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New mortgage plan announced by the Federal Housing Agency on November 10, is just a drop in the bucket and helps only a few homeowners, it barely scratches the surface of the problem. It helps thousands but more than 4 million homeowners or 9% of borrowers wit mortgages were either behind on their payments or in foreclosure in June according to Mortgage Bankers Association. There were 765,000 foreclosures in the third quarter. This will have intensified since then with the October credit crisis and the huge job losses in the fourth quarter.

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As Kamala Harris offers $25,000 to home buyers to make it more affordable and sets up a $40 million Innovation fund to build more homes, sets a target of 3 million homes to be built, housing and cost of renting or owning is front and center of attention in 2024. Dougherty and Davis of NYT look at the US housing shortage and rising rents for apartments and homes. A look at Kalamazoo, Michigan, as a sort of microcosm of the US housing situation. Around the time of the 2009 financial crisis and aftermath when vacant homes on streets in many cities were being bulldozed and when there was more housing than people needed the seeds were being planted for today's shortage of homes. There was less interest from builders, there were restrictions on mortgages and higher down payments, capital was harder to get for builders, adding up to fewer homes being built. US demand was for 1.6 million units of housing, the supply was about 1.1 million over the next decade after 2009 leading to the buildup of a shortage of 5 million home supply. Covid changed some patters of housing behaviour. More people work from home with remote work. Then by 2022 mortgage rates were up making housing less affordable just when owners of apartments raised rents by 20-30 percent. In Kalamazoo up by 40%. ...

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Janet Yellen preceded Mr. Powell as Fed chairman, to head the U.S. central bank. Mr. Powell has warned that it took 8 or 9 years for the Fed policies to work to get tighter labor markets where minorities and other less advantaged groups could find employment. A better solution has to be found. Crises should be anticipated and prevented such as the mortgage crisis of 2009- banks, business, regulators in government, bank policy and political leaders all have a responsibility to ensure this. A mediocre leadership in each field alone could have led to the crisis of this magnitude in 2009. The pandemic is a second blow to these same groups in society struggling to make a living and has added many more. Two large whole sections of society were hurt in the rescue from that banking debacle with shoddy mortgages. The rescue involved low interest rates and the offshoot effect of this was to reduce the return on savings of people in retirement or close to retirement who in the past could depend on interest rates of somewhere between 5 to 8% annually to increase their savings over a decade. The high costs of medical care as a result of artificially inflated medical costs and poor managing of this cost are a burden for this section of society- with diminished savings from both low interest rates and loss of employment from the financial crisis. The young people with high tuition burdens were the other section of society hit hard. Tuition costs are also out of control similar to medical costs, putting great burdens on whole sections of society in an unconscionable way for a society that claims to be "for the people." Mr. Mnuchin, Mr. Trump's Treasury Secretary, did not have a close understanding with Mr. Powell. As Mr. Powell enters the last year of his term as Fed chairman, his close relationship with Ms. Yellen at Treasury is seen in a positive way by the WSJ. Powell worked at Treasury in the 1990's. After 2012 to 2018 both Powell and Yellen were at the Federal Reserve, working closely and having adjacent offices. Will this duo make a difference? ...

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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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How ratings firms gave A grade ratings to mortgage pools of securities where the borrowers had ridiculously easy down payments or made no payments at all financing the down payment with a second loan. And despite gathering evidence about the shakiness of these securities continued to give these ratings till late 2006. Did the large portion of Moody's earnings and othe ratings agencies earnings come from such shaky deals that wiggled out higher ratings so that the securities could be marketed globally and held in the portfolios all around the world Even in the portfolios of otherwise conservative institutions as pension funds? What a mess. See Henry Kaufman in today's WSJ on the greed motives or a better sounding word aggressive risktaking that make such crises likely in the future, even as globalized trading and the internet spread these mistakes faster around the globe.

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JP Morgan agrees to a legal settlement of $4.5 billion for losses to investors from toxic mortgage securities sold by Washington Mutual and Bear Stearns. JP Morgan acquired the two financial institutions following the 2008 financial crisis. The investor group includes Black Rock Inc, Allianz's PIMCO, MetLife, and Goldman Sachs. The same group of institutional investors settled with Bank of America for $8.5 billion. JP Morgan has set aside $23 billion at the end of the third quarter for legal losses. The settlements now are at about $20 billion. A private suit by Deutsche Bank National Trust Company representing 100 trusts for poorly perfoming bonds sold by Washington Mutual, and seeking $10 billion is still pending. The FDIC is arguing that JP Morgan is liable because it inherited the liabilities when it acquired Washington Mutual. JP Morgan says the acquisition was made as part of a government arranged acquisition at the height of the 2008 financial crisis. It says the FDIC receivership that took Washington Mutual's assets when it failed in September 2008 should pay for any claims related to misrepresentation and false promises for the bonds. ...

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The Dodd-Frank financial overhaul bill passed in July 2010 has a requirement that issuers of mortgage securities hold onto 5% of the risk of mortgages packaged into securities. Regulators were required to to write the rules for certain exempted loans called "qualified residential mortgages" for which the rules do not apply. Kenneth Rosen of the University of California, Berkeley, says the requirement aims at avoiding the catastrophic risk-taking epidemic that caused the financial crisis of 2008. Federal regulators have till December 2010 to write the new rules. But financial trade groups and firms are already pressing their views on what they would like to see exempted from this crucial 5% requirement.

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How the definition of liquidity itself has changed with liquidity not thought of in terms of assets based concept bu in terms of credit availability for both companies and households. The conversion of nonmarketable assets into marketable assets by securitization has even further eroded this idea of liquidity. With technology, internet and globalized trading the marketable securities with prices create the idea of a liquid asset and create the false belief that credit is easily available and promote risktaking. Quantitative models and computerized trading create the idea that everything is working fine when actually the quantitative models are not good at incorporating risks in the global environment (political, terrorism etc), and not good at pricing securities especially lower quality securities such as the ones that collapsed in the subprime mortgage market. With these structural changes more crises can be expected as the problems they can create such as excessive risktaking are not going to be fixed unless some new comprehensive approach is developed and there is nothing like this in sight. Financial institutions always face the pressures to ignore better judgement and reason in favor of the false security of quantitative risk models because bonuses and higher profits, underperforming earnings and stock price, market share, all these are at stake. So most finacial institutions will opt to join the bandwagon of aggressive lending and investing. The speed with which this subprime crisis reached Europe through the securities carried by European banks and otther financial institutions shows how global trading and computerized models can now affect all global areas quickly. In fact the ECB was early in its response to inject liquidity into the markets in Europe. Kaufman is not happy with the idea that the Fed should be side tracked by these developments from following its own role in ensuring price stability and controlling inflation, or that the Fed should not let market discipline so essential for free markets to operate. The solution in the meantime will involve some dose of regulation and some dose of market discipline....

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One view of a CEO of a high grade Real Estate Investment Trust on the spreading subprime mortgage crisis. He has perspective because he's been through 3 such crises. The last one in 1990-91 referring to the savings and loan crisis.A $7 trillion economy then needed the $300 billion Resolution Trust Corporation. Now we have a $11 trillion economy, he estimates $2 trillion in capitalization has been lost already. He sees this as messier because of the very reason that was cited in defence of taking higher risks with mortgages, that the risk now was all across the financial system as these mortgage securities were packaged and sold between financial organizations throughout the financial system. Its now messier to fix as it can't be fixed by focusing on one area as its spread throughout. Note that the German government intervened more aggressively than the US Government, in supporting a bank, Deutsche Industriebank with a $4.8 billion bailout.

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JP Morgan Chase bank's tentative deal with the U.S. Justice Department includes agreement that the bank will not face penalties for the problems at Washington Mutual and Bear Stearns, financial companies acquired during the 2008-2009 financial crisis. The failing firms were acquired at the urging of federal regulators and management at JP Morgan sees holding the bank responsible for the culture and behaviour of management at Washington Mutual and Bear Stearns as not a fair response of regulators. What the deal does do is include provisions for covering losses of investors. Of the $13 billion legal settlement JP Morgan will provide about $3 billion for institutional investor losses on mortgage bonds issued by JP Morgan, Washington Mutual and Bear Stearns. $4 billion goes to the Federal Housing Finance Agency, for misleading the regulator about quality of mortgages sold to Fannie Mae and Freddie Mac. Another $4 billion goes to homeowners for losses suffered. $2 billion relates to penalties for JP Morgan's own behaviour during the years leading to the financial crisis. Attorney General Eric Holder and the Justie Department see the settlement with JP Morgan Chase as a template for action against other banks for behaviour leading to large investor and homeowner losses following the 2008 mortgage financial crisis....

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Research shows that when a home's value falls below 75% of the amount owed on the mortgage, the homeowner thinks hard about walking away even if he has the money to keep paying, as it does not make economic sense to keep paying. By 3rd quarter 2009 4.5 million Americans reached this point and by June 2010 it is estimated by Corel Logic, a real estate firm, that 5.1 million will reach the 75% point- or 10% of all mortgages. Homeowners who made the mistake of buying as the market was cresting are seriously considering walking away and bank's reluctance to reduce the payments is for them the last straw. The Obama administration hasn't helped as this comment by assistant Treasury secretary for financial institutions, Michael Barr, shows. He discounts the idea that many people will walk away from their homes, saying that the overwhelming number will stay in their homes. Consultants at Oliver Wyman show from their research that at least 17% walked away from their homes even though they could make payments in 2008, or 588,000 people, and this was before the full impact of the global financial crisis. These numbers could be much higher in today's depressed market....

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The OECD says in its biannual publication on trends in financial markets, that the failure to clean the bad loans on the books of banks is one step that has not taken place and will prolong the current crisis. Treasury started out with just that intention, before following Gordon Brown's lead in the UK to recapitalize banks here in the USA. The difficulty then was that the auction process for these bad loans was a difficult and complex one, and would take too much time when the crisis was hitting on a daily and weekly basis. Something had to be done, and done quickly, and recapitalizing the banks was the only step that could be executed immediately. One of the problems that created this situation was the inscrutable nature of these mortgage securities, which were packaged in away that made it difficult to sort out and hard to value. This remains one of the intractable problems that has complictaed the situation in a way, that for instance, the Swedish banking crisis was not complicated. Another aspect is the way in which as Sweden struggled to sort out and fix its banking system, the banking system and economies of other countries were operating normally. Now another complication is the way this crisis has worldwide connections making a recovery still more difficult and protracted....

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Household debt levels declined in the U.S. to 108% in 2014 for ratio of total debt to disposable income, returning to levels in 2003, according to the U.S. Federal Reserve. The level reached a high of 130% for the U.S. in 2007. The reached a level exceeding 150% in Canada for 2014, which combined with decline in oil revenues with lower oil prices puts additional stress on the Canadian economy. In Japan the level has declined to 125% in 2014. France is close to the U.S. level, up significantly since 2003. Germany's ratio declined significantly to about 90% in 2014. In the U.S. consumer credit levels were up 2.3% in the 3rd quarter as credit for consumer purchases such as autos and appliances increased. Credit for home mortgages increased only slightly by 0.1%, as demand for new homes remained sluggish and banks imposed stricter standards following the mortgage crisis. U.S. households continued to pay down mortgage and credit card debt.

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Compared to the Fed, Treasury and and American regulators hands off approach as the bubble in mortgages and in financial markets developed, China took some steps to restrain the real estate bubble in China. Starting in 2004 Beijing officials tried to limit speculation in real estate by administrative measures like setting quotas on how much real estate lending each bank could do. In August 20007 bank regulators began requiring larger down payments for second and third homes, and banks began charging linterest rates upto 3% points higher for those homes than for first home buyers. And other things make the Chinese market for mortgages quite different. About half of all chinese buy their homes with outright all cash. And down payments are 30% for first time buyers and 40% for buyers who are getting a second home. And male borrowers term of mortgage ends by law a age 60 and 55 for women whichmeans they build up equity in the home quickly and are less likely to walk away from a home. As far as the banks are concerned no securitization of mortgages has ocurred and banks hold a higher percentage of cash with capital equal to 12 to 14% of assets, compared to international regulatory standards of 8%. Prices have fallen by a third inplaces like Shenzen, and the central bank asked commerical banks to reduce mortgage rates and help borrowers with lower down payments, with the hope that this would stabilize home prices. However with the credit crisis economists expect further decline in home prices....

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S&P's faulty ratings on U.S. mortgage securities was a critical factor leading to the financial crisis of 2008-2009, and the deep recession that followed in the U.S. Recovery was only made possible by large government stimulus and central bank intervention with monetary easing on a massive scale. The effects are still evident after millions of people lost their homes in foreclosures and widening income inequality. Yet it took about 7 years before S&P accepted responsibility and settled with the Justice Department. Earlier S&P accused the Justice Department of suing the company in retaliation for a downgrade of U.S. government debt in 2011. In the convoluted upside down nature of such lawsuits and protests by defendents, McGraw Hill said that the settlement "contains no findings of violations of law." Yet the government produced 290 million documents in response to discovery requested by S&P. Associate U.S. Attorney General, Stuart Delery, the top negotiator for the government, says "put simply, the department brought this case because S&P committed fraud." Delery says no case in Justice Department history has produced this many documents. The Justice Department cited several instances of breach of duty in a statement signed by both parties. In 2007 an internal group's downgrade recommendation for a large number of mortgage securities was rejected by upper management because of concern S&P would lose business. In another cited instance S&P alters its ratings model for grading complex risky securities in 2004 with the goal of being able to issue grades for "2-3 notch improvements" and resulting "improving of S&P market share." S&P had about $1.9 billion in cash balances in third quarter 2014, say analysts, and the settlement was designed to set the right course but not hurt S&P in carrying out its role of issuing about 95% of ratings globally along with counterparts Moody's and Fitch. Mississippi Attorney General Jim Hood says S&P's responsibility lies in that banks might be expected to do something shady, but credit ratings agencies were the ones the country looked up to to do the right thing and flag this....

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New Justice Department guidelines issued by Deputy Attorney General Sally Quillian Yates call for prosecution of individuals as a deterrent to white collar crime. It says: "One of the most effective ways to combat corporate misconduct is by seeking accountability from the individuals who perpetrated the wrongdoing." Experts, including John Coffee Jr., at Columbia University Law School, see this as a litmus test of the Justice Department's intentions to pursue individual accountability. For the last 8 years following the 2008 mortgage financial crisis most of the individuals have not been held accountable, and this is seen as a failure of the Justice Department and SEC in taking on its responsibility. 

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Baer and Zuckerman give this friendly account of how a law student from Melbourne found himself a single Australian in New York. He went on to join Morgan Stanley and took over in 2010 at the height of the faulty mortgage financial crisis. His patient attitude and quiet demeanor  stemming from growing up in a family of 10 children helped him take on the responsibilities at the bank when banking was getting a bad name for its responsibility in causing the financial crisis. His mother was a nurse, his father an engineer, both underpaid and stressed professions compared to banking which has caused crisis after crisis in an effort to get outsize rewards. This Australian American later told colleagues, that around the dinner table his middle class parents discussed current events creating an interest in reading and world affairs. We get this as it was our own experience. What has he to say then about both the absence of this middle class today in the way it was, and more than two thirds of American eight graders lacking proficiency levels in reading, 75% lacking proficiency in Civics and History shown in NAEP tests? Not much different in Australia or the British Commonwealth too. His name James Gorman, who now retires at the age of 64. How could he give back by supporting a Movement for Global Literacy, what we have also on this site? Lyrarc.com acts a driver for this much needed literacy in reading comprehension, history and civics. ...

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The gridlock in Congress and the housing crisis could postpone an overhaul of Fannie Mae and Freddie Mac for another two years. The housing crisis of 2008 has created a situation in which 9 out of 10 housing loans are guaranteed by Fannie and Freddie. The two agencies were created to buy mortgages from the banks, freeing the banks to make more loans. Fannie and Freddie gurantee the loans and then sell them to investors as securities, a process that lowers borrowing costs and makes 30 year mortgages more easily available to homeowners. The Obama administration and the Democrats want to continue some form of government guarantee, and continue government support for the 30 year fixed mortgage. The Republicans oppose any government guarantee because of the losses imposed on taxpayers by the way these agencies operated in the past, with the government guarantees providing the wrong kind of incentives in a housing market prone to bubbles. The fragility of housing markets means anything that raises borrowing costs could put downward pressure on housing prices. As a result the restructuring of the two housing agencies is in limbo. Republicans who want aggressive changes may wait for housing markets to stabilize, making the overhaul a multiyear process. Meanwhile the US Treasury has promised to inject unlimited sums into the mortgage giants through 2012 and nearly $300 billion after that, so that Fannie and Freddie have positive net worth and not go into receivership. The total cost to taxpayers beyond the $134 billion already incurred, is additional capital injection of $146 billion (for a total of $280 billion), because of further problems in the housing market in future years, and another $400 billion to adequately capitalize the entities that replace Fannie and Freddie, according to Standard and Poor's estimates....

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European banks have been slow to get rid of risky assets such as collateralized debt obligations, subprime mortgages and other risky assets after the 2007 financial crisis. As a result sixteen top European banks hold 386 billion euros of suspect credit-market and real estate assets, according to Credit Suisse analysts. The Royal Bank of Scotland has 79.6 billion of assets dating from the 2007 financial crisis. Over the three year period since the 2008 financial crisis, the top three U.S. banks shed 80% of this type of risky assets, compared to 50% for European banks. The four largest British banks have reduced these risky assets by more than 50%, and four French banks have reduced these assets by only 30%. At 29 billion euros, French bank Credit Agricole had the largest amount of such risky assets among the leading French banks. This adds to the difficulties facing French banks which also have large amount of loans to customers in Greece and Greece's sovereign bonds. Deutsche Bank has 20.2 billion euros in commercial mortgages and whole loans and 2.9 billion euros in U.S. residential assets including subprime loans. Mediobanca analysts estimate that Deutsche Bank's exposure to such assets is more than 150% of its tangible equity....

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In an effort to take decisive action early the quarantine is extended from Lombardy to the whole of Italy. Travel is restricted to places where people live. Italy has suspended payment of bills, taxes and mortgages. All open air assembly and sporting events are banned. Italy's quarantine is similar to the quarantine in Hubei province China, where cases have dropped sharply showing that it worked in China. Italy is also setting aside 10 billion euros for the effort to contain the coronavirus crisis and mitigate the economic impact.

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An increasing portion of Spain's 663 billion euros, or $876 billion, in home mortgages is likely to default. As unemployment rises and unemployment benefits run out for the unemployed more people are likely to default under the burden of large debt. Some of the largest Spanish banks are likely to need a bailout. Analysts estimate a bailout of Spain to be at least 200 billion euros or $264 billon. The large increase in the IMF Fund recently completed by IMF head Christine Lagarde may be designed to handle such a crisis.

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About 41% of Americans have no money invested in the stock market. Frugal savers are now paying off home mortgages and using the savings to reduce debt.  As interest rates rise saving at banks with CD's has the prospect of becoming a viable option, which was taken away by the policies of central banks during financial crises of such as in 2009 of cutting interest rates to zero. The US returns to the more normal environment for savings growth and interest income that prevailed during the period after the 1950's.

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The increased availability of car loans and eased standards for auto loans has played a large part in rising auto sales in the U.S. Annual sales of cars and light trucks maintained a pace of 14.1 million vehicles in July 2012, and could reach 15 million for 2012. Lenders see the car loan market as more profitable and less risky than mortgage lending because of the shorter periods of the loans- 3 to 5 years and the low default rate. Currently only about 2.52% of auto loans are 30 days past due for second quarter 2012, according to Experian. Auto loans outstanding at the end of the 2nd quarter 2012, are $725 billion, according to the automotive division of Experian, up 5.7% from a year ago. The market for securities backed by auto loans has rebounded since the 2008 financial crisis. About $50 billion in bonds backed by auto loans were issued in the Jan-July 2012 period, according to Dealogic, compared to $53 billion in 2011. To get a picture of how this compares with mortgage securities- auto loan backed securities are up 33% above pre 2006 levels, and mortgage backed securities are about 70% below 2006 levels. A recent Fed survey of bank lending officials shows easing lending standards reported by 20% of respondents for the last 3 months for auto loans, compared to 3% for prime residential mortgages and 11% for credit cards....

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One of the failures of presidents who preceded Mr. Biden, was to let the revolving door policy of letting private sector executives to join government and set rules that favored the companies they had connections with. This made it harder to tackle the problems of the 2009 global financial crisis triggered by corporate overleveraging and shoddy mortgages. It also left workers and families unprotected, failed to invest in rebuilding American infrastructure, and did not do enough for the middle class. The result was a recovery that failed workers and families- a challenge left for Mr. Biden to tackle and requiring vigilance to avoid missteps such as this one of letting banks and  large corporations write the rules they must follow.