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In 2008 the hardest hit counties were in the city of Detroit, in Wayne County. Now the wave of foreclosures is hitting the suburbs as the foreclosures in the city declines, and the foreclosures increase in the suburbs. Oakland County and Macomb county are seeing a surge in foreclosure properties. And this is affecting the nature of sales as in some counties 80% of new sales are of foreclosed properties. This is similiar to the situation in California.

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The plan for a 4.5% mortgage rate the Treasury Department is considering is a good thing for stabilizing house prices and keeping up the demand for housing according to Hubbard and Mayer. Hubbard and Mayer are Dean and vice Dean of the Columbia Business School and Mayer is Professor of Finance and Economics. Their research estimates suggest that real house prices increase by about 75% of the decline in after-tax mortgage payments, so a decline in mortgage payments of 16% would result in approximately a 12% floor on the decline in house prices. In their view with the futures market suggesting a decline in house prices by 12-18% in the next 18 months a 4.5% interest rate might well lead to flat or even slightly higher house prices in 2009. How do they view other proposals to reduce foreclosures by reducing payments onmortgages with the government picking up some portion of the payments or reforming the bankruptcy code to keep people in their homes? In their view stopping foreclosures may not prevent house price declines as much as proponents claim. They now see the market as properly priced. In apaper to be published in the Berkeley Electronic journal of Economic Analysis and Policy they argue that in most markets house values are today lower than what is consistent with the average level of affordability in the last 20 years. The meltdown in mortgage markets and the poor employment outlook can cause prices to deteriorate and overshoot in the other direction. This is where government policy can help stabilize house prices....

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The view of economists who point to anegative feedback loop, a vicious cycle where tight credit conditions weaken the economy which furter deteriorate the condition of financial markets and banks resulting in even more depressed economic activity. The collapse in consumer lending in October for instance leading to a collapse in the automobile markets resulting in more layoffs and plant closures which in turn exacerbate the economic condition and reduce consumer spending even more. The housing market is a key to all this as the root of the credit market problems of banks have to do with mortgage securities that have soured as house prices went down and foreclosures losses rose. With a drop in consumer spending and increase in umemployment as a result of the tight or nonexistent credit the housing prices are further depressed, resulting in a virtual collapse in credit, as happened in October with issuance of securities backed by consumer debt drying up for lack of buyers. The government steps in to unclog credit markets but housing price decline is still underway as these measures like the Fed's decision to buy $600 billion in Fannie and Freddie securities do not change the fundamental mechanism of dropping prices, as homeowners under water or potential buyers facing layoffs or no access to mortgage credit shy away from the market. ...

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Jerry Brown Attorney General of California and Lisa Madigan Attorney General of Illinois led the negotiations on behalf of the states of California, Illinois, Michigan, Iowa, Ohio, Washington, Arizona, Texas, Florida and North Carolina, Connecticut, against predatory lending by Countrywide and obtained a settlement of $8.4 billion for homeowners. Shows that states efforts can be effective where the federal government failed. Brown expects loan modifications worth $3.4 billion in California. Congress has proposed various programs but none made it through the legilative process, so this is the largest most comprehensive mandatory loan workout program that exists. The program will be mandatory and will be monitored by state officials. Bank of America owns Countrywide which it acquired and it says that it had anticipated and made allowance for this kind of settlement. Borrowers whose first payment was due between Jan1, 2004 and Dec 31, 2007 can participate. The loan balance must be at least 75% of the current value of the home and the borrower must be able to make the adjusted monthly payments. It will focus on borrrowers who were placed int he riskiest loans because of Countrywide's misleading and predatory lending practices. Under the program Countrywide will reduce laon balances in some and cut interest rates in others. Rates could decline to 2.5% depending on borrowers ability to pay and remain at that level 5 years. Help is also provided for those facing foreclosure or are 4 months behind in their payments and homeowners already foreclosed....

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The figures are startling, alarming dangerous whatever you call it. How many homeowners are under water or owe more on their mortgage than their house is worth today in today's depressed market? And how many more will be under water in tomorrow's even more depressed market as unemployment gets worse in 2009, and much worse after that in 2010. Moody's Economy.com's chief econmist mark Zandl has worked out some figures. And he says one in 6 mortgages in America today are under water, that is 16% of 7.5 million households that own homes they live in, or roughly 12 million households. To give some idea of how quickly this is deteriorating while Congress, the Administration and the general public could not reach any agreement or consensus about assisting homeowners avoid foreclosure in steps that cover all homeowners across the USA. The comparable figures were roughly 4% under water in 2006 and 6% in 2007. Thats a huge jump from 6% to 16% and was not expected to be such a steep jump in 2008. And it may be accelerating for 2009. And of the homeowners who took on a mortgage in the last 5 years the figures are startling, 29% are under water according to estimate by real estate Web site Zillow.com, that is one in 3 almost. Which is why absence of government help on a comprehensive scale covering the whole country and all homeowners facing foreclosure remains the one huge gap in the rescue package passed by Congress for $700 billion at Sept end 2008. Why is it dangerous? Because it accelerates the downturn in the economy and exacerbates the problem of toxic mortgage assets on the books of overleveraged banks, as dropping housing prices from higher foreclosures depresses the value of those assets even further. And this creates a vicious circle of lower consumption spending followed by lower production, higher unemployment and leading to lower consumption spending in a repeat cycle leading to higher foreclosures as a consequence of higher unemployment....

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Hubbard was Chairman of the Council of Economic Advisors under President Bush. His plan is for the government and Congress to allow all residential, mortgages on private residences to be refinanced into 30 year fixed rate mortgages at 5.25% and place those mortgages under Freddie and Fannie. The idea is to have a low enough rate to support house prices. Where the homes are worth less than the total amount of the loan balance the mortgages would be refinanced into a 30 year fixed rate loan to be held by a new agency modeled on the 1930's era Homeowners Loan Corporation. New mortgages would be made of upto 95% of the current value of a home, with owners and servicers of the loan splitting the losses on refinancing the mortgage with the government agency. Servicers would have to accept refinancing on all or none of their mortgages, no cherry picking. And the government could take an equity position in return for the mortgage writedown so that taxpayers do well with a better housing market....

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Three out of four existing-home sales in Merced county are foreclosures, the highest in the state. 4397 homes some running to about half a million dollas were built by developers in a place which is a working class agricultural town with some of the worst air quality in the country according to American Lung Association.

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Sheila Barr is brining her innovative ideas to help homeowners at IndyMac Bank which is being run by the FDIC. It could be a blueprint for the entire industry and is formulated upon a simple idea that a homeowners mortgage payment should not exceed 38% of his or her income. FDIC says those taking part in the fastrack loan modification have seen their monthly loan payments lowered by $430 on average. It is a blueprint for solving the mortgage foreclosure crisis that economists from Martin Feldstein to Hubbard and Alan Blinder think is at the root of the problem in the worldwide financial crisis. Bovenzi, the senior FDIC executive who is serving as CEO of IndyMac is overseeing the effort. He is an FDIC veteran who worked at the agency durng the savings and loan crisis of the early 1980's and 1990's. And one the key lessons from that period Bovenzi and Sheila Barr believe is that debt workouts help lenders and borrowers. A key statistic Bair pointed out in a Sept 17 speech to Congress is that the FDIC's recovery rate on nonperforming loans or loans in foreclosure averages just 32% of a loan's value. If the loan is kept current by making payments affordable and preventing foreclosure the agency has recovered 87%. And Sheila Barr's efforts are the one or two bright spots in an otherwise bleak picture for troubled homeowners, in which the Republicans have ignored two of their last 3 Presidents' key economic advisers, head of the Council of Economic Advisers under Presidents Reagan and Bush senior, Marty Feldstein and Hubbard, and not supported efforts for loan modification to help homeowners avoid foreclosure. Shortsightedness, lack of foresight, or simply not able to grasp the true nature of the crisis....

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Sheila Bair is playing a larger and larger role in this crisis as the Bush administration and Paulson take a series of missteps. She had earlier proposed her own plan for addressing the roots of the crisis which she said are home prices, and preventing risisng foreclosures was the best way to address this. She has offered loan modifications through FDIC run IndyMac bank. Now she speaks up about her disagreement with how the crisis should be handled as little has been done to help homeowners considering the scale of the crisis. Alan Blinder of Princeton university, a former Fed vice chairman has called her the real hero in all this throughout this year as she has had the foresight to suggest action to help homeowners, and has acted vigorously in other areas related to the banks. "Why there has been such a political focus on making sure we are not unduly helping borrowers but then we are providing this massive assistance at the institutional level, I don't understand it." And Sheila Bair went on to say "This agency, with its genesis in the Great Depression, has a sense of purpose now perhaps more than any other agency." Her term as chairman of the FDIC lasts till mid 2011 and her term on the FDIC Board till 2013. With 2 weeks to go for the Presidential election and her term going into the next administration, her voice is increasingly the one that will be heard by policymakers coming to grips with the economy. ...

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Its incorrect to call a loan that has only slightly lower, same or higher monthly payment after modification, a loan modification. The intent is to make a loan affordable in monthly payments for the borrower, for it to be a meaningful modification. Says Tom Miller, the Attorney General of Iowa, "it should'nt be called modifications if people pay more or approximately the same." Many lenders and banks do not want to have to mark to market a whole set of loans of one type in one geographical region, as an accounting rule now requires, just because they have modified one loan of that type, because their reserves are severely depleted and most are already or nearly insolvent. So their way of discouraging loan modifications as a solution is to respond by saying that loans go into foreclosure even after modification, when the modification they are talking about is tacking on interest penalties and fees that accelerate the home into foreclosure in some cases, and in others by leaving payments higher or the same make foreclosure just as likely as before. Tom Miller, attorney general of Iowa, also says that " if you do real modifications, the default rate is significantly lower." Some mortgage companies say that default rates drop significantly, some to as low as 25%, when loan payments are reduced to the 30-40% of borrower income range, which is becoming the standard for a meaningful modification. Analyst Ron Dubitsky's research at Credit Suisse confirms this, showing lower payments reduced defaults to less than 50%. Research by Credit Suisse and Alan White, a law professor at Valparaiso University also show that at this time loan, 2 years into the foreclosure crisis, modification has mostly resulted in higher monthly payments. White says banks like Wells Fargo, a large servicer of loans, have done have modified few loans as apercentage of their delinquent mortgages. Sheila Bair and others have long advocated reducing loan payments to 30-40% of monthly income since early 2007, because foreclosure is costlier for banks than loan modification, but met resistance from the banks and lenders and their lobbying groups. The relevant question is that if the banks are misquided in pursuing this course, and its not in the interests of the banks or the country's economy- because accelerating foreclosures or not taking modification action in the middle of a huge wave of layoffs may result in a even bigger wave of foreclosures that threaten housing prices and effectively leave banks insolventleading to nationalization- then what purpose did all this serve except to exacerbate the crisis and increase the price tag of the government's and country's ultimate rescue of homeowners?...

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Not much in any meaningful way is being done so far for homeowners facing loss of their homes. The bailout plan has wording that encourages the government to help but no concrete measures beyond that. At this point loan modifications by banks are doing little meaningful to help homeowners. Some critical measures of what is happening. According to Sheila Barr of FDIC troubled loan portfolios have yielded about 32% of book value compared with 87% for loans in which the borrower is current, in her statement in Congress. But with fear gripping the credit markets the banks are reluctant to take any immediate losses by writing down principal balances unless the government steps in, because their capital is under huge strain and some banks are going under. Deutsche Bank estimates 40% of homeowners or about 20 million households will owe more than their home is worth by the time the housing market stabilizes. This suggests he scale of the problem as Martin Ferldstein pointed out in the WSJ someof these homeowners may simply walk away from their home as a rational decision. It also suggests how this combined with rising unemployment could lead to significant drops in consumption spending making the situation in the economy much worse, and allowing rising unemployment to play an additional role in increasing home foreclosures for the first time....

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Europe has something that is just as bad as subprime mortgages that have troubled the US, its the bad debt of European banks to Eastern European emerging market countries. This plus the high indebtedness of companies in Western Europe is creating serious problems for the economies of western Europe. In addition to the property bubble in Ireland, the UK and Spain, Germany is facing falling demand for its exports as a result of the steep descent of the global economy, especially China. As a result of all this the EU is facing a problem of the magnitude of that faced by the US, if not worse. In much of Europe especially in Germany and the Eastern European countries what generates growth and jobs is exports. Three quarters of the cars made in Germany are exported, and many of the parts used in BMW's and VW's come from plants in the eastern european countries, some form Slovakia, Poland and from plants elsewhere in Eastern Europe. With the collapse of some Eastern European economies and serious problems in others these markets are shrinking. The same thing is happening to exports from Eastern European countries where factories there manufacturing goods for Western Europe are closing. And banks in the western European economies like UniCredit Group of Italy, Germany's Commerzbank, and Belgium's KBC Group have large loans outstanding in the eastern European countries to companies and consumers. And some of these countries have run up huge current account deficits. Bulgaria the deficit is 20% of GDP. Increasing the risk and hitting consumers in the east is that banks issued low rate mortgages and other laons in euros and swiss francs. With the Hungarian forint, Romanian leu, and other weaker currencies seeing big drops, the cost of repaying these loans has jumped. Instead of consumers being overstretched from overspending as in the USA, or facing foreclosures, these consumers are facing huge loan repayment problems from borrowing in other currencies. Morgan Stanley says more than half of the private debt in Hungary, Romania, and Bulgaria is in foreign currency. And customers in Eastern European countries owe foreign banks loans equal to one third of their combined GDP, according to the Bank of Internatonal Settlements. A lot of these loans could end up turning into bad debt if the economies of Eastern Europe deteriorate further as consumers there pull back, factories close and job losses mount, and currency values drop even more. This would create huge problems for Western European banks and restrict lending in Western Europe as these banks make fewer loans creating more problems for Western European economies, in the same manner as ricotcheting effects have done in the USA....

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New legislation that cleared Congress on helping homeowners about 400,000 homeowners avoid foreclosure. Congresspromises to get tough on lenders and loan servicers if they do work to honor what Congress has mandated. The Federal Housing Administration will run the program and it will insure upto $300 billion in refinanced 30 year fixed rate loans The mortgages cannot be for more than 90% of a home's newly appraised value. For mortgages that exceed that value the lender would have to voluntarily write down the principal to the qualifying level. If the home goes up in value the borrower must share newly created equity with the FHA. THe program begins October 1 and ends Sept 30, 2011. Borrowers will not qualify if they have intentionally defaulted on the loan or if they had a debt to income ratio of less than 31% as of March 1. This is the first serious effort by Congress and the Administration to work in bipartisan fashion to put a serious dent in the housing foreclosure levels which are at the root of the present financial crisis and Secreatary Paulson, Bernanke, and Barney Frank and others in Congress have helped support this effort which should eventually help the financail markets recover from failing mortgages that caused this crisis....

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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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Nocera looks at the lack of efforts to help homeowners under water in the Obama administration. Sheila Bair comments on Geithner's role, as Geithner's book "Stress Test" provides little detail on how the Obama administration addressed the issue. A story by Dougherty in the WSJ on April 20, 2014, points out that about 10 million households in America are underwater in 2014, and another 10 million households have only 20% equity in their homes. Unemployment statistics in the same issue of the WSJ show 7 million people taking parttime jobs because they cannot find work. These households are critical for consumer spending to support growth. The weak economic recovery could very well be one of the results of poor policy decisions by the Obama administration including this one, when other alternatives proposed by Sheila Bair and Martin Feldstein were offered repeatedly in 2009-2010. Here Nocera documents the efforts by Senator Durbin to give homeowners rights to go to bankruptcy court to provide ways to negotiate ways out of foreclosure....

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Feldstein emphasizes the need to help homeowners with a plan he suggested back in June.. And suggests spending by the government to build infrastructure, other spending initiatives to stimulate demand, and rebuilding military capacity. Spending he suggests should be large enough to make an impact, as the loss of household wealth from falling home and stock prices could result in a loss in aggregate spending of $300 billion or more. He points to the need for urgent action.

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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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Olivier Blanchard, chief economist of the IMF says that as government borrowing around the world surges, interest rates will go up. Governments borrow by selling bonds to investors, and to attract investors the government competes with stock and corporate bond markets for investor's money, leading to rising yields for investors. As the confidence has returned to corporate bond markets this is already happening. From the end of 2008. the yield on the benchmark 10 year Treasury note has increased by one and ahalf percentage points, rising to 3.54% from 2%, the sharpest upward movement in 15 years. In Germany the yield on German 10 year bonds has also risen, rising to 3.57% from 2.93%. Similiarly British bond yields have risen to 3.78% from 3.41%. Congressional Budget Office estimates are that net government debt for the USA will rise to 65% of GDP at the end of fiscal 2010, from 41% at the end of fiscal 2008. In 2009 and 2010 the US government will sell $5 trillion in new debt, according to Citigroup. A decade from now the government's outstanding debt could equal 82% of GDP, or about $17 trillion. Every one point rise in interest rates costs the Treasury $50 billion annually over a few years, and Kenneth Rogoff estimates that this could reach $170 billion annually if the average yield on 10 year Treasury note goes up to 4.7%, as the Congressional Budget Office estimates. This will dampen the effects of stimulus spending. It is a big issue says Rogoff. A year ago under old policy and assumptions before the financial crisis the Congressional Budget Office projected outstanding debt at $5.3 trillion in 10 years. Now the estimate is $17 trillion, which is triple the old number and an increase of $11 trillion. A recovering economy would make these numbers less relevant. But with struggling industries like autos and banks needing more help from the government, and with consumers having to reduce a mountain of debt, a weak economy for a long time and small growth for a decade would make this a story that won't go away. Rogoff says its like what happened to the subprime borrowers, people assuming that the funding is always going to be there. In 2009 and 2010 Citigroup says, the Euro zone countries will sell nearly 1.6 trillion euros or $2.6 trillion in new debt, and Britain will offer 490 billion pounds or $799 billion in new debt. Over the next decade this would slow Europe's recovery and prolong the downturn. Britain faces a bigger problem in the near term as Britain's governmetn debt equals 55% of GDP, and Standard and Poors estimates it could approach 100% by 2013. South America and Eastern Europe will also face the situation of rising rates. Asian countries like China with lower levels of debt are in a better situation, IMF's Blanchard says....