (B) significant wage inflation. This will happen within the next 25 years - and that's the term we have to think about in the context of a mortgage on a home.
The trend that I see is that, year on year, an ever greater number of houses are privately owned... as once a home is owned outright, the owner is completely sheltered from the risk of debt (interest rate rises) and also from rent increases. This gives a great degree of security - a degree of security that few sensible people would squander.
Houses are being traded as investments - not as homes... that is the big problem. Objectivity has left the market place and the economy as a whole will suffer the consequences.
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bankenstein
Activist
 Posts:105
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| 26/07/2007 7:43 AM |
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Asteve,
Yes, V is not a precise concept but some sort of estimate extrapolated from the most recently realized sale prices would do the job for the model.
Let us suppose that a mortgage-free property is inherited. We presume that V remains unchanged. If the inheritor chooses to live in it, then D also does not change and nor does the ratio D/V. If the inheritor sells it, then the buyer will most likely take out a mortgage to do so and D and the ratio will both increase Assuming a mix of these two cases, the ratio D/V increases overall and the conjecture is supported.
I think that inheritance is irrelevant in general to the conjecture – it is just another way in which property changes hands.
If or when, as you hypothesize, V falls, then D/V increases and the conjecture is again supported. During a crash V falls but D doesn’t, in general. Prices drop but the debt remains.
Outright ownership is indeed desirable for the reasons that you state. However the number of houses owned outright is actually diminishing because mortgages are taken out for ever longer terms and also equity withdrawal is growing. A paid-off house is becoming more of a rarity. Fewer buyers now reach the winning post. |
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Asteve
Activist
 Posts:930
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| 26/07/2007 8:08 AM |
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The current estimated "valuation" on owned houses (reported for example: http://www.theherald.co.uk/business/news/display.var.1566613.0.0.php ) is around £4 trillion, and outstanding mortgage debt stands at around £1.2 trillion (according to the CML.) From this I conclude that around 70% of "house value" is debt free - maybe 50% of houses? This figure includes equity withdrawal - which I don't consider necessarily quite the same... if, for example, I owned my house outright, and wanted a new car... I'd be crazy to finance the car independently of my other assets... as I can get a far lower rate as a mortgage extension than I can as a car loan. I'm not suggesting that the debt isn't a problem, but the debt could well be budgeted for differently... for example, to be paid off by increased earnings from a new job facilitated by having transport, or from savings at not having to maintain an old unreliable car. It is possible to spend money, even borrowed money, and to receive an asset which improves productivity - not all expense is waste.
BTW - the article is interesting in its own right.
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bankenstein
Activist
 Posts:105
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| 26/07/2007 8:41 AM |
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Interesting article and thanks for the link.
Michael Rowbotham's The Grip of Death, published in 1998, shows the percentage of UK private houses owned outright declining from 71% in 1960 to 43% in 1996. There is every reason to suppose that this trend will have continued. I would guess that the £1.2T of debt is most likely now spread over more than 60% of houses, leaving less than 40% owned outright.
My focus is on D/V, which according to the article is now approximately 1.2/4.0, or 3/10. What will it be in 10, 20, 30 years time? |
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Asteve
Activist
 Posts:930
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| 26/07/2007 8:53 AM |
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I can easily believe the position in 1996 was that most houses had some debt secured on them - and 46% of houses being owned outright seems quite plausible. What we have to look at here is that a standard mortgage term is 25 years, and the baby-boomer generation fit the patter:
Born 1948-ish Marry & start family 1972-ish Finish paying for house around 1997-ish.
Another significant influence on this figure is the housing act 1980 - which gave council tenants the right to buy (at reasonable prices) - and a 25 year mortgage there will have been paid off in 2005 - and, even if not, is likely to be for a tiny fraction of the current worth of the property.
Anyhow, I contend, my hunch is that debt is secured on a far smaller proportion of the housing stock than it was in 1996. References to back this up, however, are elusive.
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bankenstein
Activist
 Posts:105
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bankenstein
Activist
 Posts:105
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| 28/10/2007 4:23 PM |
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