The widely believed proposition that this financial crisis was “a tsunami that no-one saw coming”, and that could not have been predicted, has been given the lie to by an excellent survey of economic models by Dirk Bezemer, a Professor of Economics at the University of Groningen in the Netherlands.
Bezemer did an extensive survey of research by economists or financial market commentators, looking for papers that met four criteria:
“Only analysts were included who:
- provide some account on how they arrived at their conclusions.
- went beyond predicting a real estate crisis, also making the link to real-sector recessionary implications, including an analytical account of those links.
- the actual prediction must have been made by the analyst and available in the public domain, rather than being asserted by others.
- the prediction had to have some timing attached to it.”
On that basis, Bezemer found eleven researchers who qualified:
| Researcher | Role | Forecast Date |
| Dean Baker, US | Co-director, Center for Economic and Policy Research | 2006 |
| Wynne Godley, US | Distinguished Scholar, Levy Economics Institute of Bard College | 2007 |
| Fred Harrison, UK | Economic Commentator | 2005 |
| Michael Hudson, US | Professor, University of Missouri | 2006 |
| Eric Janszen, US | Investor & iTulip commentator | 2007 |
| Stephen Keen, Australia | Associate Professor, University of Western Sydney | 2006 |
| Jakob Brøchner Madsen & Jens Kjaer Sørensen, Denmark | Professor and Graduate Student, Copenhagen University | 2006 |
| Kurt Richebächer, US | Private consultant and investment newsletter writer | 2006 |
| Nouriel Roubini, US | Professor, New York University | 2006 |
| Peter Schiff, US | Stock Broker, investment adviser and commentator | 2007 |
| Robert Shiller, US | Professor, Yale University | 2006 |
Having identified eleven researchers who did “see it coming”, Bezemer then looked for the common elements in the way that these researchers analysed the economy. He argued that if there were common elements—and if these differed from the approach taken by the overwhelming majority of economists, who didn’t have a clue that a crisis was approaching—then the only useful economic models would be ones that included these common elements.
He identified four common elements:
- “a concern with financial assets as distinct from real-sector assets,
- with the credit flows that finance both forms of wealth,
- with the debt growth accompanying growth in financial wealth, and
- with the accounting relation between the financial and real economy.”
A non-economist might look at these elements in puzzlement: surely all economic models include these factors?
Actually, no. Most macroeconomic models lack these features. Bezemer gives the topical example of the OECD’s “small global forecasting” model, which makes forecasts for the global economy that are then disaggregated to generate predictions for individual countries—like the ones touted recently as indicating that Australia will avoid a serious recession.
He notes that this OECD model includes monetary and financial variables, however these are not taken from data, but are instead derived from theoretical assumptions about the relationship between “real” variables—such as “the gap between actual output and potential output”—and financial variables. As Bezemer notes, in the OECD’s model:
“There are no credit flows, asset prices or increasing net worth driving a borrowing boom, nor interest payment indicating growing debt burdens, and no balance sheet stock and flow variables that would reflect all this.”
How come? Because standard “neoclassical” economic models assume that the financial system is like lubricating oil in an engine—it enables the “real economy” to work smoothly, but has no driving effect—and that the real economy is a miracle machine that always returns to a state of steady growth, and never generates any pollution—like a car engine that, once you take your foot off the accelerator or brake, always returns to a steady 3,000 revs per minute, and simply pumps pure water into the atmosphere.
The common elements in the models developed by the Gang of Eleven that Bezemer identified are that they see finance as more akin to petrol than oil—without it, your “real economy” engine revs not at 3,000 rpm, but zero—which can contain large doses of impurities as well as hydrocarbons. The engine itself is seen as a rather more typical gas-guzzler that pumps not merely water and carbon dioxide, but sometimes unhealthy amounts of carbon monoxide as well.
That’s encapsulated in the flowchart that Bezemer copied from a paper by Michael Hudson, shown below. Without credit from the Finance sector, producer/employers don’t get the finance needed to run their factories and hire workers; but with credit they accumulate debt that has to be serviced from the cash flows those businesses generate.
The component left out of the above flowchart—but incorporated in all the models praised by Bezemer for seeing the crisis coming—is that the finance system can fund not merely “good” real economy action but “bad” speculation on financial assets and real estate as well. This also leads to debt, but unlike the lending to finance production, it doesn’t add to the economy’s capacity to service that debt.
The growth in thus unproductive debt was the common element identified by Bezemer’s “Gang of Eleven”, which was why we most definitely did see “It” coming.
I’ll finish this analogy-laden article with a sideswipe at an inappropriate one—that this crisis is “like a tsunami”. Though that image captures the suddenness and devastating nature of the crisis, it is wrong not merely once but twice in characterizing how it came about.
Firstly, unlike a tsunami, this crisis was predictable by economists who take what Bezemer characterized as a “Flow-of-fund or accounting” approach. Secondly, a tsunami is actually caused by a huge shift in the planet’s tectonic plates, and the shift itself relieves the tension that caused the tsunami in the first place: in a sense, the tsunami resets the system to a tranquil state.
This financial tsunami was caused by the bursting of asset price bubbles driven by excessive levels of debt, but the bursting of those asset bubbles hasn’t eliminated the debt—far from it. Instead, economic performance for the next decade or more will be driven by the private sector’s attempts to reduce its debt levels, and this will depress economic activity for years. Unlike a tsunami, a debt crisis is a wave of destruction that keeps on rolling unless the debt is deliberately eliminated.
Everything that is being done by policy makers around the world is instead trying to restart private borrowing. A better analogy is therefore not a tsunami but a drug overdose—and our “neoclassical” economic doctors are attempting to bring the patient back to health by administering more of the same drug.






July 15th, 2009 at 1:53 pm
mind boggling small number. I can’t help but feel capitalism needs this ignorance to function, if people knew the game no one would play.
How on earth is Goldman Sachs getting away with their bonuses. they received over $20b in gov funds through the AIG conduit. I think I’m starting to know how the Romans felt when Nero became Emperor. All hail the The United States of Goldam Sachs!
July 15th, 2009 at 1:57 pm
[...] See original here: “No-one saw this coming?” Balderdash! [...]
July 15th, 2009 at 2:01 pm
Spot on Steve (and congrats on the much deserved recognition).
In the words of Neil:
“I’ve seen the needle and the damage done
A little part of it in everyone
But every junky’s like a setting sun
Gone, gone, the damage done….”
July 15th, 2009 at 2:11 pm
Excellent work by Bezemer, and well done Steve. This finding confirms James Galbraith’s statement when he was interviewed by the New York Times about the US property bubble. He correctly said that out of 15,000 professional economists in the US, about 10-12 actually saw the bubble before it burst.
This is what happens when economic and financial policy is crafted by neoclassical economists.
July 15th, 2009 at 2:34 pm
Well done, Steve, being recognised internationally at last. And the final analogy does seem more apt.
But I do wonder about many others that I have read who also recognised the unsustainabilty of the debt bubble well in advance yet receive no recognition in this report. What about Doug Noland with his epic Credit Bubble Watch at Prudentbear, and the myriad of goldbugs?
Still, a good start.
July 15th, 2009 at 3:44 pm
Thanks very much – again- Steve.
Looking at the stranglehold Banksters have on Govts, I am not confident at all that just because the current dominance of neoclassical economic theory has been proved resoundingly wrong , will it be discarded for what is obviously the correct “stock to flow” versions.
Debt and credit as we all know is enormously profitable and very big business. The “gang of eleven” economic models are anathema to Big Bank business models and therefore will struggle to gain any acceptance from the Bankster minions in Govts.
July 15th, 2009 at 6:14 pm
I am not an official economist, but you might plug mannfm11 in google and see the writings over the past 8 years where I called for the same thing. But, there is a guy Steve might know, Doug Noland who studied in Australia in 2002, but continued to write for the Prudent Bear Fund prior to, during and after 2002. His post, called the Credit Bubble Bulletin, tracked all the different financial bubbles and Doug was waiting for this disaster much before Roubini ever even thought about it. I believe Doug testified in front of Congress about the dangers of allowing the GSE’s to pump credit and securitize it. I read one of his posts which said that credit was like a shark, once it stops swimming it dies. Doug’s most recent writing was about China’s current lending, which he says has put them now in the credit bubble twilight zone where they are either going to have to accelerate their lending going forward or collapse, meaning they are now repeating what Greenspan and Wall Street did which started this mess in the 1990’s. I am not sure that the deflation of Japan didn’t start a chain reaction, where we are now running all bubbles to stay afloat. The world response is clearly absurd, more of the hair of the dog that bit you. It seems they are only making Goldman Sachs many more billions.
July 15th, 2009 at 6:17 pm
I certainly do know Doug–he came out to Australia to commence his PhD with me, but returned in 2000 when the market looked likely to crash and his employer wanted him back to ride the financials (his speciality) down. I certainly think Doug should also have been on Bezemer’s list, and I’ll be suggesting he consult Doug’s column–though it is possible he did actually do so, and the date of calling for a downturn issue may have meant Doug wasn’t included.
July 15th, 2009 at 6:25 pm
Excellent short piece Steve. Thanks for identifying the blogs and sites to get more first rate RSS feeds from. You keep good company, we’re following your lead.
July 15th, 2009 at 7:58 pm
Well Done, Steve. As Schopenhauer said: “All truth passes through three stages. First, it is ridiculed. Second, it is violently opposed. Third, it is accepted as being self-evident”.
Let’s hope your ideas are approaching their third stage.
However, let me note that, although a few Austrians’ and Post-Keynesians were also mentioned, Fred Harrison, Michael Hudson and (implicitly) Robert Shiller* are all Georgists – that is, they believe in a “single tax” society (essentially, a 100% tax on land values, while essentially all other taxes are abolished; hence, the privatisation of profits and wages, and the socialisation of rents). Fred Harrison actually predicted this downturn all the way back in 1997, not 2005 (as did Fred Foldvary, another Georgist). Thus, the theories which seem to have some predictive power are:
*The Georgists (been around since the 1870)
*Post-Keynesians (developed around the 1970s, a response to Keynes’ 1930s insights into assets) – but only at the 11th hour
* Austrians (late nineteeth century) – also at the 11th hour
Indeed, the Austrians’ overlook the natural tendency, even without credit, to own or invest in land (i.e. rental inflows and that fact all material progress is deposited in higher land values – hence, even under full reserve systems you still have land speculation)- apparently, being stuck in a feual system of lords and landlords is absolutely fine (yay, let’s just take property rights as given!).
Likewise, post-Keynesians’ incorporate asset bubbles and growing debt into their models, but fail to explain WHY such investments take place because they have snubbed classical insights into the side-effects economic growth i.e. the “unearned increment” – after periods of tranquility e.g. population growth, material progress, infrastructure investment etc are deposited in higher land values. Hence, why real estate is ALWAYS emits attractive price signals.
Rather, we need to look at the business cycle this way: land speculation (the actual cause of sever, general economic downturns), credit expansion(i.e. effect, which reinforces land speculation), which exerts an impact on the real economy (through debt deflations, overbuilding etc).
Fred Harrison also runs his own blog:
http://renegadeeconomist.com/
* I heard Shiller discuss the virtues of land value taxation.
July 15th, 2009 at 9:21 pm
With a very quick scan of Bezemer’s paper I’m immediately struck by how similar his analysis is to some of Steve’s posts.
July 15th, 2009 at 9:57 pm
Congratulations on the recognition Steve and a good post. I hope I wasn’t the only one who had to look up ‘balderdash’!
Spadijer89,
I’m curious about the Georgist land tax proposal. How exactly is the value determined?
1. I would have thought that the issue of noise in the data would present a serious problem. For example, it is my belief that prices are determined by a range of factors, from the top of my head: expectations of future price and market trends, costs of production, convention, competition (ability to mark-up), supply as well as social forces (and I’m sure there are many more factors)
2. In areas where there are few sales and purchases of land, how would value be determined?
3. What unit would you be using to measure the value.
4. what incentives would a land tax provide to leave land use in its natural state?
July 15th, 2009 at 10:11 pm
Steve congratulations, and credit where credit is due (pun intended).
Having been so forward looking with regard to the debt build up and bubble, can I ask you to look forward again 20 years? What I see coming down the pike is a very sudden aging of the population with concomittant implications for savings rates and GDP. Simply put, working off the debt is all very well as the gameplan for the next decade, but what then?
An aging population of highly specialised workers with little or no welfare safety net in asian economies (and the US) will feel a huge need to save. Those savings need to be soaked up, but by who? Growth is needed to soak them up, and they’ll just keep coming. Indeed the surplus economies are nations of savers for just that reason and the idiot west has been kind enough to act as a sink for them. No longer.
All I see is a huge demand for saving and little or no demand for borrowing, at least at the kind of rates being indicated by the long end of the yield curve.
How can this possibly work for even another decade let alone 3 or 4?
July 15th, 2009 at 10:54 pm
Hi Steve,
Great post. I read Bezemer in particular i referred page 10 to my son who married a Dane, he lived in Copenhagen for 6 years and returned here to start practicing Architecture.
He rented his property in Denmark and felt that it would be safe in price. We both attended your presentaion at the Archictectual Institute at Potts Point earlier this year.
His remarks to me after the presentation were something like “Steve Keen” is right on for we have a couple of Danish economists that are on about the same thing.
I emailed him a copy a couple of days ago of which he replied “too late now I didn’t sell and prices are down around 30-40% from when I bought it 4-5 years ago”.
Steve, maybe this is an indicator that we are definately not immune in Australia from the housing bubble bursting here. Good to see you are included in the “First 11″ batting against those neoclassical economists. “Hit em for a six”
July 15th, 2009 at 11:08 pm
Hello Height,
Simple:
1. How will it be determined? The same way as the free market determines it: through specialist and valuator opinion in home and contents insurance, which separate the difference between land value and property value, OR professional valuators OR the Fairhope Single Tax Corporation, the latter is a private company that build infrastructure on behalf of residents, billed against the “unearned increment” in land that such services generate (yes, you do NOT need government do to it).
Moreover, when compared to modern day property tax evaluations, valuations of land involve fewer variables and have smoother gradients than valuations that include improvements. This is due to variation of building style, quality and size between lots. Modern computerization and statistical techniques have eased the process: in the 1960s and 1970s, multivariant analysis was introduced as a method of assessing land (which the free market, as noted above, through home and contents insurance, valuators or the Fairhope Corporation use):
http://books.google.com/books?id=SsizAAAAIAAJ&q=%22Estimating+Residential+Land+Value+by+Multivariate+Analysis%22+intitle:%22The+Assessment+of+Land+Value%22&dq=%22Estimating+Residential+Land+Value+by+Multivariate+Analysis%22+intitle:%22The+Assessment+of+Land+Value%22&lr=&as_brr=0&as_pt=ALLTYPES&pgis=1
The tax would be valued annually, using the Swiss, Hong Kong or German models.
2. It seems you misunderstand the impact a single tax would have on the land market: expectations of future price and market trends no longer exist. The capitalisation rate of land is now, essentially, ZERO. It does not exist. Any capital gain (ignoring the fact capital does not gain, it depreciates) is recycled into the public purse (remember in a housing bubble LAND values go up, the building, actually, depreciates). Of course, there would be expectations about PROPERTY prices (i.e. what is ON the land, but the building depreciates over time).
It is also important to note that there are 10 million vacant homes in Australia (so much for a housing crisis!); Earthshare find that there are as much as 1500 vacant homes in one small suburb of Melbourne (see the Prosper site research), hardly holiday homes! The land market now basically functions as a quasi rental market (although you could modify the tax simply a 100% tax, at the point of sale i.e. the value of the land, not the property, funds government). And, of course, competition would increase because there is no point in holding homes vacant (relinquishing supply, in Pittsburgh there were 4000 vacant properties, after land tax this dropped to 250) – the market becomes more liquid, rather than keep land idle, waiting for capital gain (Harry Hyams did this, look him up). Social forces, of course, are deposited in land values (that is what J.S. Mills calls the “unearned increment” which, of course, is determines the value of a piece of land), hence, why on a free market, a place with great views, good transport, good schools (say Point Pipper), costs more than a piece of land in the middle of no where (Plumpton). Social forces reigns; the other issues you mentioned become either irrelevant or meaningless.
As such, the forces you mentioned probably would not matter (expectations, competition become less important), and social force, are already encapsulated in the land value in the way the free market determines prices (but LVT removes monopolists and bidding up prices for mere capital gain).
So, in a “few areas where land is purchased”, it would depend on a few things: education level of the area, transport services, roads, views, hospitals – in other words, why is there a low purchasing rate? (it will probably lack these services, indeed if it is next a rubbish tip, where land values would be low) It will probably mean that the land value is very low. But a valuator would have to see the place in order to determine that. Thus, I cannot answer your question, but merely offer approaches to addressing it, as I require more information and need to actually see the piece of land you refer to.
Also, note in determining the value, as noted earlier, a simple 100% tax at the point of sale – so the free market (however) is required to disaggregate information the property value v the land value, as in home and contents insurance.
3. Um… normal currency (like in Hong Kong, which derives 40% of its revenue through LVT, Pittsburgh, or Switzerland).
4. There are idle properties or properties in the city which are not being used due to land speculators (either who are waiting for population to expand or infrastructure projects to be extended) on the urban fringes of cities. Thus, sites WITHIN the city must be used first (as idle land IN the city must be put into use or sold to someone who WILL use it) – hence it encourages intensive land use policy in productive areas, reducing the need for urban sprawl (hence, contrast Pittsburgh, which has a high land tax, with California after Proposition 8 – where they capped the property tax at like 1.5% – California is notorious for urban sprawl as speculators exploded, leap frogging over cities. Pittsburgh, on the other hand, having said that, of course there may be the need for green zoning, but LVT helps prevent environmental decay).
Hope that answers some of your questions,
Steven
July 15th, 2009 at 11:11 pm
Height,
A full discussion of the practicalities of land tax can be found on a number of sites out there.
Personally, I favour this approach:
– determine the financially best permitted use of a block of land (determined by zoning limits)
– determine the market rent achievable for that use
– determine the expenses that would be imposed by the use (primarily building depreciation for most land)
– what’s left is essentially “land rent value”
– this land rent value can either be used directly to calculate a land tax or converted via the interest rates of the day to a capital value.
This approach would give a much more reliable indicator of value (as distinct from price) than attempting to interpolate from a relatively low number of vacant land sales in an area.
The current value of land is best expressed as the price someone is prepared to pay for exclusive use of that land *right now*. By looking at rent, almost all of the speculative element of price is removed so values become much more fluid with the ebbs and flows of the local economic conditions.
For residential land, the value (and therefore tax) would vary depending on the incomes of the local residents. For commercial and industrial land, the tax would vary with the potential profitability of businesses sites on the land.
It’s not to say that land speculation would be eliminated but it would certainly be far less profitable under such a system.
Incentives not to degrade the land would have to go on top of such a system. A restoration levy could be charged upon sale of land if it is in worse condition than when the purchaser bought it.
For land to be kept in its native state, it would most likely have to be quarantined in the public domain rather than owned privately. This would generally be expected to raise the attractiveness of the surrounding land and therefore the land tax levied on this surrounding land. Essentially, well-chosen land that remains as open space for the public would be self-funding.
This compares well to the current system where the price increases around public land (parks, etc.) is retained by the owners of the surrounding property and the costs paid by all taxpayers – even those who don’t own the land and have to pay increased rent to live there.
July 15th, 2009 at 11:26 pm
Pragmatist, gave you a good summary, Height. Its also important to distinguish between land value and land price, suffice to say, a 100% tax generally converts prices into a quasi-rental market, as I pointed out earlier. Pragmatist put my case well, when he (or she) writes:
“..The current value of land is best expressed as the price someone is prepared to pay for exclusive use of that land *right now*. By looking at rent, almost all of the speculative element of price is removed so values become much more fluid with the ebbs and flows of the local economic conditions…”
Although I’d say a 100% tax would do the trick in abolishing land speculation (I mean, a single tax of 6%, did in most German colonies).
I also agree with pragmatist that “well-chosen land that remains as open space for the public would be self-funding”.
July 15th, 2009 at 11:52 pm
I find knowing this information gets you into trouble. A key question in the ABS graduate program interview was what caused the GFC? Before the GFC they were about to cut 190 jobs due to proposed funding cuts. Now the GFC has ’suddenely’ happened they have received more funding to manage the Australian economy through the GFC and are now hiring more people. Isn’t the ABS already collecting the right data? The issue is that they are using the wrong theories to interpret this data, right? Are they wasting tax payers money?
July 16th, 2009 at 12:13 am
It appears that Professor Bezemer’s survey was not quite complete:
http://www.financialarmageddon.com/2009/02/a-breakingviews-the-doomsayer-who-got-it-right-byedward-chancellor—–the-least-useful-investment-books-are-those-which.html
July 16th, 2009 at 2:10 am
A question for the Georgists and land value tax people: am I right it stating that such a scheme only works if property is increasing in price year after year? Will it work in the midst of massive property price deflation?
July 16th, 2009 at 4:47 am
I thought you might know Doug Steve. I got a call from him once thanking me for plugging him on the Bear Chat board of Prudent Bear and he was going to buy me lunch. I never got around to it and he left Dallas with the Prudent Bear funds move to Pittsburg. With that move went his archives from several years back that were maintained on the site. I wonder if the purchasing company didn’t want it known that there were people out there writing accurate information about the train wreck as it was progressing. Doug and I have always parted company in that he expects inflation. Dougs current stance is we now have a government finance bubble and are prone to total collapse once it runs its course. Goldman Sachs and General Electric are now floating on government guaranteed debt. If you can find the top, Goldman will be one of the great all time shorts, as the political climate for bailing out companies that manipulate markets with government influence and allow management to loot capital won’t be the same. I believe the mathematical form of fractional reserve banking not only leads eventually to the messes we are in now, but actually necessitate the fictional economics that is taught and presented by the mainstream. Otherwise fractional reserve banking would be outlawed and the power, both economic and political derived from it would be gone.
July 16th, 2009 at 4:58 am
All property rights lie in the capacity to own land. As far as values go? What is the value of land in downtown Detroit? Much less than it was 30 years ago. I don’t know that parks always increase the value of land either. In my mind, it is quite difficult to distinguish the difference between the value of the improvements on a property over time and the value of the location. Thus, a million square foot office building in an area with full occupancy and stable demand might be worth $1 billion and might cost $600 million to build. Does that make the equal size lot across the street worth $400 million or even $200 million? In constructing another building across the street, we might find the value of both buildings to be $1 billion combined minus the financial cost of maintaining two buildings above and beyond having tenants. In free enterprise, they call this competition. With one building, they call it monopoly. What I would call such an act of a new building is a collapse in land prices.
July 16th, 2009 at 5:18 am
“A better analogy is therefore not a tsunami but a drug overdose—and our “neoclassical” economic doctors are attempting to bring the patient back to health by administering more of the same drug.”
This type of analogy always troubles me slightly. I agree that total debt (private plus public) must shrink significantly for the economy to be closer to health… but I can’t help but wonder whether the revised analogy should be the drug-addicted pilot of an airplane representing the economy. If you make him go cold turkey, there’s a risk he completely loses control and crashes the plane. Would it be possible to instead give him gradually smaller and smaller drug doses until he kicks the habit, thus reducing the risk of a complete crash? (I realize political feasibility of this may be questionable but does the idea seem sensible?)
The idea of letting “failed” companies die and new ones spring to life in their place is appealing, but one of the problems I expect is that a huge amount of organizational efficiency could be lost as even good companies are dragged under, reducing the aggregate productivity of the economy (which is one of the real drivers of society’s wealth). It’s one thing for new product companies to buy old patents and equipment and start at the same level of productivity as the old product company, but service companies can take years to evolve healthy and efficient practices. You can’t just hire a “guru” and force productivity into a company’s ecosystem all at once.
I don’t really want to engage in an ideological debate about the role of government… just wanted to raise this modified analogy as food for thought from a systems perspective. I’m not even certain it represents the ideal approach. Also, I realize that the “neoclassical economic doctors” we have probably ARE trying to keep debt growing, not trying to slow its contraction, so in that sense the original analogy is right on.
July 16th, 2009 at 7:09 am
Might be true of economists, but other people did predict it too.
David Harvey, the Marxist geographer, devotes several pages at the end of his book ‘A Brief History of Neoliberalism’ to “the coming financial crisis”. He doesn’t use any models (not being an economist) but he predicts a great deal of what happened.
July 16th, 2009 at 9:49 am
Mannfm,
The point you raise is certainly very valid – calculating land value in an area where no vacant land is sold can be hard. That’s why I believe it to be more reliable to focus on the rent and calculate the land tax relative only to rent without trying to calculate a capital value.
For your office block example, the important factor is the achievable market rent for the space. If the space could be rented out for $100mil/yr (10% gross yield) then you deduct the maintenance/depreciation costs (assume say 3% or $30mil/year) then the land rental value is about $70mil/year.
You can’t take all of it in tax or property ownership would not be viable andyou would get abandonment. On the other hand, you need to take a significant chunk of it if you wish to avoid too much overt speculation. I would suggest 50% as a reasonable starting point. In this case, it would be $35mil/year. This still leaves the owner $35mil/year as profit to compensate for the risks, sub-maximal tenancy and all the other negatives of owning commercial property.
A residential example may be a house that can be rented for $25k/yr (about $500/week). Assume a typical house ($160k to build) depreciated over 40 years ($4k/year) and costing about 3%/yr to maintain ($4.8k). This leaves about $17k/year as the effective land rent. 50% of this is $8500/yr. Sounds like a lot but remember that this would replace most (maybe all) other existing taxes (income tax, rates, GST, etc.) so your average household would actually be better off.
The biggest catch with this system is where land is being used other than the most profitable way. This could be land that is left empty or not developed as far as zoning rules permit. In this case, much of the calculation would be based on estimation of the “best” building type and the corresponding costs and market rents. This would be especially true where land has recently been rezoned (eg. from rural to residential so it can be carved up into a new estate). In these cases there is no real benchmark for market rents. Even so, there could be arbitrary rules applied and a sliding scale to the new tax rates would have to apply in order to allow reasonable time for the new development to be built and start actually earning rent.
It would not be a perfect system and there would certainly be some practical difficulties in applying it fairly. Even so, it would still be orders of magnitude simpler, fairer and easier to administer than the monstrosity we have now.
July 16th, 2009 at 10:06 am
We’ve now moved onto the point where public debt is doing what private debt did, and very few seem to realise that eventually this will end. Nobody stops to think what the US sharemarket would be like if the US government couldn’t borrow a trillion this year. Would anyone be making a profit ?
July 16th, 2009 at 10:50 am
just thinking.. so many economists with the wrong models and ideas…
…and so many climate scientists also using models and theories to explain their assumptions and believes…
July 16th, 2009 at 11:38 am
Nature, Wealth, and Money – J.M. Greer
..”It’s useful, in fact, to extend one of E.F. Schumacher’s insights further than he did, and speak of the economy of money as the tertiary economy of the modern world. If the primary economy consists of the natural processes that provide goods and services to human beings without human labor, and the secondary economy consists of the conjunction of human labor and natural goods that produces those goods and services nature itself doesn’t provide, the tertiary economy consists of the circulation of monetary goods and financial services that, at least in theory, fosters the distribution of the products of the secondary economy.”..
Read the full article at: http://thearchdruidreport.blogspot.com/2009/07/nature-wealth-and-money.html
July 16th, 2009 at 11:38 am
It is great that there is increasing ackowledgement of Steve’s and others’ theories. Steve certainly deserves credit for pushing his point of view despite the obvious resistance.
Following are some thoughts I had recently about how we get into these situations. I am happy for people to comment, contradict or disparage me. I apologise in advance for the length of this.
It seems to me that there is a certain arrogance about our policy makers. People put in positions of responsibility seem to adopt the attitude that they are there because they are an authority and have been judged as best able to make decisions in whatever area of responsibility they have. This need to be seen as authoritative and right, and this belief in one’s own authority, excludes an open and honest discussion and recognition of the complexity of most problems. It would probably be preferable for these people to see their role as *serving* their community rather than being the “best person to make a decision’.
The need to be seen as the best and most authoritative seems to lead to blind dogma and a clinging to certainty, even in the face of obvious contradictions (I will come to this in economics shortly). Whereas a *serving* the community attitude would allow one to acknowledge the complexities, uncertainties and unknowns. For example, with the North-South pipeline in Victoria, the government presented this decision with the justification of the minister being basically “I believe this the right decision, and I am in a position to know”. The justification being that he is, or has access to, the authority and as he is in the position he is in, he must be the most capable of making the decision. This position presents the choice he made as the ‘best’.
An alternative attitude may say: “I am aware that there are many possible solutions to the water problem. It is not clear which is best, they all have their benefits and drawbacks, however, I have selected choice A on the basis of my belief in B”. This type of justification recognises that the choice, may in fact turn out NOT to be the best. It acknowledges the concerns of those opposed to the decision, and more importantly allows a change of decision without losing face if B proves to have not been true.
This seems to be true in economics. While it might be expected that those representing industries may try to present dogmatic views that support their particular interests, public sector economists (in academia and gov depts) should be serving their communities. However, they seem to be pandering to the needs of others in providing definite authoritative statements that do not allow for any uncertainty associated with either their assumptions or predictions. In all other science authors are required to identify these things, and their work will be questioned if they are not presented. Perhaps in economics the uncertainties and questions are just presumed to be known by everyone, but this does not seem to filter through to those outside the profession.
Now it might be that my criticisms also apply to Steve’s work. However, Steve’s work seems more concerned with identifying and describing a problem. In this endeavour the uncertainties seem to be few. It would be more likely that my criticisms would apply to Steve in any attempt to diagnose the cause of the crisis (if he did/does so without recognising the possibility of multiple causes – such as Gail’s peak-oil hypothesis) or to prescribe a cure without recognising the assumptions behind his prescription and the uncertainties in its execution. It is these elements that seem to be missing in the solutions put up by our policy makers. This also seems to be linked to the philosophy that ‘we need to build confidence – so we must pretend we know exactly what we are doing’. I am proposing a need to change mind-sets from: ‘an authority with definite solutions’ to ‘appointed to serve the community interest and acknowledging imperfect knowledge, many alternatives, and the possibility of mistakes’
July 16th, 2009 at 12:53 pm
Hello Phillip,
Falling land values would be very rare indeed (unless a comment hit the earth), because if you abolish all taxes, and thus, relinquish idle land, employ labor and capital etc, there is an increase in the demand for land, having an upward trend on land values (not to mention the fact that most of the speculation in land will not be diverted into either the labour or capital markets). True, initially land prices and values might fall as idle land is relinquished (increasing supply of sites), but when we look at Hong Kong, Pittsburgh and Switzerland, we observe either rising land values (due to a booming economy), or moderately rising land values (Switzerland). If your fundamentals (population growth, investment trends etc) are strong, falling land values are very rare indeed. So, the empirical data suggests land values when other taxes are low, tend to rise as economic progress takes place.
Of course, the fact land values rise is not a bad thing per se, as long as the supply of land (high land values are emblematic of productivity, accessibility, resources, quality of life etc). In fact, people pay fewer taxes under LVT systems, than the status quo (Look up Steve Cord on this issue).
Mannfm11 and pragmatist, I actually do not think we can generalise on whether it is difficult to determine the value of a vacant piece of land never sold. Again, it depends on the circumstances (as some of you imply). That is the point I am trying to stress there are (inter)subjective factors (note the inter). Where is the area? What services does it have? What views does it have? Are there good roads in the area and so forth. So, again, depends on a raft of variables (does it block the view of another building, perhaps?). Hence, when Mannfm11 asks: “…a million square foot office building in an area with full occupancy and stable demand might be worth $1 billion and might cost $600 million to build. Does that make the equal size lot across the street worth $400 million or even $200 million?” this seems a tad misleading.
Nevertheless, in Hong Kong, where such scenarios which Mannfm11 discusses arise frequently, they have developed various approaches in dealing with the problem (they often look at comparative rents, views etc, and deal with such issues in the manner pragmatist describes . There are also public access / database of rents and land values ( planning to be put online) for each region, updated annually.
July 16th, 2009 at 1:09 pm
ps. Here is a paper that, partly, deals with the issue you have raised, Mannfm11:
http://www.newyorkfed.org/research/current_issues/ci14-3.html
(I find it interesting how the further away from the Empire State Building, the less value the land is worth…. gosh, that seems to be hinting at Ricardo’s Law of Rent)
July 16th, 2009 at 1:13 pm
Ken, This latest bit of irrational exuberance by the herd is building into one massive fall. Take a look at what’s happening at ‘CIT’
http://www.reuters.com/article/ousiv/idUSN1444850020090716
‘CIT Group Inc, a lender to hundreds of thousands of small and mid-sized U.S. businesses, said on Wednesday that bailout talks with the government had ended, a development that could ultimately drive the company into bankruptcy.
The announcement followed last-ditch talks in which Treasury officials had expressed concern about a worsening liquidity crunch at the 101-year old lender and indications that government aid would not put it on a path to recovery.’
and there’s lots more to come yet.
I know what you mean though you wonder what in the mind of these buffoons. Then they are a herd though aren’t they.
July 16th, 2009 at 2:12 pm
aussiebassguy, the ABS does not interpret data, their purpose is simply to collect. RBA, Treasury and evry other bit of government will then interpret it. ABS has some input into which statistics to collect but a lot will be based on what their users want.
So ABS would most likely see the problem as lack of information, that there were parts of the economy that should have been monitored that weren’t. Lack of regulation always appeals to public servants in general. Maybe you could suggest that business got it wrong on risk, just don’t tell them that what public servants have been doing is wrong.
July 16th, 2009 at 2:23 pm
I think William White, former chief economist for the BIS, deserves more than an honorable mention:
http://www.spiegel.de/international/business/0,1518,635051,00.html
July 16th, 2009 at 2:38 pm
Absolutely! I mention Bill’s work at every opportunity, and I’ll bring it to Bezemer’s attention.
July 16th, 2009 at 2:42 pm
Clive, yes I saw about CIT, they seem to be equivalent to our finance companies. These are generally the first to fall over in a recession as small business goes bust. This time losses will probably be higher as many small business loans will be relying on real estate as security.
Just thinking about this, we need to start early on educating people. So why not a series of childrens story books. “Once upon a time there was a strange land, where people thought it would be better if they could borrow money at low interest rates. As a result of the money multiplier effect they had lots of money, the government could keep taxes low, asset prices appreciated and business made big profits especially banks. Then one day a shadow came over the land, as people realised that there assets couldn’t keep appreciating forever. Banks became worried and stopped lending and people stopped borrowing. So a stranger appeared and said “you don’t need to borrow, we are the government and we will do it for you”. So for a while it was fine, and then the evil people from across the sea said “What is to stop you just printing money to repay what you’ve borrowed from us” and the stranger said “You can trust us” and it all went downhill from there.” Maybe we could reframe it in terms of pocket money.
July 16th, 2009 at 3:03 pm
spadijer89,
Would the LVT have worked in Japan from 1990 onwards when the property bubble burst? How about in the US from 2006 onwards? Property prices fell dramatically in Tokyo by up to 70% and up to 40% in some places in the US.
July 16th, 2009 at 3:04 pm
Bob Santamaria saw all this trouble coming in the late 1980’s. He was well before his time.
July 16th, 2009 at 3:31 pm
On the theme of not seeing this coming… What about China? Only a few seem to see the looming disaster. The People’s Bank of China reports that the total debt held my Chinese financial institutions as of May 2009 was RMB 38 trillion. That’s more than 140% of GDP! Furthermore, the debt has been growing fast – this year at a rate of about 0.9 trillion per MONTH, ie. at a rate of about 34% per annum.(http://www.pbc.gov.cn/english/diaochatongji/tongjishuju/gofile.asp?file=2009S01a.htm)
July 16th, 2009 at 3:57 pm
Hello Phillip,
I am glad you mentioned Japan and the US. The answer is yes.
Firstly, currently, all the councils or states in the US, which derive most of their revenue from LVT, have low levels of unemployment and did not suffer from the ravages of land speculation (huge levels of debt, overbuilding etc). This is no mere co-incidence. Pittsburgh (the “city of bridges”), which is rated as “America’s entrepreneurial capital [city]” , “America’s most liveable city”, “business friendly city” and the worlds 11st cleanest city did not suffer a building boom (in fact, it has had constant growth for the last 30 years):
“….While Pittsburgh faced economic troubles in the mid 1970s as the steel industry waned, modern Pittsburgh is economically strong. The housing market is relatively stable despite a national subprime crisis, and Pittsburgh added jobs in 2008 even as the national economy entered a significant jobs recession. This positive economic news is in contrast to the late 1970s, when Pittsburgh lost its manufacturing base as those jobs moved offshore (something which happened in Japan!)….”
According to its Mayor, the success of Pittsburgh can be attributed to LVT policy (the council adopted LVT several things happened):
1) Speculation was removed (hence spiraling rents were no longer endemic of the capitalist mode of production, and productive business investment rose;
2) Idle land (3600 out of 4000 vacant buildings) were put onto the market, abolishing homelessness (in Japan there are many vacant buildings)
3) I refer you to the work of Steve Cord (http://www.wealthandwant.com/docs/index.htm and http://www.economicboom.info/empirical_studies.htm ) as well, Nick Tideman, who in a paper entitled, “A Markov Chain Monte Carlo Analysis of the Effect of Two-Rate Property Taxes on Construction.” found that:
“The results say that for all four categories of construction, an increase in the effective tax differential is associated with an increase in the average value per permit. In the case of residential housing, a 1% increase in the effective tax differential is associated with a 12% increase in the average value per unit… From the perspective of economic theory, it is not at all surprising that when taxes are taken off of buildings, people build more valuable buildings. But it is nice to see the numbers.”
Thus, LVT, in addition to prevention being better than cure, LVT would certainly help ailing industries become more productive again (tax deductions, lower rents etc). And, of course, it will make sure the 18 year land cycle never happens again (every 18 years the US has a HUGE land boom, which actually causes the downturn, occurring in 2026).
Hong Kong shows similar results.
Secondly, for Japan (and the US), it would do several things: (1) obviously, capital business investment, due to the tax haven, would go into these countries (as land is an immobile base, while capital and labor are NOT), (2) with all taxes abolished, demand would rise and there would be more money in the economy (which may go to paying debt, or into investment and savings), (3) the rise in land values (due to all the public works they undertook) means they can recoup them through LVT, and hence (4) deadweight loss and paperwork for business would disappear. Finally, (5) the tax would forever expunge speculators in the market, who do not know whether to wait or sell now (speculators can exert some huge impacts on market prices, hence the dramatic falls you refer to. LVT gives certainty to the land market).
These are just some ways it would help these economies. Japan still has high taxes, not to mention debt overhang.
Indeed, Japan is a curious case study, because late in the 19th century, when Japan had a LVT, it prospered. The irony, of course, is that had they maintained the policy they had over 100 years ago, the asset bubble would never have happened (the asset bubble happened after in 1985 the Japanese government radically slashed land taxes and capital gain taxes). I refer you to Fred Harrison’s Power in the Land, where he predicted the 1990 recession, eight years earlier. As you will note, Harrison, a Georgist, all predicted this downturn (2009-2012), all the way back in 1997.
Personally I’d like to see a mixture of LVT and a return to the real bills doctrine.
I hope that answers your question, and has spurred you to look into greater research into the virtues of LVT.
In peace and liberty,
Steven
ps Good point Blavatsky – most of this debt is, however, in the land market –
http://www.bloomberg.com/apps/news?pid=20601080&sid=a4Ko6hXpm7dM
http://www.telegraph.co.uk/news/worldnews/asia/china/3202712/Beijings-property-boom-turns-to-dust-as-global-slowdown-hits-China.html
http://www.reuters.com/article/reutersEdge/idUSHKG4391320080120
http://www.economist.com/agenda/displaystory.cfm?story_id=11605123
http://www.propertywire.com/news/asia/chinese-real-estate-200907153324.html
July 16th, 2009 at 5:54 pm
Philip, we are talking about prevention, rather than cure.
July 16th, 2009 at 6:01 pm
Happy days are here again.China is growing at over 7%, the stock markets are rallying hard to the upside.
The recession is over and what depression Steve?
Can someone explain this to me.
July 16th, 2009 at 6:48 pm
“Thus, the theories which seem to have some predictive power are:
*The Georgists (been around since the 1870)
*Post-Keynesians (developed around the 1970s, a response to Keynes’ 1930s insights into assets) – but only at the 11th hour
* Austrians (late nineteeth century) – also at the 11th hour”
You have forgotten Marxists, which is strange as Marx was the first person to really study the business cycle and make it a centre of his economic analysis. And, it should be noted, Post-Keynesians like Joan Robinson had been integrating Marx into their economics since the 1940s. I should also note that Proudhon had been discussing crisis as well since the 1840s.
Lastly, the “Austrian” theory that crisis was the product of too much credit expansion (artificially lowering the rate of interest from its equilibrium value) is deeply flawed on numerous levels. And, of course, the effects of credit expansion were discussed by Marx — and without the equilibrium and other baggage of the “Austrian” analysis.
July 16th, 2009 at 7:36 pm
Anarcho said “Lastly, the “Austrian” theory that crisis was the product of too much credit expansion (artificially lowering the rate of interest from its equilibrium value) is deeply flawed on numerous levels.” Maybe the Austrian theory is deeply flawed, but not the idea of wrongness of excess credit expansion. Why these runs always end is because either people stop borrowing or the banks stop lending, and the whole system collapses. Once credit is large enough, all it takes is one hiccup, although this time it was a large hiccup, and the lending is reduced.
July 16th, 2009 at 8:43 pm
marvenger,
regarding your question from last thread, no I’n not in equities -far too early – however I will be if I get so much as a sniff that bernanke will follow svenssons lead.
regarding PEs, assuming we saw a successful re-inflation (big if I know) then I do think PEs would have to be up near 40x. Why, simply because the world savings that have previously been soaked up by US consumer and biz debt will have to go somewhere. Some may still go into treasuries etc, but I suspect most will be lokking for a more diversified option.
It certainly equates to a very very low return on capital or even a negative return, but I think that’s tha name of the game now – capitlaims in reverse where people compete to lose the least money.
July 16th, 2009 at 9:36 pm
Ken: “Small business loans will be relying on Real Estate as security”. How right you are and when small business is pushed (very soon I would think)the closures and the housing defualts will be many. I believe it will be the real start of the “wake up call” to the acknowledgement that deflation is a reality.
Small business is really doing it tough and when the end of financial year result come to light and balance sheet asset-liabilites are realised we will certainly know about it. My exposure to over 1,000 small businesses indicates that the majority have real problems.
On another note not too long ago a small business was purchased for $1m. The landlord is a very very large shopping conglomorate (World wide)knocked back the applicant becasuse of the lack of financial security, for the applicant was not disclosing his bricks and mortar assets . He instead insisted on paying Cash!
When explained to the landlord that cash unencumbered in total purchase, is the best security that can be the reply was “you, need to understand commercial reality, if you don’t have a house how can you borrow the money therefore you are a risk.” This university post graduate had never had the experience of seeing anybody pay for something so large in cash that she immediately dismnissed it as inferior collatoral.
It took a number of ‘phone calls to reverse the decision. Wonder what she thinks about today’s economic climate and the role of cash?
And we wonder why we are in such a mess.
July 16th, 2009 at 10:55 pm
Anarcho, you are right. I forgot to mention the Marxists (only because none of the economists listed in the Bezemer’s study were Marxists per se and as you point out, several post-Keynesians have taken his ideas into account).
I also agree that Austrian Business Cycle in flawed, partly because their understanding of property rights simply converts oppression from overt to covert (so I am rather happy you mentioned Proudhon), partly because their arguments ignore or fail to tackle incidents like the 1890 Melbourne Land Boom, where a free banking system back by a gold standard, absent of any central bank, gave Australia its worse depression ever, partly because their analysis of the money supply as exogenous is easily refuted by the facts. Having said that, I think the Austrians have alot of contribute to capital theory.
Gaday: “you, need to understand commercial reality, if you do not have a house how can you borrow the money therefore you are a risk…and we won der why we are in sucha mess”.
I think this is indeed a sad state of affairs; another reason we should tax land, not labour or capital. Apparently, being a slave to a bank is a prerequite for not being a “risk”.
July 16th, 2009 at 11:39 pm
Josie Said:
Might be true of economists, but other people did predict it too.
Dead right Josie
Another Marxist John Bellamy Foster described the worsening house hold debt problem in May 2000 and then followed up with a brilliant piece in May 2006
http://monthlyreview.org/0506jbf.htm
I think John gives a much more thorough explanation of the problem than any thing I have seen from any economists. The economists including Steve reduce economics to mathematics and modelling and ignore history, class interest, class power etc.
July 17th, 2009 at 1:53 am
hi mannfm,
on whether fractional reserve banking should be outlawed,
a similar question was posed in 1848 in the house of lords.
is our hard earned money we provide to the bank for safe keeping, considered a bailment or a debt.
unfortunately the law lords in their wisdom decided that it was a debt and the bank could do with the money as it so wished as long as it fullfilled its contractual obligations.
they decided that bankers were merely insolvent if they were unable to meet their obligations as oppossed to being embezzlers, which would be a less charitable description of what they are upto.
in fact the decision i feel is symbolic of the philosophical underpinnings of modern capitalism.
all capitalists and bankers require of us poor souls is to hand over our money to them in return for some future obligation that may or may not be met, and they reserve the right to do with the money as they please.
July 17th, 2009 at 2:18 am
scepticus
so you’re expecting deflation, unless i’ve had too many wines which i think i have. Same, I’m sticking with my boring old term deposits until I get the balls to short something.