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Talk like this of home buyers getting rebates and so on to stimulate home buying on the oped page of the NYTimes shows how little the debate is focussed on the problem of existing homebuyers and foreclosure. How much can rebates change things when unemployment, company retrenchment and credit tightening is taking place? On the same page editorial on Foreclosure Politics, April 14, 2008 NYT, shows that Congress is engaging in the politics and no one has the courage and foresight to face up to the tough questions posed by the crisis before a downward spiral in prices begins and foreclosures go into large numbers.

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Proposals being considered by the Obama administration for overhaul of Fannie Mae and Freddie Mac. One proposal being considered is to keep Fannie and Freddie in a reduced role with safeguards such as an insurance pool of money created by a fee the firms would charge mortgage lenders and banks. The insurance pool would act as a fund to cover losses before the government stepped in. Another safeguard would be to require the firms to hold adequate reserves to cover potential losses. The earlier preferential advantage for Fannie where it ony needed to keep a fraction of the reserves banks had to keep would be eliminated. Under this proposal both firms would shrink their mortgage portfolios over coming years. The White House says it wants to see a winding down of Fannie and Freddie and let private capital be at the heart of a new housing system.

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A bipartisan proposal of Tim Johnson and Mike Crapo of the Senate Banking Committee to replace Fannie and Freddie with a new system that removes the implicit government guarantee, has the support of the Obama administration. A proposal by Republicans in the House removes the government backstop entirely. Fannie and Freddie stock lost about a third of their value in March 2014 falling to $4.03 and $4.04, erasing sharp gains made in 2013. Under the proposal supported by most members of the Banking Committee, including Bob Corker, it is likely that private shareholders will not be treated favorably.

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Carney breaks down Fannie Mae's 2013 earnings figures of $84 billion to show that this is due to unusual factors- such as low interest rates that it gets to access capital from the government, and the reversal of a write-down of deferred-tax assets. $45.4 billon is from the reversal of a writedown of deferred tax assets, $14.6 billion to gains not easily repeated, and about $12 billion because Fannie was able to borrow at 2.06%. (Mortgage securities generated interest income of $22.12 billion. The mortgage guarantee business generated about $12.3 billion which is a result of the 2012 change to the bailout agreement terms) He sees Fannie's core earnings that it could keep generating at about $12 billion. The additional reserve capital requirement that it would face as a systemically important or "too big to fail" financial institution at about $100 billion, making it about 8 years for it reach the reserve capital requirement. The situation at Fannie Mae is not as rosy as the 2013 earnings figures suggest. ...

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Sudhir Venkatesh, a Professor of Sociology at Columbia University, talks about how constructive expressions of anger that help us get out on the streets and talk to one another, to have stormy discussions in townhall meetings, and other constructive ways of expressing anger can help us overcome all those feelings bottled up inside us. Anger has a positive role to play in promoting catharsis and fostering real healing says Venkatesh. He even says we will recover our public life this way, by storming out onto the streets and then actually talking to one another. That is not so easy in a world of electronic devices and electronic communication like email and text messaging, and in a world where one tends to one's own little world with its daily frustrations and that credit card bill and the mortgage payment and the kid's tution payment. He actually invites the public to go out and do this rather than retreat each person into his own world of humiliation and struggles, or let the anger build up in an impersonal world of Internet, and with sporadic outbursts in small group protests. He doesn't see the Obama administration doing the broad and intensive campaign to shore up the housing, food and welfare safety nets which will be required, or the sustained committments from mayors, service providers and civic leaders. And he sees anger growing and its expression taking place only later on, as the public is patient for a long time, and then the anger just rushes out when it cannot be contained, as happened in the Great Depression. ...

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The first significant action to help homeowners threatened with foreclosure comes from Sheila Bair, Chairman of the Federal Deposit insurance Corporation, one of the few people after Bernanke and Paulson who have shown initiative and foresight in the current crisis. Bernanke and Paulson had the foresight to open the Fed lending window to investment firms like Lehman Brothers and others but little has been done for homeowners to have significant impact. When interviewed on television in the days surrounding the Bear Stearns crisis Sheila has shown a good grasp of the issues and courage to take the initiative. This action is similiar in line to what Martin Feldstein has suggested on the pages of the WSJ for some time now. Martin wanted the Federal government to step in to loan homeowners the 20% of their outstanding loan and work towards bringing the homeowners payment to an affordable sum. According to Feldstein's calculation this would be about the right amount as a percentage of their loan so that homeowners rationally would not be better off walking away from the loan as the best possible decision under the circumstances. If the rational option was taken under a scenario that homeowners would get no direct help here is what would happen even though it may be intuitively read in one's mind. Homeowners would walk away in increasing numbers, it would become the popular option, one that has happened in prior housing crises in Colorado for example but this time it would be spread out across America, making it dangerous. This would launch a downward spiral or cycle in which the more homeowners walk way, or default the more house prices drop, and the more house prices drop a new group of homeowners who previously had enough equity in the house now because of the last price drop enter the category of homeowners who would be better off just walking away as a rational option. During the next wave this gorup would default and set the spiral or cycle moving again to lead to further price declines and another group of homeowners finding not enough equity in their homes to justify making payments and this group would walk away. At each turn of this spiral another cycle would be set in motion which is why it is so dangerous once it gets started, and the need for timely but also well thought out plan and good execution. This cycle is that of the economic system as a whole. As house prices drop at each turn of this cycle, it would have a serious impact on consumption for an already indebted American consumer. A drop in consumption means fewer product purchases by consumers, and the falling demand means factories would close as companies consolidate operations around the remaining factories to keep capacity utilization at reasonable levels, and this would mean layoffs and cuts in investment and other spending. The layoffs in turn would add another layer of homeowners leaving their homes through foreclosures adding to the pool of homeowners who have left their homes, and adding to the downward pressure on house prices. The pickup in inflation would bite at exactly the worst time as this would mean consumers would have to spend even more carefully. The price of oil which normally would respond to changes such as a fleet of cars with higher mileage on American roads would take a longer time to respond as this fleet change would take a few years to occur. It would respond to lower demand for oil in American factories but the considerable demand in Asia and other countries where the economies are likely to slow down but still be growing at rates to accomodate the large number of people who have not benefited from the market economy, would make the price decline in oil a gradual affair. The weaker dollar would add to the price of imports adding to the inflation. This bite from inflation would lower consumption even further in the economic cycle. And this would mean lower production in factories and even more layoffs at the next turn of the economic cycle. The Federal Reserve would find itself having difficult choices between maintaining confidence in the dollar, for which Capman and McKinnon argue on the pages of the WSJ recently and lowering rates but not achieving much in terms of stimulating either consumption or investment as this would take time to work itself out and all the Fed could achieve by its interest rate making tool is to buy time to weather these adjustments in an orderly manner. There is almost a consensus among experts that interest rate reductions in the current climate of inflationary movements in prices and the current currency exchange rates moving towards a loss of confidence in the dollar is something to be done very carefully and each action taken only with careful understanding of the possible consequences. A look at the proposal itsel shows that it gets around the whole issue of moral hazard by having the cost paid for in this manner. The mortgage investors will pay for the 5 years of interest on the 20% of the loan the government provides. The homeowner takes over after that. The mortgage investors cannot add deferred interest, prepayment penalties or other ways to make the homeowner pay some of the interest charges. And the homeowners payment has to be afforadable so mortgage investors have to show that the payment is not more than 35% of income of the homeownercalled the debt to income ratio (DTI). And only homeowners with mortgage payments above 40% DTI are eligible. And the government would raise the money needed through a $50 billion offering. To show there is no moral hazard that is the government bailing out any of the parties involved, the government will get back all of its money or intends to do so, the government will have the first rights to the money should a home foreclose and before anybody else is paid. ...

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Sheila Bair gets credit for anticipating the banking crisis and gets credit from people in the Bush Administration like Robert Steel Undersecretary at Treasury till recently for a comprehensive approach to the banking and credit and mortgage crisis. Steel says that the Bush administration first relied on a case by case approach and only later came around to Sheila Bair's comprehensive approach which also underpins the recent legislation passed by Congress to tackle the mortgage crisis. She has advocated better terms for borrowers as the best approach for lenders and borrowers and the banks and for the economy which has not been favored by the banking industry and lenders aseach group followed its own vested interest seeing only the immediate short run and failing to grasp the full extent of the crisis. Sheila Bair has taught public policy at the University of Massachusetts at Amherst and also worked for the Bush administration at Treasury and in other capacities till her appointment to lead the FDIC. She also oversees the IndyMac bank as the FDIC took over that failed bank recently. She has over 100 banks at risk on her watch list and sees more fialures of banks ahead and the worst of the credit crisis still ahead of us when she says in this interview that " we have not seen the trough of the credit cycle yet", and referring to the hard headed work with a lot of work and not enough staff of examiners that " its going to be a slog to work through this."...

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The share of new mortgage loans backed by the US government through Fannie Mae and Freddie Mac is at 92%. This makes the fast overhaul of the two agencies much more difficult. Treasury Secretary Geithner said last week that overhaul of the two agencies could take 5 to 7 years. The problems with Fannie and Freddie are real. The U.S. government subsidizes mortgages through Fannie and Freddie, encouraging Americans to take on more debt. Their balance sheets pose serious risks in another crisis, as long term investments are financed with short term borrowing. Any losses will be the responsibility of the US government. A recent paper from the US Treasury outlined some of the steps needed to wind down both agencies and to reform the way they operated including- requiring larger down payments and lowering loan limits, and increasing the fees charged for the government's guarantees to be more in line with the risk being taken. Slower reform in this area means additional systemic risks in the event of another crisis....

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Information provided by experts suggest that the government plans including the public-private partnership with $1 trillion committment to absorb the bad assets in financial institutions, offered as a general solution without specifics by Treasury Secretary Geithner, will be inadequate to cope with the growing bad debt. Nouriel Roubini at New York University says his analysis suggests that the USA financial institutions are already insolvent. The bad debts of banks he says now surpass bank assets. Roubini has been ahead of the curve in his estimates in 2008, and is respected for his prescient remarks about growing credit problems. In his latest report he says that total losses by American financial institutions and the fall in market value of the assets they hold will reach $3.6 trillion , up from his previous estimate of $2 trillion. Of the total he says American banks face half of this or $1.8 trillion, with the rest borne by other financial institutions in the United States and abroad. Mr Posen an economist at the Peterson Institute agrees. He says the liabilities of of American financial institutions far exceed their assets. The only qualification of this says Posen is whether this should be seen as a temporary panic, or whether the economic climate will improve and the value of bank assets recover from depressed values. Raghuram Rajan, of the University of Chicago graduate business school, agrees that if the banks had to sell these assets today at distressed prices then they are insolvent, but if there are calmer times say in ayear or so and values recover then banks may get anew lease on life. So much of this depends on market psychology, market confidence and the economic climate improving. The only problem here is that as happened in 2007 and 2008, the recognition, awareness and action has fallen behind the speed and accelerating manner of the downturn. The Bush administration, Congress, and the American public support, have all been lacking in providing the vigorous action needed, compared to the speed with which the crisis hit in the October 2008 to January 2009 period. The transition between administrations added to this effect. The total lack of any Republican support for the Obama administration's effort continues this effect. Now the Geithner plan with few specifics for a public private partnership for tackling the bad debt, and the lack of action on a bad bank solution with government takeover of certain banks as needed, continues this pattern. The constricted credit meanwhile continues to hit business with an additional hit from dropping sales, leading to layoffs across all industries, which simply worsens the housing crisis and growing foreclosures. So all across the spectrum government action is at worst very late as in the slow response to foreclosures, where the $50 billion proposed now should have come in early 2008, and the banks halting foreclosures and modification efforts proposed now should have come in early 2008 as proposed by Bair and Feldstein. And at best government is just catching up to the credit crisis as with the Fed and FDIC efforts to contain and stabilize it, with inconsistent results and the collapse of some financial institutions like Lehman Brothers. The lack of consensus in Congress and the inexperience of the new administration, means more valuable time will be lost in crafting an effective response in the manner of the bad bank solution. What all this means is that the overall response in 2009 as in 2008 will also lag behind, and the opportunity for a decisive solution is slipping away even as the cost of that solution is climbing, putting it further and further beyond reach. See the link to Hiroko Tabuchi's article titled In Japan's stagnant decade, Cautuonary Tale for America, February 12, 2009, NYT. Tabuchi touches on just this point, that the American experience in 2007-2009 is just like that in Japan where the response lagged the problem in strength and effectiveness till 2003, after years of wasted effort....

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An analysis by Credit Suiss analysts shows that borrowers who have their principal reduced are less likely to default. But mortgage companies have been reluctant to take down loan balances. One study shows that47% of loan modifications completed in November 2009 resulted in higher payments for borrowers, typically because unpaid interest and fees were added to the loan balance. It is critical to make loan payments significantly affordable, as many people have other loans such as credit car loans, home equity loans, car loans, and these obligations make even a lower payment unaffordable.

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Will the long awaited Obama plan do enough to reduce foreclosures and help the economy? $75 billion will go to help homeowners facing foreclosure. But it continues the earlier course of letting it be voluntary for banks and lending institutions to decide if they in fact want to reduce the mortgage payment to 38% of the borrower's income. If they do the government provides an incentive of $1000 for every loan modified, and more payments if the borrower stays current. If the lender decides that its not in its interest to make concesssions to reduce the payments to 38% of the borrower's income, in exchange for the $1000 incentive, it could well decide to do nothing, and even continue the current practice of adding on interest and penalties that actually increase the mortgage payment in many cases. Is it enough? Clearly no, if Mark Zandl, chief economist at Moody's Economy.com is right, and helps only 1 million of the estimated 14 million people who are under water, and the homes are worth much less than the outstanding mortgage. As Martin Feldstein has pointed out for the last year since early 2008, its these people who are under water that need to be helped, and not in a piecemeal or voluntary way as Obama is suggesting. It only goes to show that after all the rhetoric, Government both Republican and Democratic, differ only in degrees in the way they are responding to the foreclosure crisis, that is at the root of the financial crisis. The tidal wave of foreclosures, the other 13 million borrowers that are not helped by this plan but are under water, with growing numbers because of growing layoffs, suggest a serious failure to tackle the problem, with serious consequences for 2009 and beyond....

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The graph tell the story, in early 2007 there were close to 4 million homes under water, in early 2008 closer to 8 million homes and in early 2009 closer to 16 million homes under water, close to doubling the number of homes under water. This is why more of the morgage securities become bad assets with each passing year, as their underlying assets the mortgages become high risk for default. During the third quarter the number of homeowners under water, or owing more than their homes were worth, were 11.8 million, and by the end of 2008, 13.6 million, according to Moody's Economy.com They are growing at close to 1.8 million every quarter, or at the rate of over 7 million a year. Which at this rate would reach 21 million homes under water by early 2010, if one assumed that government help only worked to offset the impact of further deterioration of housing prices, by lowering payments for some homeowners. A new housing rescue plan was announced March 4, 2009. This will supplement the $75 billion announced earlier. This plan announced March 4, 2009, is expected by the Obama administration to cover 9 million homeowners. Borrowers who face severe financial hardship that may cause them to lose their homes, are required under this plan to sign affidavits attesting to this. They will in then see their loans modified, payment periods lengthened, and interest rates dropped to as low as 2%, to bring the monthly payment down to 31% of income, the number that experts say is appropriate for sustainable payments. Only first lien mortgages, and homeowners who live in these homes and not homeowners who use them as investments, will qualify. The outstanding principal balance cannot be over $729,750. As incentives loan-servicing companies will get upto $3500 from the government, and the government will also match a portion of the ender's costs dollar for dollar. Homeowners get $5000 in government money to reduce their outstanding balances, as an incentive to them to stay current on these modified mortgages. The administration plans to announce plans to those holding second mortgages on their homes, who have difficulty modifying them. The other component of the plan is for Fannie Mae and Freddie Mac to refinance loans for borrowers who are under water, owing more than their homes are worth, even if they are wealthy enough to afford current payments. There is no income ceiling for this part of the plan. And these mortgages have to be held or guaranteed by Fannie Mae or Freddie Mac, with homeowners not owing more than 105% of the current value of their homes. ...

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On October 30, Sheila Bair heading the FDIC, the main advocate for reducing foreclosures by reducing the mortgage payments is in discussions with Treasury officials for a plan whose details are still being worked out. A key part of it is for the government to assume half of the losses on home loans that are incurred if mortgage companies agree to lower monthly payments for at least 5 years. The cost to the government is about $50 billion that would come from the $700 billion bailout fund. Right now loan companies are reluctant to reduce monthly payments because homeowners might defaul again or the owners of mortgage securities might file law suits. The funds would go to shoulder half of any future losses on default. For example if under a loan modification program 40% redefault and losses on loans are 55%, and $500 billion in loans are modified under the program, the total losses government would bear are $55 billion. This scenario is possible in a deep and prolonged housing and economic slump. This would be a gradual program if mortgage companies or companies with home loans or servicers of loans have to decide if they want to take advantage of this program, and time is critical as the foreclosures are accelerating and thisputs downward pressure on prices....

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It took a long time for the banks to understand what is in their best interests is in the best interests of the country's economy and homeowners, something Sheila Bair has been saying since the beginning of this year and implementing at IndyMac. Its just too costly for banks to use the foreclosure process to recover their money and it makes much better financial sense on the bottomline of banks and for the economy to make home payments affordable. Because the worse home prices get the worse the economy and banks do and nothing drives home prices down like foreclosures. The Bank of America settlement for Countrywide with state attorney generals to modify loans for 400,000 homeowners because of predatory lending practices also set the direction. Chase Bank is now using the Bair template to get the monthly payments down to an affordable level which is about 40% of the current payment by reducing interest rates and using a smaller loan balance and keep homeowners in their homes. Chase's plan will help 400,000 homeowners and will also help homeowners who are having difficulty making payments. It will put a 90 day hold on foreclosures till the program is put in place. Yet there is one problem. Only $350 billion of the 1.5 trillion in home mortgage it services are owned by Chase, the rest are owned by investors in the form of mortgage securities. It can do little for homeowners covered by these securites that are owned by hedge funds and other funds as a few of these funds oblivious of the overall interest including their own have threated to sue if loans are modified, and it would take some time to figure out who owns each security and what the terms are for modifying loans for that security. Its this part of mortgage securitiization that has slowed down a rational process of unwinding this problem throughout housing by making homeowners monthly payments affordable. And Fed's Bernanke did not come to grips with this point in his talk about mortgage securitization to UC Berkeley on October 31,2008, that mortgage securitization done in a way that make loan modification difficult is dangerous as it is today, and makes a crisis bigger than it otherwise would be, and turn a USA crisis into a global crisis through ricotcheting effects and a series of bad decisons....

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Unemployment rate up from 8.1% to 8.5% , with 663,000 jobs lost in March, 2009, according to the Labor Department. The number of unemployed hits 13.2 million. Labor Dept data shows that between 423,000 to 9 million people were forced to work parttime for "economic reasons."

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Hon Hai has about 800,000 workers. About 400,000 are employed in the southern industrial town of Shenzhen. After a number of worker suicides (13 people have committed or attempted to commit suicide in 2010 so far), the company has announced that it will give 20% raise to its workers. Workers at one plant in Longhua are paid 900 yuan or $132, the legal minimum wage in Guangdong province, though many workers work overtime at 1.5 times the standard rate. The company is secretive about its activities and uses the trade name of Foxconn. It makes personal computers and other products for Apple, HP and other companies. The company uses a military style discipline and it is reported that there is excessive stress in working conditions.

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The U.S. Senate voted 51 to 49 on a Democratic party measure for further reductions in 2012 Social Security payroll taxes for workers and employers, including a surtax on incomes over $1 million. A measure supported by the Republican party to pay for the payroll tax cut by reducing the Federal payrolls was defeated, with half the Republicans voting against it. Democrats hope to use this issue to show Republicans favor the rich over the middle class, as the payroll tax cut benefits most Americans. Polls show Americans by a large majority see Republican policies favoring the rich. A New York Times/CBS poll in October showed 7 of 10 Americans feel this way. Pollster Geoff Garin says the income inequality issue is beginning to override other issues including antigovernment feeling. This is one way in which the Occupy Wall Street Movement's slogan of "the 99 percent" has resonated with U.S. public opinion. The Democratic party sees this as an opportunity to define the campaign issues for 2012, with Republicans running for reelection cautious about being seen this way....

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The total cost to rescue and overhaul Fannie Mae and Freddie Mac could be about $658 billion, according to estimates by Standard and Poor's. The cost so far is $134 billion. S&P estimates show that the government may have to inject an additional $280 billion into Fannie and Freddie because of the continuing housing crisis. Analysts estimate that it would cost an additional $400 billion to adequately capitalize any new entities that take the place of Fannie and Freddie.