This Time Had Bet­ter Be Dif­fer­ent: House Prices and the Banks Part 2

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Fig­ure 1


In last week’s post I showed that there is a debt-financed, gov­ern­ment-spon­sored bub­ble in Aus­tralian house prices (click here and here for ear­lier install­ments on the same topic). This week I’ll con­sider what the burst­ing of this bub­ble could mean for the banks that have financed it.

Betting the House

For two decades after the 1987 Stock Mar­ket Crash, banks have lived by the adage “as safe as houses”. Mort­gage lend­ing sur­passed busi­ness blend­ing in 1993, and ever since then it’s been on the up and up. Busi­ness lend­ing actu­ally fell dur­ing the 1990s reces­sion, and took off again only in 2006, when the China boom and the lever­aged-buy­out frenzy began.

Fig­ure 2

Reg­u­lar read­ers will know that I place the respon­si­bil­ity for this increase in debt on the finan­cial sec­tor itself, not the bor­row­ers. The bank­ing sec­tor makes money by cre­at­ing debt and thus has an inher­ent desire to pump out as much as pos­si­ble. The eas­i­est way to do this is to entice the pub­lic into Ponzi Schemes, because then bor­row­ing can be de-cou­pled from income.

There’s a minor ver­i­fi­ca­tion of my per­spec­tive in this data, since the one seg­ment of debt that hasn’t risen com­pared to GDP is per­sonal debt—where the income of the bor­rower is a seri­ous con­straint on how much debt the bor­rower will take on. As much as banks have flogged credit cards, per­sonal debt hasn’t increased as a per­cent­age of GDP.

On the other hand, mort­gage debt has risen sev­en­fold (com­pared to GDP) in the last two decades.

Fig­ure 3

The post-GFC period in Aus­tralia has seen a fur­ther increase in the bank­ing sector’s reliance on home loans—due to both the busi­ness sector’s heavy delever­ag­ing in the wake of the cri­sis, and the government’s re-ignit­ing of the house price bub­ble via the First Home Ven­dors Boost in late 2008. Mort­gages now account for over 57 per­cent of the banks’ loan books, an all-time high.

Fig­ure 4

They also account for over 37% of total bank assets—again an all-time high, and up sub­stan­tially from the GFC-induced low of 28.5% before the First Home Ven­dors Boost reversed the fall in mort­gage debt.

Fig­ure 5

So how exposed are the banks to a fall in house prices, and the increase in non-per­form­ing loans that could arise from this? There is no way of know­ing for sure before­hand, but cross-coun­try com­par­isons and his­tory can give a guide.

Bigger than Texas

A per­sis­tent refrain from the “no bub­ble” camp has been that Aus­tralia won’t suf­fer any­thing like a US down­turn from a house price crash, because Aus­tralian lend­ing has been much more respon­si­ble than Amer­i­can lend­ing was. I took a swipe at that in last week’s post, with a chart show­ing that Australia’s mort­gage debt to GDP ratio exceeds the USA’s, and grew three times more rapidly than did Amer­i­can mort­gage debt since 1990 (see Fig­ure 13 of that post).

Sim­i­lar data, this time seen from the point of view of bank assets, is shown in the next two charts. Real estate loans are a higher pro­por­tion of Aus­tralian bank loans than for US banks, and their rise in sig­nif­i­cance in Aus­tralia was far faster and sharper than for the USA.

Fig­ure 6

More sig­nif­i­cantly, real estate loans are a higher pro­por­tion of bank assets in Aus­tralia than in the USA, and this applied through­out the Sub­prime Era in the USA. The cru­cial role of the First Home Ven­dors Boost in revers­ing the fall in the banks’ depen­dence on real estate loans is also strik­ingly appar­ent.

Fig­ure 7

Never mind the weight, feel the distribution

The “no bub­ble” case dis­misses this Aus­tralia-US com­par­i­son on two grounds:

  • most of Australia’s hous­ing loans are to wealth­ier house­holds, who are there­fore more likely to be able to ser­vice the debts so long as they remain employed; and
  • hous­ing loans here are full-recourse, so that home own­ers put pay­ing the mort­gage ahead of all other con­sid­er­a­tions..

Blox­ham made the for­mer claim in his recent piece:

How­ever, there are other rea­sons why lev­els of house­hold debt should not be a large con­cern. The key one is that 75 per cent of all house­hold debt in Aus­tralia is held by the top two-fifths of income earn­ers. (Paul Blox­ham , The Aus­tralian hous­ing bub­ble fur­phy, Busi­ness Spec­ta­tor March 18 2011)

Alan Kohler recounted an inter­est­ing con­ver­sa­tion with “one of Australia’s top retail bankers” a cou­ple of years ago on the lat­ter point:

There is some ‘mort­gage stress’ in the north­ern sub­urbs of Mel­bourne, the west­ern sub­urbs of Syd­ney and some parts of Bris­bane, but while all the banks are brac­ing them­selves for it and increas­ing gen­eral pro­vi­sions, there is no sign yet of the defaults that are bring­ing the US bank­ing sys­tem to its knees.

We often see graphs show­ing that Australia’s ratios of house­hold debt to GDP and debt to house­hold income had gone up more than in the United States. So, while the US is deep into a mort­gage-based finan­cial cri­sis, it is surely a cause for cel­e­bra­tion that Aus­tralia has not seen even the slight­est uptick in arrears.

Please explain,” I said to my din­ner com­pan­ion. Obvi­ously, low unem­ploy­ment and robust national income, includ­ing strong retail sales until recently, have been the most impor­tant part of it. But on the other hand, the US econ­omy was doing okay until the mort­gage bust hap­pened; it was the sub-prime cri­sis that busted the US econ­omy, not the other way around.

Apart from that it is down to two things, he says: within the banks, “sales” did not gain ascen­dancy over “credit” in Aus­tralia to the extent that it did in the US; and US mort­gages are non-recourse whereas banks in Aus­tralia can have full recourse to the bor­row­ers’ other assets, which means bor­row­ers are less inclined to just walk away. (Alan Kohler, “Healthy by default”, Busi­ness Spec­ta­tor August 21, 2008; emphases added)

Kris Sayce gave a good come­back to Bloxham’s “most of the debt is held by those who can afford it” line when he noted that “two-fifths of income earn­ers is quite a large pool of peo­ple”:

In fact, it’s nearly half the income earn­ers. Is that num­ber any dif­fer­ent to any other econ­omy? You’d nat­u­rally think the higher income earn­ers would have most of the debt because they’re the ones more likely to want it, need it or be offered it.

So with about 11.4 mil­lion Aus­tralians employed, that makes for about 4.6 mil­lion Aus­tralians hold­ing over $1.125 tril­lion of house­hold debt – remem­ber total house­hold debt is about $1.5 tril­lion. That comes to about $244,565 per per­son.

Per­haps we’re not very bright. But we’re strug­gling to see how that makes the pop­ping of the hous­ing bub­ble a “vir­tual impos­si­bil­ity.” (Kris Sayce, “Are Falling House Prices “Vir­tu­ally Impos­si­ble”?”, Money Morn­ing 18 March 2011)

The best come­backs to Alan Kohler’s din­ner com­pan­ion may well be time itself. Impaired assets (See Note [1]) did hit an all-time low of 4.1% of Bank Tier 1 Assets and 0.2% of total assets in Jan­u­ary 2008, but by the time Kohler and his banker sat down to din­ner, impair­ment was on the rise again. Impaired assets have since reached a plateau of 25% of Tier 1 cap­i­tal and 1.25% of total assets—and this has occurred while house prices were still ris­ing. Despite the pres­sure that full-recourse lend­ing puts on bor­row­ers, this is com­pa­ra­ble to the level of impaired assets in US banks before house prices col­lapsed when the Sub­Prime Boom turned into the Sub­Prime Cri­sis (see Table 2 on page 10 of this paper).

Fig­ure 8

Since real estate loans are worth roughly 7 times bank Tier 1 capital—up from only 2 times in 1990—it wouldn’t take much of an increase in non-per­form­ing hous­ing loans to push Aus­tralian banks to the level of impair­ment expe­ri­enced by Amer­i­can banks in 2007 and 2008.

 

Fig­ure 9

The level and impor­tance of non-recourse lend­ing in the US is also exag­ger­ated. While some major States have it, many do not—and one of the worst per­form­ing states in and since the Sub­prime Cri­sis was Florida, which has full recourse lend­ing.

Finally, the “never mind the weight, feel the dis­tri­b­u­tion” defence of the absolute mort­gage debt level has a neg­a­tive impli­ca­tion for the Aus­tralian econ­omy: if debt is more broadly dis­trib­uted in Aus­tralia than in the USA, then the neg­a­tive effects of debt ser­vice on con­sump­tion lev­els are likely to be greater here than in Amer­ica. This is espe­cially so since mort­gage rates today are 50% higher here than in the USA. Inter­est pay­ments on mort­gage debt in Aus­tralia now rep­re­sent 6.7% of GDP, twice as much as in the USA. It’s lit­tle won­der that Australia’s retail­ers are cry­ing poor.

Of course, the RBA could always reduce the debt repay­ment pres­sure by reduc­ing the cash rate. But with the mar­gin between the cash rate and mort­gages now being about 3%, it would need to reduce the cash rate to 1.5% to reduce the debt repay­ment bur­den in Aus­tralia to the same level as America’s.

 

 

Fig­ure 10

So if America’s con­sumers are debt-con­strained in their spend­ing, Aus­tralian con­sumers are even more so—with neg­a­tive impli­ca­tions for employ­ment in the retail sec­tor.

Com­pared to the USA there­fore, there is no rea­son to expect that Aus­tralian banks will fare bet­ter from a sus­tained fall in house prices. What about the com­par­i­son with past finan­cial crises in Aus­tralia?

This time really is different

There are at least three ways in which what­ever might hap­pen in the near future will dif­fer from the past:

  • On the atten­u­at­ing side, deposit insur­ance, which was only implicit or lim­ited in the past, is much more estab­lished now; and
  • If the banks face insol­vency, the Gov­ern­ment and Reserve Bank will bail them out as the US Gov­ern­ment and Fed­eral Reserve did—though let’s hope with­out also bail­ing out the man­age­ment, share­hold­ers and bond­hold­ers, as in the USA (OK, so call me an opti­mist! And if you haven’t seen Inside Job yet, see it);

On the neg­a­tive side, how­ever, we have the Big Tri­fecta:

  • The bub­bles in debt, hous­ing and bank stocks are far big­ger this time than any pre­vi­ous event—including the Mel­bourne Land Boom and Bust that trig­gered the 1890s Depres­sion.

I’ll make some sta­tis­ti­cal com­par­isons over the very long term, but the main focus here is on sev­eral peri­ods when house prices fell sub­stan­tially in real terms after a pre­ced­ing boom, and what hap­pened to bank shares when house prices fell:

  • The 1880s-1890s, when the Mel­bourne Land Boom busted and caused the 1890s Depres­sion;
  • The 1920s till early 1930s, when the Roar­ing Twen­ties gave way to the Great Depres­sion;
  • The early to mid-1970s, when a spec­u­la­tive bub­ble in Syd­ney real estate caused a rapid accel­er­a­tion in pri­vate debt, and a tem­po­rary fall in pri­vate debt com­pared to GDP due to ram­pant infla­tion;
  • The late 1980s to early 1990s, when the Stock Mar­ket Crash was fol­lowed by a spec­u­la­tive bub­ble in real estate—stoked by the sec­ond incar­na­tion of the First Home Ven­dors Boost; and
  • From 1997 till now.

I chose the first four peri­ods for two rea­sons: they were times when house prices fell in real (and on the first two occa­sions, also nom­i­nal) terms, and bank share prices suf­fered a sub­stan­tial fall; and they also stand out as peri­ods when an accel­er­a­tion in debt caused a boom that gave way to a delever­age-dri­ven slump, when pri­vate debt reached either a long term or short term peak (com­pared to GDP) and fell after­wards. They are obvi­ous in the graph of Australia’s long term pri­vate debt to GDP ratio.

Fig­ure 11

They also turn up as sig­nif­i­cant spikes in the Credit Impulse (Biggs, Mayer et al. 2010)—the accel­er­a­tion of debt (divided by GDP) which deter­mines the con­tri­bu­tion that debt makes to changes in aggre­gate demand (See Note [2]).

The Credit Impulse data also lets us dis­tin­guish the pre-WWII more lais­sez-faire period from the “reg­u­lated” one that fol­lowed it: credit was much more volatile in the pre-WWII period, but the trend value of the Credit Impulse was only slightly above zero at 0.1%.

Fig­ure 12

The Post-WWII period had much less volatil­ity in the debt-financed com­po­nent of changes in aggre­gate demand, but the over­all trend was far higher at 0.6%. This could be part of the expla­na­tion as to why Post-WWII eco­nomic per­for­mance has been less volatile than pre-WWII, but it also indi­cates that ris­ing debt has played more of a role in dri­ving demand in the post-War period than before.

Omi­nously too, even though the post-WWII period in gen­eral has been less volatile, the neg­a­tive impact of the Credit Impulse in this down­turn was far greater than in either the 1890s or the 1930s.

Fig­ure 13

One final fac­tor that also sep­a­rates the pre-WWII data from post-WWII is the rate of infla­tion. The 1890s and 1930s debt bub­bles burst at a time of low infla­tion, and rapidly gave way to defla­tion. This actu­ally drove the debt ratio higher in the first instance, as the fall in prices exceeded the fall in debt. But ulti­mately those debts were reduced in a time of low infla­tion.

The 1970s episode, on the other hand, was char­ac­ter­ized by ram­pant inflation—and the debt ratio fell because ris­ing prices reduced the effec­tive debt bur­den. Whereas the falls in real house prices in the 1890s and the 1930s there­fore meant that nom­i­nal prices were falling even faster, the 1970s fall in real house prices mainly reflected con­sumer price infla­tion out­strip­ping house price growth. The 1990 bub­ble also burst when infla­tion was still sub­stan­tial, though far lower than it was in the mid-1970s.

Today’s infla­tion story has more in com­mon with the pre-WWII world than the 1970s. Our cur­rent bub­ble is burst­ing in a low-infla­tion envi­ron­ment.

 

Fig­ure 14

Now let’s see what his­tory tells us about the impact of falling house prices on bank shares.

The 1880s-1890s

This was the bank bust to end all bank busts—just like WWI was the War to end all wars. Bank shares increased by over 75% in real terms as spec­u­la­tive lend­ing financed a land bub­ble in Mel­bourne that increased real house prices by 33% (Stapledon’s index com­bines Syd­ney and Mel­bourne, so this fig­ure under­states the degree of rise and fall in Mel­bourne prices). The role of debt in dri­ving this bub­ble and the sub­se­quent Depres­sion is unmis­tak­able: pri­vate debt rose from under 30% of GDP in 1872 to over 100% in 1892, and then unwound over the next 3 decades to a low of 40% in 1925.

The turn­around in debt and the col­lapse in house prices pre­cip­i­tated a 50% fall in bank shares in less than six months as house prices started to fall back to below the pre-boom level.

Fig­ure 15

The excel­lent RBA Research paper “Two Depres­sions, One Bank­ing Col­lapse” by Chay Fisher & Christo­pher Kent (RDP1999-06) argues fairly con­vinc­ingly that the 1890s Depres­sion was a more severe Depres­sion for Aus­tralia than the Great one—mainly because there were more bank fail­ures in the 1890s than in the 1930s. The sever­ity of the 1890s fall in bank shares may relate to the higher level of debt in 1890 than in the 1930s—a peak of 104 per­cent of GDP in 1892 ver­sus only 76 per­cent in 1932 (the peak this time round was 157 per­cent in March 2008).

The cor­re­la­tion of the two series in absolute terms is obvi­ous (the cor­re­la­tion coef­fi­cient is 0.8), and the changes in the two series are also strongly cor­re­lated (0.42).

 

Fig­ure 16

The 1920s-1940s

The 1920s began with the end of the great delever­ag­ing that had com­menced in 1892. Real house prices rose by about 25 per­cent in the first two years—though mainly because of defla­tion in con­sumer prices—and then fluc­tu­ated down for the next four years before a minor boom. But the main debt-financed bub­ble in the 1920s was in the Stock Mar­ket.

Fig­ure 17

There was how­ever still a crash in bank shares after house prices turned south in early 1929. It was not as severe as in 1893, and of course coin­cided with a col­lapse in the gen­eral stock mar­ket (I can’t give com­pa­ra­ble fig­ures because of the dif­fer­ent meth­ods used to com­pile the two indices—see the Appen­dix). But still there was a fall of 24% in bank shares over 7 months at its steep­est, and a 39% fall from peak to trough—preceded by a 25% fall in house prices.

Fig­ure 18

Bank shares also tracked house prices over the 20 years from the Roar­ing Twen­ties boom to the begin­ning of WWII: the cor­re­la­tion was 0.44 for the indices, and 0.47 for the change in the indices.

Fig­ure 19

The 1970s

The 1970s bub­ble was the last gasp of the long period of robust yet tran­quil growth that had char­ac­ter­ized the early post-WWII period. The pecu­liar macro­eco­nom­ics of the time—the start of “Stagflation”—clouds the house price bub­ble pic­ture some­what (I dis­cuss this in the Appen­dix), but there still was a big house price bub­ble then, and a big hit to bank shares when it ended.

This was Australia’s first really big debt-financed spec­u­la­tive bub­ble, which most com­men­ta­tors and econ­o­mists seem to have for­got­ten entirely. Its fla­vor is well cap­tured in the intro­duc­tion to Syd­ney Boom, Syd­ney Bust:

Syd­ney had never expe­ri­enced a prop­erty boom on the scale of that between 1968 and 1974. It involved a frenzy of buy­ing, sell­ing and build­ing which reshaped the cen­tral busi­ness dis­trict, greatly increased the sup­ply of indus­trial and retail­ing space, and accel­er­ated the expan­sion of the city’s fringe. Its vis­i­ble legacy of empty offices and stunted sub­di­vi­sions was matched by a host of finan­cial casu­al­ties which incor­po­rated an unknown, but very large, con­tin­gent of small investors, together with the spec­tac­u­lar demise of a num­ber of devel­op­ment and con­struc­tion com­pa­nies and finan­cial insti­tu­tions. The boom was the most sig­nif­i­cant finan­cial hap­pen­ing of the 1970s and the shock waves from the inevitable crash were felt right up to 1980. It was an extra­or­di­nary event for Syd­ney, and for Australia.(Daly 1982, p. 1)

House prices rose 40 per­cent in real terms from 1967 till 1974, and then fell 16 per­cent from 1974 till 1980. Bank shares went through a roller-coaster ride, fol­low­ing Posei­don up and down from 1967 till 1970, and then ris­ing sharply as the debt-bub­ble took off in 1972, with a 31 per­cent rise between late 1972 and early 1973. But from there it was all down­hill, with bank shares falling 35 per­cent across 1973 while house prices were still ris­ing.

But when house prices started to fall, bank shares really tanked, falling 54 per­cent in just seven month dur­ing 1974.

Fig­ure 20

How­ever, the extreme volatil­ity of both asset and com­mod­ity prices, and the impact of two share bub­bles and busts—the Posei­don Bub­ble of the late 1960s and the early 1970s boom and bust—eliminated the cor­re­la­tion of bank share prices to house prices that applied in the 1890s and 1930s: the cor­re­la­tion of the indices was –0.46 and of changes in the indices was –0.01.

Fig­ure 21

The 1980s

The reces­sion we had to have” remains unfor­get­table. That plunge began with Australia’s sec­ond big post-WWII spec­u­la­tive bub­ble, as Bond, Skase, Con­nell and a seem­ingly lim­it­less cast of white-shoe brigaders estab­lished the local Ivan Boesky “Greed is Good” church—with banks eagerly throw­ing money and debt into its tithing box.

It would have all ended with the Stock Mar­ket Crash of 1987, were it not for the gov­ern­ment res­cues (both here and in the USA) that enabled the spec­u­la­tors and the banks to regroup and throw their paper weight into real estate.

Fig­ure 22

Hav­ing plunged 30 per­cent in one month (Octo­ber, of course), bank shares rock­eted up again, climb­ing a stag­ger­ing 54 per­cent in 11 months to reach a new peak in Octo­ber 1988, as spec­u­la­tors and the sec­ond incar­na­tion of the First Home Ven­dors Grant drove house prices up 37 per­cent over just one and a half years. Bank shares bounced around for a while, but once the decline in house prices set in, bank shares again tanked—falling 40 per­cent over 11 months in 1990.

Fig­ure 23

The pos­i­tive cor­re­la­tions between the indices and their rates of change which had been swamped by the high infla­tion of the early 1970s returned: the cor­re­la­tion of the indices was 0.45 and the cor­re­la­tion of their rates of change was 0.42.

Fig­ure 24

Which brings us to today.

From 1997 till today

I have argued else­where that the cur­rent bub­ble began in 1997, but the debt-finance that finally set it off began far earlier—in 1990. The fact that unem­ploy­ment was explod­ing from under 6 per­cent in early 1990 to almost 11 per­cent in early 1994 was not, it seems, a rea­son to be restrained in lend­ing to the house­hold sec­tor. It was far more impor­tant to expand the mar­ket­ing of debt, and since the busi­ness sec­tor could no longer be per­suaded to take more on, the vir­gin field of the house­hold sec­tor had to be explored. Mort­gage debt, which had flat­lined at about 16 per­cent of GDP since records were first kept, took off, increas­ing by 50 per­cent dur­ing the 1990s reces­sion (from 1990 till the start of 1994), and ulti­mately ris­ing by 360 per­cent over the two decades—from 19 per­cent of GDP to 88 percent—with the final fling of the First Home Ven­dors Boost giv­ing it that final push into the stratos­phere.

Fig­ure 25

By 1997 the sheer pres­sure of ris­ing mort­gage finance brought to an end a period of flatlin­ing house prices, and the bub­bles in both house prices and bank shares took off in earnest.

The rise in bank shares far out­weighed the increase in the over­all share index (the two indices are now com­pa­ra­ble, whereas for the longer series they were com­piled in dif­fer­ent ways). Bank shares rose 230 per­cent from 1997 till their peak in 2007, ver­sus a rise of only 110 per­cent in the over­all mar­ket index.

The increase in house prices also dwarfed any pre­vi­ous bub­ble: an increase of over 120 per­cent over fif­teen years.

Bank shares and house prices both tanked when the GFC hit: house prices fell 9 per­cent and bank shares fell 61 per­cent. But thank­fully the cav­alry rode to the rescue—in the shape of the First Home Ven­dors Boost—and both house prices and bank shares took off again. House prices rose 17 per­cent while bank shares rose 60 per­cent (ver­sus a 45 per­cent rise in the mar­ket) before falling 12 per­cent after the expiry of the FHVB.

Fig­ure 26

The cor­re­la­tion between bank shares and house prices is again pos­i­tive: 0.51 for the indices and a low 0.1 for the change in indices over the whole period, but 0.46 since 2005.

Fig­ure 27

So now we are on the edge of the burst­ing another house price bub­ble. What could the future bring?

When the bubble pops…

There are sev­eral con­sis­tent pat­terns that can be seen in the past data.

Firstly, house prices and bank shares are cor­re­lated. There was one aberration—the 1970s—but that was marked by pecu­liar dynam­ics aris­ing from the his­tor­i­cally high infla­tion at the time. Gen­er­ally, bank shares go up when house prices rise, and fall when the fall. Partly, this is the gen­eral cor­re­la­tion of asset prices with each other, but partly also it’s the causal rela­tion­ship between bank lend­ing, house prices, and bank prof­its: banks make money by cre­at­ing debt, ris­ing mort­gage debt causes house prices to rise, and ris­ing house prices set off the Ponzi Scheme that encour­ages more mort­gage bor­row­ing. The bub­ble bursts when the entry price to the Ponzi Scheme becomes pro­hib­i­tive, or when early entrants try to take their prof­its and run.

Sec­ondly, the fall in the bank share price is nor­mally very steep, and it occurs shortly after house prices have passed their peaks. Hold­ing bank shares when house prices are falling is a good way to lose money—and con­versely, if you get the tim­ing right, bet­ting against them can be prof­itable. That’s why Jeremy Grantham—and many other hedge fund man­agers from around the world—are pay­ing close atten­tion to Aus­tralian house prices.

Thirdly, house prices and bank shares are dri­ven by ris­ing debt, and when debt starts to fall, not only do house prices and bank shares fall, the econ­omy also nor­mally falls into a very deep reces­sion or Depres­sion. This is the cru­cial role of delever­ag­ing in caus­ing eco­nomic down­turns, includ­ing the seri­ous ones where debt falls not just dur­ing a short cycle prior to another upward trend, but in an extended sec­u­lar decline.

There is also one cau­tion­ary note about the cur­rent bub­ble: though his­tory would imply that there is a very large down­side to bank shares now, it’s also obvi­ous that bank shares fell a great deal in 2007-09, so that much of the down­side may already have been fac­tored in.

How­ever, on every met­ric: on the ratio of debt to GDP, on how much that ratio rose from the start of the bub­ble to its end, on how big the house price bub­ble was, and on how much bank shares rose, this bub­ble dwarfs them all.

Debt to GDP

The 1997 debt to GDP ratio started higher than all but the 1890s bub­ble ended, and the bub­ble went on long after all the oth­ers had popped.

Fig­ure 28

Though the actual debt to GDP ratio today dwarfs all its pre­de­ces­sors, in terms of the growth of debt from the begin­ning of the bub­ble, it has one rival: the 1920s.

Fig­ure 29

How­ever this is partly because of defla­tion dur­ing the early Great Depres­sion: defla­tion ruled from 1930 till 1934, and the debt to GDP ratio rose not because of ris­ing debt, but falling prices. Though the increase in debt in the final throes of the Roar­ing Twen­ties was faster than we expe­ri­enced, over the whole boom debt grew as quickly now as then, and it has kept grow­ing for four years longer than in the 1920s. Even though the ratio is falling now, it’s because debt is now ris­ing more slowly than nom­i­nal GDP: we still haven’t expe­ri­enced delever­ag­ing yet (unlike the USA).

House Prices

The rise in prices dur­ing this bub­ble again has no equal in the his­tor­i­cal record.

Fig­ure 30

Bank Shares

Bank shares are also in a class of their own in this bub­ble, even after the sharp fall from 2007 till 2009. In terms of how high bank share prices climbed, this bub­ble tow­ers over all that have gone before, and even what is left of this bub­ble is still only matched by the biggest of the pre­ced­ing bub­bles, the 1890s and the 1970s.

Fig­ure 31

It’s a long way from the top if you’ve sold your soul

Bank lend­ing drove house prices sky high, and the prof­its banks made from this Ponzi Scheme dragged their share prices up with the bub­ble (and hand­somely lined the pock­ets of their man­agers).

It’s great fun while it lasts, but all Ponzi Schemes end for the sim­ple rea­son that they must: they aren’t “mak­ing money”, but sim­ply shuf­fling it—and grow­ing debt. When new entrants can’t be enticed to join the game, the shuf­fling stops and the Scheme col­lapses under the weight of accu­mu­lated debt. There are very good odds that, when this Ponzi Scheme col­lapses and house prices fall, bank shares will go down with them.

Appendices

Stagflation

Between 1954 and 1974, unem­ploy­ment aver­aged 1.9 per­cent, and it only once exceeded 3 per­cent (in 1961, when a gov­ern­ment-ini­ti­ated credit squeeze caused a reces­sion that almost resulted in the defeat of Australia’s then Lib­eral gov­ern­ment, which ruled from 1949 till 1972). Infla­tion from 1954 till 1973 aver­aged 3 per­cent, and then rose dra­mat­i­cally between 1973 and 1974 as unem­ploy­ment fell.

This fit­ted the belief of con­ven­tional “Key­ne­sian” econ­o­mists of the time that there was a trade-off between infla­tion and unem­ploy­ment: one cost of a lower unem­ploy­ment rate, they argued, was a higher rate of infla­tion.

But then the so-called “stagfla­tion­ary” break­down occurred: unem­ploy­ment and infla­tion both rose in 1974. Neo­clas­si­cal econ­o­mists blamed this on “Key­ne­sian” eco­nomic pol­icy, which they argued caused people’s expec­ta­tions of infla­tion to rise—thus result­ing in demands for higher wages—and OPEC’s oil price hike.

Fig­ure 32

The lat­ter argu­ment is eas­ily refuted by check­ing the data: infla­tion took off well before OPEC’s price hike.

Fig­ure 33

The for­mer has some cre­dence as an expla­na­tion for the take-off in the infla­tion rate—workers were fac­tor­ing in both the bar­gain­ing power of low unem­ploy­ment and a lagged response to ris­ing infla­tion into their wage demands.

Fig­ure 34

The Neo­clas­si­cal expla­na­tion for why this rise in infla­tion also coin­cided with ris­ing unem­ploy­ment was “Key­ne­sian” pol­icy had kept unem­ploy­ment below its “Nat­ural” rate, and it was merely return­ing to this level. This was plau­si­ble enough to swing the pol­icy pen­du­lum towards Neo­clas­si­cal think­ing back then, but it looks a lot less plau­si­ble with the ben­e­fit of hind­sight.

Fig­ure 35

Though infla­tion fell fairly rapidly, and unem­ploy­ment ulti­mately fell after sev­eral cycles of ris­ing unem­ploy­ment, over the entire “Neo­clas­si­cal” period both infla­tion and unem­ploy­ment were higher than they were under the “Key­ne­sian” period. So rather than infla­tion going down and unem­ploy­ment going up, as neo­clas­si­cal econ­o­mists expected, both rose—with unem­ploy­ment ris­ing sub­stan­tially. On empir­i­cal grounds alone, the neo­clas­si­cal period was a fail­ure, even before the GFC hit.

Table 1

Pol­icy dom­i­nance Key­ne­sian Neo­clas­si­cal
Years 1955–1976 1976-Now
Aver­age Infla­tion 4.5 5.4
Aver­age Unem­ploy­ment 2.1 7

There was a far bet­ter expla­na­tion of the 1970s expe­ri­ence lurk­ing in data ignored by neo­clas­si­cal eco­nom­ics: the level and rate of growth of pri­vate debt. As you can see from Fig­ure 32, pri­vate debt, which had been con­stant (rel­a­tive to GDP) since the end of WWII, began to take off in 1964, and went through a rapid accel­er­a­tion from 1972 till 1974, before falling rapidly.

The debt-financed demand for con­struc­tion dur­ing that bub­ble added to the already tight labor mar­ket, and helped drive wages higher in both a clas­sic wage-price spi­ral and a his­toric increase in labor’s share of national income—which has been unwound for­ever since.

Fig­ure 36

Infla­tion, higher unem­ploy­ment that weak­ened labor’s bar­gain­ing power, anti-union pub­lic pol­icy and an approach to wage-set­ting pol­icy that empha­sized cost of liv­ing adjust­ments but ignored shar­ing pro­duc­tiv­ity gains, all con­tributed to that unwind­ing.

The share market indices

The bank share index used in this post was com­piled by com­bin­ing 3 data sources. Work­ing back­wards in time, these were:

  • The S&P’s ASX 200 Finan­cials Index (AXFJ) from May 2001 till now;
  • A com­pos­ite formed from the prices for the 4 major bank share prices that matches the value of the Finan­cials Index from 2000 till May 2001; and
  • Data from the Global Finan­cial Data­base from 1875 till 2000, which in turn con­sists of three series:
    • Secu­rity Prices and Yields, 1875–1955,” Syd­ney Stock Exchange Offi­cial Gazette, July 14, 1958, pp 257–258 (1875–1936), together with D. McL. Lam­ber­ton, Share Price Indices in Aus­tralia, Syd­ney: Law Book Co., 1958; and
    • The Aus­tralian Stock Exchange Indices, Syd­ney: AASE, 1980; and
    • Aus­tralian Stock Exchange Lim­ited, ASX Indices & Yields, Syd­ney: ASX, 1995 (updated till 2000)

From a perusal of the GFD doc­u­men­ta­tion and a com­par­i­son of the Bank­ing and Finance index to the broader mar­ket index, it appears that the bank index is a straight price index pre-1980, whereas the GFD’s data for the over­all mar­ket is an accu­mu­la­tion index till 1980 and a price index after that. These incon­sis­ten­cies make it impos­si­ble to com­pare the two over the very long term, but the move­ments in each at dif­fer­ent time peri­ods can be com­pared (and the com­par­i­son is also fine from 1980 on).

Fig­ure 37

Notes

[1] The notes to Table B05 state that “‘Impaired assets’ refers to the aggre­gate of a report­ing bank’s non-accrual and restruc­tured expo­sures, both on- and off-bal­ance sheet, plus any assets acquired through the enforce­ment of secu­rity con­di­tions. Off-bal­ance sheet expo­sures include, inter alia, com­mit­ments to pro­vide funds that can­not be can­celled or revoked and the credit equiv­a­lent amounts of inter­est rate, for­eign exchange and other mar­ket-related instru­ments.”

[2] One of the many issues that dis­tin­guishes my approach to eco­nom­ics from neo­clas­si­cal econ­o­mists is my focus on the role that changes in debt play in aggre­gate demand. Neo­clas­si­cal econ­o­mists wrongly ignore the role of aggre­gate level of debt because they see debt as sim­ply a trans­fer of spend­ing power from one agent to another—so that there is no change in aggre­gate spend­ing power if debt rises.  This is the rea­son that Bernanke gave for ignor­ing Fisher’s “debt defla­tion” the­ory of the Great Depres­sion (Fisher 1933):

Fisher’s idea was less influ­en­tial in aca­d­e­mic cir­cles, though, because of the coun­ter­ar­gu­ment that debt-defla­tion rep­re­sented no more than a redis­tri­b­u­tion from one group (debtors) to another (cred­i­tors). Absent implau­si­bly large dif­fer­ences in mar­ginal spend­ing propen­si­ties among the groups, it was sug­gested, pure redis­tri­b­u­tions should have no sig­nif­i­cant macro-eco­nomic effects… (Bernanke 2000, p. 24)

And it’s the explicit assump­tion that Krug­man uses in his recent paper on the Great Reces­sion:

Ignor­ing the for­eign com­po­nent, or look­ing at the world as a whole, the over­all level of debt makes no dif­fer­ence to aggre­gate net worth — one person’s lia­bil­ity is another person’s asset. (Krug­man and Eggerts­son 2010, p. 3)

This shows their igno­rance of the capac­ity for the bank­ing sec­tor to cre­ate spend­ing power “out of noth­ing”, and thus cre­ate spend­ing power in the process. I cover this topic in detail in these posts (http://www.debtdeflation.com/blogs/2010/09/20/deleveraging-with-a-twist/ and http://www.debtdeflation.com/blogs/2010/10/19/deleveraging-deceleration-and-the-double-dip/)

References

Bernanke, B. S. (2000). Essays on the Great Depres­sion. Prince­ton, Prince­ton Uni­ver­sity Press.

Biggs, M., T. Mayer, et al. (2010). “Credit and Eco­nomic Recov­ery: Demys­ti­fy­ing Phoenix Mir­a­cles.” SSRN eLi­brary.

Daly, M. T. (1982). Syd­ney Boom, Syd­ney Bust. Syd­ney, George Allen and Unwin.

Fisher, I. (1933). “The Debt-Defla­tion The­ory of Great Depres­sions.” Econo­met­rica
1(4): 337–357.

Krug­man, P. and G. B. Eggerts­son (2010). Debt, Delever­ag­ing, and the Liq­uid­ity Trap: A Fisher-Min­sky-Koo approach [2nd draft 2/14/2011]. New York, Fed­eral Reserve Bank of New York & Prince­ton Uni­ver­sity.

About Steve Keen

I am Professor of Economics and Head of Economics, History and Politics at Kingston University London, and a long time critic of conventional economic thought. As well as attacking mainstream thought in Debunking Economics, I am also developing an alternative dynamic approach to economic modelling. The key issue I am tackling here is the prospect for a debt-deflation on the back of the enormous private debts accumulated globally, and our very low rate of inflation.
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  • jb

    Sir­ius, Brett and Steve:

    I’m no econ­o­mist but I can visu­alise the con­cept of some­thing accel­er­at­ing up yet going down. On the way down a bungy jump and near the bot­tom of the fall, you are still falling. But the cord is stretched and exert­ing an upward force that exceeds the pull of grav­ity. Accel­er­a­tion is neg­a­tive in the down­ward direc­tion and there­fore pos­i­tive in the upward direc­tion. You are going down but accel­er­at­ing up. In this anal­ogy debt is equiv­a­lent to alti­tude and I guess credit impulse is equiv­a­lent to the pull on the bungy cord. 

    I’m a long time lurker on this site and read it almost daily. Admire your work Steve. My first post — hope it’s sen­si­ble.

  • Hi jb,

    Not only is it a sen­si­ble com­ment, you’ve pro­vided a great anal­ogy that I will now plun­der to explain the con­cept to oth­ers. Many thanks!

  • Hi nobailouts,

    I don’t yet know why it was lifted, but it’s now avail­able again:

    http://www.businessspectator.com.au/bs.nsf/Article/bank-shares-housing-property-bubble-debt-crisis-pd20110415-FWV73?OpenDocument&emcontent_spectators

    Some­one com­mented that RR had writ­ten an abu­sive ad hominem com­ment there; maybe that’s why it was lifted, since there are now no com­ments attached.

    It has gone from the site ban­ner too, how­ever.

  • Jack Spax

    RE Lyon­wiss
    April 13, 2011 at 9:56 pm | # 

    Regard­ing the bailout by the Gov re the Astarra deba­cle. Paul Keat­ing put in place reg­u­la­tions for the APRA funds and this ensure that the fund admin­sis­tra­tors con­tribute to a pool so that they can be bailed out in the event of the fraud. This first occurred in 1991 with the fail­ure of the Bat­tery and Aus­tralian Eagle funds. Paul Keat­ing stated that super is the cornerstone,of the retire­ment income pol­icy and peo­ple cant lose faith in it, there­fore all pub­licly reg­u­lated funds are sub­ject to a fraud levy based on the level of funds under admin­is­tra­tion and the level of loss to cover the event. Self Man­aged super funds do not con­tribute to this, the trustee bears the risks so there­fore they are not eli­gi­ble. Its a shame most of the accountants/ advis­ers do not tell them when they set these things up. The big one to watch is the SMSF sec­tor and those that have geared res­i­den­tial prop­erty within the port­fo­lio, as cur­rently 1/3 of Australia’s super assets are in SMSF funds.

  • jc

    Bub­bles tend to lead to mal invest­ment (hence the hol­low­ing out of our man­u­fac­tur­ing sec­tor the pro­fes­sor men­tioned). When this “house of cards” starts falling on itself we are screwed. 

    Invari­ably it might all turn pear shaped just as a slow­down in China occurs as their chick­ens come home to roost (because when the prover­bial hits the fan it tends to do so spec­tac­u­larly, does it not?), then we would be up the prover­bial creek with­out a pad­dle.…… or a raft to cling to.

  • joust­ing_­sticks

    Steve it was me that men­tioned the RR com­ment. I first read your arti­cle and ignored the com­ments, but was then drawn to them after see­ing some of the read­ers (& one of the con­trib­u­tors) for the Mac­roBusi­ness site men­tion it. You can see from their reac­tion at the link below the kind of spray it was (approx 5 com­ments from the bot­tom of the page).

    http://macrobusiness.com.au/2011/04/david-uren-takes-aim-at-the-housing-market/#comments

  • Lyon­wiss

    Jack Spax April 15, 2011 at 4:44 pm

    I know the offi­cial expla­na­tion, which is intended to sat­isfy the aver­age per­son. But you have to real­ize that APRA reg­u­lates super trustees and the com­pen­sa­tion fund is to pro­tect fraud at the admin­is­tra­tion and trustee level: “hand in the till” type of fraud. But this was not the type of fraud in ques­tion.

    The Trio/Astarra fraud is an invest­ment fraud, where money is lost in invest­ing, ie in mak­ing the wrong invest­ment deci­sions to invest in funds which ASIC should have prop­erly reg­u­lated. Any such com­pen­sa­tion by the gov­ern­ment should apply to all investors. If the com­pen­sa­tion did come out of a self-con­tributed fraud fund, then there would be no need for a gov­ern­ment announce­ment. There are three pos­si­ble inter­pre­ta­tions: (1) The gov­ern­ment is cov­er­ing the losses with new taxpayer’s money or (2) The gov­ern­ment is allow­ing an invest­ment loss to be cov­ered by a fraud pro­tec­tion fund which is intended for another pur­pose or (3) The trustees did com­mit fraud in col­lud­ing with the invest­ment man­agers to defraud their own funds.

    APRA reg­u­lated funds are highly inter­me­di­ated by out­sourc­ing with many lay­ers of admin­is­tra­tors, advis­ers, invest­ment man­agers, audi­tors etc. The trustees are far removed from actual invest­ing and they act like direc­tors, rather than exec­u­tives, for com­pa­nies. None of above three pos­si­bil­i­ties pro­vides one with con­fi­dence.

    Paul Keat­ing worked on the mar­ket fun­da­men­tal­ism assump­tion like every­one else nearly three decades ago. After three decades of expe­ri­ence, with a num­ber of finan­cial crises, there is a need to re-assess that assump­tion. There is ample evi­dence that peo­ple are los­ing faith in the insti­tu­tional super­an­nu­a­tion sys­tem, as wit­nessed by accel­er­at­ing growth of self-man­aged funds. Play­ing favoritism by the gov­ern­ment with the insti­tu­tional sec­tor will not help.

  • Rental Afford­abil­ity: “Less than 1%…”

    Less than half of 1 per cent of rental prop­er­ties are afford­able for West Aus­tralians liv­ing on pen­sions, accord­ing to a study con­ducted by a WA char­ity organ­i­sa­tion.”

    http://www.watoday.com.au/wa-news/theres-only-12-affordable-rental-properties-in-wa-anglicare-20110414-1dfl5.html

    As I said there are many peo­ple liv­ing in vans and such, play­ing hide and seek with Coun­cil Rangers who are hunt­ing them in bush lands, beaches, and of-roads loca­tions, where they are only try­ing to sleep and feed their kids and eat; that is to say, sur­vive..

    To me this is so inhu­mane and crassly evil beyond words as these Coun­cils try to cash in on every oppor­tu­nity even to the point of per­se­cut­ing the home­less. When is this sh&t going to stop?

    Kent

  • bret­t123

    It is cer­tainly an inter­est­ing con­cept this credit impulse. I think bungee jump anal­ogy is pretty good.

    Steve, the thing it sug­gests to me though is the gov­ern­ment can play a big­ger part then per­haps you first thought (ie 2–3 years ago) slow eco­nomic decline? I know you have men­tioned the FHOG but what about inter­est rates and cash hand outs? All gov­ern­ment needs to do slow down the rate of delever­ag­ing — rather than turn it around completely.It would be par­tic­u­larly inter­est­ing to see inter­est rates decreases plot­ted against the credit impulse.

    An ini­tial look com­par­ing the credit impulse to inter­est rates seems to sug­gest when inter­est rates decline — the credit impulse increase. I guess this is log­i­cal but to me it also sug­gests Aus­tralia is still 10 years or so from fac­ing any real day of reck­on­ing (ie when inter­est rates get near zero).

    http://www.loansense.com.au/historicalrates2.gif

  • ken

    One impor­tant ques­tion is how much effect will vari­able rate home loans have. Essen­tially, will the banks be able to increase rates to com­pen­sate for increased level of bad loans. It will lead to greater falls in house prices but it would be unlikely that own­ers would vol­un­tar­ily default. The end result may be that banks wont go bust, but a lot of other peo­ple will.

  • sir­ius

    Fail­ure by Con­gress to raise the U.S. debt limit “could plunge the world econ­omy back into reces­sion,” Pres­i­dent Barack Obama declared Fri­day”

    http://www.zerohedge.com/article/obama-confirms-leadership-failure-pulls-out-mother-all-mutual-assured-nukes-raise-debt-ceili

    Note that Mr Obama voted against rais­ing the debt-ceil­ing before the elec­tion and switched when he got elected. This is a pat­tern I have seen play out so very many times these last 20 years or so.

    Do you think that Mr Obama con­sid­ers if it is pos­si­ble to increase debt to such an extent that it can­not be re-paid?

    A poster posted this link…
    http://www.youtube.com/watch?v=fFl3pWbfVX8

    What does he mean by this ?

  • Lyon­wiss – thanks for the info on RMBS back on page 2. I’ve cre­ated a GetUp cam­paign because I think this issue needs some pub­lic­ity. Would be great if every­one could get behind it!
    http://suggest.getup.org.au/forums/60819-campaign-ideas/suggestions/1714827-stop-tax-payer-funding-of-the-housing-bubble?ref=title

  • MMitchell

    Maybe the tide is turn­ing on the house boom report­ing. The Helald Sun in Mel­bourne head­lined today with:

    Melbourne’s home prop­erty prices plunge: Has the bub­ble burst”

    See:

    http://www.heraldsun.com.au/news/melbourne-home-property-prices-plunge/story-e6frf7jo-1226039922655

  • Pingback: Asymptosis » Do You See a Pattern Here?()

  • Yes that’s true brett. I ini­tially expected that the scale of delever­ag­ing by the pri­vate sec­tor would swamp what­ever the gov­ern­ment might do to stim­u­late spend­ing. In fact what hap­pened was that gov­ern­ment spend­ing added sub­stan­tially AND the FHVB encour­aged the pri­vate sec­tor to relever–not the entire lot (the busi­ness sec­tor delev­ered sub­stan­tially), but just the house­holds.

    The impact was that, rather than the change in debt reduc­ing aggre­gate demand, it hit zero and then bounced to con­tinue stim­u­lat­ing aggre­gate demand. Then the government’s con­tri­bu­tion was added on top of that.

    Finally the China boom chimed in, and though busi­ness debt con­tin­ued to fall, the credit impulse from the busi­ness sec­tor turned pos­i­tive.

    Now we seem to be get­ting to the end of this–the credit impulse is turn­ing neg­a­tive again, and the gov­ern­ment is plan­ning to reduce spend­ing, which will turn its con­tri­bu­tion neg­a­tive as well.

    But as ken notes, the capac­ity of the RBA to reduce inter­est rates could entice bor­row­ing back up again–though I’ll say more on that in reply to ken.

  • Hi Ken,

    One other affect of vari­able home loans is that the RBA can drop the floor beneath them far more effec­tively than the US Fed could do. This is likely to occur once it becomes obvi­ous that the hous­ing mar­ket is tanking–it’s why my out­look for inter­est rate this year has been for them to fall.

    This could encour­age peo­ple back into the mar­ket once more; but there is a limit here as I note in this piece, that the RBA would now need to reduce its rate to 1.5% to make the debt repay­ment bur­den on Aus­tralian house­hold equiv­a­lent to that now apply­ing in the US. That’s not a com­fort­able posi­tion com­pared to its capac­ity, when debt lev­els were lower, to strongly stim­u­late demand via a rate cut.

  • ade­laidean

    Hi Steve

    I keep on hop­ing that the real­ity of the sit­u­a­tion will hit home but I fear that the gov­ern­ment will just keep throw­ing as much of our taxes at keep­ing house prices from falling — and hav­ing banks take the well-deserved finan­cial hit — as they can, that they’ll just keep tak­ing it from pub­lic ser­vices and hit­ting the easy tar­gets, ala the recent announce­ment of “wel­fare crack­downs” (how neg­a­tive gear­ing is not seen as wel­fare for the idle rich prop­erty spec­u­la­tors, I can’t fathom). I think you hit on why they’ll not let it hap­pen in your arti­cle above: “house prices and bank shares are dri­ven by ris­ing debt, and when debt starts to fall, not only do house prices and bank shares fall, the econ­omy also nor­mally falls into a very deep reces­sion or Depres­sion” and “[t]here are very good odds that, when this Ponzi Scheme col­lapses and house prices fall, bank shares will go down with them.” This is sim­ply unthink­able to the neo-lib­eral “Wash­ing­ton Con­sen­sus”, where main­tain­ing the sta­tus quo and, con­se­quently, the wealth of those at the top, is appar­ently quite clearly the only appro­pri­ate role of gov­ern­ment. And frankly the sheep that make up the major­ity of the pop­u­la­tion will think the same, because they’ve bought mort­gages and believe the lie that house prices can only ever go up, else the world will fall to pieces.

    In sum­mary, I fear that your noble work will only result in the gov­ern­ment doing more of the same, like they did last time you rang the alarm bells. Maybe you just need to stop broad­cast­ing your mes­sage and let the greedy bring their sys­tem undone.

    If we let it hap­pen then there’ll be another Great Depres­sion!” Frankly, the way things are, I’m there already.

  • Robbo

    Geral­dine Dooge inter­view this morn­ing titled ‘Hous­ing Down­turn’.
    Minack and Mel­lor
    http://www.abc.net.au/rn/saturdayextra/stories/2011/3192989.htm

  • Lyon­wiss

    Robbo

    Robert Mel­lor is a prop­erty spruiker (BIS Shrap­nel), repeat­ing the “short­age of hous­ing” and “pent up demand” non­sense. Sure, there are over one hun­dred thou­sand home­less peo­ple in Aus­tralia:

    http://www.aph.gov.au/library/intguide/sp/homeless.htm

    But these peo­ple are irrel­e­vant to impact the aver­age house prices ($400,000 to $582,000), because they are priced out of the mar­ket:

    http://www.livingin-australia.com/australian-house-prices/

    Sure, there would be a lot of “pent up” demand if aver­age house prices fall 50 per­cent. But this “pent up” demand is not going to hold house prices to a “per­ma­nently high plateau”, with­out gov­ern­ment inter­fer­ence. In fact gov­ern­ment inter­fer­ence is what causes home­less­ness in Aus­tralia and US.

    In the US, Fan­nie Mae and Fred­die Mac were cre­ated to facil­i­tate mort­gage secu­ri­ti­za­tion, after the sav­ings and loan deba­cle (1980s), to make “afford­able hous­ing for low income earn­ers”. There are now 1.6 mil­lion home­less in the US, with a “pent up” demand for hous­ing, but there are mil­lions of empty houses or fore­closed prop­er­ties going for a song. 

    In China, there are hun­dreds of mil­lions of rural peo­ple who want to live in the cities and yet there are 64 mil­lion empty apart­ments in ghost cities. This fact does not pre­vent Bei­jing prop­erty prices from plung­ing 27 per­cent in one month:

    http://www.freerepublic.com/focus/f-news/2704762/posts

    It is another exam­ple of cor­rupt and incom­pe­tent gov­ern­ments man­ag­ing mar­kets through cor­rupt offi­cials. What gov­ern­ments (all over the world) need to do is: to tell the truth, stop dis­tort­ing mar­kets with false incen­tives and let mar­kets have accu­rate infor­ma­tion in order for them to func­tion prop­erly.

  • noah cross

    Lyon­wiss — BIS Shrap­nel is an influ­en­tial spruiker. The NBN plan uses a met­ric from BIS Shrap­nel that says an aver­age of 177,000 new premises each year to 2021 are required or NBN Co’s finan­cial return will be lower and mean they have to tap new equity.

    HIA has said new con­struc­tion for the next 3 years will be about 25% lower than NBN assump­tions.

  • Robbo

    Lyon­wiss — agreed on Mel­lor
    Inter­views on msm usu­ally have one from each camp.

  • DrBob127
  • ak

    The news about prop­erty bub­ble burst in China is very inter­est­ing. We’ll see how they “fix” the banks (I believe they can because the banks are owned by the state) but I am not sure what they will do with the bank­rupt prop­erty investors. 

    In Ire­land there is no cen­tral plan­ning. The invis­i­ble hand is doing the dirty job (banks have also been nation­alised but a bit too late).

    http://www.smh.com.au/world/celtic-tiger-left-for-dead-in-battle-for-a-bargain-20110416-1dik1.html

    When is our turn?

  • bret­t123

    Steve — would you agree than that Aus­tralia is acu­tally in a bet­ter posi­tion than it was 3 years ago (ie just before the GFC hit)? 

    After all we have now had almost 3 years of del­e­varg­ing hence we have less to fall once the next cri­sis hits. Per­haps the house­hold sec­tor is more indebted — but wouldn’t the fact that the busi­ness sec­tor has reduced debt — mean that if house prices do fall — busi­ness will be less likely to lay off as many employ­ees as before the GFC.

    It seems to me whilst every­one is hav­ing a go at the gov­ern­ment — they have actu­ally achieved (acci­dent­lally) what was thought impos­si­ble 3 years ago. ie reduced pri­vate debt over­all and kept the econ­omy tick­ing along rel­a­tively nicely.

  • Lyon­wiss

    The revolv­ing door works pretty well in Aus­tralia in a sim­i­lar way to the US:

    http://www.rollingstone.com/politics/blogs/taibblog/the-s-e-c-s-revolving-door-from-wall-street-lawyers-to-wall-street-watchdogs-20110330

    But like the mort­gage mar­ket, we are still behind in fol­low­ing our US mas­ter:

    http://www.youtube.com/watch?v=yZjPCJfvV0M&feature=player_embedded