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Nov15

Both Are a Plague on Our Houses

by Steve Keen on November 15th, 2007 at 1:24 pm
Posted In: Debtwatch

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Today’s blog was published as a feature “A lose-lose election for home buyers” by The Age Business. Click here to download this post as a PDF file (with charts).

Both Liberal and Labor housing policies will make Australia’s debt and housing affordability crises worse. The only difference between the two is how much damage they will do.Both parties have promised tax-advantaged savings systems that will enable First Home Buyers to accumulate larger deposits. This will undoubtedly help them compete with other buyers in the housing market, but a lack of competition amongst buyers isn’t the problem.

The real problem is that we’ve driven house prices far too high, by devoting far too much borrowed money to buying houses. By increasing deposits while doing nothing about loans, both parties will only add fuel to the house price fire.

The ALP gives the example of a two income family, earning average wages, who could increase their deposit by $18,000 as a result of their scheme (and the Liberals scheme is much the same). That looks good on paper.

But without any change to lending policies, that larger deposit will simply be used to secure a larger loan–up to $360,000 larger, if Mr & Ms First Home Buyer attempted to buy a house with a 5% deposit. Of course, no lender would offer such a loan–because even with an 8% home loan rate, interest payments would consume 140 percent of their gross income. But in the current housing market, they could easily be offered an interest-only loan equivalent to 85 percent of the purchase price, with repayments of 47 percent of their income.

And what would that do to home affordability? Make it worse, of course. A fair slab of their increased purchasing power would be eaten up by yet higher prices, driven by ever higher household debt. The Liberals scheme is even worse, because it adds three more logs to the house price fire:

  • It allows relatives to contribute up to $1,000 a year to the savings account;
  • It lets relatives take an equity stake in the First Home Buyers house, without being liable for capital gains tax on its sale; and
  • It promises to use future government surpluses to top us these savings accounts.

We have already achieved the world’s most unaffordable housing with loans that are based solely on the incomes of the borrowers. This proposal would throw parents income and government savings into the mix, and therefore push mortgage debt beyond its already astronomical level. It’s a silly step towards the madness that marked the peak of Japan’s ill-fated Bubble Economy in 1990, when lenders briefly offered 99-year mortgages.

We thus face a choice between a bad housing policy, and an almost insane one. I hope that neither represents what either party really thinks is needed, but is instead a product of this “me too” election campaign, where each side is afraid of suggesting a policy that can be “wedged” by its opponent.

With both parties offering us a Hobson’s Choice on housing in this election, the best we can hope for is that whoever wins ditches their campaign promise, and instead develops a policy that restores some parity between mortgage debt and income–perhaps by limiting loans to some sensible multiple of the rental income that a house can be expected to generate.

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Nov08

Deflated changes in Wages and Debt: 7.30 Report Data

by Steve Keen on November 8th, 2007 at 7:06 am
Posted In: Australia, Data, Debtwatch, Media Coverage

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Tables like the ones below take my breath away when I see them for the first time–because the story they tell is worse than any I would have dared make up. As I noted in the interview with Kerry O’Brien on the 7.30 Report, real wages have increased since 1990, and since Australia’s last election in late 2004. However, mortgage debt has increased by far more.

My apologies in advance that the data here is shown in links to Excel files, rather than as a native table. I’m using an old version of WordPress, and its importation of tables is flaky; once I update, hopefully I’ll be able to post a table directly into the blog, but for now the fastest way to get the data up is via a link to an Excel File. So here we go:

Real Wages 1990-Now

Real Mortgage Debt Per Capita 1990-Now

Real Wages 2004-Now

Real Mortgage Debt Per Capita 2004-Now

Real Mortgage Interest Per Capita 1990-Now

Real Mortgage Interest Per Capita 2004-Now

Real Mortgage Interest Per Capita 2004-2008

The punch line in the data is that real wages have increased substantially, but not by anywhere near as much as has debt. Real wages have risen 25.6% since 1990, and 4.7% since the 2004 election. Real mortgage debt per Australian has risen 526% since 1990, and 18.3% since the last election. Given the increase in interest rates since 2004, the real interest repayment burden rose by 35.1% between the 2004 election and the start of 2007–and it was up by 45.7% before the rate rise this week.

Given the rate rise, the real interest burden on the economy has increased by 50% since the 2004 election–and much of that burden is falling on the western suburbs of Sydney and Melbourne. It’s no wonder that the slogan “you’ve never had it so good” isn’t really resonating with the entire Australian electorate.

For parts of it, that is undoubtedly true: Western Australia and Queensland are booming, those whose make their living from credit are doing very well, and those in the Eastern Suburbs are still enjoying rising property values. But for those in NSW, Victoria, South Australia and Tasmania, working for a wage, borrowing rather than lending, and living in the Western Suburbs (or Adelaide’s North and South, I believe) and regional areas, rising debt has more than countered rising real wages.

I’ll add more data once I’ve installed an updated version of WordPress!

18 Comments
Nov07

Data for 7.30 Report Interview coming soon…

by Steve Keen on November 7th, 2007 at 8:35 pm
Posted In: Debtwatch, Media Coverage

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I provided a number of comparisons of real wages, mortgage payments, interest rates and the like in my interview on the 7.30 Report this evening. I’ll post a table containing those data by tomorrow morning.

If you’re a new visitor and would like to receive my Debtwatch Report, which Kerry mentioned in tonight’s interview, please click here to send me an email about it. Or you could sign up for the blog, after which I will add you to the subscribers list (there have been some hassles reported by some users on this front by the way, so if that happens to you, please follow the First Rule of computers–”If at first you don’t succeed, give up”–and send me an email instead).

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Oct31

Paul Woolley Financial Market Dysfunctionality Conference

by Steve Keen on October 31st, 2007 at 10:15 am
Posted In: Uncategorized

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I’m one of the presenters at this conference at UTS today. The conference website has a link to all the papers (including mine). As usual, I’ve done an “all singing, all dancing” Powerpoint presentation that has a few additional details to it.

The Paul Woolley Centre is a very useful development, given the bias in academic finance towards the proposition that finance markets are actually hyper-functional (“efficient” in the jargon, defined in a way that correponds to “prophetic” in ordinary English).

Paul Woolley is giving a public lecture tonight “Is the Financial Sector Dysfunctional”, at 6.15pm in University Hall at UTS–in the Science Building, 745 Harris Street Ultimo (diagonally opposite the ABC building). All are welcome.

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Oct18

The Political Debt Cycle

by Steve Keen on October 18th, 2007 at 9:39 pm
Posted In: Australia, Debtwatch

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Both parties will make much of their economic management credentials in this election campaign.

Many Australians, on the other hand, seem convinced that the economy would do as well regardless of which party were in power.

The average punter has it right: luck, rather than skill, has determined which governments in retrospect came up smelling like roses in the economic management stakes, and which instead smelt like manure.

By far the biggest determinant of political luck is what was happening to private debt while any given government was in power. If debt was rising, then the government looked good; if it was falling, then the government looked bad.

How come? Because there are two ways in which you can finance spending: you can either earn the money, or you can borrow it. Your total spending in any one year is thus the sum of your income plus the change in your debt. The crucial issue is how you spend that borrowed money: if it is being consumed or gambled, then you will come to grief; if instead you are investing in a business, or successfully speculating on shares or houses, then you can pay your debt off and end up much wealthier than when you started.

The same spending equation applies at the national level, so that aggregate demand is the sum of GDP plus the change in total debt. But the conditions under which an increase in debt can be for the good are more restrictive for the nation than the individual. The country can gain if the borrowing finances investment, but not if it finances speculation.

Investment–building new knowledge, new factories, new houses–increases the country’s income-generating capacity. Speculation–gambling on the prices of shares and houses–just changes who owns what within the country; it doesn’t add to aggregate income at all. Borrowing for speculation can be good for the individual speculator who sells on a rising market, but ultimately it just drives the country as a whole deeper into debt.

However, in the game of politics, that economic distinction doesn’t matter: a speculative dollar spent boosts demand just as much as an investment dollar. If you happen to come to power when a speculative borrowing binge is on, then you can look like a miracle worker, simply by “Being There” at the right time. Woe betide you, however, if you take over power just before a binge comes to an end.

This pattern is remarkably obvious in these two graphs: the first plots the actual debt to GDP ratio, the second plots the annual change in the ratio. When the ratio was rising faster than trend, the incumbent government won plaudits for great economic management; when it was falling, the government was “economically incompetent”, and normally lost office.

On that front, Whitlam headed the unluckiest government in our history. He came to power after the Liberals had been in power for 23 years, during which time debt was benign for the first sixteen years, and then began to rise in the last eight–making the economy look better than it was. The speculative bubble really took off a year before the 1972 election, and just six months later, it burst (see Chart Two).

(I am unable to load graphics right now, so click here for the PDF which has the graphs)

Aggregate demand took a six percent hit, unemployment exploded from under two to almost six percent (see Chart Four), and Whitlam went down in history as the worst economic manager ever.

Fraser took over when the worst of the plunge in debt was over, and Australia’s long-term debt bubble returned to trend. His government won plaudits as responsible if unexciting economic managers, as they muddled through the stagflationary period after 1975.

Fraser lost office to Hawke just before the bubble accelerated once more, and the 1980s boom took hold. Hawke proclaimed Keating the “world’s greatest treasurer” as the likes of Bond and Skase borrowed their way into economic power and apparent wealth–only for the house of cards to collapse in 1990.

Then, Hewson really did lose the unloseable election: Keating hung on to power even though falling debt was slicing almost 4 percent off aggregate spending.

By the time a more credible leader was in command of the Liberal Party, and the electorate was duly armed with a baseball bat, Keating lost power. Debt was once again bubbling along, and it became the good fortune of John Howard to ride the longest sustained upward trend in debt in our history–letting him take the credit for “good economic management” as private debt reached unprecedented levels.

What is likely to happen after the current electoral contest? I don’t believe that “business as usual”–borrowing our way to illusory prosperity–is possible any more. We enter the 2007 election with the highest level of private debt in the nation’s history–twice what applied during the Great Depression, and one and a half times the previous record, which was set during the Melbourne Land Boom and Bust of the 1880s-90s (see Chart Three).

While it might continue growing for a while, there’s no chance that it can continue growing forever. The debt ratio is four times what it was when Whitlam won office, and credit stress is breaking out around the globe as well. Debt will eventually go into reverse, demand will fall sharply–and the incumbent government will be accused of being a “bad economic manager”.

In reality, ever since the long term debt bubble began in 1964, the economic management of both parties has been “bad”: without being aware of it, they have ridden the coat-tails of speculators into office and out of it again, all the while letting the economy become ever more dependent on debt and speculation.

If we fall into a debt-driven downturn after this election, it will not be the fault of the encumbent’s policies at the time–whether it is a Rudd Labor or a Costello Liberal government–but the fault of fifty years of allowing speculation to determine both economic policy and economic performance. That is a fault shared across the political spectrum.

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