Banking Weekly Rundown

BANK NEWS:

Helpful Change: Community bankers will be very interested to know that the Dodd-Frank Act includes a provision that raises the threshold triggering a material loss review (MLR) to$200mm from the current $25mm or 2% of assets. MLRs are conducted when a bank fails and investigators try and explain why it failed and where examiners went wrong. The problem with MLRs is that they also tend to increase fear, change behavior and lead to second-guessing.

No Value: Both the ICBA & ABA are calling on FASB to with draw its exposure draft and not proceed with proposed fair value accounting changes. If passed, the proposal would require banks to record all financial assets (including loans)and liabilities at fair value on the balance sheet.

Ugly Autos: The world’s 3 largest automakers reported the biggest monthly sales decline in 28Ys yesterday, as US

consumers pulled back sharply on big-ticket purchases. Toyota reported a 34% drop in deliveries, General Motors slid 25% and Ford dropped 11%. All were much worse than projected.

Clear And Focused: Dallas FRB President Fisher (alternate voting FOMC member) said that while he did not have a specific position on whether Congress should launch any new spending programs, if any were to surface they should “be focused on providing incentives for job creation.”

Office Stress: Analysis by CBRE Econometrics Advisors finds vacancy rates for office in the 2Q climbed to 16.7%, the 11th consecutive quarter of vacancy growth.

Dodd-Frank Act: The End of Banking

By PETER WALLISON

From the American Enterprise Institute

The dominant theme of the 2,300-page Dodd-Frank Wall Street Reform and Consumer Protection Act is fear of instability and change, which the act suppresses by subjecting the largest financial firms to banklike regulation. The competitiveness, innovativeness, and risk taking that have always characterized U.S. financial firms will, under this new structure, inevitably be subordinated to supervisory judgments about what these firms can safely be allowed to do. But the worst element of this system is that the extraordinary power given to regulators–and particularly the Federal Reserve–is likely to change the nature of the U.S. financial system. Where financial firms once focused on beating their competitors, they will now focus on currying favor with their regulator, which will have the power to control their every move. What may ultimately emerge is a partnership between the largest financial firms and the Federal Reserve–a partnership in which the Fed protects them from failure and excessive competition and they in turn curb their competitive instincts to carry out the government’s policies and directions. In addition, with the creation of the Consumer Financial Protection Bureau, the act abandons a fundamental principle of the U.S. Constitution, in which Congress retains the power to control the agencies of the executive branch. These wholesale changes in traditional relationships are hard to explain except as the triumph of a fundamentally different view–a corporatist political model more characteristic of Europe–of the government’s role in the U.S. economy.

Key points in this Outlook:

•The Dodd-Frank Act gives the Federal Reserve, under light supervision by a council of regulators, unprecedented control over the largest firms in the U.S. financial system.

•The result may be a public-private partnership, in which the Fed protects the largest firms from excessive competition and failure and they in turn follow the government’s directions.

•In the interest of protecting consumers, the act sacrifices the basic protections built into the U.S. Constitution, creating an agency–the Consumer Financial Protection Bureau–that is answerable to no one.

•Ultimately, the act’s effort to suppress risk taking will result in a decline in U.S. competitiveness, innovation, and economic growth.

My mother always told me that what’s done is done, and there’s no sense worrying about decisions that cannot be changed. Still, it is useful to put down some markers about the recently adopted Dodd-Frank Act (DFA), which looks to be the most troubling–maybe even destructive–single piece of financial legislation ever adopted. The reason markers are useful is that they alert observers–especially those in Congress with the power to do something about it–to the problems they should be looking for in the future. And they might even alert regulators–charged with implementing the legislation–to the dangers of taking full advantage of what Congress has offered them. Given these objectives, this Outlook will discuss the most serious policy problems implicit in the DFA.

Regulation to Prevent “Instability”

This is probably the heart of the act, which was sold on the claim that it would prevent the recurrence of a financial crisis. As might be expected, one can find in the solution the germ of the putative cause. Some see this cause as the free-market system itself; others see it as a failure of regulators–with powers already in place–who did not take the necessary actions to prevent the crisis. The DFA comes down somewhere between the two. If the Democrats in Congress who wrote the law had believed that the cause was entirely regulatory failure, they would have revised the regulatory structure, not given yet more power to exactly the same regulators. The fact that they saw expanded regulation as a suitable remedy indicates that they believed the free-market system needed greater control.

My view has always been that the cause was 27 million subprime and other risky mortgages–half of all mortgages in the United States–that were largely a result of the government’s housing policy.[1] When the housing bubble began to deflate, and subprime borrowers could no longer refinance or sell their homes at a higher price, an unprecedented number of defaults began. The resulting losses sank Fannie Mae and Freddie Mac as well as Bear Stearns and Lehman Brothers. The moral hazard engendered by the rescue of Bear led market participants to believe that the U.S. government’s policy was to rescue all large firms. This made a crisis inevitable as soon as any large entity was allowed to fail. Lehman just happened to be that entity. This view, much simpler than the other two, would not have required any additional regulation of the financial system to prevent another financial crisis, only a determination to keep the government from distorting the housing market in the future. But this was not the narrative that drove the adoption of the DFA.

We are talking about an incipient partnership between the government and the largest financial institutions in the United States, a partnership in which the big companies are protected against failure but are willing–in fact, eager–to do what the government wants.Following the underlying principle that more regulation and less risk taking are the keys to preventing another financial crisis, the act creates a Financial Stability Oversight Council, made up of all the financial regulators and chaired by the secretary of the Treasury. All twenty-six bank holding companies (BHCs) that have assets of more than $50 billion are made subject to “more stringent” regulation than smaller BHCs, and the council is authorized in its discretion to add an unlimited number of nonbank financial institutions of all kinds to the list of firms that the Fed will be empowered to supervise under the “more stringent” standard. In effect, this will enable the Fed, which already regulates banks and BHCs, to regulate and supervise all the largest nonbank financial institutions in the United States. Since most of these institutions–insurance companies, securities firms, finance companies, and hedge funds–are not regulated for safety and soundness by any agency at the federal level, there is no reason for the council to object to the Fed’s request for greater regulatory reach.

The unprecedented nature of this authority is important to understand. Not only does the Fed, through the council, have the power to determine the scope of its own authority, but that authority is not limited by the rationale for imposing it. Banks, for example, are regulated for safety and soundness because government insurance for their deposits creates moral hazard–that is, depositors do not care what risks banks are taking because their deposits are insured. (It is not really clear why BHCs are regulated–they are not government-backed–but at least one can say that they have an intimate relationship to the insured banks they control.) Extending the same regulation to firms that are not in any way backed by the government, only because their activities or failure might be a source of instability, is something entirely new. If government regulation and supervision do not create moral hazard directly–and they probably do–they certainly imply that the government has an interest in the activities of these companies that has never before been legally recognized. We are embarking, therefore, on an entirely new path, not a mere extension of what has gone before.

The DFA’s standard for making the important decision about whether to regulate a particular nonbank financial firm is so flexible as to be indistinguishable from complete discretion. The council can designate a firm for this especially stringent regulation “if the Council determines that material financial distress at the U.S. nonbank financial company, or the nature, scope, size, scale, concentration, interconnectedness, or mix of the activities of the U.S. nonbank financial company, could pose a threat to the financial stability of the United States.”[2] In effect, this gives the council and ultimately the Fed the power to regulate and supervise any financial institution in the United States if, in the judgment of the council (which effectively means in the judgment of the Fed), the company could under some circumstances yet to be imagined “pose a threat to the financial stability of the United States.”

To put this in context: Bill Isaac, former chairman of the Federal Deposit Insurance Corporation (FDIC), reports in his recent book, Senseless Panic, that in 1982 he was asked by Fed chairman Paul Volcker to bail out the $500 million Penn Square Bank (a small strip-mall bank in Oklahoma City) because the bank had sold bad loans to bigger banks and its failure, in Volcker’s view, would bring down the whole financial system. The story of Isaac’s epic struggle with the weak-kneed Fed consumes seventeen pages in his book.[3] Similarly, Richard Breeden, former chairman of the Securities and Exchange Commission (SEC), told a June 2009 AEI conference[4] about a call he received from the Fed in 1990, when the securities firm Drexel Burnham Lambert, the fourth-largest Wall Street investment bank at the time, was headed for bankruptcy. Again, the caller from the Fed demanded that Breeden agree to bail out the firm, lest the whole market collapse as a result of Drexel Burnham’s failure.

Both Isaac and Breeden successfully resisted the Fed’s demands, with no adverse consequences for the financial system, but the point is that the first instinct of most regulators, and particularly the Fed, is to fear the worst about disruptions in the economy. Giving the Oversight Council the ability to designate financial institutions as “threat[s] to the financial stability of the United States” because of their “scope, size, scale, concentration, interconnectedness, or mix of [their] activities” is an invitation to subject most of the major financial institutions in the United States to banklike regulation. If the Fed asks–and it will–why would the council ever refuse?

Although it has not received as much attention as other aspects of the DFA, this may be the most troubling provision of this troubling act. To put it plainly, this provision alone has the potential to change the entire nature of our financial system. Once given supervisory power over a financial institution, the Fed can control its capital, liquidity, leverage, and activities, and with this authority can strongly influence the business decisions these firms will make. The focus for these companies will inevitably change from how they can beat their competition to how they can gain the Fed’s approval for any new activity. The full-throated, unlimited competition that we are accustomed to in financial services will become a relic of the past. Our aggressive financial industry, which has come to dominate the world, will be tamed–much to the gratification of our trading partners, but not of the American businesses and American consumers who benefited from this competition.

But it gets worse. Can anyone imagine that one of these large financial institutions–securities firms, insurers, hedge funds, finance companies, and others–that will eventually come under the supervision of the Fed will ever be allowed to fail? A great deal of the debate about the act in Congress focused on the term “too big to fail”–the idea that an institution is so large that it cannot be allowed to fail. Congress went to great lengths to close off the opportunities for the FDIC to bail out the large financial institutions that could cause instability in the financial system if they failed. But all of it was probably directed at the wrong agency. Imagine, for example, a large securities firm in the future that is regulated and supervised by the Fed. The securities firm has been mismanaged, despite Fed supervision (yes, it does happen, see Wachovia), and it is on its way to failure, an event that would of course be embarrassing for the Fed. The Fed, however, because of the DFA, has the power of life and death over all the major BHCs, insurance holding companies, and other large financial institutions. So the Fed chairman calls the chairman of one of these firms and suggests that it would be a good idea if that firm acquired the failing securities firm: “No, we can’t offer you any funding, of course, we don’t have authority to do that, but there are probably a few other acquisitions you might like to make in the future. . . .”

The real danger is that the Fed will implement “too big to fail” privately, outside public view.This is not farfetched. Remember how the Fed and Treasury forced Bank of America to eat Merrill Lynch after its due diligence had revealed the losses involved? Or how the New York Federal Reserve Bank–not even the regulator of many of the financial institutions it called together–arranged for the largest New York financial firm to provide life-saving financing for Long Term Capital Management, a hedge fund that the Fed thought might bring down the financial system if it failed? So all the debate about the FDIC’s bailout authority may have failed to consider the Fed’s ability to influence the actions of the firms it will be supervising. The real danger is that the Fed will implement “too big to fail” privately, outside public view, through its new powers under the DFA.

Sadly, this is just one example of the DFA’s problems. Quietly covering up its own messes is one thing, but many other options are available to a financial supervisor that has so much power. Let’s imagine that the largest U.S. banks hold large amounts of another country’s debt. If the country fails to meet its obligations, the banks will be seriously weakened, with the possibility of financial instability in the United States. Worse, there could be–at least this is the fear–an international financial crisis. The Treasury secretary (the chairman of the Oversight Council, incidentally) is quite concerned and calls the Fed chairman, who wants to be cooperative. The solution to the problem, for both the U.S. banks and the international financial system, is to find some buyers for the troubled country’s debt. What we need, they agree, are some patient institutional investors with big portfolios, willing to take this country’s debt and hold it for a while, bailing out the country and the U.S. banks at the same time–investors, for example, like those insurance holding companies the Fed supervises. At some time in the future, of course, the insurance companies that had to take on this debt will suffer the consequences, but it can later be blamed on imprudent management. An example of exactly this is the blame cast on Fannie Mae and Freddie Mac for buying weak mortgages, when in fact they did so to comply with the government’s affordable-housing requirements.

These examples can be multiplied endlessly. What we are talking about here is an incipient partnership between the government and the largest financial institutions in the United States, a partnership in which the big companies are protected against failure but are willing–in fact, eager–to do what the government wants. When we hear the CEOs of large financial firms praising their relationship with the Fed, or the stability that the DFA will bring about, we will know that the partnership idea has taken hold. That is not the financial system we had before the DFA was enacted.

Consumer Protection, Protected from Congressional Control

The DFA also created the Consumer Financial Protection Bureau (CFPB), whose director is also on the Financial Stability Oversight Council, and endowed it with broad regulatory powers. The CFPB probably has the widest reach into the U.S. economy of any agency in Washington. Although some people seem to imagine it is just an independent agency to regulate how banks treat their customers, it has a much broader jurisdiction than that. Below is the list of the business activities over which the CFPB will have jurisdiction, compiled by Davis Polk, a New York-based law firm. For brevity, I deleted the narrow exceptions that were listed as part of the broad activities outlined below:[5]

•Extending credit and servicing loans, including acquiring, purchasing, selling, brokering, or other extensions of credit;

•Extending or brokering leases of personal or real property that are the functional equivalent of purchase finance arrangements;

•Engaging in deposit-taking activities, transmitting or exchanging funds, or otherwise acting as a custodian of funds or any financial instrument for use by or on behalf of a consumer;

•Providing most real estate settlement services, or performing appraisals of real estate or personal property;

•Providing or issuing stored value or payment instruments, or selling such instruments, but only if the seller exercises substantial control over the terms or conditions of the stored value provided to the consumer;

•Providing check cashing, check collection or check guaranty services;

•Providing payments or other financial data processing products or services to a consumer by any technological means;

•Providing financial advisory services to consumers on individual financial matters or relating to proprietary financial products or services, including providing consumer credit counseling or services to assist consumers with debt management, debt settlement services, modifying the terms of a loan or avoiding foreclosure;

•Collecting, analyzing, maintaining, or providing consumer reports or other account information, including information related to consumer credit histories, used or expected to be used in connection with any decision regarding the offering or provision of a consumer financial product or service, subject to exceptions; and

•Collecting debt related to any consumer financial product or service.

If we take just one of these services–say, check-cashing–we can begin to understand the scope of this agency’s jurisdiction. There are check-cashing stores in virtually every city and town in the United States, and they are not big businesses. They do not generally operate interstate. If they are subject to regulation, it is by a state or perhaps a municipality. Under the DFA, they will be subject to regulation from Washington. We could assume this regulation will be light, maybe a few reports or an occasional visit by an examiner. But the likelihood is that these small companies will be required to comply with certain rules about disclosure, record keeping, personnel qualifications, hours of operation, advertising, signage, and maybe even their rates and products. What will that do to these thousands of small companies? It will force them to raise their prices, certainly, but also to consolidate with larger companies or leave the business. For those who use check-cashing services, this will make life just a little bit more difficult and expensive. Check-cashing services may require regulation, but state or local regulation is likely to be less intrusive and less bureaucratic than regulation from Washington.

But the worst thing about the CFPB is not the costs it will impose on the economy, the innovation it will stifle, or the small businesses it will eliminate. The worst thing about this agency is that it will operate independently, without any control by the Fed, Congress, or the president. The DFA states that even though the CFPB is lodged in the Fed, it is not subject to the control of the Fed. The autonomy language is clear: the Fed may not

(A) intervene in any matter or proceeding before the Director, including examinations or enforcement actions, unless otherwise specifically provided by law; (B) appoint, direct, or remove any officer or employee of the Bureau; or (C) merge or consolidate the Bureau, or any of the functions or responsibilities of the Bureau, with any division or office of the Board of Governors or the Federal reserve banks. . . . No rule or order of the Bureau shall be subject to approval or review by the Board of Governors. The Board of Governors may not delay or prevent the issuance of any rule or order of the Bureau.[6]

The CFPB is also insulated from control by Congress. Under the U.S. Constitution, Congress exerts control over the executive branch of government through its power to appropriate funds. We all learned about this in grade school as “the power of the purse.” Most regulatory and administrative agencies, including the cabinet departments, must go to Congress each year for appropriations to cover their operations in the following year. In this way, Congress can control executive-branch agencies by reducing funds, denying fund increases, or denying funds for specific purposes. Merely having to go to Congress hat in hand for the following year’s appropriation is an important way for Congress to enforce its own policies–and some humility–on powerful agencies. The CFPB, however, is exempt from this process. Under the DFA, it is allocated up to 12 percent of the Fed’s operating funds, a stipend that amounts to an estimated $600 million per year. The Fed’s operating funds are not subject to appropriation–part of the special structure intended to keep the central bank independent of the political branches–so the $600 million that will be made available to the CFPB does not come with any necessary oversight or control, directly or indirectly, by Congress. The only way Congress will be able to control this agency is through amending its governing law.

Finally, the CFPB will be independent of the president, since the director is appointed for a five-year term by the president, with the advice and consent of the Senate, and can only be removed from office for cause.

The first instinct of most regulators, and particularly the Fed, is to fear the worst about disruptions in the economy.The CFPB, then, is as independent as the Fed itself, but it has the power to control and regulate the consumer-related operations of companies from the largest banks to the smallest check-cashing stores. Moreover, all this power is concentrated in a single person, the director of the CFPB. Even the Fed, with all its independence, is ultimately governed by a board with a bipartisan membership. The establishment of an agency with this scope of authority, under the direction of a single person removable only for cause, outside the control of Congress or the president, is an unprecedented and–I might say–an irresponsible act, which Congress will eventually come to regret.

Stability as the Goal

The structure and substantive elements of the DFA–and indeed all legislation–arise out of a combination of perceptions and ideology. The perceptions that guided the development of the DFA were that deregulation and a lack of regulation were largely responsible for the financial crisis. The underlying ideological notion, which both fed that perception and was driven by it, was that the unregulated market–because of risk taking–will always create financial crises of this kind. Of course, if we ignore the government’s role in creating the crisis, outlined above, our search for causes necessarily narrows to the deficiencies of the market.

True, free markets take risks; it is in their nature. Risk taking in turn produces failure, disruption, and losses; it is supposed to, since the failures caused by risk taking or incompetence take society’s assets out of the hands of bad managers and put them in the hands of good ones. Innovation involves risk, as does entering new markets, cutting prices, investing for growth, and everything else that has brought material progress in the two centuries since the advent of the Industrial Revolution. As Raghuram G. Rajan observed in his recent book, Fault Lines, “We have to recognize that the only truly safe financial system is a system that does not take risks, that does not finance innovation or growth, that does not help draw people out of poverty, and that gives consumers little choice. . . . In the long run, though, that reinforces the incremental and thus the status quo.”[7]

The drafters of the DFA feared risk taking, innovation, and change, and the act shows it. The best examples are the Volcker rule and the draconian restrictions that the Fed can impose on large nonbank financial institutions that are considered important because they might, under some circumstances, create instability in the U.S. financial system if they fail. Adopted with fear of instability in mind, all of these new restrictions will make it difficult for competition and risk taking to break out among banks, BHCs, and the large non-bank financial firms that will fall under the Fed’s regulatory umbrella.

The establishment of an agency with this scope of authority, under the direction of a single person removable only for cause, outside the control of Congress or the president, is an unprecedented and–I might say–an irresponsible act, which Congress will eventually come to regret.The Volcker rule prohibits any “banking entity”–which includes a bank, its BHC, and all subsidiaries of the bank and the BHC–from engaging in proprietary trading. Prop trading is the business of trading securities, loans, derivatives, or any other asset for the account of the banking entity itself and not as a service for customers. The fact that the restriction applies to the BHC and all BHC subsidiaries shows the extreme risk-aversion that animated this provision. First, there is no indication that prop trading had anything to do with the financial crisis; in fact, it is one of the activities that added significantly to the much-needed revenues and profits of the beleaguered banking system during the past few years. Second, because the BHC and the BHC’s subsidiaries do not take deposits and have only very limited access to loans or other financing from the bank itself, a case cannot be made that the depositors’ funds or the government’s deposit insurance was being used to take substantial risks.

Nevertheless, these restrictions will take out of the financial markets a substantial number of participants that had added valuable liquidity. Without banks, BHCs, and their affiliates, vigorous trading that keeps spreads narrow and liquidity high in the U.S. market will substantially decrease. The likelihood is that foreign banks will become the dominant players in the business and world financial markets will move away from the United States.

This also raises a significant question about the future of the banking business. The development of an efficient securities market in the 1960s changed the relationship between banks and their corporate clients. Companies that had registered securities with the SEC found it less expensive and burdensome to meet their credit needs in the securities markets than through bank borrowing. As a result, banks have been concentrating increasingly on trading activities, private banking for high-net-worth individuals, small-business lending, consumer lending through credit cards, and commercial and residential real estate finance. The largest of these activities is real estate lending, through construction and development loans and commercial and residential mortgages.

This is not a healthy development. As noted in the November-December Financial Services Outlook,[8] bank lending to real estate in all its forms rose from less than 25 percent of all bank lending in 1965 to more than 55 percent in 2005. Real estate is a risky and highly volatile business, and banks are already too heavily involved in it. By taking away another profitable non-real-estate business from banks, the DFA forces them to concentrate even more heavily in real estate financing. This makes it more likely that the deflation of the next real estate bubble will create another banking crisis.

The Volcker rule applies to all banks and BHCs, but the restrictions on large BHCs and nonbank financial institutions could extend much further than restrictions on prop trading. In this case, as noted above, the Oversight Council may authorize the Fed–the supervisor of those large financial institutions and BHCs that have been declared a potential danger to U.S “stability”–to impose “regulations that are more stringent than those applicable to other nonbank financial companies and BHCs that do not present similar risks to the financial stability of the United States.”

The purpose of these more stringent regulations is to “prevent or mitigate risks to U.S. financial stability that could arise from the material financial distress, failure, or ongoing activities of large, interconnected financial institutions.”[9] By classifying “ongoing activities” as a potential threat to stability, the act creates a license to curb and discipline the aggressive firms that might upset the stable, politely competitive environment that the act envisions for the future of the financial industry.

Efforts to curb bank activities because they are insured by the FDIC have been part of the political debate in Washington since deposit insurance was instituted. Most of the opposition to new or existing bank activities has grown out of competition between industries. For example, the realtors have fought the idea that banks or BHCs should be allowed to own real estate brokers. But the DFA is the first example since the passage of the Glass-Steagall Act in which restrictions on bank and BHC activities have been imposed solely because of the fear of risk taking. In this sense, the Volcker rule may be the vanguard of further restrictions on bank activities and bank size.

One way out of this thicket was the solution in the Gramm-Leach-Bliley Act: to allow banks themselves to grow smaller voluntarily by shifting some of their capital to their holding companies, where more risky activities could be undertaken without risk to the deposit insurance fund. But by cutting off prop trading even at the holding-company level, the Volcker rule creates a precedent for BHCs to be as limited in their activities as banks. The irony is that the DFA also requires BHCs to be sources of strength for their subsidiary banks. How they are supposed to do that when their activities are restricted largely to what banks can do is not clear.

Acting out of the fear of change and “instability,” those who voted for the DFA–mostly Democrats but also a few Republicans–have given the government extraordinary regulatory power, which it can use to prevent change, innovation, and economic growth. It is another sign that the modern proponents of corporatism–a partnership between big government and big financial institutions–won the day in the U.S. Congress, and that what they have done will be hard to undo in the future. Advocates of Joseph Schumpeter’s “creative destruction,” in which new and innovative companies displace old ones, had better look outside the United States for innovation and change in the financial markets–and they will.

Bank Regulation on Securitization

Due to the passing of the Dodd-Frank Bill it is clear that tighter rules for securitization are right around the corning. Many agencies are concerned an uneasy about this new legislation.

At worst, government efforts to rein in issuers of asset-backed securities could produce three separate regulations, each with its own elements. While the three rules would all largely do the same thing — strengthening disclosure and requiring issuers to retain 5% of the credit risk from a securitization — they have significant differences. A 5% requirement will cause for Bank pricing to increase and will be passed on to the consumer as a trickle down effect.

In an interview Cristeena Naser, a senior counsel for the American Bankers Association said, “When there are all these balls up in the air, you can’t expect businesses to make systems changes … until the dust settles. They need to be coordinated. Nobody is saying that we don’t need changes to the process, but we need a uniform change to allow businesses to make decisions.”

Regulators have stated that there is coordination across agencies however each regulator the FDIC and SEC are pursuing separate paths because they each deal with specialized jurisdictions.

“Every regulator has jurisdiction over certain areas, and we have jurisdiction over the receivership rules. The SEC has jurisdiction over the securities rules,” said Michael Krimminger, the deputy to the FDIC chairman for policy. “Just because someone comes out first with a rule and someone comes out second with a rule that deals with similar issues doesn’t mean they haven’t been harmonized or coordinated. They have been.”

Securitization has been in regulators’ cross hairs for more than a year. Last summer, accounting rules required banks to put previously unreported securitizations on balance sheet.

The accounting change effectively invalidated a long-standing FDIC policy — referred to as a “safe harbor” — of not claiming such unreported assets in a failure. But industry representatives said that without the safe harbor, investors would be scared off from securitizations.

As a result, the FDIC issued an advance notice of proposed rule making that said it would continue to grant the safe harbor to securitizations, but proposed several conditions for receiving the special status, including tranche and compensation limits, stronger disclosure modeled after the SEC’s Regulation AB and a 5% retention requirement.

Meanwhile, the SEC proposed strengthening Reg AB in April, with a 5% requirement for public issuers if they desire “shelf” registration, a process that speeds up the ability to issue securities, as well as tighter disclosure for both public issuers and certain private issuers.

But as the two agencies develop the regulations, they also face the task of implementing — jointly with four other regulators — similar provisions enacted by Dodd-Frank. The law, which was signed July 21, requires all six agencies to write rules that would require lenders to retain some risk on the loans they sell.

Krimminger said there are no gaps between the FDIC and SEC on risk retention and disclosure, and the new law similarly uses the 5% standard, meaning issuers should have a clear sense of what the standards will be when the rule making process is finished.

“There would be no daylight between the SEC Reg AB proposal, between our NPR proposal, and between Dodd-Frank right now for risk retention, since 5% is the baseline standard in Dodd-Frank,” he said. “If I were in the marketplace, I’d say, ‘Looks to me like it’s 5%.’ ”

But Naser noted discrepancies between the different regimes.

For example, while the SEC proposal exempts private issuers in certain areas, the FDIC plan would apply to all insured financial institutions issuing ABS, which includes private issuers.

Moreover, the new law, unlike the two regulatory proposals, provides for easing the retention requirement for certain safe residential mortgages and other asset classes determined by the regulators. Dodd-Frank also leaves open the possibility that an originator could share the 5% credit risk with the sponsor securitizing a loan, while the other proposals essentially say the sponsor would retain the risk.

“Much of the uncertainty in the securitization market derives from the different schemes for risk retention and disclosure, among other things, being raised by the Act, the Commission, and the FDIC,” Naser wrote in an Aug. 3 comment letter to the SEC. “We cannot emphasize enough that for the securitization market to serve its function as a robust, economically feasible source of funding, it is critical that a single set of standards be placed for all of its participants.”

Will the SEC and FDIC pass  regulation that will cause further Bank failure and further job loss? Mistermoneyman is on this topic, stayed tuned for an exclusive report from a Bank CEO/ Founder of a community bank who has been victimized by their regulators.

Obama Small Business Aid, Will It Work?

Today Obama adressed the nation and spoke about several aspects of the economy. Mistermoneyman paid attention to its viewers by reporting on the “small business aid” package that will be worked on once Congress comes back from their robust summer break. We dug deep to find the pros and cons on this potential aid.

President Barack Obama is on the verge of creating as much as $300 billion in credit for small businesses as bankers raise doubt about whether there’s demand for new loans and how much will be repaid.

The U.S. Senate may vote this week on a bill to funnel $30 billion of capital to community banks, whose business customers typically are small firms. Banks could leverage the sum to make $300 billion in loans that create jobs, according to a Senate summary. Let’s try and remember that the Senate is a group of politicians who are note Bankers and are not the Federal Reserve.  This capital could more than double the commercial and industrial loans at eligible banks as of the first quarter, according to data compiled by KBW Inc.

Bankers say the problem isn’t scarce credit, it’s lack of demand from creditworthy firms in a weak economy. The result may be more loans given to distressed firms and higher losses. While bank regulators don’t compile default rates, the biggest lenders have charge-offs of 4 percent to 14 percent tied to small businesses. Eliot Stark, managing director at Capital Insight Partners Inc., said their credit record resembles “junk.”

“The highest demand for loans is from the companies least qualified, the companies that have really struggled because of the economic downturn,” said Stark, a former Comerica Inc. executive whose Chicago-based investment bank helps community lenders raise capital. The way lawmakers see it, “everyone’s a good borrower, and that’s just not the case.” In a down economy cash flow from business operation is scarce. If a Bank does not analyze the businesses financials adequately the business could be over leveraged with extra debt, causing a bankruptcy situation.

Vote Pending

Obama’s program passed the House last month and is awaiting Senate approval after disputes over the cost, tax breaks added to the bill and concern that it’s another bank bailout like the Troubled Asset Relief Program. Terms call for banks with assets of less than $10 billion to receive U.S. Treasury Department investments in preferred stock or other instruments to promote small-business loans, according to Senate documents.

“If we can help the big banks, then we should certainly be able to help small-business lending,” Obama said June 30. He’s been pushing to increase credit for entrepreneurs since October and summoned leaders of the biggest banks to the White House in December. The Small Business Administration estimates the nation’s 30 million small firms defined as those with fewer than 500 employees create 64 percent of new jobs.

The Independent Community Bankers of America is “wildly supportive” of the bill, said chief economist Paul Merski, whose Washington-based lobby represents almost 5,000 lenders. The American Bankers Association favors passage and the National Federation of Independent Business, which lobbies for small companies, says it supports financing for “creditworthy” firms that have trouble getting loans.

Cost Estimate

Taxpayers could break even if the program is properly structured so that interest and fees cover losses, Stark said. Banks will be charged an initial interest rate of 5 percent, declining to 1 percent if they increase small-business loans or rising as high as 7 percent if the loans stay the same or decrease, according to Richard Carbo, spokesman for the Senate Small Business and Entrepreneurship committee.

The program will earn $1.1 billion over 10 years, and “this is nothing like TARP,” Carbo said. With no cost to taxpayers, “this is one of the most efficient bang-for-your buck initiatives you can put forward,” Gene Sperling, counselor to the Treasury secretary, said in an interview.

Bank loans to small firms fell 5.6 percent to $670 billion as of March from $710 billion in June 2008, according to the Federal Reserve. First-quarter commercial and industrial loans for commercial banks with $10 billion or less in assets — the threshold for the U.S. program — totaled about $240 billion, according to analyst Melissa Roberts at KBW in New York.

Default Rates

Bank of America Corp., the biggest U.S. lender, is trying to “make every good loan we can,” said David Darnell, president of global commercial banking, in a June 3 statement. “Our clients are telling us that until they see sales pick up, they are reluctant to hire and invest.”

Wells Fargo & Co., which says it’s the biggest small- business lender, is “sitting here with tons of liquidity and we’re marching double time in search of more loans,” Chief Executive Officer John Stumpf said in an interview. “In most cases when I hear stories about small businesses not getting loans, it’s the case that more credit will not help them. They need more equity, they need more profitability.”

Nationwide default rates for small businesses aren’t known, say U.S. officials, with spokesmen for the Fed, Treasury and the Federal Deposit Insurance Corp. saying their agencies don’t compile a figure. Among the group of banks surveyed by KBW’s Roberts, 2.81 percent of loans were non-current or charged off as of the first quarter.

Write-Offs

Other gauges show higher defaults, with the SBA reporting a 6.8 percent rate this year on its main “7(a)” loan program through May, higher than junk bonds. Defaults on U.S. corporate speculative-grade debt since 1981 averaged 4.5 percent, according to Standard & Poor’s.

JPMorgan Chase & Co., ranked second by assets, reported small-business charge-offs fell to 4.04 percent in the second quarter from 4.70 percent a year earlier. Charge-offs for all commercial loans at the New York-based bank were 0.74 percent.

Bank of America wrote off 14 percent of small-business loans in 2010’s first half, more than 10 times the rate for other commercial loans. Spokesman Jefferson George declined to comment on the default rate. Citigroup Inc.’s Robert Julavits said the New York bank doesn’t disclose its defaults.

More than 240 banks have failed since the start of 2009 as consumers and businesses fell behind on loans. Most of the failures were community lenders do to their loan portfolios consisting of local real estate and local business lines. A Bank is only as solid as its asset values securing debt obligations.

Small-business loans show higher credit losses than larger companies in “good or bad” times, said American Express Co. CEO Kenneth I. Chenault in a June 2 teleconference. Spokesman Tom Sclafani said AmEx, which offers a line of credit cards to small firms, doesn’t release default data.

Borrowers Balk

The biggest card firm dedicated to small business was Advanta Corp., based in Spring House, Pennsylvania. Advanta cut off its approximately 1 million accounts last year after defaults soared to 20 percent. They eventually topped 50 percent as small firms were “devastated” by the recession, according to Advanta, which went bankrupt in November.

Small borrowers are higher risks because their size leaves less room for error. Half fail within their first five years, according to the SBA, and the recession eroded the value of hard assets such as property and equipment to pledge as collateral, said Alfred Osborne, senior associate dean of the UCLA Anderson School of Management in Los Angeles.

What do you think on this topic? Do you think that this new plan will help stir the economy? Only time will tell…. Mistermoneyman will be there watching the markets.

Run Down of the Economy and Real Estate

Business Economics (NABE) of 242 economists finds 60% feel monetary policy is “appropriate” given current economic conditions; 45% say monetary policy risks are were skewed toward deflation and 89% think the Dodd-Frank Act will have only a modest effect in avoiding another crisis.

The newest survey of the top 242 Economists finds 60% feel monetary policy is “appropriate” given current economic conditions. 45% of the Economists believe that policy risks are skewed toward deflation and 89% think the Dodd-Frank Act will have only a modest effect in avoiding another crisis. I guess it is to bad the economists were not consulted before the Act was executed. Dodd & Frank probably felt it necessary to include reform on the areas they believed caused the crisis.

In more economic news the second quarter GDP rate represents a considerable deceleration from the 5% rate seen during Q409, when optimism was growing and job losses fading. That boost lasted though the winter, but turned into a 3.7% rate in the 1st quarter, and now has again settled back again. The decline in the economy has been tracked by the Chicago Federal Reserve’s National Activity Index, which sported a -0.7 figure in June, the end of the second quarter. However, the most recent report, covering July, found an improvement to a flat 0.0 figure, indicating that the economy likely returned closer to its natural annual growth rate of perhaps 2.7% or so. Of course, July’s meager improvement was just the first month of the third quarter, and unfortunately, more recent data hasn’t been very good.

Along with the broad economic slowdown, the hangover from the homebuyer tax credit “party” has become increasingly apparent. Arguments about its benefits or drawbacks aside, there can be no doubt that the credit has produced distortion in the housing market. The advancement of already weak demand into the spring of this year created a minor peak of sorts, and we are now deep into the valley on the other side, with (hopefully) no place to go but up in the coming months. Given the summer economic swoon and a lack of job growth needed to foment demand, a rebound will probably come later rather than sooner.

Existing Home Sales dropped by a shocking 27.2% in July, landing at a pace far weaker than expected. The 3.83 million annualized pace was the worst reading of either the recession or the recovery. Meanwhile, the slump in demand means that available supply ballooned up to 12.5 months, a level certain to put renewed downward pressure on home prices. Given the size of the drop from June’s 5.26m rate, there is some hope that next month will bring an upward revision, but even if it does, homebuying has come to a virtual standstill.

New Home Sales told much the same tale. In July, an annualized sales rate of 276,000 units was revealed, the lowest in the 46-year history of the series. Worse, downward revisions to the last couple of months make the picture even bleaker, with May’s already-pathetic showing ratcheted down to only 281K. There are still some 210,000 units built and ready to be sold on the market, probably the most difficult to sell units far from city centers and amenities, but it is quite clear that there is not enough demand to warrant any optimism among builders (or any economic boost from homebuilding) at this point.

There is perhaps a little irony in that among the worst housing markets in memory comes what might be the best refinancing opportunity ever… provided you can make it over the hurdles needed to access today’s fantastic mortgage rates. Unfortunately, too few borrowers can, and while refinancing activity has picked up to a fair degree, the aggregate amount of activity so far is small relative to other refi booms and boomlets. With about 11 million borrowers underwater to some degree, there are a lot of people who might wish to refinance but cannot, and probably many millions more who lack the steady income needed to qualify.

While the economic recovery to date has been largely a production-led one of inventory rebuilding, there are continuing signs that the momentum from that burst of activity is fading. Orders for durable goods did manage an overall 0.3% increase in July, but all of the upward strength came in the form of transportation-related orders. Excluding them left a drop of 3.8%, and so-called “core” spending by businesses on items intended to last three months or more dipped by 1.5% during the month.

That ordering slump was reflected in two localized August readings of manufacturing activity by two Federal Reserve Banks. In the Richmond district, their measuring stick moved from a mark of 16 in July to 11 in August, still a fair level but a fourth consecutive decline from an April spike to 30. Over in the Kansas City region, a more pronounced fall to flatline was seen, as their indicator fell from 14 in July to 0 in August. It was the lowest reading in a full year.

Enthusiasm among consumers has improved a touch of late. The University of Michigan survey of Consumer Sentiment firmed by 1.1 points in the final August report, recovering just a little of an 8.2-point slump in July. Confidence readings remain near the at the lowest levels of 2010 and are comparable to the same July-August period last year, when the economy had just begun to emerge from recession.

 

Current Adjustable Rate Mortgage (ARM) Indexes
Index For the Week Ending Previous Year
  Aug 20 Jul 23 Aug 21
6-Mo. TCM 0.19% 0.20% 0.26%
1-Yr. TCM 0.25% 0.27% 0.44%
3-Yr. TCM 0.77% 0.93% 1.56%
5-Yr. TCM 1.44% 1.71% 2.47%
FHFB NMCR 4.78% 4.91% 5.09%
SAIF 11th Dist. COF 1.797% 1.791% 1.832%
HSH Nat’l Avg. Offer Rate 4.80% 4.90% 5.63%
 

The weekly ABC News/Washington Post poll of Consumer Comfort nudged up another notch to -44 during the week ending August 22, continuing a climb off a recent bottom which seems to have been fostered by the interruption in unemployment benefits. After a recent crest of 504,000 during the week ending August 14, initial claims for unemployment benefits backed off a little to 473,000 for August 21, producing a bit of a sigh of relief that the labor market wasn’t worsening anew to any real degree.

We seem to be in a vicious little trap at the moment in a number of ways. There’s not enough job growth to produce the kind of consumer spending which can produce more and more self-sustaining growth. There aren’t more jobs available because there isn’t enough final demand to produce them. Due to that lack of growth and a lack of inflation, we have fantastic rates for borrowers who either lack the confidence or income to take advantage of them to buy homes, and we have millions of folks who would love access to those rates but cannot qualify to borrow… because they have no jobs, or because others have no jobs to produce the kind of growth which would serve to create demand to firm home prices… and around we go.

We certainly hope that the swoon to a 1.6% GDP rate in the second quarter was a temporary one. The ugly news from July and August doesn’t give us a great feeling about the potential for a huge increase in that rate for the third quarter. On the bright side, there is still more than a month to go, and there have been a few indications here and there that we could finish the period more strongly than we began it.

Rates moved down a little bit again this week, but at least one of our friends called in to observe that spreads relative to the benchmark 10-year Treasury have widened appreciably over the past few weeks. For the most part, that’s due to very solid flight-to-quality demand for the 100% safety and security of the Federal debt, and also perhaps a reflection that mortgage rates are certainly low enough to keep lenders fairly busy with refinancing at the moment. With about 55-year low interest rates in place, they don’t need to compete quite as hard to get borrowers in the door, and there’s no reason to run a sale if the store’s already full of people.

Making Money as Mortgage Lender Has Changed

WASHINGTON-The Federal Reserve’s new rules on loan officer compensation are expected to force mortgage companies to review the way they conduct business and compensate their employees.

“It’s going to make a lot of people restructure their mortgage departments,” according to Elizabeth Deal, executive vice president of a mortgage subsidiary controlled by the Independent Community Bankers of America.

Lenders will have to rewrite the job descriptions of their LOs and compensation packages, “which could really impact their way of life.”

The Fed compensation rule allows lenders to pay a loan officer or mortgage broker a flat fee or a percentage of the loan amount.

ICBA Mortgage provides community banks with access to the secondary market. Several community banks pay their loan officers a base salary with many LOs receiving a bonus at yearend based on their mortgage production volume.

“Probably, this rule change doesn’t affect a majority of our members,” she said, “but it does affect some.”

Scott Stern, CEO of Lenders One, a mortgage cooperative with 155 member firms, said there is much confusion about the Fed’s compensation rule among his affiliates.

“They are concerned about possible limits on company compensation and loan officer compensation,” he said.

The Lenders One CEO stressed that he supports one key objective of the Fed rule, which is to ban compensation practices that encourage LOs to steer borrowers into riskier and higher-priced loans, including nonprime mortgages that carry teaser rates and prepayment penalties.

“However, the rule should empower LOs to earn a living based on the volume of loans they originate-and the loan amount, with no cap on income,” he said. Stern believes this would allow the mortgage industry “to continue to recruit the best and the brightest from the financial services world.”

American Bankers Association senior regulatory counsel Rod Alba said he is not aware of any cap on LO compensation in the rule.

The Fed is “not setting the rate that is ultimately charged to the consumer,” the ABA vice president said. And the Fed is “not capping how much you can pay the broker or the loan officer,” he added.

However, the Fed is not the only government entity forcing the mortgage industry to adjust its loan officer compensation rules.

Back in March, the Department of Labor issued an interruptive rule saying that LOs who work primarily inside the office are entitled to overtime pay.

The ABA regulatory counsel said it is unclear how the Fed’s compensation rule is going to interact with the DOL’s position on overtime pay.

“With the Fed tightening up on compensation to LOs, and the companies facing so much risk from the overtime rule,” he said, the “pure commission-based compensation system is probably a thing of the past.”

The ABA vice president suggested that companies may end up paying LOs a set a salary to work 9 to 5 and a bonus at the end of the year if they originated 100 loans.

The ICBA mortgage executive noted that LOs generally have multiple duties at a community bank. They are salaried employees who will work overtime to help borrowers. But that kind of flexibility might have to change under the overtime rule.

How to Outsource on the Web

Have you ever thought about using a website to outsource services? Danny Guillory of San Francisco has used a company named Elance, to higher professional vendors through their online marketplace. Guillory is chief executive of Innovations International, a $750,000 human resources consulting firm with five employees. Through Elance, he has hired a graphic designer in Provo, Utah, to work on a client’s posters, and an administrative assistant in India to crunch numbers. Now he’s using the site to select a market researcher. To date, the outside help has cost a mere $1,500. Without Elance, says Guillory, “there’s no way I could have afforded to do [some of this work].”

What is the difference between online marketplaces and and freelancers you ask? These sites are more than just job boards, these sites connect buyers with vendors, help manage projects, and deal with disputes and payments. The user does not need to have a large technological prowess but it is important to be specific in describing a project and to vet vendors properly.

Several other sites that we recommend using is Guru.com, DoMyStuff.com, and RentaCoder (specifically about software development.)

Mistermoneyman says give it a try!

Managing Rules for Success

“Successful leaders empower their people to make decisions, share information, and take risks. Here are three ways to get out of your people’s way and let them take ownership:

1. Give responsibility and autonomy. Let those who demonstrate the capacity to handle responsibility take on new levels of accountability and have autonomy over their tasks and resources.

2. Focus on growth. Create an environment where people have the opportunity to expand their skills and are rewarded for doing so.

3. Don’t second-guess. Unless it is absolutely necessary, don’t doubt the decisions of others. This undermines their confidence and encourages them to hold back when they have ideas.”

- Today’s Management Tip was adapted from “Empowering Your Employees to Empower Themselves” by Marshall Goldsmith.

California School District Problems

State leaders on Monday used a recently passed law to delay payment of nearly $3 billion in funds to K-12 public education and a welfare program, a decision that officials acknowledged will exacerbate difficulties for school districts and counties that already have had to lay off workers.

The move transfers part of the state’s money shortage crisis to counties, school districts and local officials, who will be left to decide how to bridge the gap to continue providing services to the public.

“Essentially, this is … the state pushing its cash management to local districts,” said Jack O’Connell, the state superintendent of public instruction, adding that in the past few years, “schools have not only taken a hit, they’ve taken a massive hit.”

Districts feel pressure

What the decision means for schools, which will not receive scheduled payments from the state in September totaling $2.5 billion, will vary by district but many will have to borrow the money from the private market and pay it back with interest, O’Connell said.

Troy Flint, spokesman for the Oakland Unified School District, said, “This wasn’t unexpected, given California’s budget woes, but as with most decisions coming from Sacramento recently, it puts more pressure on local districts to compensate for shortcomings at the state level.”

Jean Hurst, a lobbyist for the California State Association of Counties said the delay in receiving $400 million in welfare dollars for counties will probably also result in counties having to borrow cash to make up the difference.

She said she doubted services would be affected, but said, “this is just another component that makes it more complicated. … (It’s) additional bailing wire and duct tape to put the budget together.”

Karen Mitchoff, spokesperson for the Contra Costa Employment and Human Services Department, said deferred payments from the state, “would be devastating to the delivery of services at the local level. Any deferment of payments to the county means that we have to scramble for money in order to pay our obligations.”

The decision to defer the payments was made by the state controller, treasurer and director of the Department of Finance, who wrote a letter Monday to legislative leaders saying that the state would delay for up to three months $2.9 billion that is owed to school districts and to counties to administer the state’s welfare-to-work program, CalWORKS.

Delay to keep cash

The governor signed a law earlier this year allowing for delays, called deferrals, in order to keep some cash in California’s coffers during fiscal emergencies.

Besides Monday’s decision to defer paying K-12 education and welfare, the state also is preparing to begin issuing IOUs – in one to three weeks – to vendors, taxpayers and others doing business with the state, as it did last year to deal with the budget crisis.

State lawmakers, who face solving a $19 billion deficit, have still not agreed on a budget, which is now 55 days late.

The state first used the deferral law in July to delay $3.2 billion in payments to education and welfare until September. It was planning to use the law again in October to delay payments.

Instead, on Monday, the financial leaders said they were invoking a provision to allow them to fast track to September the payment deferral that had been planned for October.

“The decision for deferral acceleration was not taken lightly, given that these programs are already facing multiple hardships of potential budget reductions, payment deferrals last July and reduced month payments because of the late budget,” wrote Controller John Chiang, Treasurer Bill Lockyer and Department of Finance Director Ana Matosantos.

However, they wrote, “the state has not enacted a timely budget that would provide valuable additional savings and receipts and allow for external borrowing.” They also noted the financial duress counties and school districts are facing and wrote, “unfortunately, this accelerated deferral of state payments will further exacerbate that situation.”

Paying state with IOUs

Concerns about the cash flow – and especially having enough money on hand to make scheduled payments on debt – have led to Chiang saying that IOUs could be issued in less than two weeks to people and businesses receiving tax refunds, college students seeking aid, low-income seniors and the blind and disabled, among others.

But on Monday, the state Senate unanimously approved a bill to allow people or businesses to use the IOUs, known officially as registered warrants, at full-face value for any debt owed to the state or a state agency.

The bill “addresses a genuine fiscal problem in the state and answers it with simple equity,” said Sen. Mark Wyland, R-Solana Beach (San Diego County), who presented the bill on the Senate floor. Assemblyman Joel Anderson, R-Alpine (San Diego County), authored the bill.

While Chiang supports the measure, it is not clear whether Gov. Arnold Schwarzenegger will sign it, as his Department of Finance opposes it.

H.D. Palmer, spokesman for the finance department, said allowing California agencies to accept IOUs would diminish the cash-saving effect, because people would not be paying real money to the state.

“It would partially cancel out the benefits of the reason for doing IOUs in the first place,” said Palmer, who addressed the issue of fairness by saying, “It’s unfair to taxpayers to have the state in a position where we issue IOUs in the first place, and we hope we don’t get there.”

Both the IOUs and the deferred payments to schools and counties could be avoided if the Legislature passes and the governor signs a budget in the near future. Lawmakers and the governor still appear to be far apart on a spending plan for the fiscal year that began July 1.

What your Entrepreneurial Mindset Should Be

Although the video is aged, this is the mindset that you need when you start your own venture.

 http://www.youtube.com/watch?v=AFUOrw8AvEI