Showing posts with label Home Equity. Show all posts
Showing posts with label Home Equity. Show all posts

Friday, December 22, 2017

Canadian Homeowners Take Out HELOCs To Fund Subprime Purchases

Authored by Steve Saretsky via VanCityCondoGuide.com,


The HELOC (Home Equity Line of Credit) has been a blessing and a curse for Canadian households. While it has helped spur house prices and simultaneously provided consumers the ability to tap into their new found equity, it has also crippled many Canadian households into a debt trap that seems insurmountable.


Between 2000 and 2010, HELOC balances soared from $35 billion to $186 billion, according to the Financial Consumer Agency of Canada, an average annual growth rate of 20%.


As of 2016, HELOC balances sit at $211 billion, a 500% increase since the year 2000. While also pushing Canadian household debt to incomes to record highs of 168%.



HELOC Debt in Canada


Scott Terrio, a debt consultant, says the situation is a full blown “extend and pretend” meaning borrowers are just continuously refinancing or taking on more and more debt in order to sustain their lifestyle. Canadians can extend their debt repayment terms and pretend to live a lifestyle they can’t otherwise obtain.


What the HELOC has also been able to do is help spur the private lending space which has ultimately supported rising house prices. Seth Daniels of JKD Capital, one of the most astute Canada-Watchers says theres a growing trend where “a homeowner acts as a sub-prime lender by drawing a HELOC at 3% interest only, and lends it to a subprime borrower at 8-12% for one year (interest only).”


This is something i’ve been hearing on an ongoing basis from mortgage brokers and lawyers who help facilitate these deals. Especially since mortgage lending conditions tightened, starting with OSFI’s first mortgage stress test back in November, 2016 which required high ratio borrowers (less than 20% down payment) to qualify for a mortgage at the borrowing rate plus 2%. So basically you’re getting qualified on what you can borrow at 5% even though you’re borrowing at 3%.


This strategy has been bulletproof, because, well, prices can only go up.


The lender makes a juicy return, and the borrower gets his house. The borrower then transitions into a traditional mortgage once his home equity rises after the one year expires.


This has created a situation where, as of September 2017, personal loans secured against residential real estate hit a record high $247 Billion.



Source: Better Dwelling via OSFI


Thanks to an endless supply of new loans (credit) and rising house prices, mortgage arrears rate continue to fall to rock bottom lows.



Source: CMHC


But as Seth Daniels remarked, “Up to a point, the greater the debt growth, the lower the arrears because as they say ‘a rolling loan gathers no loss’. In other words when debt growth is exploding people can find ways of avoiding default by rolling the loan, refinancing, selling the asset, or whatever. So, paradoxically, the default rate will seem to improve when the actual risk in the economy is exploding”.


With another mortgage stress test set to roll out January 1, 2018, this will likely push another swarm of borrowers into the private lending space. We’re already witnessing a huge end of the year push as buyers scramble to secure a home prior to further mortgage clamp downs.


The new mortgage stress test which previously only targeted high ratio borrowers (less than 20% downpayment), will now include low ratio borrowers (more than 20% downpayment) as well. This could be substantial, considering  85% to 90% of all mortgages in Toronto & Vancouver are low-ratio.
(American Readers: Canadians can only secure a mortgage rate for a maximum term of 5 years, meaning a rising interest rate environment is much more impactful)


It’s anticipated to eliminate some 12% of low ratio borrowers while simultaneously reducing borrowing power by 20%.


This could signal a final boom for the private lending space in Canada.









Tuesday, December 12, 2017

"It"s In The Mania Phase": Securities Regulator Warns That "Mortgages Are Being Taken Out To Buy Bitcoin"

As the investing world continues to argue back and forth over whether Bitcoin is an acceptable store of value or nothing more than a massive bubble that has only been rivaled by the Dutch tulip mania of the 1600"s, new information revealed by the President of the North American Securities Administrators Association would tend to lend some credence to the latter.


Appearing on Power Lunch today, Joseph Borg, also director of the Alabama Securities Commission, argued that Bitcoin has clearly entered its "mania phase" with people now taking out home equity loans and cash advances on credit cards to purchase the digital currency in the hopes of getting rich quick.


"We"ve seen mortgages being taken out to buy bitcoin. … People do credit cards, equity lines," said Borg, president of the North American Securities Administrators Association, a voluntary organization devoted to investor protection. Borg is also director of the Alabama Securities Commission.


 


"This is not something a guy who"s making $100,000 a year, who"s got a mortgage and two kids in college ought to be invested in."


 


"You"re on this mania curve. At some point in time there"s got to be a leveling off. Cryptocurrency is here to stay. Blockchain is here to stay. Whether it is bitcoin or not, I don"t know," Borg said in an interview with "Power Lunch."




Of course, as we noted a few months ago, JP Morgan"s Jamie Dimon has has been among the most vocal critics of Bitcoin and has frequently expressed his skepticism that international governments will allow it to survive in any meaningful capacity after someone inevitably "gets killed..."


Speaking to CNBC later in the day, Dimon said he’s skeptical governments will allow a currency to exist without state oversight: “Someone’s going to get killed and then the government’s going to come down,” he said. “You just saw in China, governments like to control their money supply.”


 


“You’re wasting your time with Bitcoin! Virtual currency, where it’s called a bitcoin vs. a U.S. dollar, that’s going to be stopped,” said Dimon. “No government will ever support a virtual currency that goes around borders and doesn’t have the same controls. It’s not going to happen.”


 


“Blockchain is like any other technology. If it is cheaper, effective, works, and secure, then we are going to use it. The technology will be used, and it could be used to transport currency, but it will be dollars, not bitcoins.”



...perhaps the Americans now levering up their largest asset in the midst of yet another housing bubble, only to turn around and purchase what could very well end up being an even bigger bubble, are the people to whom Dimon was referring???









Monday, December 4, 2017

Here Are The Negatives In The Republican Tax Plan, According To Wall Street

Judging by the market"s euphoric reaction this morning, the Senate"s passage of the tax bill on Saturday is nothing but good news for stocks (well, maybe not the Nasdaq). And indeed, banks - whose effective tax rate is around 30% - and other tax-sensitive companies are surging, with banks are outperforming and  sending the KBW bank index up as much as 2.8% to a fresh decade-high (BofA up as much as 3.9% to the highest since Oct. 2008; JPM up as much as 3.4% to record high; Citigroup up as much as 2.7% to highest since Dec. 2008). Even so, as Bloomberg reports, some analysts are sounding a few warnings. Their concerns include: a delay in potential benefits; the need to make fixes in a highly partisan environment; and curbing R&D credits.


Here are the negatives in the Republican tax plan, according to Wall Street:


WELLS FARGO (Christopher Harvey)


  • Sees difference between House, Senate timing of corporate tax cut (2018 vs 2019) as significant, with Senate’s 2019 likely to prevail; that means tax overhaul’s potential direct impact to 2018 corporate earnings is likely to be zero

  • Feels "great rotation" (out of tech, and into tax-sensitive issues such as banks, small-caps, value-oriented stocks) will need to pause

  • Senate’s depreciation policy may counterbalance timing of the corporate tax cut to a degree; notes Senate allows for full expensing of capital investments starting in 2018; in a higher tax environment (no change until 2019), that may pull some spending forward, aiding 2018 growth; also sees strong 1H M&A

COMPASS POINT (Isaac Boltansky)


  • A "concerning theme" is emerging: the likely need for fixes next year, while "it isn’t exactly clear how those changes will be made"

  • Structural defects in final bill are probable, given it’s being drafted at "warp speed," and most pieces of sweeping legislation require technical corrections; recently, however, lawmakers have been unable to reopen primarily partisan bills (like Dodd Frank, ACA)

  • Sees conference committee process as potentially volatile, but expects quick movement, with Trump signing a bill this year

BLOOMBERG INTELLIGENCE (Andrew Silverman)


  • Downsides include AMT inclusion, which haircuts or prevents some businesses from being able to take deductions and depreciation (including the R&D credit, which GOP had said they wanted to preserve)

  • Also notes slashing state and local tax (SALT) deduction; higher-than-est. repatriation rates (bad for tech, pharma cos.); haircut on taking net operating losses

  • Senate bill changes how non-profits and pensions are taxed, likely increases taxes substantially on "unrelated business taxable income"

HORIZON INVESTMENTS (Greg Valliere)


  • House/Senate conferees, who will start work on Monday, have "enormous number" of issues to resolve, including whether individual provisions are permanent, whether mortgage deduction will get haircut, when corporate rate cuts begin (2018 or 2019?)

  • Veteran tax lobbyists were "incredulous" this weekend over Senate-passed tax bill, which was "hastily patched together with enormous unintended consequences," including retaining corporate AMT, which effectively would kill the R&D tax credit

  • Adds bill is still being written and corrected; numbers don’t add up; Republican leaders, led by Paul Ryan, "have made no secret about their next goal," which is major overhaul of the welfare state, including curb growth of Social Security, Medicare, Medicaid as deficits rise; "Democrats, eyeing the next two elections, are salivating"

MOODY’S (Nick Samuels)


  • Senate’s overhaul is negative for state and local government finances (most sharply in high-tax states like Calif., N.Y., N.J.)

  • Change to SALT deduction would reduce disposable income for many taxpayers, likely outweighing positive effect of lower federal rates on consumption

  • SALT change would also hurt financial flexibility by increasing political resistance to tax increases at state, local level

MOODY’S (Christina Padgett)


  • Diminished interest deductibility, which is more punitive to highly-leveraged companies, is likely to have negative implications for low-rated speculative grade cos., may outweigh benefits of lower corporate tax rate

  • Spec-grade companies pay relatively little in taxes in part due to tax shield from interest deduction

  • Leveraged buyouts and industry sectors with highest leverage, weakest coverage of interest expense are among most vulnerable

HEIGHT SECURITIES (Ed Groshans)


  • Senate-passed bill amends tax law covering interest deductions on home equity indebtedness

  • This "seemingly innocuous" amendment would prevent homeowners from deducting interest on mortgages that are refinanced

  • Would likely reduce refinancings for borrowers who’d prefer to maintain mortgage interest deduction for tax purposes

MELIUS (Carter Copeland)


  • While tax overhaul may bring some extra profits to defense co. bottom lines and cash flow to shareholders, it may also make the future budget situation much tighter for the Department of Defense by removing "wiggle room in the annual fight for funding"

Source: Bloomberg









Thursday, November 9, 2017

Goldman Still Sees 65% Chance Of Tax Reform Passing; Expects Senate To Make These Changes...

After a wave of GOP defections in recent days and waffling on timing, Goldman"s economics team apparently still sees a 65% chance of a tax reform bill being enacted by "early 2018," but warns that the final bill may look nothing like the one recently proposed by the House.


As we pointed out yesterday (see: The Republican Tax Plan Will Crush These Housing Markets), Goldman fully expects the Washington D.C. swamp, led by realtors and homebuilders in this case, to attack various components of the House"s bill, including efforts to slash the mortgage deduction cap, but don"t think those efforts will be enough to tank tax reform altogether.








Political opposition to the bill seems likely to result in changes to the bill, particularly in the Senate, but it is less likely to block enactment of a tax bill altogether. The National Association of Realtors (NAR), National Association of Home Builders (NAHB), National Federation of Independent Businesses (NFIB), and anti-tax groups such as the Club for Growth have opposed the current House proposal for various reasons.


 


That said, we believe this is more likely to result in changes to the bill in the Senate rather than a failure to pass a tax bill at all.


 


These changes—for example, raising the proposed principal cap on mortgage interest deductibility and potentially making the treatment of pass-through income more generous than the initial House proposal—could crowd out other priorities, but don’t seem likely to block passage entirely. There is also a more fundamental political motivation, which is that many congressional Republicans would like to enact at least one piece of major legislation prior to the 2018 midterm election.



McConnell


So, what does Goldman see changing in the Senate bill?  Here"s a recap:








Mortgage Deduction: We expect the Senate to be more generous on mortgage interest than the House’s proposed $500k cap on principal on which interest can be deducted. This might involve an initial proposal to set the principal cap at $750k, or possibly keeping the deduction as it is today (principal is deductible on mortgage principal of $1 million and home equity debt of $100k). A $750k cap might raise about one-quarter of the roughly $300bn over 10 years the $500k limitation would raise.


 


SALT: By contrast, we expect the Senate to be less generous on state and local tax deductions, potentially proposing to eliminate all state and local tax deductibility, whereas the House has proposed to allow up to $10k in property taxes to be deducted (no state/local income taxes would be deductible).


 


Estate tax repeal: The House proposal would double the amount exempted from the estate tax for the next five years, and then repeal the tax altogether after 2023. We do not expect estate tax repeal to have adequate support in the Senate, which might free up a bit less than $100bn (compared with the House bill) for other purposes.


 


The corporate tax rate: The Senate’s version of tax reform legislation looks likely to propose a 20% corporate tax rate, but we continue to believe it is likely this will be phased in rather than taking effect immediately in 2018. Our expectation is that the final House-Senate compromise will phase in the corporate rate reduction because of fiscal constraints; we also believe there is a good chance the rate will be higher than 20% and that it will potentially end up around 25%.


 


Interest deductibility: The House has proposed limiting corporate interest deductibility to 30% of EBITDA. It is unclear what approach the Senate will take on interest deductibility, but some limitation looks likely to be proposed, in our view. One alternative that has been discussed in the past is to limit the deduction to a share of overall interest expense (e.g., 70% or 80% of interest could be deducted). This would have the advantage of reducing the disruption to the most highly levered firms, and might also potentially allow for grandfathering of existing debt.


 


Base-erosion measures: The House proposal has a few measures aimed at preventing the shifting of corporate profits from the US to other lower-tax countries. One is a 10% minimum tax on foreign earnings (more precisely, 50% of foreign profits above a normal return on capital would be taxed as US income at the 20% corporate rate, for an effective rate of up to 10%). A second measure would impose a 20% excise tax on related-party cross-border transactions (discussed below). We expect the Senate to include a measure aimed at preventing base-erosion in the Senate bill as well, potentially including the foreign minimum tax, but expect the Senate to take a different approach than the proposed 20% excise tax, which has already changed in the House in any case.



Meanwhile, rumors have surfaced of late that suggest the Trump administration delayed an executive order repealing Obamacare"s individual mandate on hopes that it could be wrapped into the Senate"s tax reform bill...Goldman is skeptical...








Probably not, but it looks like it could be included in the House bill before it passes. There are two reasons this could be an attractive option. First, many Republican voters see ACA repeal to be at least as high a priority as tax reform, so combining the issues would allow Republican leaders to take action on aspects of both. Second, mandate repeal has been estimated in the past to reduce the deficit by more than $300bn over ten years because it would reduce enrollment in subsidized health insurance. This would allow tax writers to fill the hole that has been created by scaling back other revenue raisers already, and the further scaling back that is likely to occur as the process moves forward. However, there is an even stronger argument against including mandate repeal, which is simply that repeal of the individual and employer mandate—so-called “skinny repeal”—failed to pass the Senate over the summer and including it in tax reform could simply sink both efforts. So if it is included in an early version of tax reform, repeal still seems likely to be dropped before tax reform becomes law.



Of course, the much bigger issue is whether the Senate will be able to overcome a very narrow Republican majority while passing a bill that complies with "Reconciliation Rules" and the "Byrd Rule."








Yes, this is one of the reasons we expect the bill to change. “Reconciliation” bills need only 51 votes to pass the Senate if they remain within fiscal targets in the budget resolution and do not violate any existing Senate rules. A violation takes 60 votes (and therefore Democratic support) to overcome. The recent budget resolution allows for a tax cut of up to $1.5 trillion over ten years. After recent changes to the bill in the House, the bill is now estimated to increase the deficit by $1.57 trillion over ten years. A second procedural obstacle is the Senate’s “Byrd Rule”, which prohibits reconciliation legislation from raising the deficit after ten years. The House provisions are mostly permanent, which would violate the Byrd Rule. This leaves the Senate with two options: offset the cost of tax relief with base-broadening or other measures after ten years, or make the tax relief temporary. We expect the Senate bill to do some of each by partially offsetting tax reductions and then allowing whatever has not been offset to expire. This means that the more structural elements of the bill would likely be permanent, such as the limitation on individual itemized deductions and the shift to a territorial tax system for foreign corporate income, while at least some of the tax relief, including individual and corporate rate reductions, would expire after ten years.



So what say you?  Will tax reform mark the Trump administration"s first major legislative victory or will John McCain spoil the party once again?









Saturday, September 2, 2017

Wasserman Schultz Aide Pleads ‘Not Guilty’ As Prosecution Drops Hints About A Broader Probe Of Awan

By Jamie Dupree of PBP.



Former U.S. House IT aide Imran Awan pleaded not guilty Friday to federal charges that he and his wife lied on an application for a home equity loan, as prosecutors dropped hints about a broader probe of Awan and his family members related to their computer work in recent years for Rep. Debbie Wasserman Schultz (D-FL) and a series of other Democratic lawmakers in the Congress.


A federal judge also agreed to return $9,000 seized from Awan when he was arrested at Dulles Airport in late July, as the feds and Awan’s legal team agreed to ensure that the money is used only to pay for the cost of Awan’s legal defense.


While the existing case against Awan and his wife, Hina Alvi, is related to whether they did not tell the truth on a loan application to a Capitol Hill credit union – documents in the matter again suggested at a larger investigation, possibly relating to more than just matters of bank fraud.


In a letter about evidence in the case, U.S. Attorney Channing Phillips described the probe as one that involved, “voluminous discovery,” citing items that were found in a Congressional office building back in April, which seemingly may have belonged to Awan.



This "laptop bag" found in April could well be the piece of equipment that had drawn the interest of Rep. Wasserman Schultz earlier this year, when she verbally berated the Capitol Hill Police chief at a House budget hearing, demanding that an item be returned to her office.


“I think you’re violating the rules when you conduct your business that way,” Wasserman Schultz said bluntly, as she told the chief that he should “expect that there will be consequences.”


The chief said he was not returning the piece of equipment that officers had found, because it was part of an investigation, which he did not detail.


From prosecutors, this evidence letter was the first official confirmation that there were items found on Capitol Hill which had a direct link to Imran Awan.


Still unclear is what exactly that earlier investigation has uncovered.


In a hearing before Federal Judge Tanya S. Chutkan, the judge refused to allow a citizen investigator from Indiana to join the case; he claimed he could provide evidence to the feds that shows a broader misuse of government resources by Awan and his family during their Capitol Hill employment.



Awan, his wife, and several of their relatives were barred from the Congressional IT system in February, as Democratic lawmakers quickly fired them from part-time IT jobs – but Capitol Police and investigators have still not formally said what problem led to that decision.


Unlike other Democrats who had employed the family members, Awan and his wife, Hina Alvi, were kept on the payroll by Rep. Wasserman Schultz – Alvi until she returned to Pakistan with their children in early March, while Awan was paid until he was arrested and charged with bank fraud.


Newly released payroll figures from the U.S. House of Representatives show that Awan was paid $5,000.01 as a “shared employee” in the second quarter of 2017 by Wasserman Schultz.



That was more than the $1,494.45 that Wasserman Schultz had paid Awan in the first quarter of this year.


At today’s hearing, Awan’s lawyers asked that he be allowed to venture up to 100 miles from home, as he evidently is now driving for Uber, as a way to make money.


The judge asked for written arguments to be filed on that request. The next hearing for Awan is set for October 6.

Tuesday, August 29, 2017

Housing Bubble 2.0: Home Equity Loans Soar To Highest Level Since 2008

It seems as though the practice of using one"s home as a personal ATM machine is making a "yuge" comeback of late thanks, at least in part, to the same aggressive lending terms and attractive teaser rates that nearly sank the world economy just under a decade ago.  According the Wall Street Journal and Equifax, home equity originations soared to $46 billion in 2Q 2017, the highest level since the market collapsed in 2008.





“If customers feel like their home values are stable or increasing, and if they feel like their job prospects are good—that they will have the ability to pay back a loan they take—then they will start to take out more home-equity lines,” said Mike Kinane, head of U.S. consumer-lending products at TD Bank. “That is what we are starting to see.”



Home-equity line originations rose 8% to nearly $46 billion in the second quarter, their highest level since 2008, according to credit-reporting firm Equifax . Borrowing via cash-out mortgage refinances hit $15 billion, up 6% from a year earlier, according to recent data from Freddie Mac.



The main engine driving demand: rising home prices. The median sale price of an existing home rose to $263,800 in June, the highest on record, up 40% from $187,900 at the start of 2014, according to the National Association of Realtors.



HOme Equity



But, don"t worry because the banks and loan officers re-inflating the housing bubble are here to assure you that it"s all different this time around...





Banks insist the increased borrowing doesn’t herald a return to housing-bubble days when consumers came to view their homes as cash registers. Banks say they are being more cautious in how they make such loans and some add they are encouraging borrowers to tackle renovations or consolidate debt—uses that are considered investments rather than luxuries.



“We continue to watch what’s going on and the way it’s being done, but it’s much different from before the crisis,” said Tom Wind, head of U.S. Bancorp ’s home-mortgage division. Mr. Wind added that the bank expects this type of borrowing to keep rebounding because the equity in people’s homes is “meaningful and people want things like renovations.”



...because home prices appreciating at over 5x inflation is just "normal."




But perhaps the best example of why "this time is different" is illustrated by the case study of Marc Yu of Atlanta who took out a home equity loan on his family"s home just so he could afford the down payment on an "investment property".  See, completely different this time.





Marc Yu took out a home-equity line to buy an investment property, a house he now rents out at a profit. He has thought about paying off the line early, but instead decided to keep it open as long as interest rates stay relatively low.



“I wanted to use the equity” in the first house, rather than “it just sitting there,” said Mr. Yu, who works in digital forensics in the Atlanta area.



Seems like we"ve seen this movie before...

Monday, August 28, 2017

Marine Who Found Smashed Awan Equipment Blasts Wasserman Schultz Over ‘Islamophobia’ Claim

 


Content originally published at iBankCoin.com


The U.S. Marine who discovered smashed hard drives and other electronics in the garage of a rented home owned by indicted DNC IT staffer Imran Awan is outraged over claims of ‘Islamophobia’ from Debbie Wasserman Schultz.


Andre Taggart turned the damaged equipment over to the FBI, which is investigating the former Wasserman Schultz employee for a variety of suspected crimes, including procurement fraud, violations of the congressional IT network, and using an off-site server to divert data.


When former DNC chairman Schultz claimed that U.S. Capitol Police are only investigating a ‘persecuted’ Awan due to Islamophobia, Taggart - a Democrat, called BS and decided to speak up.


Via the Daily Caller:


Taggart told The Daily Caller News Foundation’s Investigative Group Wednesday that “it was amazing” that Wasserman Schultz, a Florida Democrat, describes Imran as a victim of religious discrimination by law enforcement. Taggart rented the Northern Virginia home of Awan, who had frantically moved out after learning authorities were onto him.


“It pisses me off,” said Taggart, a black Marine who says he votes Democrat. He believes Wasserman Schultz is crying wolf and devaluing the meaning of genuine discrimination, while also exposing herself and the nation to risks.


The day after the Daily Caller reported that Taggart had found and turned over the damaged equipment to the FBI in July, Imran attempted to flee the country, only to be arrested by the FBI at Dulles International Airport. The Awans had transferred and smuggled nearly $300,000 out of the U.S. before Imran’s arrest.


Taggart’s identity was originally withheld when the Daily Caller broke the story about the smashed hard drives in July, however the Democrat marine said he made the decision to come forward because he is concerned that ‘fellow Democrats are making a grave mistake by ignoring a scandal with serious criminal and national security implications,’ reports TheDCNF.


“I’m absolutely disgusted with everything going on in the country right now, mostly because of right-wing conservatives, but with respect to this situation, political affiliation is irrelevant,” said Taggart.


In addition to the four counts of fraud in relation to a Home Equity Line of Credit Imran Awan and his wife fraudulently applied for and subsequently sent to Pakistan, the Awans are suspected of a variety of other offenses – up to and including sending classified information to foreign enemies of the United States.


“Him, his wife, his brother, all working down there — there’s no way they could do this without help. If we can drag Trump and his wingnuts through the mud for the Russia influence that they are having, then it’s only fair that we also expose this s–t,” said Taggart.


Lawsuit!?


When Imran Awan discovered that Taggart was holding onto the damaged equipment from his rented garage, he threatened to sue to get it back. Awan also listed the house for sale right after signing a multi-year lease.


“They took advantage of us,” said Taggart.


Awan relative Syed Ahmed told The Daily Mail “for the sake of money they would have done anything… [Imran] might have been selling this information.”


Both Judge Napolitano and Lt. Colonel Tony Shaffer have said that their intel sources believe the Awans were spying on congress and selling information:


 



To follow the latest on the Awan saga, follow Luke Rosiak at the Daily Caller and investigator George Webb.


Follow on Twitter @ZeroPointNow § Subscribe to our YouTube channel

Tuesday, August 22, 2017

Awan Plot Thickens As NY Democrat Yvette Clarke "Quietly" Wrote-Off $120,000 Of Missing Tech Equipment

When we reported last week that Imran Awan and his wife had been indicted by a grand jury on 4 counts, including bank fraud and making false statements related to some home equity loans, we also noted that those charges could simply be placeholders for further developments yet to come.  Now, according to a new report from the Daily Caller, the more interesting component of the FBI"s investigation could be tied to precisely why New York Democrat Representative Yvette Clarke quietly agreed in early 2016 to simply write-off $120,000 in missing electronics tied to the Awans.





A chief of staff for Democratic Rep. Yvette Clarke quietly agreed in early 2016 to sign away a $120,000 missing electronics problem on behalf of two former IT aides now suspected of stealing equipment from Congress, The Daily Caller News Foundation has learned.



Clarke’s chief of staff at the time effectively dismissed the loss and prevented it from coming up in future audits by signing a form removing the missing equipment from a House-wide tracking system after one of the Awan brothers alerted the office the equipment was gone. The Pakistani-born brothers are now at the center of an FBI investigation over their IT work with dozens of Congressional offices.



The $120,000 figure amounts to about a tenth of the office’s annual budget, or enough to hire four legislative assistants to handle the concerns of constituents in her New York district. Yet when one of the brothers alerted the office to the massive loss, the chief of staff signed a form that quietly reconciled the missing equipment in the office budget, the official told TheDCNF. Abid Awan remained employed by the office for months after the loss of the equipment was flagged.



Awan



If true, of course this new information would seem to support previously reported rumors that the Awans orchestrated a long-running fraud scheme in which their office would purchase equipment in a way that avoided tracking by central House-wide administrators and then sell that equipment for a personal gain while simultaneously defrauding taxpayers of $1,000"s of dollars. 


Meanwhile, according to the Daily Caller, CDW Government could have been in on the scheme.





They’re suspected of working with an employee of CDW Government Inc. — one of the Hill’s largest technology providers — to alter invoices in order to avoid tracking. The result would be that no one outside the office would notice if the equipment disappeared, and investigators think the goal of the scheme was to remove and sell the equipment outside of Congress.



CDW spokeswoman Kelly Caraher told TheDCNF the company is cooperating with investigators, and has assurance from prosecutors its employees are not targets of the investigation. “CDW and its employees have cooperated fully with investigators and will continue to do so,” Caraher said. “The prosecutors directing this investigation have informed CDW and its coworkers that they are not subjects or targets of the investigation.”



Not surprisingly, Clarke"s office apparently felt no need whatsoever to report the $120,000 worth of missing IT equipment to the authorities...it"s just taxpayer money afterall...





According to the official who talked to TheDCNF, Clarke’s chief of staff did not alert authorities to the huge sum of missing money when it was brought to the attention of the office around February of 2016. A request to sign away that much lost equipment would have been “way outside any realm of normalcy,” the official said, but the office did not bring it to the attention of authorities until months later when House administrators told the office they were reviewing finances connected to the Awans.



The administrators informed the office that September they were independently looking into discrepancies surrounding the Awans, including a review of finances connected to the brothers in all the congressional offices that employed them. The House administrators asked Clarke’s then-chief of staff, Wendy Anderson, whether she had noticed any anomalies, and at that time she alerted them to the $120,000 write-off, the official told TheDCNF.



Of course, the missing $120,000 covers only Clarke’s office. As we"ve noted before, Imran and his relatives worked for more than 40 current House members when they were banned from the House network in February, and have together worked for dozens more in past years so who know just how deep this particular rabbit hole goes.


Also makes you wonder what else Debbie Wasserman-Schultz and the Awans might be hiding.  Certainly the decision by Wasserman-Shultz to keep Awan on her taxpayer funded payroll, right up until he was arrested by the FBI while trying to flee the country, is looking increasingly fishy with each passing day.

Tuesday, August 15, 2017

The Fed Issues A Warning As Household Debt Hits New All Time High

After we first reported last week that US credit card debt hit a new all time high with both student and auto loans rising to fresh records with every new report...



... it won"t come as a surprise that according to the just released latest quarterly household debt and credit report by the NY Fed, Americans" debt rose to a new record high in the second quarter on the back of an increase in every form of debt: from mortgage, to auto, student and credit card debt. Aggregate household debt increased for the 12th consecutive quarter, and are now $164 billion higher than the previous peak of $12.68 trillion set in Q3, 2008. As of June 30, 2017, total household indebtedness was $12.84 trillion, or 69% of US GDP: a $114 billion (0.9%) increase from the first quarter of 2017 and up $552 billion from a year ago. Overall household debt is now 15.1% above the Q2 2013 trough.



Mortgage balances, the largest component of household debt, increased again during the first quarter to $8.69 trillion, an increase of $64 billion from the first quarter of 2017. Balances on home equity lines of credit (HELOC) were roughly flat, and now stand at $452 billion. Non-housing balances were up in the second quarter. Auto loans grew by $23 billion and credit card balances increased by $20 billion, while student loan balances were roughly flat.


  • Confirming the slowdown in mortgage activity, mortgage originations in Q2 declined to $421 billion from $491 billion. Meanwhile, there were $148 billion in auto loan originations in the second quarter of 2017, an uptick from the first quarter and about the same as the very high level in the 2nd quarter of 2016.

  • Auto loan balances increased by $23 billion, continuing their 6-year trend. Auto loan delinquency rates increased slightly, with 3.9% of auto loan balances 90 or more days delinquent on June 30. The aggregate credit card limit rose for the 18h consecutive quarter, with a 1.6% increase.

  • Outstanding student loan balances rose modestly, and stood at $1.34 trillion as of June 30, 2017. The second quarter typically witnesses slow or no growth in student loan balances due to the academic cycle. As discussed previously, a perilously high 11.2% of aggregate student loan debt was 90+ days delinquent or in default in 2017 Q2.

In a troubling development, the report noted that the distribution of the credit scores of newly originating mortgage and auto loan borrowers shifted downward somewhat, as the median score for originating borrowers for auto loans dropped 8 points to 698, and the median origination score for mortgages declined to 754. For now this credit score decline has not impacted the credit market: about 85,000 individuals had a new foreclosure notation added to their credit reports in the second quarter as foreclosures remained low by historical standards.


And while much of the report was in line with recent trends, and the overall debt that was delinquent, at 4.8%, was on par with the previous quarters, the NY Fed did issue a red flag warning over the transitions of credit card balances into delinquency, which the New York Fed said "ticked up notably."


Discussing the troubling deterioration in credit card defaults, first pointed out here in April, the New York Fed said that credit card balance flows into both early and serious delinquencies increased from a year ago, describing this as "a persistent upward movement not seen since 2009." As shown in the chart below, the transition into 30 and 90-Day delinquencies has, over the past two quarters, surged to the highest rate since the first quarter of 2013, suggesting something drastically changed in the last three quarters when it comes to US consumer behavior.



“While relatively low, credit card delinquency flows climbed notably over the past year,” said Andrew Haughwout, senior vice president at the New York Fed. “This is occurring within the context of loosening lending standards, as borrowers with lower credit scores recover their ability to access credit cards. The current state of credit card delinquency flows can be an early indicator of future trends and we will closely monitor the degree to which this uptick is predictive of further consumer distress.”


That bolded statement, is the first official warning by the Fed that the US consumer is sick, and the Fed has no way reasonable explanation for this troubling jump in delinquencies. Timestamp it, because this will certainly not the be the last time the Fed warns about the dangerous consequences of all-time high credit card debt.


As for the "further uptick in consumer distress", we are just guessing but the fact that credit card defaults are jumping at a time when sales at fast food and other restaurants have declined for 17 consecutive quarters, and when $250 billion in US household savings was just "revised" away, may all be connected.

Thursday, July 6, 2017

Stockman: "We're On The Fast Track To 'Carmageddon'"

Authored by David Stockman via The Daily Reckoning,


Back in the 1950s when GM had 50% of the auto market they always said that, “As General Motors goes, so goes the nation.”


That was obviously a tribute to GM’s economic muscle and its role as the driver of growth and rising living standards in post-war America’s booming economy. Those days are long gone for both GM and the nation. GM’s drastically reduced 20% market share of U.S. light vehicle sales in June was still an economic harbinger, albeit of a different sort.


GM offered a record $4,361 of cash incentives during June. That was up 7% from last year and represented 12% of its average selling price of $35,650 per vehicle, also a record. But what it had to show for this muscular marketing effort was a 5% decline in year-over-year sales and soaring inventories. The latter was up 46% from last June.


My purpose is not to lament GM’s ragged estate, but to note that it — along with the entire auto industry — has become a ward of the Fed’s debt-fueled false prosperity. The June auto sales reports make that absolutely clear.


In a word, consumers spent the month “renting” new rides on more favorable terms than ever before. But that couldn’t stop the slide of vehicle “sales” from its 2016 peak.


In fact, June represented the 6th straight month of year-over-year decline. And the fall-off was nearly universal — with FiatChrysler down 7.4%, Ford and GM off about 5% and Hyundai down by 19.3%.


The evident rollover of U.S. auto sales is a very big deal because the exuberant auto rebound from the Great Recession lows during the last six years has been a major contributor to the weak recovery of overall GDP.


In fact, overall industrial production is actually no higher today than it was in the fall of 2007. That means there has been zero growth in the aggregate industrial economy for a full decade.


Real production in most sectors of the U.S. economy has actually shrunk considerably, but has been partially offset by a 15% gain in auto production from the prior peak, and a 130% gain from the early 2010 bottom.


By comparison, the index for consumer goods excluding autos is still 7% below its late 2007 level.


So if the so-called “recovery” loses its automotive turbo-charger, where will the growth come from?


These industrial production figures powerfully underscore the extent to which the weak expansion of real sales and GDP over the past seven years has been artificially supported by an energetic but unsustainable snapback in the auto sector. The soft June auto sales report further underscores that this happy booster shot is now over. Its opposite — Carmageddon — is metastasizing rapidly.


Still, booming economic growth is exactly what is priced into the still soaring stock market averages. But the Carmageddon story is evidence of the rot which lies beneath today’s mutant economy and lunatic financial bubbles.


It turns out that during June 2017, the average selling price for a light vehicle was $31,720. That’s up 75% from the average selling price recorded 20 years ago in 1997. Yet during that same interval, median household income grew by just 52% (from $37k to $56k).


So how did U.S. households afford to buy their new rides when their incomes have lagged the purchase price of a new car by nearly one-third over the last two decades? They didn’t. Financing for the average new vehicle during June amounted to $30,945 or 97.6% of the average purchase price.


That’s up 29% from the great recession lows and shows quite dramatically how the Fed’s Bubble Finance actually works. Namely, it has permitted the U.S. economy to borrow its way into an auto boom based on the rising collateral value of autos, not a commensurate gain in earned income and sustainable purchasing power of U.S. households.



In fact, since about 85% of new cars are financed, means households are taking out cash to finance transaction fees, pay-off underwater loans on trade-ins or take a joy-trip in their new ride.


Needless to say, borrowing more than the price tag of a new car and financing it over a record 69.3 months amounts to still another version of Ponzi finance. That’s especially true in this instance because unlike homes during the subprime mortgage mania, it is evident even now — before the real car loan bust — that autos depreciate rapidly, and far more rapidly than debt is reduced under current typical loans.


So the repo man will be immensely busy in the years ahead, and that will have its own harmful economic effects. And it also needs be pointed out that auto loans are essentially supported by the collateral value of the vehicle rather than the income and credit worthiness of the borrower.


As the tide of soured auto loans rises, there will be more and more horror stories about wages being garnished and other court-imposed extractions from the hard-pressed households which were sucked into the auto finance Ponzi, and at length defaulted.


Not surprisingly, auto debt per capita is now at an all-time high of $4,200 and is up 40% from the post-crisis low of $3,000 in 2010.


So the Fed may crow about a recovery that has been the weakest in modern history, but it is only a statistical paint-by-the-numbers upturn. It was purchased at the cost of burying U.S. households in levels of auto debt that were heretofore inconceivable, and which, in any event, are surely unsustainable.


The truth of the matter is that the Fed has just caused the pea to be shuffled under a different shell. Thus, Yellen and her posse continue to dismiss the threat of bad debt based on the purported success of “prudential regulation” and the improvement of bank balance sheets and the home mortgage market.


In fact, household debt has just been shoved into the auto file. At the peak of the mortgage boom in 2008 there were 98 million mortgage loans (including second mortgages and home equity lines) outstanding compared to 88 million auto loans.


The latter has now soared to 108 million car loans — an off-the-charts record level that now exceeds the number of mortgage loans outstanding by 35%.



It goes without saying that to generate 108 million auto loans, any consumer who could fog a rearview mirror had to be admitted into the auto finance game. Accordingly, subprime auto debt is now at an all-time high — notwithstanding the overwhelming evidence from the financial crisis that much of this debt will become delinquent or default when either payroll checks falter or used car prices tumble — leaving car loans hopelessly underwater.


The latter point is crucial and underscores why this time the auto debt contraction cycle will be far worse than 2008-2009. That’s because nearly one-third of vehicle trade-ins are now carrying negative equity.


This means, in turn, that prospective new-car buyers are having to stump-up increasing amounts of cash to pay off old loans, thereby pressuring volume-hungry lenders and dealers to extend loan-to-value ratios to even more absurd heights than the 120% level now prevalent.


That’s kicking the metal down the road with a vengeance!


At the end of the day, the precarious nature of the debt pyramid that underlies the auto market cannot be gainsaid. It belies the illusory debt-fueled prosperity of the auto sector, and, instead, underscores how consumers are being led even deeper into the Fed’s colossal debt trap.


That’s why GM’s June results were truly a harbinger. Even the Fed’s own surveys show that the household sector is tapped out on the auto credit front, and that auto loan demand has turned negative for the first time since the 2008-2009 collapse.


Current paychecks are still barely keeping up with inflation — especially as reflected in the cost of food, energy, medical and housing. Needless to say, if employment growth falters during the inexorable recession just ahead, the Fed’s debt-o-topia will come full circle.


After rebounding during the past two years at a rate between 5% and 6.8% year-over-year, even credit cards are again tapped out.


With balances now exceeding $1 trillion, they are back to the unsustainable level of May 2008 just before they blew up during the Great Recession.


So why are the casino gamblers still buying the dips?


Because that’s “what’s working”… until it doesn’t.

Saturday, June 17, 2017

What Housing Recovery? Real Home Prices Still 16% Below 2007 Peak

Since the financial crisis, home equity has gone from being America’s biggest driver of (illusory) wealth to one of the biggest sources of economic inequality.


And while the post-crisis recovery has returned the national home price index to its highs from early 2007, most of this rise was generated by a handful of urban markets like New York City and San Francisco, leaving most Americans behind.


To wit: home prices in the 10 most expensive metro areas have risen 63% since 2000, while home prices in the 10 cheapest areas have gained just 3.6%, according to Harvard’s annual State of the Nation’s Housing report. And while nominal prices may have returned to their pre-recession levels, when you adjust for inflation, real prices are as much as 16 percent below past peaks.



Despite seven years of rock-bottom interest rates, valuations in 3 out of 5 metropolitan areas remain below their pre-recession peak. Outside, of a few rich coastal cities, the only advantage that this “housing recovery” has brought is that some homes remain affordable for some Americans. However, thanks to the disproportionate rise in home valuations in certain densely populated areas, the number of Americans paying more than 50% of their income in rent is near a record high.


US house prices rose 5.6 percent in 2016, finally surpassing the high reached nearly a decade earlier. Achieving this milestone reduced the number of homeowners underwater on their mortgages to 3.2 million by year’s end, a remarkable drop from the 12.1 million peak in 2011.But as Bloomberg reports, nationally, just 1 in 3 homes has recovered peak value. Meanwhile, in the country’s most densely-populated markets, housing supplies are incredibly tight following nearly a decade of historically low construction.





The lack of inventory for sale is evident in both the new and existing segments of the market. In 2016, the typical new home for sale was on the market for 3.3 months, well below the 5.1 months averaged since recordkeeping began in 1988. Meanwhile, only 1.65 million existing homes were for sale in 2016, the lowest count in 16 years. And with sales volumes picking up, the inventory represented just 3.6 months of supply, an 11-year low.







Conditions are particularly tight at the lower end of the market, likely reflecting both the slower price recovery in this segment and the fact that fewer entry-level homes are being built. Between 2004 and 2015, completions of smaller single-family homes (under 1,800 square feet) fell from nearly 500,000 units to only 136,000. Similarly, the number of townhouses started in 2016 (98,000) was less than half the number started in 2005.



Renters, it seems, are bearing the brunt of the US housing stock crunch. Despite a relatively strong pickup in multi-family housing, rental markets are tighter than they’ve been in more than 30 years, though there has been some softening on the high end.





According to the Housing Vacancy Survey, the rental vacancy rate fell for the seventh straight year in 2016, dipping to 6.9 percent—its lowest level in more than three decades. MPF Research reports that the vacancy rate for professionally managed apartments was also just 4.4 percent. While some rental markets showed signs of softening in early 2017—most notably in San Francisco and New York—there is generally little indication that increases in supply are outstripping demand.



Meanwhile, the number of Americans exceeding the 30%-of-income “affordability threshold” has declined for five straight years, but while homeowners have enjoyed greater financial freedom, rates for renters have barely budged.





Indeed, 11.1 million renter households were severely cost burdened in 2015, a 3.7 million increase from 2001. By comparison, 7.6 million owners were severely burdened in 2015, up 1.1 million from 2001. The share of renters with severe burdens varies widely across the nation’s 100 largest metros, ranging from a high of 35.4 percent in Miami to a low of 18.4 percent in El Paso. While most common in high-cost markets, renter cost burdens are also widespread in areas with moderate rents but relatively low incomes. Augusta is a case in point, where the severely cost-burdened share of renters was at 30.3 percent in 2015.




In summary, the US housing market"s gains since the crisis have disproportionately benefited certain cities, which creates two problems:





Renters in markets that have seen the strongest comebacks are being squeezed as wages fail to keep up with runaway rents; and,



Cities in the south and midwest, typically post-industrial towns, are filled with homeowners who might still be struggling with an underwater mortgage, and with only tepid gains in housing prices, many are trapped in their homes.


Thursday, June 8, 2017

Household Net Worth Hits A Record $95 Trillion ... There Is Just One Catch

In the Fed"s latest Flow of Funds report, today the Fed released the latest snapshot of the US "household" sector as of March 31, 2017. What it revealed is that with $110.0 trillion in assets and a modest $15.2 trillion in liabilities, the net worth of the average US household rose to a new all time high of $94.835 trillion, up $2.4 trillion as a result of an estimated $500 billion increase in real estate values, but mostly $1.78 trillion increase in various stock-market linked financial assets like corporate equities, mutual and pension funds, as the stock market continued to soar to all time highs .


At the same time, household borrowing rose by only $36 billion from $15.1 trillion to $15.2 trillion, the bulk of which was $9.8 trillion in home mortgages.


The breakdown of the total household balance sheet as of Q2 is shown below.



And the historical change of the US household balance sheet.



And while it would be great news if wealth across America had indeed risen as much as the chart above shows, the reality is that there is a big catch: as shown previously, virtually all of the net worth, and associated increase thereof, has only benefited a handful of the wealthiest Americans.


As a reminder, from the CBO"s latest Trends in Family Wealth analysis, here is a breakdown of the above chart by wealth group, which sadly shows how the "average" American wealth is anything but.



While the breakdown has not caught up with the latest data, it provides an indicative snapshot of who benefits. Here is how the CBO recently explained the wealth is distributed:


  • In 2013, families in the top 10 percent of the wealth distribution held 76 percent of all family wealth, families in the 51st to the 90th percentiles held 23 percent, and those in the bottom half of the distribution held 1 percent.

  • Average wealth was about $4 million for families in the top 10 percent of the wealth distribution, $316,000 for families in the 51st to 90th percentiles, and $36,000 for families in the 26th to 50th percentiles. On average, families at or below the 25th percentile were $13,000 in debt.

In other words, roughly three-quarter of the $2.4 trillion increase in assets went to benefit just 10% of the population, who also account for roughly 76% of America"s financial net worth,


Even worse, when looking at how wealth distribution changed from 1989 to 2013, a clear picture emerges. Over the period from 1989 through 2013, family wealth grew at significantly different rates for different segments of the U.S. population. In 2013, for example:The wealth of families at the 90th percentile of the distribution was 54 percent greater than the wealth at the 90th percentile in 1989, after adjusting for changes in prices.


  • The wealth of those at the median was 4 percent greater than the wealth of their counterparts in 1989.

  • The wealth of families at the 25th percentile was 6 percent less than that of their counterparts in 1989.

  • As the chart below shows, nobody has experienced the same cumulative growth in after-tax income as the "Top 1%"


The above is particularly topical at a time when either party is trying to take credit for the US recovery. Here, while previously Democrats, and now Republicans tout the US "income recovery" they may have forgotten about half of America, but one entity remembers well: loan collectors. As the chart below shows, America"s poor families have never been more in debt.





The share of families in debt (those whose total debt exceeded their total assets) remained almost unchanged between 1989 and 2007 and then increased by 50 percent between 2007 and 2013. In 2013, those families were more in debt than their counterparts had been either in 1989 or in 2007. For instance, 8 percent of families were in debt in 2007 and, on average, their debt exceeded their assets by $20,000. By 2013, in the aftermath of the recession of 2007 to 2009, 12 percent of families were in debt and, on average, their debt exceeded their assets by $32,000.



The increase in average indebtedness between 2007 and 2013 for families in debt was mainly the result of falling home equity and rising student loan balances. In 2007, 3 percent of families in debt had negative home equity: They owed, on average, $16,000 more than their homes were worth. In 2013, that share was 19 percent of families in debt, and they owed, on average, $45,000 more than their homes were worth. The share of families in debt that had outstanding student debt rose from 56 percent in 2007 to 64 percent in 2013, and the average amount of their loan balances increased from $29,000 to $41,000.




And there is your recovery: the wealthy have never been wealthier, while half of America, some 50% of households, now own just 1% of the country"s wealth, down from 3% in 1989, while America"s poor have never been more in debt.

Tuesday, May 30, 2017

Time To Add Housing To The Bubble List?

Authored by John Rubino via DollarCollapse.com,


Housing is hot again, but lately it’s been overshadowed by flashier bubbles in government debt, tech stocks and possibly cryptocurrencies.


Still, the warning signs are spreading. Today’s Wall Street Journal, for instance, reports that homeowners are back to using their houses as ATMs:






Americans refinancing their mortgages are taking cash out in the process at levels not seen since the financial crisis.



Nearly half of borrowers who refinanced their homes in the first quarter chose the cash-out option, according to data released this week by Freddie Mac. That is the highest level since the fourth quarter of 2008.



The cash-out level is still well below the almost 90% peak hit in the run-up to the housing meltdown. But it is up sharply from the post-crisis nadir of 12% in the second quarter of 2012.



In a cash-out refi, a borrower refinances an existing mortgage with a new one, typically at a lower borrowing cost, that has a higher principal balance than the existing one. This allows the homeowner to pay off the old mortgage and still have cash left over for other uses.



The growing popularity of cash-out refis has helped buoy refinance activity. After booming for several years, demand for refinance mortgages had begun to slow as the Federal Reserve began increasing short-term interest rates and longer-term bond yields moved higher.





Mortgage rates remain low by historical standards, though. The average rate for a fixed, 30-year mortgage was 3.95%, Freddie Mac reported this week.



Meanwhile, rising home prices have helped increase the equity homeowners have in their houses. This allows more people to refinance to capture the benefit of lower mortgage rates.



And borrowers whose homes are rising in value are often more likely to be interested in refinancing for cash. For example, in Denver and Dallas, where home prices have jumped, more than half of refinancers opted for cash last year, according to Freddie Mac.



To some housing-market observers, the fact that more homeowners are tapping their homes for cash represents a healthy confidence in the economy. It comes against a backdrop of continued gains in employment.



At the same time, the increasing use of cash-out refis causes some concern since, in the run-up to the financial crisis, borrowers used their homes like veritable ATMs.



Len Kiefer, Freddie Mac’s deputy chief economist, says this time has been different. Borrowers now are subject to stricter standards when they get a loan or refinance a mortgage. There is also less money at stake now than a decade ago.



Cash-out refis in the first quarter represented about $14 billion in net home equity compared with more than $80 billion in each of three straight quarters in 2006. On an annual basis, total home equity cashed out in 2016 was $61 billion, according to Freddie Mac, versus $321 billion in 2006.



“People have been using cash-out for years,” Mr. Kiefer said. “From a personal-finance standpoint, it can make a lot of sense.”



One example is a borrower using the cash from a refinance to consolidate credit-card debt that has far higher yields. That in many cases can produce a big savings in debt-servicing costs by replacing debt that has double-digit interest rates with a loan that has a rate in the low single digits.



Here we go again. In every cycle, destructive behavior like using home equity to pay off credit cards or take vacations or whatever starts to surge. And every time the banking/real estate complex trots out paid spokesmen masquerading as economists to explain that this behavior is perfectly safe because everything else is going so well.


This deception eventually blows up in their faces, the pseudo-economists are disgraced (See Realtors’ Former Top Economist Says Don’t Blame the Messenger) and the people suckered in by the experts’ assurances are stuck with bills they can’t pay.


If cash-out refis continue to soar in the second quarter, then housing is officially a bubble again — with one big difference: This time around it’s just one of many, which means the eventual reckoning will be a lot more complex and interesting.

Wednesday, May 17, 2017

US Household Debt Surpasses 2008 High, Hits Record $12.7 Trillion

Total debt held by US household reached $12.73 trillion in the first quarter of 2017, finally surpassing its $12.68 trillion peak reached during the recession in 2008 according to the NY Fed"s latest quarterly report on household debt. This marked a$479 billion increase from a year ago, and up $149 billion from Q4 2016 after 11 consecutive quarters of growth since the deleveraging period immediately following the Great Recession.


the quick and durty breakdown:


  • Total household indebtedness stood at $12.73 trillion as of March 31, 2017. This increase put overall household debt $50 billion above its previous peak set in the third quarter of 2008 and 14.1 percent above the trough set in the second quarter of 2013.

  • Mortgage balances, the largest component of household debt, reached $8.63 trillion as of March 31, a $147 billion uptick from the fourth quarter of 2016.

  • Balances on home equity lines of credit fell slightly in the first quarter, down $17 billion to $456 billion.

  • Non-housing debt saw mixed changes—an increase of $10 billion in auto loans and $34 billion in student loan balances, and a $15 billion drop in credit card balances.

Despite the new nominal all time high, on a relative basis, household debt remained below past levels in relation to the size of the overall U.S. economy, and in Q1 total debt was 66.9% of GDP, nearly 20% lower compared to 85.4% of GDP in Q3 of 2008.


Immediately following the 2009-2009 crisis, Americans reduced their debts to an unusual extent: a 12% decline from the peak in the third quarter of 2008 to the trough in the second quarter of 2013. New York Fed researchers, cited by the WSJ, described the drop as “an aberration from what had been a 63-year upward trend reflecting the depth, duration and aftermath of the Great Recession.”


Compared to 2008, balance sheets also look different now, with less housing-related debt and more, make that much, much more student and auto loans. As of the first quarter, 67.8% of total household debt was in the form of mortgages; in the third quarter of 2008, mortgages were 73.3% of total debt. Student loans rose from 4.8% to 10.6% of total indebtedness, and auto loans went from 6.4% to 9.2%.



“Almost nine years later, household debt has finally exceeded its 2008 peak but the debt and its borrowers look quite different today. This record debt level is neither a reason to celebrate nor a cause for alarm. But it does provide an opportune moment to consider debt performance,” said Donghoon Lee, Research Officer at the New York Fed.


“While most delinquency flows have improved markedly since the Great Recession and remain low overall, there are divergent trends among debt types. Auto loan and credit card delinquency flows are now trending upwards, and those for student loans remain stubbornly high.”


Overall credit rose at a brisk pace, led by $147 billion in  mortgage originations, $34 billion in student loans and $10 billion in auto loan increase, the overall pace of new lending slowed from the strong fourth quarter. Mortgage balances rose 1.7% last quarter from the final three months of 2016, while home-equity lines of credit were down 3.6% in the first quarter. Automotive loans rose 0.9% and student loans climbed 2.6%. Credit-card debt fell 1.9%, and other types of debt were down 2.7% from the fourth quarter.



Further details from the report:


Housing Debt


  • Mortgage balances increased again while originations declined and median credit scores of borrowers for new mortgages increased, reflecting tightening underwriting. There was $491 billion in newly originated mortgages this quarter.

  • Mortgage delinquencies worsened slightly, with 1.7% of mortgage balances 90 or more days delinquent in 2017Q1. About 91,000 individuals had a new foreclosure notation added to their credit reports between January 1 and March 31st, an increase since 2016Q4, although foreclosures remain low by historical standards

We were surprised by the NY Fed"s optimistic read on mortgage originations which declined only modestly according to Equifax numbers...



... whereas the biggest US mortgage lender - Wells Fargo - recently reported a historic collapse in new mortgage applications, which lead originations, in the first quarter.






Non-Housing Debt


  • Auto loan balances increased by $10 billion Q/Q and $96 billion Y/Y, continuing their 6-year trend. Auto loan delinquency rates were flat, with 3.8% of auto loan balances 90 or more days delinquent on March 31.

  • Credit card balances declined by $15 billion Q/Q but increased by $52 billion Y/Y to $764 billion, while 90+ day delinquency rates deteriorated, and now stand at 7.5%.

  • Outstanding student loan balances increased by $34 billion Q/Q and $83 billion Y/Y, and stood at $1.34 trillion as of March 31, 2017, marking an increase in every year throughout the 18-year history of this series.


Confirming the broader transition to renter-housing, mortgage lending to subprime borrowers has collapsed since the housing crisis (both due to a reduction in demand and supply) in favor of loans to more crerdit-worthy borrowers. According to the detailed NY Fed report, in Q1, borrowers with credit scores under 620 accounted for 3.6% of mortgage originations, compared with 15.2% a decade earlier. The inversion at the top was also notable, as borrowers with credit scores of 760 or higher were 60.9% of originations last quarter, versus 23.9% in the first quarter of 2007.


Unlike houseing, howevern subprime auto loans have remained abundant, helping fuel the record vehicle sales of recent years as interest rates have been low. Some 19.6% of auto-loan originations last quarter went to borrowers with credit scores below 620, down from 29.6% a decade earlier according to the WSJ. The median credit score for auto-loan originations in the first quarter was 706, compared with 764 for mortgage originations.



A closer look at household bankruptcies & delinquencies in a time of near record low interest rates reveals the following:


  • Aggregate delinquency rates were roughly flat.

  • Bankruptcy notations reached another low the 18-year history of this series.

  • 7.5% of all credit card debt was seriously delinquent in Q1 2017

  • 11% of all student debt was seriously delinquent in Q1 2017

  • 3.8% of all auto loan debt was seriously delinquent in Q1 2017


Additionally, this quarter saw a notable uptick in credit card debt transitioning into delinquencies, a continued upward trend of auto loans transitioning into serious delinquencies, and student loan transitions into serious delinquencies remaining high.



The aggregate default rate in Q1 was 4.8%, or roughly unchanged with some variation across product types. As of March 31, 4.8% of outstanding debt was in some stage of delinquency. Of the $615 billion of debt that is delinquent, $426 billion is seriously delinquent (at least 90 days late or “severely derogatory”). The percent of student loan balances that transition to serious delinquency has remained high, hovering around 10 % at an annual rate over the past five years.


* * *


Perhaps the most troubling update in the Q1 credit update was that the number of credit inquiries within the past six months – an indicator of consumer credit demand – declined from the previous quarter, to 162 million. This confirms what the NY Fed reported in its latest Senior Loan Officers Survey which found an unexpected collapse in both credit and auto loan demand.



It also helps explain the recent crash in both C&I and total loan issuance.



Declining household loan growth demand is typically an indication of a contracting economy. It is likely to deteriorate further as a result of rising interest rates, as the Fed continues to hike rates, which will lead to further pressure on loan demand, and result in an even greater slowdown for the economy.

Tuesday, May 9, 2017

Fed Reports Unexpected Collapse In Credit Card, Auto Loan Demand

Two weeks after we reported that the consumer credit card default rate as tracked by S&P/Experian Bankcard had surged to the highest level since June 2013...



... we were looking forward to the latest Fed Senior Loan officer survey for more details about changing loan dynamics within US society.


What the report revealed was troubling: while on the surface, the Loan Officer Survey characterized loans to businesses as "basically unchanged" from the previous survey, it did remark that standards for commercial real estate (CRE) loans had tightened.


According to the report, "banks reported tightening most credit policies on Commercial Real Estate loans over the past year.... On balance, banks reported weaker demand for CRE loans in the first quarter."


More concering was the continued drop in demand for C&I loans among small, medium and large corporations, with "inquiries for C&I lines of credit remained basically unchanged" staying at a modestly depressed rate.


This helps explain, once and for all, the recent collapse in Y/Y commercial bank loan creation, both total and C&I, and indicated that contrary to Goldman"s take, the steep drop has nothing to do with calendarization or a base effect, and everything to do with declining demand for the product among America"s businesses, a concerning deterioration in an economy that is reportedly improving, and where companies would be willing to take out new credit to fund expansion.



Digging deeper revealed an even more distressing picture as a result of a sharp consumer revulsion toward credit, with reduced level of consumer card and auto loan demand in the quarter. The decline took place despite "visibly softer" underwriting standards for cards which surprised some analysts as not creating incremental demand;



Worse, demand for credit cards is now running at the lowest level in the 5 years the survey has provided credit- card-only data for consumer demand.


The report included special questions regarding commercial real estate lending conditions. Tighter credit policies for most CRE loans were the result of "a less favorable or more uncertain outlook for CRE property prices, vacancy rates or other fundamentals on CRE properties, and capitalization rates, as well as reduced tolerance for risk. Significant net shares of banks also reported less aggressive competition from other banks or nonbank financial institutions and increased concerns about the effects of regulatory changes or supervisory actions as important reasons for tightening CRE credit policies." (Emphasis added.)


Additionally, lending for residential real estate reflected little change in standards or demand by consumers. There was also little change to standards or demand for home equity lines of credit. Auto lending standards tightened. It is likely that concerns about the quality of auto loans may be driving some of the more restrictive conditions for lending. For credit card loans, there was some easing of standards and terms were "basically unchanged".



According to Stone McCarthy the contraction in the retail sector has had some impact here as several chains have significantly reduced or eliminated their brick-and-motor presence.


Not surprisingly, as demand for credit bumbled, banks" willingness to lend improved to 10.8 in April after slipping to 3.1 in January.



Finally here are excerpts from several sellside reports, all of which we unpleasantly surprised by the report, courtesy of Bloomberg.


WELLS FARGO (Matthew Burnell) 


  • Primary takeaway remains reduced level of consumer card, auto demand vs 3Q after visible drop in 1Q (published in Jan., responses provided in Dec.)

  • Notes "visibly softer" underwriting standards for cards aren’t creating demand; demand now running at lowest level in the 5 years the survey has provided credit- card-only data for consumer demand

  • Standards across most other loan products were largely stable, though demand for commercial loan and commercial real estate dropped slightly from prior survey and mortgage demand ticked slightly higher (thanks to lower mortgage rates)

JPMORGAN (Daniel Silver)


  • Survey was "a mixed bag," with weakening demand for many key series but also easing in lending standards for some major lending categories

  • Easing C&I lending standards may be most important takeaway, even as demand declined

BARCLAYS (Jason Goldberg)


  • Loan demand across all lending segments generally softened during 1Q, with C&I demand modestly weaker (though inquiries for C&I lines of credit was unchanged); CRE (broad-based), credit card, auto also weaker

  • Key reasons included decreases in customers’ investment in plant or equipment and decreases in M&A financing needs

  • Tighter lending standards could foreshadow CRE (particularly C&D and multifamily), auto credit quality deterioration; regulators still focused on CRE

  • Lists banks most exposed to auto loans: ALLY followed by COF, HBAN, CFG, FITB, while COF, C, JPM, BAC have largest credit card concentration (all >10% of loans); JPM, MTB, COF, KEY have largest multi- family exposure (though all

EVERCORE ISI (John Pancari)


  • Survey shows "tempered tone" around growth, largely reinforcing themes observed in recent results, including sluggish demand and credit tightening

  • Notes little change in level of inquiries for C&I lines contrasts with 1Q bank mgmt comments mentioning pickup in borrower optimism, new line openings

SUSQUEHANNA (Jack Micenko)


  • Trends support Susquehanna’s neutral view of regional banks (BBT, CMA, FITB, HBAN, KEY, PNC, RF, STI, USB, WFC, ZION) as optimism has yet to translate into notable improvement in loan demand