Fast-track Could Help Roll Back Dodd-Frank

Simon Johnson, Professor of Global Economics and Management at MIT Sloan School of Management writes in The Conversation that Sen Warren is right: fast-track could help roll back Dodd-Frank

Earlier this month Senator Elizabeth Warren suggested that the Trade Promotion Authority (TPA) bill currently before Congress could make it easier, in the future, to roll back Dodd-Frank financial reforms. The reaction from the Obama administration was an immediate rebuttal, including from the president himself.

And a number of commentators joined the president’s side of the argument, claiming that Senator Warren’s concerns were hypothetical or far-fetched.

On this issue, however, Senator Warren is entirely correct, and President Obama and his supporters appear to have completely misunderstood the risks of passing TPA, dubbed fast-track, in its current form – which after some snags appears to be close to a vote in the Senate.

What TPA means in practice

The Trade Promotion Authority is a procedure for passing trade agreement-implementing legislation through Congress.

Under TPA, Congress agrees in advance to consider implementing legislation – such as the Trans-Pacific Partnership (TPP) – on an up-or-down basis. Members can vote for or against, but they cannot offer amendments.

In the House of Representatives, this amounts to promising to adopt a particular rule for implementing legislation when proposed. In practice, however, those rules are controlled by the House leadership – and they can always decide that a particular piece of legislation will be considered without amendments being allowed.

When the House leadership wants a trade agreement – as the Republicans want the TPP – then fast-track does not have much impact on the House side for free trade agreement-implementing legislation.

The real impact is on the Senate side. Here TPA would commit the Senate to vote on TPP – and any future trade agreements while TPA is in effect – without allowing any potential filibuster. So the support of only 50 senators would be needed (as the vice president can break a tie) rather than 60.

How Dodd-Frank is at risk

Dodd-Frank financial reform and regulation issues are not central, as far as we know, to the Trans-Pacific Partnership, but they are absolutely on the table in the upcoming free trade agreement with the European Union, known as the Transatlantic Trade and Investment Partnership (TTIP).

TTIP is still being negotiated, but the Europeans have said publicly and repeatedly – including recently – that they would like to include a great deal about financial regulation in this agreement. And important parts of the US and European financial sector lobby are egging them on.

The current Treasury Department is adamantly opposed to including such issues, precisely because it would impede the working of financial regulation in general and implementation of Dodd-Frank in particular. (For more details, see this Policy Brief that I wrote with Jeffrey J. Schott, my colleague at the Peterson Institute for International Economics.)

But the term of the TPA, as currently proposed, is six years. (To be precise, it is for three years, renewable for another three, but the terms of renewal are almost automatic. And as long as the Republicans control the House of Representatives in 2017-18, it will be renewed.)

If the next president agreed to amend Dodd-Frank as part of TTIP, he or she would include those changes in the bill that implements it, with no Congressional amendments allowed to strip out the financial changes.

Any direct Dodd-Frank repeal attempt in 2017 or later would presumably be subject to potential filibuster in the Senate – and as long as Democrats can control at least 41 seats, they can block it. But TPA would allow TTIP to pass the Senate with a simple majority.

The GOP’s back door to rolling back Dodd-Frank

If a Republican is elected president in November 2016, it is likely the Republicans will control the House and have a majority in the Senate – but not 60 votes. So a Dodd-Frank rollback through TTIP would be entirely feasible and easier to implement (for a Republican president in that scenario) than any kind of direct attack on the law.

The odds of this scenario are roughly the same as that of a Republican being elected president in 2016. (The latest polls show the two parties are neck-and-neck to win the White House.)

To be clear, the TPP and TTIP agreements will involve and require changes to US law, assuming specific tariffs are reduced or eliminated (and the same goes for many changes to non-tariff barriers). If a trade agreement didn’t require such changes, we wouldn’t need an implementing bill.

Politicians are often criticized for not looking sufficiently far ahead. Ironically, Senator Warren is being criticized for doing just that, applying the logic of the Obama Treasury (in not wanting financial regulation included in TTIP) and pointing out that the TPA would greatly increase the probability of exactly what the president claims he does not want: a significant or substantial legislative repeal of Dodd-Frank on any number of dimensions.

In addition, TTIP could have a chilling effect on regulation and even the supervision of finance. This is precisely why big banks are so keen to get financial regulation into TTIP.

Was it a mistake?

Why doesn’t the White House simply thank Senator Warren for pointing out this potential problem – and move to limit the term of TPA? The Republicans want TPP and soon; they would vote for a TPA that expires at the end of 2016.

President Obama says that he would do nothing to facilitate the rollback of Dodd-Frank. But his administration did exactly that with the repeal of Section 716 in December (Section 716 limited the ability of big banks to bet heavily on derivatives).

Senator Warren and others on Capitol Hill fought hard against that repeal, wanting to keep this sensible restriction on big banks. But at the decisive moments the White House pushed strongly in the other direction.

Has the White House made a simple and perhaps embarrassing mistake by seeking TPA that runs for six years? Or does the Obama administration know exactly what it is doing when it opens the backdoor to undermining its own signature Dodd-Frank legislation? The latter, unfortunately, seems more likely.

Risks In Financial Markets And Shadow Banks

Andrew Bailey, Deputy Governor, Prudential Regulation and Chief Executive Officer, Prudential Regulation Authority gave a speech at  Cambridge University – Financial Markets: identifying risks and appropriate responses – which discusses important concepts in relation to the effective supervision of Financial Markets, in the context of expanding bond markets and automated electronic trading. There is good evidence that financial market conditions have evolved in ways that reduce the likelihood of continuous market liquidity in all states

There is a commonly-held narrative about the financial crisis that the banks caused it, and the solution is more regulation of both an economy-wide (macro-prudential in the jargon) and firm specific  (micro-prudential) type. But it isn’t that simple, and tonight I want to outline the role of financial markets and non-bank institutions (which sometimes go under the somewhat pejorative term of shadow banks ) within the overall financial system and describe how, with sufficient resilience, they play a number of key roles in the financial system, including offering borrowers alternatives to bank lending. Nevertheless, I also want to explain why there is significant and increasing emphasis on the risks they can pose to financial stability. Put simply, it is quite often said that we are living in unprecedented times in the performance of financial markets.

The simple narrative around banks is that they over-extended themselves (over-leveraged in terms of the ratio of assets to capital and over-extended in terms of the ratio of illiquid to liquid assets) in the run-up to the crisis, and the resulting problems had two closely linked and malign effects: first, the crisis jeopardised the provision of those core financial services which banks provide and on which all of us depend; and second, by so doing – and being too big or complicated to deal with as failed companies – they required the use of taxpayers’ money to bail them out. That’s the story, and it explains why the public policy actions taken both immediately after the crisis (bail-outs) and the subsequent post-crisis reforms have been directed at protecting those or core financial services and seeking to ensure that taxpayers’ money does not need to be put at risk.

There is however more to the story than that. In the period between the early 1990s and the onset of the crisis, there was a remarkable and unprecedented evolution of the financial system which involved a major expansion of activity. Banks moved from a traditional model of taking deposits and lending them out, to a model that involved far more the origination and distribution of loans – often known often as securitisation, in which these loans were substantially distributed to shadow banks. These shadow banks thereby took on more of the traditional core bank functions of credit assessment and maturity transformation (the practice of borrowing at shorter maturities than the maturities of the assets they held). And, they did so, like the banks, with weak levels of capital.

But, it would be a mistake to portray shadow banks as bad. There is good evidence that in the twenty years before the crisis they emerged as a stabilising force (most notably in the US) because they were able to expand their provision of credit at times when traditional bank lending underwent cyclical contractions. That said, there were some troubling properties associated with the growth of shadow banking. For instance, quite a few were sponsored by banks as a means to reduce the amount of capital to be held against risk exposures. When the crisis hit, in a number of cases those banks found they had to stand behind their offshoots for contractual or reputational reasons, so the separation was illusory and led to greater leverage in the system. Another issue was that the originate and distribute model of securitisation was often opaque and led to insufficient genuine risk transfer away from the banking system, in ways that became very problematic when the crisis hit. Shadow banks, also neglected the funding side of their balance sheets, so that they came to depend upon using their assets as security to obtain funding, often from banks. This is quite different from the traditional model of deposit funded banking where the assets (loans) are not used as security for raising funds. However, it must be said that in the run-up to the crisis, banks too came to depend overly on such secured funding. When the crisis hit, the value of the assets used as security for collateral fell, funding conditions tightened and in some instances were cut off .

These weaknesses meant that the counterbalancing behaviour of shadow banks vanished. Instead, they retracted just as banks did, but much more violently, which exacerbated the magnitude of the crisis. The result was therefore greater volatility in financial markets, and a dramatic increase in the vulnerability of economies to financial shocks. This contraction in credit supply was thus a powerful channel through which the financial sector hit economies. The result was the largest contraction in real economic activity since the Great Depression. In the better times, securitisation and the shadow banking system appeared to have reduced the sensitivity of the aggregate supply of lending and thus the sensitivity of the real economy to transitions in bank funding conditions. But they did not do so at the point it would have been most valuable, during the global crisis. As Stanley Fischer has recently put it: “when non-banks pulled back, other parts of the system suffered. When non-banks failed other parts of the system failed.”).

The originate to distribute model created tradeable assets – the securities in securitisation. The success of the model depended on there being liquid secondary markets for these securities. In its broadest sense, market liquidity refers to the ease with which one asset can be traded for another, and thus different markets can be more or less liquid. The level of liquidity in financial markets depends on among other things the amount of arbitrage or market making capacity and whether specialised dealers (market makers) will step in as buyers or sellers in response to temporary imbalances in supply and demand (Fender and Lewrick 2015). In what appeared to be normal times before the crisis, there was abundant capacity to maintain liquidity in markets, supported by banks and shadow banks such as hedge funds.

But during the crisis, such capacity became much more scarce or even undeployed, and market liquidity dried up. The key point here is that the originate to distribute approach depended on continuous liquidity in financial markets, and when that dried up in the crisis the effects were severe.

I want to move on now to what has happened since the crisis. Financial market activity has grown rapidly. There are many statistics that could be quoted, so to choose one, over the last 15 years, global bond markets have grown from around $30 trillion in 2000 to nearly $90 trillion today. That is a lot, not least because in the middle of that 15 year period came the global financial crisis. Therefore, when it comes to the task of maintaining market liquidity, there is a lot more to hold up. Also, the broad investment or asset management sector is now much larger, at around $75 trillion at end-2013. Thus, in the wake of the financial crisis there has been a substantial increase in the intermediation of credit via financial markets rather than long-term on the balance sheets of banks, involving both the supply of new credit to borrowers and the absorption of assets coming out of the banking system, as banks reduce their balance sheets.

Over the same period, there has been a fundamental and rapid change in the microstructure of financial markets – the organisation of how they work. Electronic platforms are increasingly used in a number of major financial markets (notably equity and foreign exchange markets). As part of that change, automated trading – which is a subset of electronic trading using algorithms to determine trading decisions – has become common in those markets. And, within automated trading, there has been growth in high frequency trading – which relies on speed of execution to get ahead of other market players . While electronic trading has contributed to increasing market efficiency and probably reducing transaction costs, there are also risks that arise from trading strategies that are flawed, or where in constructing the strategy not all possible outcomes were considered, including the ability to trade large blocks.

To recap, the last two decades have seen major changes in the financial system. These have, in turn, shaped the impact of the global financial crisis and its aftermath. I want now to look at the aftermath of that crisis and pick out several developments that are important for understanding current and future risks to financial stability.

The first development concerns the overall pattern of activity in financial markets. While the size of global bond markets has grown rapidly, the evidence indicates that trading volumes in a number of markets have declined. Bond inventories held by primary dealers have likewise reduced, bid-ask spreads have risen in the corporate bond markets, and it has become more expensive to hedge named credit risk using derivatives. A key point here is that the balance sheets of dealers active in these markets have shrunk markedly, with many fewer firms active in market-making.

Markets have grown, but the capacity to maintain liquidity – as judged by the market–making capacity of the major banks and broker-dealers – has declined . As my colleague Chris Salmon recently put it, this reduction in market making capacity has been associated with increased concentration in many bond markets, as firms have become more discriminating about the markets they make, or the clients they serve. But this trend has gone hand-in-hand with a growth in assets under management, with important implications for the provision of liquidity by market makers in times of stress in those markets.).

The second post-crisis development is the natural consequence of the severity of the crisis and its impact on real economies. The extraordinary (by historical standards) degree of monetary policy easing by central banks was followed by a fall in volatility in financial markets. Markets appeared to come to take comfort from their own mantra of “low-for-long” rates which in turn incentivised a “search for yield” (to be clear, “low for long” has not been in the phraseology of central banks).

Studies of the US Treasury market have indicated that the Federal Reserve’s programme of Quantitative Easing (QE) caused a reduction in the liquidity premium return for holding those bonds. Part of the effect of QE programmes is to improve market conditions for the targeted asset classes but also to see the trickle down to other asset classes as market conditions change more generally). To be clear however, QE asset purchase operations were not designed to tackle a liquidity problem in the financial system. Rather, the impact on liquidity was one of the channels through which QE has affected the real economy and thus has had its intended effect in monetary policy terms. While estimates of the impact of QE are inherently uncertain, one of the desired outcomes of central bank asset purchases is to lower yields thus affecting longer term interest rates and creating a positive economic effect. In doing so, QE can improve the functioning of financial markets by reducing liquidity premia.

The third post-crisis development is the impact of the growth of automated trading in financial markets, and the challenges this poses for maintaining continuous market and liquidity. Over the last year volatility in many financial markets has picked up from a low base and we have seen some acute but short-lived incidents of extreme volatility and impaired liquidity in secondary markets. On 15 October last year there was unprecedented volatility in the US Treasury market, and on 15 January this year there was substantial volatility in the Swiss Franc exchange rate following the unexpected decision by the Swiss National Bank to remove its Europe/Swiss Franc floor. Now, central banks are known for their powers of understatement, so what do I mean by words like “unprecedented” and “substantial”. On 15 October, 10 year US Treasury yields moved intra-day by around 8 standard deviations of preceding daily changes. On 15 January, the Swiss Franc moved by more than 30 standard deviations. For rough scale, an 8 standard deviation move should happen once every three billion years or so for normally distributed data.

You may at this point recall the saying popularised by Mark Twain, about “lies, damned lies and statistics”. I think I can be reasonably confident in saying that the fact of these events happening does not mean that we should expect low volatility in financial markets for at least the next three billion years.

I am not going to spend time discussing the causes of these events; suffice to say that there was news of an unexpected sort, and the size of the resulting moves points to greater sensitivity in the response of markets. The ability of markets to trade without triggering major price moves was limited. That said, by the end of both days, volatility had reduced, prices had retraced a portion of their peak intra-day moves and liquidity returned. This quick stabilisation helped to limit contagion to other markets, and thus wider effects on the stability of the financial system. Should we therefore be concerned? My answer to that is we should certainly be keenly interested. I agree with the conclusion of the Federal Reserve Bank of New York that understanding the manner in which the evolving market structure is affecting market liquidity, efficiency and pricing is highly important ). This conclusion has been reinforced in the recent publication of the Senior Supervisors Group (SSG) in which the PRA participates). The SSG has concluded that “key supervisory concerns centre on whether the risks associated with algorithmic trading have outpaced control improvements. The extent to which algorithmic trading activity, including HFT, is adequately captured in banks’ risk management frameworks, and whether standard risk management tools are effective for monitoring the risks associated with this activity, are areas of inquiry that all supervisors need to explore”.

As supervisors of almost all of the world’s major trading banks – through their operations in London – we can provide some helpful assessment of these events. We have observed that the balance between aggregate buy and sell orders submitted to banks’ electronic trading systems can shift instantaneously, and sometimes violently, upon this type of occurrence. The impact is often exacerbated by the simultaneous reduction in order book depth on organised multilateral electronic trading venues. The electronic trading contribution was more evident on 15 January, as a foreign currency market event than the 15 October (a bond market event), reflecting the different patterns of trading in these markets.

On the 15 January, the ability of banks’ e-trading systems to hedge positions consistently through automatic risk management broke down as the necessary reference prices became discontinuous and unreliable. The algorithms of automatic trading have rules embedded in their code such that quotes are immediately pulled if there is a severe market liquidity event. Moreover, the algorithms often have automatic rules that activate circuit breakers or so-called “kill switches” should the aggregate notional risk on a firm’s book exceed programmed limits. On 15 January, the algorithms acted quickly to pull the so-called “streaming prices” when liquidity in the reference market for these prices dried up. Where this did not happen simultaneously, it resulted in large open positions being accumulated by the banks, quite literally within seconds, as an overwhelming balance of client sell orders were automatically executed. Once pre-determined risk accumulation limits had been breached the algorithms instantaneously shut down. Whilst each algorithm, operating independently, may well have been quite prudently calibrated to protect the bank from building an exposure that exceeded its risk appetite, collectively, the impact on market liquidity was akin, albeit temporarily, to a cascading failure across a power grid.

As a consequence, the foreign exchange market reverted to human voice orders as the substitute for automated trading. There were therefore outcomes that appear not to have been expected. So, at the risk of quoting Shakespeare inappropriately, all was well that ended (reasonably) well, but the risk that this would not be the outcome is too great to ignore.

In summary, there is good evidence that financial market conditions have evolved in ways that reduce the likelihood of continuous market liquidity in all states. One element of this is the response of regulators to the financial crisis (to which I will return later), while the other is a product of the rapid development of technology and trading strategies. The effects have probably been offset to some degree by beneficial influences from central bank monetary policy actions which have increased market liquidity. Measures of risk that reflect the overall demand for and supply of financial assets, including liquidity risk premia, remain low by historical standards, notwithstanding recent events. In part, this likely reflects the continued intended effects of monetary policy setting and the communication of policy looking forward. This has, as intended, provided an incentive for risk-taking by investors, and thus the market environment has been conducive to the so-called “search for yield”.

But, as described, underlying conditions in financial markets suggest that the current situation could be fragile . Shocks that might prompt large-scale asset disposals are of particular concern. The global asset management industry is both large in size in its own right and relative to the size of the commercial banking system.

A key issue is the degree to which asset managers (or shadow banks) typically offer short-term redemptions against potentially illiquid assets. This capacity to realise assets without unwanted disturbance to financial markets is therefore critical and is shaping the work of authorities. The risk is inherently global in nature, thereby suggesting that internationally–coordinated policy action is the preferred outcome where necessary.  In the rest of my time, I will describe the work that is being done on policy responses.

First, I want to challenge the argument that the issue derives from the re-regulation of the capital and liquidity positions of banks that have in the past acted as market-makers, and thus marginal investors. This argument has a number of strands: capital and funding costs for dealer inventories in banks and broker-dealers have increased; the cost of hedging with single name credit default swaps has risen, causing availability to drop; proprietary trading restrictions (e.g. the Volcker Rule in the US) limit market making (it is too hard to distinguish prop trading from market making); and increased trade transparency requirements restrict market liquidity.)

If we look at the US as the prime example, the evidence indicates that the big run-up in inventories of fixed income securities held by the primary dealers occurred from around 2003-04 onwards, reached a peak in 2008, and has then settled back to around the 2002 level over the last two years, or so.

BOE!8May2015Source: Federal Reserve Bank of New York, as reproduced in the Bank of England Financial Stability Report – December 2014

Looked at in this light, the increase in inventory capacity in the dealer community was ephemeral, reflecting the underpricing of risk, a weak capital regime and the subsidy provided to the major banks by implicit government guarantees. Dealers de-risked their balance sheets rapidly as the crisis hit, and this reminds us that their capacity and willingness to stand in the way of major market moves (akin to catching a falling knife) was always constrained . And all of this happened before any new regulations were put in place.

Last on this point, it is worth recalling the background to the large increase in inventories from around 2002/04. Here, regulation does appear to have played a role, and not a good one. The first amendment to the Basel I capital standard came in the mid 1990s in the form of the so-called Market Risk Amendment. It enabled a substantial reduction in the capital held against trading book assets such as inventories, to a level that could be less than 1% of those assets. To illustrate this point, here is a quote from the FSA’s report into the failure of RBS.

“The capital regime was more deficient, moreover, in respect of the trading books of the banks ….. the acquisition of ABN AMRO meant that RBS’s trading book assets almost doubled between end 2006 and end 2007. The low risk weights assigned to trading assets suggested that only £2.3 billion of core tier 1 capital was held to cover potential trading losses which might result from assets carried at around £470 billion on the firm’s balance sheet.

In fact, in 2008 losses of £12.2 billion arose in the credit trading area along (a subset of total trading book assets). A regime which inadequately evaluated trading book risks was, therefore, fundamental to RBS’s failure.”).

I do not doubt that the reversal of this capital treatment of trading books has had an impact on dealer inventory levels by increasing the capital intensity. But I don’t accept that the fairly ephemeral position that emerged shortly before the crisis was fit for purpose or sustainable.

What are we therefore doing about the fragility of market liquidity and the risks to both financial stability and the state of the real economy that arise from it? First, we are working hard to understand better these risks and how they could manifest themselves. As the Bank of England’s Financial Policy Committee stated at the end of March, our concern is that investment allocations and the pricing of some securities “may presume that asset sales can be performed in an environment of continuous market liquidity.” (FPC (2015))

We are: gathering better data and thus building a greater understanding of the channels through which market liquidity can affect financial stability and economic activity; establishing a better understanding of how asset managers form their strategies for managing liquidity in their funds in normal and stressed conditions (taking into account any increase that might have occurred in the correlations between various market participants’ trading activities, such as the use of passive investment strategies); and deepening our knowledge of the contributors to greater fragility of market liquidity. The FPC has asked for a full report on these issues when it meets in September and an interim report in June.

Globally, the Financial Stability Board also has set priorities for its work, with which we are fully engaged. The intention is to understand and address vulnerabilities in capital market and asset management activities, focussing on both near-term risk channels and the options that currently exist to address them, the longer-term development of these markets and whether additional policy tools should be applied to asset managers according to the activities they undertake, with the aim of mitigating systemic risks.

The PRA, as the UK’s prudential supervisor of major trading firms, will continue to develop its capacity to assess algorithmic or automated trading, including the governance and controls around the introduction and maintenance of trading algorithms, and the potential system-wide impact of crowded positions and market liquidity. We will assess the adequacy of existing risk measurement and management practices in capturing exposures from the large volume of intraday trading instigated by these algorithms. We will continue to develop our assessment of whether trading controls deployed around algorithmic trading are fit for purpose, and in doing so we will no doubt capture insights on the role of market making on electronic platforms. This is all part of our task of supervising firms’ trading books. It should be assisted by the introduction of MIFID2 (the Markets and Financial Instruments Directive) in Europe, which will impose rules on algorithms and high frequency trading, including the introduction of circuit breakers, minimum tick sizes and maximum order-to-trade ratios, thereby seeking to improve the stability of markets.

It might be possible to conclude that it is all work to understand the problem rather than fix it. Not so, and I want to end by summarising six areas where action is already under way to reduce impediments to the development of diverse and sustainable market based finance.

First, maintaining the stability of the financial system means that we have to keep a close watch on how risks that can appear in financial markets and the non-bank financial system may wash back into and affect the critical functions performed by banks; in other words destabilise the core of the system. In order to enhance our protection against this risk, in this year’s Bank of England concurrent stress test, we are taking a substantial step to enhance the coverage of market risks. Our new approach to stress testing trading activities will capture how fast banks could unwind or hedge their trading positions in the stress scenario. This means positions that are less liquid under stress conditions will receive larger shocks. And, we have developed a new approach to stressing counterparty credit risk, which focusses on capturing losses from exposures that would become large under the stress scenario and for counterparties that would be most vulnerable in the stress scenario.

Second, the Bank of England, working with the FCA and HM Treasury has set up the Fair and Effective Markets Review to restore trust and confidence in the fixed income, currency and commodity (FICC) markets in the wake of the serious wave of misconduct seen since the height of the financial crisis. The Review is taking a fundamental look at the root causes of these abuses, the steps that have already been taken by firms and regulators to put things right, and what more is needed to deliver less vulnerable market structures and raise standards of behaviour in future. The Review will publish its recommendations in June 2015. Out of this assessment, and based on consultations to date, will I believe come priorities on market structure “standards” and transparency, effective competition, professional culture within firms and effective, pre-emptive supervision which reduces the drama of ex-post enforcement.

The third area of action concerns initiatives to improve the functioning of markets to support activity in real economies. Resilient market-based financing will help to support sustainable economic growth. The aim behind the European Commission initiative on Capital Markets Union is to strengthen markets in the EU to support growth and stability, and sustainable progress on this front will be welcome . Likewise, sound securitisation is a goal of the wider financial reform programme. The Bank of England and the ECB have published a consultation paper to identify simple, transparent and comparable securitisation techniques, the use of which should be encouraged. This work is now being taken forward in international policymaking bodies.

The fourth area of activity involves so-called securities financing transactions (SFTs) including securities lending and repurchase (repo) agreements. These can have the beneficial effects of supporting price discovery in financial markets and secondary market liquidity, and are important as part of market-making activities by financial firms, as well as their investment and risk management activities. But, as we witnessed in the crisis, they can also be a source of excessive leverage and mismatches in liquidity positions. As a consequence, some of these markets shrank rapidly as the crisis took hold. The Financial Stability Board has taken steps to introduce haircuts on SFTs that are not centrally cleared, with the aim of preventing excessive leverage becoming available to shadow banks in a boom, thereby reducing the procycliality of that leverage. The haircuts set an upper limit on the amount that banks and broker-dealers can lend against securities of different credit quality.

The fifth area concerns the risk of asset managers offering short-term redemptions to investors against potentially illiquid securities. The proportion of assets held in such structures has increased over the past decade. Given more fragile underlying market liquidity, for the reasons I have described, stressed disposals of assets might be harder to accommodate in an orderly fashion. The international securities regulatory body IOSCO, issued recommendations in 2012 that provide a basis for Common Standards for Money Market Funds (MMFs) across jurisdictions, in particular seeking to ensure that MMFs are not susceptible to the risk of runs (in the way that banks can be). More broadly, work continues on putting into practice appropriate policies and standards to prevent the risk of disorderly sales of assets in the face of investor withdrawals. Potential responses (and at this stage we are looking at options in an open way) are to require funds to hold larger liquid asset buffers to facilitate orderly redemption payments to investors, to apply more stringent leverage limits where appropriate, and to require that the redemption terms offered to investors take sufficient account of the risk that secondary market liquidity in the assets they hold could become impaired. These are possibilities, but at this stage very much not policies for the reason that a lot more work is need to properly assess them.

Last, central banks can back-stop market liquidity by acting as market makers of the last resort.  The Bank of England had described in its so-called Red Book how it could act in such a way in exceptional circumstances. Here too, there is a lot more to be done to consider the circumstances in which this tool could be used.

Conclusion

The rapid trend towards greater use of market-based financing is one that should be welcomed. But, it is important that accompanying risks to financial stability are well understood and managed. Credit creation since the financial crisis has been heavily reliant on market based finance in the UK and internationally. We have to be alert to, and ready to handle the risks and consequences of any reversal in market conditions. Recent incidents of market volatility act as a reminder that it can disappear very quickly in more normal as well as stressed times. Moreover the business models of the broker-dealers that act as market makers are changing in response to the financial crisis and they are becoming reluctant to absorb large positions. In my view those changes are inevitable, because the pre-crisis state of affairs was ephemeral and unsustainable. But the impact of the change is of course important for both monetary policy and financial stability, because it affects the supply of credit to the economy and the stability of the financial system. My assessment is that in terms of understanding the risks and framing possible mitigating actions, we will fare better if we start by focussing on the activities that create such market risk, and then as appropriate move on to the entities that house those activities.

The policy response from the authorities is by nature an activity that needs to be carried out through close international co-ordination. The Bank of England is committed to playing its part, consistent with the major presence of financial market activity in the UK, alongside and as a part of the work of the G20 under the auspices of the Financial Stability Board.

Rental Yields Fall – CoreLogic RP Data

According to analysis from CoreLogic RP Data, rental rates across the combined capital cities increased by 0.1% in April and continue to rise at their slowest annual pace in more than a decade. While rental rates tell part of the story, it is also important to consider rental yields. Rental yields for houses and units are sitting at their lowest level since late 2010. There is a reason for the disconnect between rising house prices and rents. That is simply because rents are more directly linked to average incomes than home values. As we reported recently, income growth is slowing.

Across the combined capital cities, gross rental yields are recorded at 3.6% for houses and 4.5% for units. At the same time in 2014, gross rental yields were recorded at 3.8% for houses and 4.6% for units. Across the individual capital cities, house rental yields are lowest in Melbourne (3.2%) and Sydney (3.4%) and highest in Darwin (5.7%) and Hobart (5.2%). RPDataRentalsApril2015Across most cities house rental yields are lower now than they were at the same time last year, the exceptions are Brisbane, Adelaide and Hobart where they are unchanged. At 3.4%, rental yields in Sydney are the lowest they’ve been since May 2005 and at 3.2 per cent Melbourne yields are at their lowest level since November 2010. The unit market shows different trends to the detached housing market with yields higher or unchanged over the year across most cities. Unit yields are lowest in Melbourne (4.2%) and Sydney (4.3%) and highest in Darwin (5.9%) and Brisbane (5.4%). Unit yields in Sydney are at their lowest level since August 2005 while yields in Melbourne have edged higher over the past month.

RPDataYieldsApril2015Across the combined capital cities, rental rates are recorded at $487 per week and they have risen by 0.1% over the month, 0.7% over the past three months and by 1.7% over the past 12 months. Although rental rates are still increasing, they are doing so at a moderate rate. In fact, the annual rate of growth has been recorded at 1.7% for four consecutive months and hasn’t previously been this low since June 2003. The slow pace of rental appreciation can likely be attributed to the booming level of dwelling construction coupled with high levels of buying activity from the investment segment which is adding additional rental stock to the market and curtailing rental increases. Looking across the capital cities, over the past year Sydney and Hobart have recorded the greatest increases in weekly rents. Rents have fallen over the past three months in Perth and Darwin; along with Canberra these cities have recorded rental falls over the year, down -4.2%, -4.7% and -2.6% respectively.

Looking at the performance of houses as opposed to units there isn’t a great deal of difference in the rates of rental appreciation. House rents were recorded at $492 per week across the combined capital cities in April 2015 compared to $461 per week for units. House rents have recorded stronger growth over the month (0.1%) compared to unit rents which fell by -0.1%. Over the quarter unit rental growth (0.6%) has been lower than houses (0.7%) however, over the past year units have recorded slightly stronger rental growth (1.9%) than houses (1.6%).
Comparing the current rate of rental growth with the 10 year average annual rate of rental appreciation highlights that rental growth is currently sluggish across all cities. In fact, the ten year average annual rate of rental growth is higher than the current growth rate in each capital city. The slower pace of rental growth may be attributed to a number of factors including: a ramp-up in investment purchases resulting in an increase in rental stock, an increase in housing supply which has also added to rental stock and a reduction in net overseas migration decreasing demand for rental stock.

Rental rates are already increasing at their slowest annual rate in more than a decade and the outlook is that a low rate of growth will continue. In fact, with residential construction activity continuing to increase, particularly for inner city units, we would expect that the additional housing supply may result in an even lower rate of rental growth over the coming months. This is likely to be most evident in the markets where new unit supply is surging, being Melbourne and Brisbane and to a lesser extent Sydney.

Apple Pay Plots New Territory—Including Las Vegas and China

The Payment War continues. Interesting commentary from Brand Channel.

After many decades, it’s still interesting to watch Apple continue to push the envelope around its primary business model.

Apple Watch is a prime example, as it plunges the brand deeply into the fashion world as well as the personal tech sphere that it already dominates. Intriguing new wrinkles include the just-uncovered fact that a loophole in security would hypothetically allow a thief to use someone else’s Apple Watch to make Apple Pay payments with the owner’s credit card data, according to PhoneArena.com.

While the Apple Watch launch may have somewhat overshadowed the company’s Apple Pay platform, the latter’s list of participating vendors keeps expanding—including its newest addition, Cole Haan.

“The Cole Haan enthusiast is on the go and online at all times,” said David Maddocks, chief marketing officer at Cole Haan, in a press release. “The mobile wallet in our popular mobile application made perfect sense for the Cole Haan customer who wants to stay stylish at the touch of a button.”

Las Vegas is getting in on the Apple action as well. Apple Pay is now making its way to The Cosmopolitan hotel and casino there, where consumers will be able to use it at the front desk, restaurants and bars. According to Digital Trends, however, it can’t be used to buy chips for gambling—yet.

All of that may be table stakes, though, compared with Apple’s biggest target for Apple Pay: China.

China is Apple’s second-biggest market by revenues and snaps up more iPhones now than the US, according to CNBC. “We very much want to get Apple Pay in China,” CEO Tim Cook told a Chinese news agency.

The company reportedly is in talks with Alibaba about bringing Apple Pay to China using Alibaba’s Alipay to process transactions. Apple has been eying the China market for some time, according to Zack’s.com, but regulatory hurdles have made it difficult for the company to enter the market.

As with smartphones, Samsung looms as a formidable competitor in mobile-pay systems after its acquisition earlier this year of Massachusetts-based startup LoopPay, according to Recode.net. The price, it was reported, was $250 million.

Will that be enough for Samsung to arm wrestle with Apple Pay as its smartphones have done with iPhones? The answer likely will come quickly.

New Zealand’s Restrictions on Mortgage Lending in Auckland Will Benefit Banks – Moody’s

Last Wednesday, the Reserve Bank of New Zealand (RBNZ) announced that starting 1 October 2015 bank lending to home investors in Auckland, New Zealand, will be restricted to mortgages with loan-to-value ratios (LTVs) of less than 70%. The RBNZ also said it was raising the percentage of residential mortgage loans that can be originated outside of Auckland with LTVs of 80% or higher to 15% of all mortgage loans from 10%. These measures are credit positive for New Zealand’s banks because they will reduce banks’ exposure to riskier mortgage loans in Auckland, where house prices are at historical highs, having risen 14.6% in the 12 months to March 2015.

Moody’s says these steps would particularly benefit New Zealand’s four major banks, ASB Bank Limited (Aa3/Aa3 stable, a2 review for downgrade), ANZ Bank New Zealand Limited (Aa3/Aa3 stable, a3), Bank of New Zealand (Aa3/Aa3 stable, a3) and Westpac New Zealand Limited (Aa3/Aa3 stable, a3). These banks held approximately 86% of total system mortgages as of 31 December 2014. Additionally, Auckland, New Zealand’s largest city, constitutes the largest market for these banks, and the RBNZ reports that around 40% of mortgage originations in Auckland are to investors.

The introduction of an LTV limit on property-investor lending in Auckland will reduce the risk of recently originated mortgages experiencing negative equity, where the size of the loan exceeds the value of the property. Both house prices and household indebtedness in Auckland are at historical highs creating a sensitivity to increases in unemployment and interest rates. Although LTV restrictions are likely to dampen house price growth in Auckland, we expect the effect to bemarginal owing to supply shortages and the official cash rate, which the RBNZ sets to meet inflation targetsand remains accommodative by historical standards, continuing to support price gains. However, reducingbank exposures to high-LTV loans that are more exposed to a house price correction would benefit banks.

NZ-Price-to-Income-May-2015The LTV restrictions would not apply to loans to construct new residential properties, given the RBNZ’s focus on alleviating Auckland’s housing shortage. Although the new 15% cap on high-LTV loans outside Auckland will allow banks to lend more at higher LTVs, price growth outside of Auckland has been relatively subdued. By responding to current housing market developments and loosening restrictions, the RBNZ is making housing finance more accessible in areas of New Zealand where there are fewer risks of stimulating excessive price speculation.

The proposals are the RBNZ’s latest in a series of steps aimed at reducing excess leverage in the financial system and reducing the threat of asset bubbles. In September 2013, the RBNZ raised the capital requirements for high-LTV lending and in October 2013 imposed a 10% cap on high-LTV loans. In March 2015, the RBNZ released a consultation paper indicating that banks would likely need to hold more capital against investor loans than against owner-occupied mortgages. The RBNZ intends to release a consultation paper later this month outlining its most recent announcement.

Sales Of New Motor Vehicles In April

The ABS released the April 2015 sales today. Hard to read the data, as there are some significant variations between the trend estimate and the seasonally adjusted figures, though on both measures Sport Utilities continued to shine.

The trend estimate (our preferred view)  for April 2015 was 95 288, an increased by 0.5% when compared with March 2015. This was the highest April result on record. When comparing national trend estimates for April 2015 with March 2015, sales of Sports utility and Other vehicles increased by 1.9% and 0.1% respectively. Over the same period, Passenger vehicles decreased by 0.4%.

VehicleSalesTypesApril2015 Seven of the eight states and territories experienced an increase in new motor vehicle sales when comparing April 2015 with March 2015. Tasmania recorded the largest percentage increase (1.6%), followed by Queensland (1.1%) and the Northern Territory (0.9%). Over the same period, Western Australia was the only jurisdiction to record a decrease in sales (0.1%).

VehicleSalesStatesApril2015Turning to the seasonally adjusted estimates, the April 2015 seasonally adjusted estimate (94 888) has decreased by 1.5% when compared with March 2015. When comparing seasonally adjusted estimates for April 2015 with March 2015 sales of Passenger and Other vehicles decreased by 8.3% and 0.6% respectively. Over the same period, Sports utility vehicles increased by 7.4%.

Five of the states and territories experienced a decrease in new motor vehicle sales when comparing April 2015 with March 2015. The Australian Capital Territory recorded the largest percentage decrease (6.1%) followed by Queensland (4.8%) and Western Australia (2.8%). Over the same period, the Northern Territory recorded the largest increase in sales (3.2%).

Managing Two Transitions

Philip Lowe, RBA Deputy Governor spoke at the Corporate Finance Forum and spoke about two transitions.

The first is a domestic one – that is, the transition in the Australian economy following a period of extraordinarily strong growth in investment in the resources sector combined with record high commodity prices.

The second is a much more international one – and that is what seems to be a transition to a world in which global interest rates are lower, at least for an extended period, than we had previously become used to.

He explored the impact of low rates:

The first is the challenge that low interest rates pose to anyone who is seeking to fund future liabilities. Low interest rates mean that the present discounted value of these liabilities is higher than it once was. In turn, this means that more assets are needed to cover these liabilities. For anyone managing a long-tail insurance business or a defined benefit pension scheme, this is a major challenge. It is also a challenge for retirees and those planning for retirement.

The second issue is the effect of low interest rates on asset prices. Just as low interest rates increase the value of future liabilities, they increase the value of a given stream of future revenue from any asset. The result is higher asset prices. Another way of looking at this is that faced with low returns on risk-free assets, investors have sought other assets, and in so doing they have pushed up the prices of these assets. A good example of this is commercial property, where investors have been attracted by the relatively high yields, pushing prices up even though rents are declining.

Graph 10: Prime office capital values and rents
A rise in asset prices is, of course, part of the monetary transmission mechanism. But developments here need to be watched very carefully. History is littered with examples of unsustainable asset price rises emerging on the back of perfectly justifiable increases in prices. In a number of cases, this has ended badly, especially if there is leverage involved. Also, we should not lose sight of the fact that interest rates and the returns generated from assets are ultimately linked to one another. So, interest rates may be structurally lower in part because the stream of future income generated from assets is also lower than in the past. This would have obvious implications for the sustainable level of many asset prices.

The third issue is the effect of low interest rates on firms’ investment decisions and hurdle rates of return. In today’s environment, it seems that many investors have, reluctantly, come to accept that they will earn lower yields on their existing assets. An open question though is whether the same acceptance of lower returns is flowing through to firms’ decisions about the creation of new assets – that is, their own investment plans.

The international evidence is that the hurdle rates of return that firms use for new investment are quite sticky and that they are not very responsive to movements in interest rates. There is less evidence of this issue in Australia, but a recent survey of CFOs by Deloitte hints at the same conclusion. The survey results suggest that hurdle rates of return on new investment are typically above 10 per cent and sometimes considerably so. The results also suggest that the average margin between the hurdle rate of return and the weighted-average cost of capital is about 3 percentage points. As part of the survey, firms were also asked how often they changed the hurdle rate, with the most frequent answer being ‘very rarely’. These findings are very similar to those reached through the Bank’s own extensive business liaison program.

Graph 11: Hurdle rates

 

How Dangerous Is The Rise In Investor Loans?

The public statements from the Reserve Bank suggests they are monitoring the situation, and working with APRA on potential measures should the need arise. However, the recent freedom of information request reveals a significant and important dialogue within the bank about the potential impact of investor loans. A highly restricted document from 2014 makes the following points. Two concerns on increase in investor lending:

Macroeconomic:

  • Extra speculative demand can amplify the property price cycle and increase the potential for prices to fall later. Such a fall would affect household spending and wealth. This effect is likely to be spread across a broader range of households than the investors that contributed to the heightened activity.

Concentration risk:

  • Lending has been concentrated in Sydney and Melbourne, creating a concentrated exposure in these cities. The risk could come from a state-based economic shock, or if the speculative upswing in demand brings forth an increase in construction on a scale that leads to a future overhang of supply.
  • In Sydney, the risk of oversupply appears limited because of the pick-up in construction follows a period of limited new supply and it has been spread geographically and by dwelling type. While the unemployment rate has picked up a little over the past 18 months, the overall economic environment in NSW is in a fairly good state.
  • In Melbourne, there has been a greater geographic concentration of higher-density construction in inner-city areas. Some developments have a concentration of smaller-sized apartments that may only appeal to some renters, or purchasers in the secondary market. Economic conditions are not as favourable in Victoria and the unemployment rate is 6.8%.

In addition there were concerns about the low interest rate environment:

  • While a pick-up in risk appetite of households is to some extent an expected outcome given the low interest rate environment, their revealed preference is to direct investment into the housing market.
  • Historically low interest rates (combined with rising housing prices and strong price competition in the mortgage market) means that some households may attempt to take out loans that they would not be able to comfortably service in a higher interest rate environment.
  • APRA’s draft Prudential Practice Guide (PPG) emphasises that ADIs should apply an interest rate add-on to the mortgage rate, in conjunction with an interest rate floor in assessing a borrower’s capacity to service the loan. In order to maintain the risk profile of borrowers when interest rates are declining, the size of the add-on needs to increase (or the floor needs to be sufficiently high).

… and on Lending standards

  • In aggregate, banks’ lending standards have been holding fairly steady overall; lending in some loan segments has eased a little, while lending in some other segments has tightened up a bit.
  • The main lending standard of concern is the share of interest-only lending, both to owner-occupiers and investors. For investors, 64% of banks’ new lending is interest-only loans and for owner-occupiers the share is 31%.
  • The typical interest-only period is 5 years, but some banks allow the interest-only period to extend to 15 years. During this period, the loan is amortising more slowly than a loan that requires principal and interest (P&I) payments. If housing prices should fall, this increases the risk that the loan balance may exceed the property value (negative equity). There is some risk that the borrower could face difficulty servicing the higher P&I payments when the interest-only period ends, although this is typically mitigated by banks assessing interest-only borrowers on their ability to make P&I payments.

Then, we noted the Reserve Bank of NZ view that the risks in investment loans are different from owner occupied loans and should have different capital rules applied.

We continue to stress the fact the lending for investment property is unproductive, we need more finance for business, which can create productive growth.

Finally, we note the capital regulatory discussions on forthcoming changes to the capital rules under Basel IV, and where investment loans fit in.

Put all this together, and the risks to the broader economy, and the banking system from higher investment property loans, at a time of low interest rates, and high prices are significantly higher than acknowledged in public by the regulators in Australia. In addition, the recent interest rate cut makes even less sense.

USA Industrial Production Falls Again In April

US Industrial production decreased 0.3 percent in April for its fifth consecutive monthly loss. This adds further weight to the view that interest rates hikes to normal levels in the US will be further delayed.

Manufacturing output was unchanged in April after recording an upwardly revised gain of 0.3 percent in March. In April, the index for mining moved down 0.8 percent, its fourth consecutive monthly decrease; a sharp fall in oil and gas well drilling has more than accounted for the overall decline in mining this year. The output of utilities fell 1.3 percent in April. At 105.2 percent of its 2007 average, total industrial production in April was 1.9 percent above its year-earlier level. Capacity utilization for the industrial sector decreased 0.4 percentage point in April to 78.2 percent, a rate that is 1.9 percentage points below its long-run (1972–2014) average.

USA-Produciton-May-2015

The Industrial Production and Capacity Utilization statistical release, which is published around the middle of the month, reports measures of output, capacity, and capacity utilization in manufacturing, mining, and the electric and gas utilities industries.

The industrial production (IP) index measures the real output of all manufacturing, mining, and electric and gas utility establishments located in the United States, regardless of their ownership, but not those located in U.S. territories; the reference period for the index is 2007. Manufacturing consists of those industries included in the North American Industry Classification System (NAICS) definition of manufacturing plus those industries—newspaper, periodical, book, and directory publishing plus logging—that have traditionally been considered to be manufacturing. For the period since 1997, the total IP index has been constructed from 312 individual series based on the 2007 NAICS codes. These individual series are classified in two ways: (1) market groups, and (2) industry groups. Market groups consist of products and materials. Total products are the aggregate of final products, such as consumer goods and equipment, and nonindustrial supplies (which are inputs to nonindustrial sectors). Materials are inputs in the manufacture of products. Major industry groups include three-digit NAICS industries and aggregates of these industries—for example, durable and nondurable manufacturing, mining, and utilities.

Australia Fiscal Plan Weakens, But Core Strengths Intact – Fitch

According to Fitch Ratings, Australia’s Commonwealth budget, released on 12 May 2015, highlights the continued weakening of the country’s long-term fiscal consolidation plans, but does not fundamentally alter the core factors supporting Australia’s ‘AAA’ rating. These include low debt-to-GDP versus ratings peers, a stable banking system and a credible fiscal policy framework.

Deterioration in the fiscal outlook since the last budget was widely expected alongside the continued weakening of labour market conditions and a tepid recovery in commodity prices that has not brought prices back to levels seen before the downturn.

The fiscal cash deficit widened and government debt projections increased in the fiscal year ending 30 June 2016 (FY16) budget, reflecting in part the deterioration in economic growth dynamics linked to the fall in commodity prices and slowdown in China. Falling terms of trade have impacted long-term revenue growth projections, which have been revised down to 6.3% annually to 2018 from 6.6% at the last economic and fiscal update. Wage growth and corporate income will continue to be challenged by lower commodity prices, resulting in AUD20bn less in tax revenues over the coming four years compared with the outlook in the 2014 budget.

The deteriorating cash balance also reflects higher spending forecasts compared to the government’s Mid-year Economic and Fiscal Outlook in December.

The government still aims to return to a balanced budget by FY20 – even though fiscal consolidation plans have weakened. It is notable though that with a three-year federal election cycle – the next election is due by January 2017 – there remains significant uncertainty as to whether the political commitment to achieve this target will be sustained. Nonetheless, Australia does benefit from a credible policy framework and Fitch expects Australia to continue to have a significantly lower debt burden than its ‘AAA’-rated peers – general government debt was 31.8% of GDP in 2014 versus the ‘AAA’ median of 41.3%. Notably too, the government forecasts debt-to-GDP to begin falling by FY18 after rising for the next two fiscal years. As such, the budget should not have a significant effect on Australia’s existing strong credit profile.

Fitch believes that the iron ore forecast price in the budget of USD48/tonne seems a reasonable base case, but the budget will remain sensitive to further price falls. Australia’s dependence on commodity exports, especially to China, indicates that the sovereign may need a slightly larger buffer in its public finances than some of its peers at the ‘AAA’ level.

Over the longer term, reducing Australia’s dependence on commodities would mitigate a key vulnerability of the economy and sovereign. The FY16 budget includes some policy measures, including infrastructure investments and targeted SME tax cuts, to raise potential growth and spur service sector exports. As yet, it is uncertain to what extent these sorts of policies will be successful in transitioning growth away from mining.