Archive for the 'debt' Category

What’s Down With Real Estate?

Kurt Brouwer September 23rd, 2009


Home prices are way down, but an uptick may be underway.  However, commercial real estate — office buildings, malls, warehouses, hotels, theaters — is still heading south.

Let’s start with home prices.  This chart shows the decline in home prices as shown by the S&P / Case-Shiller home price data versus the owners’ equivalent rent line (OER), tracked by the Federal government.

Owners’ equivalent rent attempts to measure the market value of homes in terms of rental income.  Without going into the details, I believe OER constitutes a good benchmark for evaluating whether or not homes are overvalued, undervalued or fairly-priced.

As you can see, we are getting back to a reasonable valuation level for homes.  However, markets typically overshoot on the downside of fair valuation just as they often overshoot on the upside.  If that’s the case, more trouble is ahead.

 

calculated-risk-caseshillerq22009pricerent-small.JPG

Source: Calculated Risk 

According to this data, home prices peaked in early 2006 and have slid ever since, except for a modest uptick in prices recently.  We do not know whether or not the bottom has been reached, but we believe we are quite close.  However, even if a bottom has been reached, real estate activity – sales of existing homes, new construction, remodeling – will remain at low levels for some time to come.

Commercial Real Estate:  Commercial real estate has also fallen hard although the downturn started later than that of residential.  Unfortunately, the decline and fall of commercial property has been very quick indeed. This chart compares the decline in residential with that of commercial. The blue-gray bars denote periods of recession.  The blue is residential and the red line is commercial.

calculated-risk-crepricesjuly2009-small.jpg

Source: Calculated Risk

As you can see, commercial real estate took longer to begin falling, but the downturn has been steeper.   Now, both real estate markets are off considerably from the highs.

With falling prices for homes, those who provided residential mortgages have been the big losers.  And, unfortunately, the government is the ultimate deep pocket when it comes to home mortgages through takeovers of Fannie Mae, Freddie Mac and the possible takeover of FHA.

With falling prices for commercial real estate, those mortgages are under extreme pressure also.  But, commercial mortgages are typically held by regional and local banks.  Those institutions are now struggling and we have seen a rash of bank failures as a result. In a way though, the Federal government is the ultimate guarantor for banks too through FDIC guarantees.

For more on bank loans, see Bank Problem Loans Keep Growing.

Treasury ends money fund guarantee

Kurt Brouwer September 21st, 2009

In another sign that the U.S. Treasury believes the financial panic is easing, it announced the end of government guarantees for money market fund assets.  The guarantee came about when the Reserve Fund, a large institutional money market fund ran into trouble due to holding over $700 million in Lehman Brothers short-term securities [emphasis added]:

U.S. ends backing for money market mutual funds (MarketWatch, September 18, 2009, Ronald D. Orol)

In one of its largest phase-outs of a government economic rescue plan to date, the Treasury Department officially ended its year-old program to guarantee money market mutual funds, the department said Friday.

…”The guarantee program for money market mutual funds served its purpose of adding stability to the money market mutual fund industry during market disruptions last fall and ultimately delivered a healthy return to taxpayers,” Treasury Secretary Timothy Geithner said. “As the risk of catastrophic failure of the financial system has receded, the need for some of the emergency programs put in place during the most acute phase of the crisis has receded as well.”

Treasury has had no losses under the program and earned roughly $1.2 billion in participation fees.

That’s nice.  The Treasury made $1.2 billion.  A billion here and a billion there.  After a while, it adds up.

Plunging pensions & rising taxes

Kurt Brouwer September 17th, 2009

This is part two of the Plunging Pensions series (go here for Part One).

Some other states are starting to wake up and take notice of the mess we have made in California [emphasis added]:

Pension Costs Can Ruin Cities and States (Grand Forks Herald, June 18, 2009)

…As a result, California is “less than 50 days away from a meltdown of state government,” the state controller said last week.

It’s hard to know whether to stare in horror or avert your eyes.

Our advice: Stare. Because in California’s example, there are lessons for Minnesotans and North Dakotans to learn.

One such lesson has to do with public-employee pensions and a state’s fiscal health. California faces unfunded public employee retirement benefits of somewhere between $300 billion and $1 trillion, a panel discussion at the Milken Institute’s State of the State Conference concluded in May.

Joel Kotkin, presidential fellow at Chapman University in Orange County, Calif., and a popular writer on public policy, agrees. “The item that is most killing the state budget is the huge pensions for public employees,” he said in a recent CNBC interview.

“We have to figure out what we’re spending, how we’re spending, and to begin to make the public employees live by something close to the rules that the rest of society does.”

Basically, California governments let many workers retire early and collect generous pension and benefits for life. In Vallejo, Calif., for example, “base pay for firefighters is more than $80,000 per year, and employees can retire at age 50 with a pension equal to 90 percent of their salary,” Governing magazine reported last year.

Vallejo declared bankruptcy in 2008, citing pension benefits it no longer could afford.

The Milken Institute estimates that California has an unfunded pension liability of between $300 billion and $1 trillion.  Unless changes are made, that monstrous shortfall is going to haunt our workers, bankrupt our state and cause even more difficulties than we currently have.

And, just to put a human face to this, consider these stories of what our out-of-control pension laws have wrought.  The Grand Forks Herald continues:

“According to the data compiled to date, the highest paid public employee retiree in the state is Bruce Malkenhorst, the former city administrator, clerk, finance director and treasurer of the city of Vernon, Calif.,” the Sacramento Bee noted in an editorial.

“Vernon is a tiny industrial enclave near Los Angeles. He earns $499,674.84 a year or $41,639 a month in pensions.

“The local governmental agency with the most retirees earning $100,000 or more is the Sacramento Metropolitan Fire District. Fifty former employees of the Sacramento Fire Department receive pensions of more than $100,000.”

A pension of almost $500,000 per year for a small town treasurer?  Assuming he lives 30 years past retirement, that would be $15,000,000 and probably much more with cost-of-living increases (see the SacBee’s State Worker Blog for more).

Just to put the last point in perspective, the City of Sacramento is paying out $5 million per year to just 50 retired firefighters.  Now, I admire firemen and I have friends and relatives who do that work, which is dangerous and hard.  I don’t begrudge them a thing, but does anyone think this is sustainable.  $5 million per year for just 50 retirees from one modest-sized city?

In addition to underfunded state and local pension plans, we have the underfunded biggies — Social Security and Medicare. This chart from investment firm, TCW, demonstrates the rapidly-rising liabilities at just the Federal level.  The biggest unfunded liability is Medicare, but there are many more:

tcw-gundlach-mounting-government-liabilities.JPG

Source: TCW / Jeffrey Gundlach

As you can see the Feds owe vast sums stretching as far as the eye can see.  Yet, there is a steady stream of applicants for more Federal backing — private pensions, state and local pensions and so on.  The Feds are the backer of last resort, but that backing is getting mightily stretched.

Either governments rein in the soaring costs of public pensions or they face an increasing likelihood of bankruptcy, as we saw in the case of Vallejo, CA.  Stopgap measures will not work for very long and the longer we wait to address this, the worse it will get.  Even raising taxes won’t help for very long because states such as California have tax rates among the highest in the nation.

And, our top Federal income tax rates are already high compared to the global rates, as this chart illustrates.  How much higher can they go?

carpe-diem-world-taxes.jpg

Source: Carpe Diem

Taxpayers are the ones who will be left holding the bag when all the politicians’ pension promises blow up.  I also believe that public retirees are at risk because taxpayers are increasingly restive and unwilling to accept tax hikes.  Yikes.

Update:  I had a few questions about the chart above which tracks the top personal income tax rates around the world.  One CPA I had lunch said that the average seemed low because many of the European countries have high rates of 40% or even 50%.  And, that is true. The U.S. does not have the highest country rate, that honor goes to Denmark I believe.  But, the U.S. rate is well above the worldwide average.

By the way, the data underlying this chart is from a study done by accounting firm, KPMG.  The study can be found here.

I come away from this with three points.  First, the study found that there has been a steady downward decline in global income tax rates, even in Europe.  For example, the average rate in Europe was 41% in 2003 and now it is 36%.  Part of this decline has been the introduction of flat tax rates in several Eastern European countries.

Second, that there is wide disparity in rates with Europe generally having the highest rates, averaging 36%.  But, in South American the top personal income tax rate is about 26%.  In Asia, the highest rate is Japan at 50% for the top personal rate.  The lowest rate seems to be Hong Kong, which is 15%.

Third, the U.S. seems to be bucking the trend as we have before Congress a number of proposals to significantly and substantially increase our income tax rates.  For example, there have been discussions of income tax surcharges to pay for healthcare reform.  There is also a strong likelihood that the Bush tax cuts will be phased out, which would be an effective tax increase.  Those alone will be controversial. Adding additional income taxes or additional payroll taxes to deal with Social Security or Medicare, would be both very difficult and very divisive.

See also:

Plunging Pensions

Plunging Pensions

Kurt Brouwer September 11th, 2009

Good piece from MarketWatch on the mounting problems we are experiencing with pension plans, both private and public.  Many corporate and public pension plans are underfunded and that means taxpayers are probably on the hook.  Why you ask? C’mon.  You and me and other taxpayers are the payer of last resort.

First, we find that faltering industrial companies have failed to adequately fund their pension plans and that leads to the Feds as the funder of last resort [emphasis added]:

Companies’ Pension Problems Could Hit Taxpayers (MarketWatch, September 3, 2009, Andrea Coombes)

When the agency that insures traditional pension plans is running a $33.5 billion deficit — the largest in its 35-year history — should you be worried? If you’re a worker or retiree counting on a traditional pension, the answer is probably not. But if you’re a taxpayer, start worrying.

Though it will likely take years, it’s all but inevitable that at some point the Pension Benefit Guaranty Corp., the agency responsible for guaranteeing pension benefits for some 44 million Americans, will need to either cut those benefits or raise a lot of cash, experts say.

Given that slashing payouts to older people is considered political suicide, the likely scenario is that the U.S. government will pony up funds to shore the agency’s finances.

Pensioners “don’t have to worry,” said Douglas Elliott, an author of numerous studies on the PBGC and a fellow at the Brookings Institution, a Washington-based public-policy think tank.

“The taxpayer has to worry.

This is the crux of the matter.  When pension plans fail, taxpayers are the funders of last resort.  The problem is that all kinds of pension plans — Social Security, state and local pensions, the Pension Benefit Guaranty Corporation — are all sinking into fiscal insolvency.  And, then there is Medicare and Medicaid. What happens if they all go broke? MarketWatch continues:

… “There’s a point where the Social Security fund starts to run out of money if they don’t change anything. That’s a similar analogy to the PBGC,” said David Kudla, chief executive of Mainstay Capital Management LLC, an investment advisory firm that often works in the auto industry. “At some point, they either need to charge higher premiums or reduce benefits to current beneficiaries or have a capital infusion from the U.S. government,” he said. “The third [option] is probably the most likely.”

…If taxpayers do eventually bail out the PBGC, it could be a bitter pill for some of them. “You [pension recipients] would be getting a bailout from taxpayers who never had a defined-benefit plan,” Bovbjerg said. “If you have a 401(k), you don’t have guarantees like that,” she said…

In my opinion, it’s not a matter of if taxpayers bail out PBGC, but when taxpayers bail it out.  Unfortunately, this issue of corporate pension failures is far from the full extent of the problem.

Next, as this opinion piece from the Wall Street Journal demonstrates, we find another huge problem, the underfunding of public pension plans:

Public Pensions Cook the Books (Wall Street Journal, July 6, 2009, Andrew C. Biggs)

Public employee pension plans are plagued by overgenerous benefits, chronic underfunding, and now trillion dollar stock-market losses. Based on their preferred accounting methods — which discount future liabilities based on high but uncertain returns projected for investments — these plans are underfunded nationally by around $310 billion.

The numbers are worse using market valuation methods (the methods private-sector plans must use), which discount benefit liabilities at lower interest rates to reflect the chance that the expected returns won’t be realized. Using that method, University of Chicago economists Robert Novy-Marx and Joshua Rauh calculate that, even prior to the market collapse, public pensions were actually short by nearly $2 trillion. That’s nearly $87,000 per plan participant. With employee benefits guaranteed by law and sometimes even by state constitutions, it’s likely these gargantuan shortfalls will have to be borne by unsuspecting taxpayers…

Public pension plans have been quietly accumulating huge long-term liabilities with very little public notice.  But, a few factors have brought this issue to the public’s attention.  First, the bankruptcy of Vallejo, CA and other cities, with pension liabilities a significant part of the bankruptcy filing.  Second, the huge pension payouts being received by public employees.

Budget Busting Pension Plans

On a daily basis, we are seeing alarming news about the pension crisis in towns and cities across the state of California and the nation.  What the heck is going on?  In a nutshell, while you were out living your life, your local and state politicians were making pension promises that extend many years into the future.  And, in many cases, the required funding simply is not in place.  To make things worse, these promises were made to our firefighters, police and other employees of the government.  These are the people who make everything in a given town work.

42 Years Driving for Dolly Madison Cakes

Columns such as these two below have been attacked by unions as an attack on public employees.  I view it differently.  I come from a union family.  My father drove a Dolly Madison Cakes delivery truck for 42 years and he was a member of the Teamsters Union.  My mother still receives a very modest monthly check from the Teamsters.

My view of this issue is that if a city or county makes a promise to its employees, it should keep it.  But, if the city goes bankrupt, then of what value is the promise?  Both sides — taxpayers and employees — should be on guard to make sure that promised benefits are reasonable and sustainable because if they are not, then everyone loses.

This is no longer a boring and arcane topic of interest only to local politicians, municipal employees, union officials and pension plan actuaries.  We posted on this several months ago when pension obligations threatened the city of Vallejo, CA.  Now we see that the city of  Vallejo, California has broken a union contract after having to seek court approval for doing so (see CalPensions).

The $3 Billion Pension Miscalculation

The Sacramento Bee makes an important — and politically explosive — point in the following piece.  About 10 years ago, the State of California got taken to the cleaners on employee pensions [emphasis added]:

Pension hike of a decade ago backfires (Sacramento Bee, June 22, 2009, Dan Walters)

A milestone on California’s meandering journey toward fiscal insolvency occurred exactly a decade ago when the Legislature enacted a massive increase in state employee pensions on the expedient assumption that it would cost taxpayers nothing.

Although the new pensions would generate almost countless billions of dollars in extra income for retirees in the years ahead, the CalPERS board, dominated by union representatives, told legislators that taxpayers wouldn’t have to bear the load because investment income, which was flowing into the pension trust fund from high-tech stocks, would continue indefinitely.

As it has done in so many ways, California took the good times for granted and assumed lavish investment returns would buoy public pension plans forever.  Unfortunately, reality has hit home, not once, but twice.  First, the tech bubble blew and now the real estate bubble and tumbling stocks have done the same.

“They (CalPERS) anticipate that the state’s contribution to CalPERS will remain below the 1998-99 fiscal year for at least the next decade,” said a final Senate analysis of the 1999 legislation that expanded state pensions, allowing Highway Patrol officers, prison guards and other “safety” workers in some cases to get more than 100 percent of their salaries.

…Within a few years, dot-com bubble had burst, CalPERS had suffered major losses and the state’s burden for pensions had pushed into the multibillion-dollar range, not counting the heavy impact on local governments that had cavalierly followed the state’s lead on boosting pension benefits (see Oakland ‘Mulls’ Bankruptcy).  

The situation was ripe for a backlash, such as an initiative measure that would rein in public pensions, but union-controlled CalPERS lowered the political heat by offering employers a “smoothing” policy that would protect them against immediate jolts, spreading out the increases over a number of years.

By and by, the economy improved, albeit through an unsustainable explosion in real estate development, and the pension issue dropped from the political radar screen. But now we’re mired in the worst recession since the Great Depression, CalPERS’ investments have dropped by nearly a third and the state is paying more than $3 billion a year into the pension fund, nearly 10 times what it paid a decade ago when CalPERS made its bogus assertion to lawmakers…

I would say that’s a bit of a miss.  California is being forced to pay $3 billion a year (10 times what it paid a decade ago and far more than estimated) and we are now hearing that another billion or so is needed.  Eventually, a billion here and a billion adds up to real money.

This is an example of how little credibility we should give to legislative estimates of future pension costs.  Either our legislators — in Washington or Sacramento or anywhere else — don’t know or they simply don’t want to know what a given pension will really cost.  But, shame on us for believing their estimates.

This problem — plunging pensions — is one that will be plaguing us for many years.

Stay tuned for Plunging Pensions (Part Two) — next week.

See also:

New York City

New Jersey

Hidden Pension Fiasco

Americans Borrowing Less – Saving More

Kurt Brouwer September 9th, 2009

stlouis-fed-cons-debt-fredgraph.png

Source: St. Louis Federal Reserve

Consumer debt — as a percentage of disposable income — peaked a few years ago, but it was not until early last year that debt really began to decline:

Record Drop Hits Borrowing (Wall Street Journal, September 9, 2009, Sara Moore)

Americans borrowed less for the sixth consecutive month in July, fueling concerns that strained consumers will stall an economic recovery.

People shed debt by choice and by force, reflecting a combination of the thrifty attitudes and tighter lending conditions that have defined the recession. Total borrowing, which includes most consumer loans except real estate, decreased at a 10.4% seasonally adjusted annual rate in July to $2.47 trillion, the Federal Reserve said Tuesday. July’s $21.6 billion drop from June was a record; total credit had declined at a 7.4% annual rate in June.

On a personal level, this is good.  Americans are cutting back and borrowing less.  That’s good.  At the macro or economy level, it’s less positive because it means people are spending less and that means less economic activity.  The WSJ continues:

“There is no real way to put a positive spin on these data,” Charmaine Buskas, a TD Securities economist, wrote in a note to clients. “Credit is still shrinking and that is going to have an impact on consumption.”

The manufacturing sector finally began to grow in August and retailers showed signs of improvement, reports last week showed. But many economists predict the savings rate will continue to rise as consumers cut back on borrowing.

stlouisfed-personal-saving-fredgraph.png

Source: St. Louis Federal Reserve

As Winston Churchill wrote many years ago, “Saving money is a good thing, particularly if your parents did it for you.” 

The WSJ continues:

“There’s general frugality,” said Brian Riley, a research director for bank cards at TowerGroup, a financial-research company. “People are more concerned about buying milk and eggs right now than they are about buying a plasma TV.”

…Nonrevolving credit, such as loans for autos, vacations and education, declined at an 11.7% annual rate. Economists expected a far smaller decline, given the increase in auto sales from the federal “cash for clunkers” program. The program, which ramped up in late July, gave consumers a government rebate if they traded in certain vehicles for more fuel-efficient models…

Frugality is a useful habit to have.  Our parents and grandparents generally were quite frugal.  Now, it’s our turn. We should have collectively cut back on borrowing and reduced spending during the boom years.  And, local, state and Federal governments should have done the same.  Oh well.

I’ll close with another Churchill quotation: “America always does the right thing, after trying every other option.”

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