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December 19, 2009

Dec. 18, 2009: Update on Residential Real Estate Market

For those of you who keep hearing about "green shoots" in the residential real estate market, where "things are getting better," let me point you to the Mortgage Bankers' Association National Delinquency Survey for the third quarter of 2009. Both the delinquency and foreclosure rates broke previous records set during the second quarter of 2009. Mortgages at least one payment past due but not in the process of foreclosure rose to 9.90% while mortgages in the process of foreclosure rose to 4.47%, for a combined past-due rate of 14.41%. This means that more than one in seven mortgages is now delinquent or in foreclosure.

The increases occurred in spite of the fact that the subprime crisis has largely run its course; new delinquencies and foreclosures are driven by prime fixed-rate loans. Prime adjustable-rate mortgages, which include the highly toxic "pick-a-payment" option ARMS, also continued to deteriorate, while subprime fixed and adjustable-rate mortgages both saw improvements.

According to the MBA, "the outlook is that delinquency rates and foreclosure rates will continue to worsen." So much for the obsequious and premature media reports that the "housing market has bottomed and is improving." Not yet. No way. Gonna get worse. A LOT worse.

What does this mean for the economy? In combination with the deterioration in the commercial-real-estate sector and the continuing problems in the labor market and in the financial-services industry, this spells trouble. Look for a "double-dip" recession in 2010--the so-called "W" recovery, or, as I call it, the "O"-shaped recovery. We're going to go 'round-and-'round in circles instead of moving ahead.

And will somebody tell me what is going to happen to the housing market when the Fed, which has purchased virtually all of the mortgages securitized this year and now holds almost $1 trillion in residential mortgage-backed securities--yes, you read right: ONE TRILLION DOLLARS with a capital T--begins to sell off these securities as it tries to stave off a crippling new wave of inflation? Can you say CRASH, with a capital C?

December 17, 2009

Dec. 17, 2009: A Subprime Teaser Mortgage—For Health Care?

Harry Reid and his Senate colleagues have borrowed a page from Angelo Mozilo and his Countrywide cronies to come up with a financing vehicle for their 2,000 page, trillion-dollar, "pig-in-a-poke"health care reform bill that no one outside of the Democrat leadership has even seen. (Did Harry miss the President's promise of public debate televised on C-SPAN?) What is this financing contraption?

Well, it looks an awful lot like a subprime teaser mortgage, but with a twist.

Just like a subprime mortgage, Harry is going to sell this to us taxpayers without any loan documentation or income verification to see if we can afford this trillion-dollar albatross. Never mind that we already owe $13 trillion and are going into the hole at the rate of another $1 trillion per year. Of course we can afford it!

Just like a teaser mortgage, this loan has an artificially low payment for the first few years, but then, BANG, the payment will double after ten years. But don’t worry, in the bizarro-world of the Senate, we only look at your payments for the FIRST TEN YEARS!!! After that, uh, er, KEEP QUIET. (If I taught corporate finance like this, I’d get fired, and rightly so.)

As for the twist, it's a doozy--you don’t get to “live in the house” for the first three years. In other words, you PAY into the kitty for the first three years, but get no health insurance policy. Aren't these Senators creative?

Hmm. Do we as a country really want to go down the "subprime" path—AGAIN?

How about if we try to calculate how much this “reform” is going to cost per policy-year. Now that is a metric we all can understand. We all have a pretty good idea about how much a health insurance policy costs, at least if we count the subsidy that  most of our employers throw in pre-tax. A good ballpark estimate for an average person is about $400 per month or $4,800 per year.

How does the Senate bill stack up? The bill is supposed to cost about $1 trillion and provide health insurance for about 15 million persons for six years. Yes, only six years. Harry’s financing plan forces you to pay into the kitty for three years before you get ANY insurance! What a financial genius Harry is! Bernie Madoff has nothing on our Harry! Ok, back to the calculations. So that’s six times 15 million or roughly 90 million policy-years. We now divide $1 trillion by 90 million to get our estimated cost per policy-year, which comes in at about $11,000.

Oops. We forgot to account for the $500 billion in “savings” from fraud and waste in Medicare. This is a "cost offset," so the real cost of coverage is not $1 trillion, but $1.5 trillion. Now, our cost per policy-year jumps to almost $17,000! For a policy that you or I could buy today for $5,000. Now, that is what I call “bending the cost curve.” Unfortunately, it is bending it in the wrong direction!

Now, I think that there is a lot of room for agreement on the need for health insurance reform.  Most agree that we need to cover pre-existing conditions. Most agree that we need portability of coverage across employers and across state lines. Most agree that we need to cover the uninsured, who now clog the nation’s emergency rooms, which they use as their primary provider of health care, at massive cost to the rest of us.

Portability is going to require a total revamping of our payment system, which, since World War II, has relied upon employers instead of individuals. So long as you get your health insurance where you work, you will NEVER have true portability because it is your employer’s plan as much as it is your plan. Let’s put this one aside for now.

We can cover pre-existing conditions. Most large employers where I have worked during my career, such as the federal government and even DePaul University, already cover pre-existing conditions because their “risk pools” are large enough to spread the costs of covering these workers across the pool. By making such pools available to other employees, we can easily deal with this problem. Of course, it will require legal reforms to allow insurance companies to sell plans across state lines in order to create risk pools that are sufficiently large. Politicians don't like this reform because they get a lot of political contributions from insurance companies with near-monopolies in individual states.

We can cover the uninsured. For less than half of the cost of Harry’s plan, we can simply BUY coverage for 15 million uninsured.  For a lot less than that, we could provide a tax credit enabling the uninsured to buy their own plan. Health savings accounts sell for as little as $100 per month. While bare-bones plans are not for everyone, they certainly fill a niche for the young and relatively healthy who are willing to bear the risk of non-catastrophic health care costs; the HSAs cover the risk of catastrophic costs. Isn’t this a better way to deal with the problem than forcing everyone to buy a Cadillac plan on the taxpayer’s dime?

I think so, but, then again, I’m an economist . . . .

December 05, 2009

Dec. 5, 2009: The November 2009 Employment Report: Green Shoots At Last?

On Dec. 4, the Bureau of Labor Statistics released the employment report for November 2009. The headline numbers were 11,000 jobs lost but the unemployment rate fell from 10.2% in October to 10.0% in November. You might ask: how can the unemployment rate fall when the economy is still losing jobs? The answer is that the two headline numbers come from two separate surveys: the jobs number from the establishment survey—a survey of employers—and the unemployment number from the household survey—a survey of households. The establishment survey is larger and has a smaller sampling error, but cannot provide information on unemployment. Hence, the BLS also surveys households to get information on unemployment.

In November, the household survey showed that employment actually increased by 227,000, after showing losses of about 1.5 million during September and October. This number may be the first real “green shoot,” indicating that the long recession is finally ending.  There also was a downward blip back in July, when the unemployment rate fell from 9.5% in June to 9.4% in July, but that was driven by a 637,000 person decline in the size of the labor force rather than by a rise in the number of employed. During November, for the first time since April, employment actually rose. On the downside, the number of workers leaving the workforce because of discouragement and other reasons continued, with 291,000 members of the labor force leaving during November.

Evidence from more comprehensive measures of unemployment also was positive. The U-6 measure, which includes discouraged workers and part-time workers who want to work full time, fell from 17.5% in October to 17.3% in November. The only real negative news was from those unemployed for 15 weeks or longer, which rose from 5.7% to 5.9% of the labor force.

From the establishment survey, there was more good news, as the job losses reported for September and October both were revised downward by a total of 169,000. In addition, the average workweek ticked up from 33.0 hours to 33.2 hours. Employers will first utilize existing workers for longer workweeks before hiring new workers, so this increase provides additional evidence that the labor market is finally on the mend.

It is important to keep in mind that these results are from samples with large margins of error. We will need a couple of more months of positive data to confirm that the November good news is not simply the result of statistical noise or faulty seasonal adjustments by BLS staff. Most of the month-to-month changes in unemployment are the result of seasonal trends, which BLS staff “removes” using statistical models.

 

That said, we all should welcome this nascent "green shoot."


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