APRA Increases IRB Capital Adequacy Requirements for Residential Mortgages

APRA has announced that capital risk weight for banks using the internal risk-based model will increase from 16% to at least 25% from 1 July 2016. These changes, which chime with the recommendations from the FSI, will apply mainly to the big four and Macquarie and will tilt the playing field slightly back towards a more neutral balance with the smaller players who use the unchanged standard approach. That said the regional’s still have to hold more capital, at around 35%, and still have to pay more for that capital, so it will not create a level playing field.

The changes will require the banks to raise more capital (we think about ~$11bn to meet these revised ratios), throttle back mortgage lending growth or lift interest rates charged to borrowers or cut rates to savers. Further changes will probably follow in the light of evolving international developments, including the upcoming Basel IV. The changes as announced were expected, and it is unlikely overall banking profitability will impacted much at all, though the banks will squeal.

The Australian Prudential Regulation Authority (APRA) has today announced an increase in the amount of capital required for Australian residential mortgage exposures by authorised deposit-taking institutions (ADIs) accredited to use the internal ratings-based (IRB) approach to credit risk.

This change will mean that, for ADIs accredited to use the IRB approach, the average risk weight on Australian residential mortgage exposures will increase from approximately 16 per cent to at least 25 per cent.

The increase in IRB mortgage risk weights addresses a recommendation of the Financial System Inquiry (FSI) that APRA ‘raise the average IRB mortgage risk weight to narrow the difference between average mortgage risk weights for ADIs using IRB risk weight models and those using standardised risk weights’. The increase is also consistent with the direction of work being undertaken by the Basel Committee on Banking Supervision (Basel Committee) on changes to the global capital adequacy framework for banks.

The increased IRB risk weights will apply to all Australian residential mortgages, other than lending to small businesses secured by residential mortgage. The increase is being implemented through an adjustment to the correlation factor used in the IRB mortgage risk weight function for each affected ADI. In order to provide these ADIs sufficient time to prepare for the change, the higher risk weights will come into effect from 1 July 2016.

The residential mortgage portfolio is the largest credit portfolio for ADIs and, in aggregate, IRB accredited ADIs hold the material share of these exposures. Therefore, strengthening the capital adequacy requirement for residential mortgage exposures under the IRB approach will enhance the resilience of IRB-accredited ADIs and the broader financial system.

The increase in IRB mortgage risk weights announced today is an interim measure. It is not possible to settle on the final calibration between the IRB and standardised mortgage risk weights until changes arising from the Basel Committee’s broader review of this framework are complete. Further changes to IRB mortgage risk weights will be considered over the medium term in the context of these broader international developments.

You can listen to my comments on ABC Radio National today on the APRA move.

APRA Confirms Banks Will Need More Capital To Achieve FSI Recommendations

APRA released their comparative capital study today. Overall, whilst it shows that on an international comparison basis Australian banks are well placed, they are not placed in the top quartile of their international peers, so confirms the observation made  by the FSI Inquiry. For the purpose of this analysis, APRA has used the 75th percentile (i.e. the bottom of the fourth quartile) as a benchmark. This provides an estimate of the minimum adjustment needed if the FSI’s suggestion is to be achieved. However, it is clearly a moving target, as Banks around the world are lifting capital, and further changes to the Basel framework are in the works.

APRA says positioning CET1 capital ratios at the bottom of the fourth quartile would require an increase of around 70 basis points in CET1 capital ratios; and to simultaneously achieve a position in the fourth quartile for all four measures of capital adequacy, the increase in the capital ratios of the major banks would need to be significantly larger, albeit that there are more substantial caveats on the ability to accurately measure the relative positioning of Australian banks using measures other than CET1.

However APRA also says the conclusions of this analysis are, on balance, likely to provide a conservative scenario for Australia’s major banks, given:

  • limitations on data availability have meant that certain adjustments that might otherwise have unfavourably impacted the relative position of the Australian major banks have not been possible. These relate to (i) the exclusion of upward adjustments to the capital ratios of some foreign banks, and (ii) the exclusion of the impact of the capital floor on the capital ratios of the Australian major banks;
  • anticipated changes arising from the Basel Committee on Banking Supervision’s (Basel Committee) review of variability in RWAs will possibly lead to a relatively lower position for the Australian major banks; and
  • international peer banks are continuing to build their capital levels – over the past couple of years, the major banks have seen a deterioration in their relative position, despite an increasing trend in their reported capital ratios.

We note that while APRA is fully supportive of the FSI’s recommendation that Australian ADIs should be unquestionably strong, it does not intend to tightly tie that definition to a benchmark based on the capital ratios of foreign banks. APRA sees fourth quartile positioning as a useful ‘sense check’ of the strength of the Australian capital framework against those used elsewhere, but does not intend to directly link Australian requirements to a continually moving benchmark such that frequent recalibration would be necessary.

APRA will be responding to the recommendations of the FSI, bearing in mind the need for a coordinated approach that factors in international initiatives that are still in the pipeline. This will mean that, whilst APRA will seek to act promptly on matters that are relatively straight-forward to address, any final response to the determination of unquestionably strong will inevitably require further consideration. In practice, this will be a two-stage process as:

  • APRA intends to announce its response to the FSI’s recommendation regarding mortgage risk weights shortly. To the extent this involves an increase in required capital for residential mortgage exposures of the major banks, and the banks respond by increasing their actual capital levels to maintain their existing reported capital ratios, it will have the effect of shifting these banks towards a stronger relative positioning against their global peers; and
  • other changes are likely to require greater clarity on the deliberations of the Basel Committee (unlikely to be before end-2015) before additional domestic proposals are initiated.

As a result of these factors, and the broader caveats contained in this study, an accurate measure of the increase in capital ratios that would be necessary in order to achieve fourth quartile positioning is difficult to ascertain at this time. A better picture is likely to become available over time as, in particular, international policy changes are settled. Based on the best information currently available, APRA’s view is that the Australian major banks are likely to need to increase their capital ratios by at least 200 basis points, relative to their position in June 2014, to be comfortably positioned in the fourth quartile over the medium- to long-term. This judgement is driven by a range of considerations, including:

  • the findings of this study;
  • the potential impact of future policy changes emerging from the Basel Committee; and
  • the trend for peer banks to continue to strengthen their capital ratios.

In instituting any changes to its policy framework, APRA is committed to ensuring any strengthening of capital requirements is done in an orderly manner, such that Australian ADIs can manage the impact of any changes without undue disruption to their business plans. Furthermore, this study has focussed on the Australian major banks; the impact of any future policy adjustments, if any, is likely to be less material for smaller ADIs.

The benefits of having an unquestionably strong banking sector are clear, both for the financial system itself and the Australian community that it serves. Furthermore, Australian ADIs should, provided they take sensible opportunities to accumulate capital, be well-placed to accommodate any strengthening of capital adequacy requirements that APRA implements over the next few years.

So no clarity yet on the amount of additional capital banks will need to hold, nor timing of changes. Here is DFA’s view of how these outcomes will translate in the Australian context:

  1. Banks need to raise $20-40 bn over next couple of years, – that is doable – assuming they will be able to access functioning global markets. It will be ratings positive.
  2. Smaller banks will be helped by the FSI changes to advanced IRB, if they translate, but will still be at a funding disadvantage
  3. Deposit rates will be cut again
  4. Mortgage rates will lift a little, and discounting will be even more selective – Murray’s estimates on the costs are about right
  5. Lending rates for small business will rise further
  6. Competition won’t be that impacted, and the four big banks will remain super profitable
  7. We will still have four banks too big to fail, and the tax payer would have to bail them out in the event of a failure (highly unlikely but not impossible given the slowing economic environment here, and uncertainly overseas). The implicit government guarantee is the real issue.

APRA is concerned about financial stability, not about effective competition, or balancing the interests of shareholders and banks customers.

ADI’s Still Growing Investment Loans Above 10%

The latest APRA data on ADI’s banking statistics showed us a few interesting angles. Looking at housing first, total lending for residential property rose to $1.36 trillion, with owner occupied loans rising 0.57% in May, and investment loans rising 0.99%. These translate into year on year growth rates of 6.33% for owner occupied loans and 10.65% for investment loans, which is above the APRA “watch” rate of 10%. Housing lending for investors is still going gangbusters, as our earlier analysis from the RBA confirmed. The difference between the $1.36 trillion and the $1.47 trillion is the non bank sector.

Looking in more detail at the individual lenders, CBA still leads the majors in the owner occupied loan stakes, and Westpac is ahead on investment mortgages, by a distance.

MBS-May-2015--Loans-SharesMore detailed portfolio analysis shows that ANZ and NAB have been more aggressive on owner occupied loan growth than the other majors, but some of the smaller players are still making hay; Macquarie and Members Equity in particular.

MBS-May-2015--Loans-Movement-OOThe average growth rate over the last 12 months was 6.33%, and we see many players below this, and ING’s portfolio share falling.

MBS-May-2015--Loans-YOY-OO Turning to portfolio movements on investment loans, Westpac has slowed their growth relative to the other majors, and Macquarie is still lending hard.

MBS-May-2015--Loans-Movement-InvThe market average growth over the past year was 10.65%, above the 10% APRA “alert” level. Some of the smaller players are well above (and we think APRA was concerned about some of these players and their rapid growth). We also see several of the majors above the threshold and they might expect to receive a “please explain” letter from the regulator. That said, no-one is clear on when the 10% hurdle should be measured from, so they might have until December to get into line. If they do, they would be required to slow their growth in coming months. There are some signs of discounts falling and LVR thresholds lowering. The regulatory noose may be tightening, but so far to little effect.

MBS-May-2015--Loans-YOY-InvTurning to deposits, we saw growth of 0.04% to $1,83 trillion.

MBS-May-2015---Deposits-ShareCBA picked up share a little at the expense of some of the smaller lenders, including ING, Bendigo, Suncorp, Bank of Queensland and Rabobank. Many of the smaller players have cut their deposit rates harder to “manage” profitability (i.e. squeeze savers).

MBS-May-2015--Despoits-MovementFinally, credit cards, total borrowing fell 0.38% in the month, to $41.2 billion. Little overall change in position, though we note CBA lost a little share, whilst Westpac gained slightly. The current focus on card interest rates may have an impact in coming months, but little impact so far.

MBS-May-2015---Cards

War on Banking’s Rotten Culture Must Include Regulators

At conferences in Sydney last week, the heads of ASIC (Greg Medcraft) and APRA (Wayne Byres) agreed on a few things: banking culture is rotten; culture is “hard” to deal with; and regulators are basically at a loss on what to do about it.

As reported in The Conversation, Medcraft said:

“When culture is rotten it often is ordinary Australians who lose their money. And that is my point – markets might recover but often people do not. So that is why we need to clean up culture because people suffer. And people are sick of it. They want to have trust and confidence in the institutions they are dealing with.”

Medcraft wants to be able to criminally charge banks and their directors when company culture has allowed for staff misconduct.

Medcraft’s outrage disguises the fact that Australia’s regulators may have had something to do with fostering a “rotten” banking culture. For example, when the Four Pillars were fined some A$1.7 billion and censured by the New Zealand High Court for Tax Avoidance neither regulator censured the boards or senior management of four banks, or even commented at the time on the cultural messages such behaviour would inevitably reinforce.

To give ASIC credit, in another speech last week Commissioner Greg Tanzer outlined a very long laundry list of things ASIC is now going to look at relating to culture, including: reward structures; whistleblowing policies; conflicts of interest; complaints handling; and corporate governance.

The regulators might wish to look the latest research showing the avoidance culture behind the risk taking by Australian bankers.

Or the experience overseas showing the difficulties of actually changing banking culture.

But the problem is wider than individual banks and includes the culture of the banking and regulatory system itself.

A system beset by groupthink

While Australian regulators bemoan the industry’s culture problem, the Irish parliament is holding yet another inquiry into the tragedy that beset the Irish banking system before the global financial crisis. Irish finance leaders have fronted the inquiry, singing from the same songbook. From bankers, regulators, auditors, the media, to academics, commentators and managers of construction companies, (almost) all were repeating the same thing – ‘No one – but no one – saw it coming’.

There were a few exceptions who had been off-key before the crisis, including Professor Morgan Kelly and a brave regulator, Con Horan, who had warned of the impending calamity but was told not to rock the boat. Aside from those notable exceptions, everyone else appeared to be on same page.

In behavioural economics, such “concurrence” across a group is called groupthink. Everyone in Ireland, or at least those in charge of the financial system, believed the economy would keep growing forever. And why not, as Ireland was in the midst of a 25-year boom – sound familiar?

Groupthink (or more properly in this case “systemsthink” because the whole system was deluded) is unhealthy because, not only do people start to think alike, it is only a short step to believing people who are singing a different tune should be excluded and thrown out of the chorus. Dissent can be destructive, but the role of the Devil’s Advocate is well-understood to be valuable, drawing out important questions people would rather not answer.

But it’s not only in Ireland that people are afraid of rocking the boat. In Senate hearings this week into high credit card interest charges, RBA Assistant Governor Malcolm Edey admitted the Reserve and Treasury were aware of the problem, but said it was not up to them to question Australia’s banks on card rates. He recommended ASIC or APRA be the people to ask, if one was really worried. Since the RBA, APRA, ASIC and the Treasury are the four members of the Council of Financial Regulators (CFR), one would have thought that one of their regular meetings would have been an ideal opportunity to bring this issue up – but no one did.

It is the primary role of Australia’s banking regulators to promote systemic stability. But what if the whole system, including banking regulation, is deluded (as happened in Ireland)?

Seeking solutions

So how could a Devil’s Advocate be introduced into the regulatory process? The recent Murray Inquiry into the Financial System made one recommendation that could help. The inquiry recommended the establishment of a new Financial Regulator Assessment Board (FRAB), which would be asked to “assess how regulators have used the powers and discretions available to them”.

The Murray inquiry envisaged that this new board would consist of knowledgeable experts, crucially not tied to regulators, with a diverse membership that would “act as a safeguard against the FRAB being unduly influenced by the views of one particular group or industry sector”. The Inquiry also recommended that FRAB’s assessments of regulators should be made public. The creation of the FRAB is awaiting the government’s response to the Murray proposals.

Experts, such as Dr Andy Schmulow, suggest the FRAB proposal may however be dead on arrival, due to push-back from regulators. That is a pity, as regulators should welcome the creation of such an independent body, even though they know it may cause them some uncomfortable moments along the way. Constructive questioning of perceived wisdom will enhance rather than reduce systemic stability, which is after all the goal of banking regulation.

By Pat McConnell, Honorary Fellow, Macquarie University Applied Finance Centre at Macquarie University. Article published in The Conversation

Bank Profits Were $35.2 billion to March 2015

APRA released their quarterly ADI performance statistics to end March 2015 today. Over the year ending 31 March 2015, ADIs recorded net profit after tax of $35.2 billion. This is an increase of $3.0 billion (9.4 per cent) on the year ending 31 March 2014.

The most telling data relates to the relationship between loans and capital. We look at the big four,  who dominate the market. Home loans continue to grow as a proportion of total assets. The major banks have $1.42 trillion of housing, out of total assets of $2.27 trillion – 62.4% of all loans are housing related. Now, because of the generous “risk weighted” calculation, whilst the tier 1 capital ratio has moved higher for the 4 big banks, to 10.8%, if you look at shareholder funds (not risk weight adjusted) we see that the ratio of shareholder funds to total loans is lower now than its been for some time, and is continuing to fall. So the banks are using less of their own funds to grow their balance sheet and hold less in reserve for a rainy day. This is why there is a discussion about the right increases in capital weightings.

APRAMarch2015
More generally, at 31 March 2015, the total assets of ADIs were $4.5 trillion, an increase of $519.9 billion (13.1 per cent) over the year. The total capital base of ADIs was $228.1 billion at 31 March 2015 and risk-weighted assets were $1.8 trillion at that date. The capital adequacy ratio for all ADIs was 12.7 per cent.

  • major banks had total assets of $3.50 trillion as at 31 March 2015, 78.0 per cent of the industry total;
  • other domestic banks had total assets of $397.7 billion, 8.9 per cent of the industry total;
  • foreign subsidiary banks had total assets of $115.1 billion, 2.6 per cent of the industry total; and
  • foreign branch banks had total assets of $404.1 billion, 9.0 per cent of the industry total.

The remainder of the industry total assets were held by building societies, credit unions and other ADIs, with $68.0 billion, 1.5 per cent of the industry total.

For all ADIs*, as at 31 March 2015:

  • Gross loans and advances were $2.80 trillion. This is an increase of $71.6 billion (2.6 per cent) on 31 December 2014 and an increase of $227.2 billion (8.8 per cent) on 31 March 2014.
  • Total liabilities were $4.22 trillion. This is an increase of $137.8 billion (3.4 per cent) on 31 December 2014 and an increase $504.3 billion (13.6 per cent) on 31 March 2014.
  • Total deposits were $2.46 trillion. This is an increase of $50.9 billion (2.1 per cent) on 31 December 2014 and an increase $196.1 billion (8.7 per cent) on 31 March 2014.
  • The net loans to deposits ratio was 112.6 per cent for the year ending 31 March 2015, an increase from 111.7 per cent for the year ending 31 March 2014.

Capital adequacy

The Common Equity Tier 1 capital ratio for all ADIs (excluding foreign branch banks and ‘other ADIs’) was 9.2 per cent as at 31 March 2015. This is an increase on 31 December 2014 (9.1 per cent) and 31 March 2014 (9.1 per cent).

The Common Equity Tier 1 capital ratio as at 31 March 2015 for each segment was:

  • 8.8 per cent for major banks (an increase from 8.7 per cent at 31 December 2014);
  • 9.6 per cent for other domestic banks (an increase from 9.3 per cent);
  • 15.1 per cent for foreign subsidiary banks (unchanged 31 December 2014);
  • 16.9 per cent for building societies (a decrease from 17.1 per cent); and
  • 15.7 per cent for credit unions (unchanged 31 December 2014).

The Tier 1 capital ratio for all ADIs (excluding foreign branch banks and ‘other ADIs’) was 11.0 per cent as at 31 March 2015. This is an increase on 31 December 2014 (10.8 per cent) and 31 March 2014 (10.8 per cent).  The Tier 1 capital ratio as at 31 March 2015 for each segment was:

  • 10.8 per cent for major banks (an increase from 10.6 per cent at 31 December 2014);
  • 10.9 per cent for other domestic banks (an increase from 10.6 per cent);
  • 15.1 per cent for foreign subsidiary banks (a decrease from 15.1 per cent);
  • 16.9 per cent for building societies (a decrease from 17.1 per cent); and
  • 15.9 per cent for credit unions (an increase from 15.8 per cent).

Impaired assets and past due items were $27.8 billion, a decrease of $5.9 billion (17.5 per cent) over the year. Total provisions were $14.4 billion, a decrease of $5.8 billion (28.9 per cent) over the year.

Impaired facilities were $15.2 billion as at 31 March 2015. This is a decrease of $0.7 billion (4.2 per cent) on 31 December 2014 and a decrease of $6.4 billion (29.7 per cent) on 31 March 2014. Impaired facilities as a proportion of total loans and advances was 0.5 per cent as at 31 March 2015. This is a decrease from 31 December 2014 (0.6 per cent) and a decrease from 31 March 2014 (0.8 per cent).

Past due items were $12.5 billion as at 31 March 2015. This is an increase of $1.1 billion (9.6 per cent) on 31 December 2014 and an increase of $534 million (4.4 per cent) on 31 March 2014. Total provisions held were $14.4 billion as at 31 March 2015. This is a decrease of $0.6 billion (4.0 per cent) on 31 December 2014 and a decrease of $5.8 billion (28.9 per cent) on 31 March 2014.

 

Banks Grew Home Loans Again In April to $1.35 Trillion

APRA released their Monthly Banking Statistics for April 2015 today. The total home loans outstanding on the bank’s books reached $1.346 trillion, up from $1.336 trillion last month. Overall growth in the portfolio was 0.74%, with owner occupied loans sitting at 0.6% up, and investment loans 1% higher. This is before the regulatory taps were turned.

We will this month concentrate on the home loan portfolio, because it is of the most significance just now.  First, lets look at the APRA “hurdle” of 10% market growth. Now there are a number of different ways to calculate this important number. Some have chosen other methods which understate the true picture in our view. We have chosen to calculate the sum of the monthly moving averages, and the results are displayed below. A number of players are well over the 10% line, and might expect a “please explain” from the regulator. Officially, they have a little time to get into line by the way. Some players of course are subject to non-organic growth, and this will distort some of the figures.

YOYINVMovementsAPRAApril2015In contrast, the OO portfolio (not subject to the 10% rule) also makes quite interesting reading. In both cases some of the smaller organisations are making hay and expanding quite fast. We hope they have their underwriting and approval processes set right!

YOYOOMovementsAPRAApril2015Next, a view of the monthly portfolio movements for both OO and INV loans.

HomeLoansMovementApril2015Finally, a picture of the relative shares of home loans, both investment and owner occupied loans, by some the the main players (in volume terms).

HomeLoanSharesAPRAApril2015If you look at the relative distribution of OO and INV loans, you can see which players may have more to worry about is the regulatory tightening on investment lending gets more intense. Recent events from New Zealand are insightful here, with the proposal to lift capital requirements on investment loans. We covered this in an earlier post.

HomeLoansPCSplitsAPRAApril2015Turning to Deposits, balances rose by $7 billion, to $1.8 trillion, an uplift of 0.38% from last month. Little change in the mix between major players. CBA maintains its pole position, although NAB grew its portfolio the fastest.

DepositSharedAPRAApril2015In the cards portfolio, total balances fell slightly from $41.6 billion to $41.3 billion. Again little change in the mix between players, although CBA lost more than half of the value drop from its portfolio from March to April.

CardsShareAPRAApril2015

Post Crisis Reform – APRA

APRA’s Wayne Byres, spoke in Singapore  “The post-crisis reform agenda – a stocktake“. He discusses progress in Prudential Regulation, across banking, too-big-to-fail, shadow banking and derivatives; and also calls out areas for future attention, including the regulation of financial firms, and the broader issues of culture and behaviourial change within financial service players.

The international reform agenda has focussed on four broad objectives:

  • building resilient financial firms (particularly banks);
  • ending too-big-to-fail;
  • transforming shadow banking into transparent and resilient market-based financing; and
  • making derivative markets safer.

When we look at each of these areas, I am confident that most people in this room would agree with the broad conclusion that a great deal of work has been done, and that in all cases we are better off today than we were pre-2007. But I suspect many of you would also hold to the view that there is more to do before we can genuinely sit back and say the job is done.

Let’s start with bank capital and liquidity. Basel III substantially increased the quality and quantity of bank capital and, just as importantly, introduced new standards for liquidity and funding where there had previously been an international void. Even though many of these new standards are not required to be fully in place for a few years yet, we can look at the banking industry today and say that, by and large, the industry is meeting the new standards with:

  • substantial amounts of new equity having been raised;
  • capital instruments that did not act as a loss absorber being replaced;
  • greater levels of liquidity, and (more importantly) better liquidity management evident; and
  • excessive structural maturity mismatches being contained to more prudent levels.

All of this has been achieved without, as was predicted by some when the reforms were announced, the sky falling in. Indeed, resilience has become a virtue for financial firms, and critical to being a strong competitor in financial markets. Long may that continue.

Critical to making sure this is not a temporary phenomenon has been consistent implementation of the Basel III standards into national regulations. One of the more important post-crisis reforms that does not always get the credit it deserves is the decision by member jurisdictions to open themselves up to a much greater level of peer review. The Basel Committee’s Regulatory Consistency Assessment Programme (RCAP) has been instrumental in demonstrating to the world that the G20’s commitment to the full, timely and consistent implementation of Basel III was serious – and it has placed the spotlight on areas where it has not yet been delivered. Having been intimately involved in the first dozen or so of these reviews, I can confidently say they have had an unambiguously positive impact. Similar peer review programmes by the FSB and other standard-setters have provided additional scrutiny and transparency to national implementation in a range of other areas.

The important point to note is that, when we think about post-crisis reforms, it is not just financial firms that have needed to lift their game; regulatory agencies have needed to do likewise.

There is still more to do, and the Basel Committee’s upcoming meeting has a busy agenda. If I have a reservation when it comes to the remaining policy work programme of the Committee, it is that the finish line still looks a little too far away in some key areas. We may be better off if we narrow our focus and devote our resources to a few key issues – which I would argue centre on the IRB approach and the reliability of models in the regulatory framework – and make sure we deal with them as quickly as possible. That doesn’t mean we should not address the full range of remaining issues on the agenda, but the need for immediate action is much less.

Too-big-to-fail has been a long-standing problem; almost by definition, long-standing problems don’t have an easy answer. Nevertheless, measures that reduce implicit subsidies and price risk correctly should substantially improve the resilience, efficiency and competitiveness of the financial system, so our efforts are undoubtedly adding value. And we have made good headway.  Regimes for identifying and applying higher capital requirements for G- and D-SIBs (and soon G-SIIs), more robust resolution arrangements, the development of meaningful recovery plans that do not rely on public sector support, and current efforts to establish greater loss-absorbing capacity in the world’s G-SIBs will not necessarily rid the world completely of the too-big-to-fail problem, but will lessen the difficulties that authorities face in times of stress. It is certainly a worthwhile investment to make.

When it comes to shadow banking and derivative reforms, we have made important progress in key areas, but the task is far from complete. In the case of shadow banking, we continue to grapple with understanding what exists in the shadows. The good news is that our knowledge is better than it was, and we are all alert to the risks, but we cannot yet feel confident that a concentration of risk could not be lurking undetected. The increased use of trade repositories and CCPs for derivatives markets has created a more transparent and orderly trading environment. But again, we have not yet done all we need to to get a good global picture of the risks in these markets.

That brings me to an important general observation. We have done better in implementing reforms where we have set international minimum standards, but allowed national regulators a degree of discretion to tailor the nature and timing of local requirements to local circumstances. A corollary of this is that we have tended to do better in implementing reforms that relate to financial firms than we have for reforms that relate to financial markets.

Some countries have gone faster and some slower on Basel III, some have introduced the minimum requirements and some have seen fit to do more, some have had to tailor the new requirements to fit with domestic legislative requirements, but generally speaking the new set of minimum standards have been implemented fairly uniformly around the globe (including by countries that are not members of the Basel Committee). The community of national regulators has been able to do this largely because there is scope, given their status as minimum international standards applying to individual firms, for a degree of domestic discretion. There are, if you like, safety values that mean domestic needs can be accommodated while at the same time preserving a common internationally‑agreed minimum. And, because they are applied to individual firms, the externalities that are imposed on other jurisdictions by any variations in implementation are fairly limited – provided, of course, the minimum standards are met.

Progress has been more difficult in areas where a much higher degree of cooperation or consistency is needed. International aspects of recovery and resolution planning, for example, are far less advanced than domestic aspects. It is even more evident when we look at many of the market-based standards. Today’s financial markets are global (or at very least highly inter-connected), and cannot work efficiently if they are subject to regulations that vary widely from jurisdiction to jurisdiction. In other words, the externalities from inconsistent implementation are much greater. A coherent and consistent regulatory regime – critical to limiting opportunities for arbitrage and the tendency for activity to flow to the weakest regulatory environment – requires us all to look beyond our domestic bases, but this has at times proven difficult.

There is no simple solution to this, beyond a recognition that we need to redouble our efforts towards cooperation for the global good. We cannot get away from the fact we are national regulators, with domestic mandates. Where taxpayer funds are ultimately at risk, it is difficult to expect otherwise. But all is not lost because, in an increasingly inter-connected world, domestic interests and the global common good are often quite well aligned. And we have to remember that we all lose if sound economic activity is significantly impeded.

Before I conclude, I would like to highlight two areas where I think we have not yet done anywhere near enough to address the shortcomings that the financial crisis highlighted.

The first is in the supervision of financial firms. We have done a great deal to strengthen the regulatory framework within which financial firms operate. We cannot, however, hope to achieve financial stability, and resilience in individual firms, with just a rulebook.

Whatever type of football you follow, you would not ask two professional football teams to adjudicate a match by themselves. Even though all the players may know the rulebook very well, their competitive instincts mean that without on-field officials, the temptation to break the rules would likely be too great. Any such a game is likely to quickly degenerate into chaos.

Good match officials are critical to an attractive match. They keep the game flowing, their presence acts as reminder to players to play within the rules, and they will sometimes be able to head off infringements before they occur. When needed, they will ensure transgressions are detected and penalised. Good supervisors play a similar role in the financial system – the game is better for the participants and the spectators when high quality officials are monitoring the play.

I do not think we have yet invested enough in promoting good supervision. Indeed, the immediate post-crisis period seemed to start with a philosophy that we should have less supervision and more rules. The strengthened rules were absolutely essential, but they will not be effective in the long run without being supplemented by strong and robust supervision. Our approach is Australia is not to consider supervisors as a means of enforcing regulation, but rather regulation as a means of empowering good supervision. But this philosophy is not universally held, and I think the system is weaker for it.

The second area that we still have room to make serious improvement is in the inter-related areas of governance, culture and remuneration. Building up capital and liquidity, and ensuring loss absorbing capacity in the event of failure, will undoubtedly make for a more resilient financial system. But they will only offer a partial remedy to the problems that were experienced unless there are behavioural changes within financial firms as well.

Culture is a nebulous concept, much more difficult to define and observe than capital adequacy. But strengthening culture, like strengthening capital, is critical to long-run stability. We regularly see instances where participants in financial markets, when faced with an ethical dilemma, fail to ask themselves ‘is this right?’  Instead, the question has often been ‘can I get away with this?’ – or, more ominously, in some cases it appears no question was asked because the attitude was ‘if you ain’t cheating, you ain’t trying’.  For an industry that is ultimately founded on trust, something serious is amiss, and strong and ethical leadership within financial firms is needed to set this right.

Both the industry, and the community of supervisors, is still grappling with how best to make assessments of organisational culture, and how to respond when a culture is shown to be in need of improvement. Much has to do with the incentives that individuals face and how they signal what an organisation truly values (and what it does not). It is clear that, in many cases, aspirational statements of organisational culture have been no match for the personal incentives that are created for individuals. Much of the post-crisis reform agenda has been aimed at getting the organisational interests of financial firms more aligned with those of the wider community. Getting personal incentives correspondingly aligned with organisational interests needs to be seen as equally important. On this, we all have more to do.

Loan Types By Lender

Completing the analysis of the residential  APRA Property Exposure data, we look at selected loan type data across the different ADI lender categories.  This analysis is based on relative numbers of transactions, not value.

First we see that the proportion of loans approved outside normal serviceability criteria has drifted lower, though Building Societies, Credit Unions and the Smaller Banks are still most likely to bend the rules to get a loan written. Perhaps they have tighter rules in place to begin with?

APRAOutsideServiceTypeMar2015The proportion of low doc loans written is miniscule and now consistently low. Most low doc borrowers would now be knocking on the door of the non-ADI’s as they do not have the same heavy supervisory oversight and are tending to be more flexible – but there is little public data on this.

APRALowDocTypeMAr2015Turning to interest only loans, the Majors, and Other Banks are most likely to write this type of loan. However, we note the rising proportion of Credit Unions, Building Societies and Foreign Banks who will consider the proposition.

APRAIntOnlyTypeMar2015Finally, looking at the use of the broker channel, Foregin Banks originate the highest proportion this way, with the smaller Banks also in on the third party origination game. Credit Unions and Building Societies are less inclined to use Brokers, though there have been some increase in recent years.

APRAThirdPartyByTypeMar2015

LVR Data By Lender Type

Continuing our analysis of the latest APRA data, we are looking at the LVR mix by type of lender by analysis of the relative ratio of LVR over time, (understanding that some lender categories are relatively small). APRA splits out the ADI data into sub categories, including Major Banks, Other Banks (excludes the Majors), Building Societies, Credit Unions and Foreign Banks. There are some interesting trend variations across these.

In the above 90% LVR category, we see a general drift down, Credit Unions took a dive last year, whilst Building Societies have the highest share of new 90%+ LVR loans, though we see this falling a little now. The Major Banks sit in the middle of the pack. Note that in 2009, Other Banks were writing more than 30% of their loans in this category, today its below 10%.

APRALVRByType90+May2015In the 80-90% LVR range, the Foreign banks, and Other Banks (ie not the big four) showed an uptick, though this may now be reversing. Building Societies and Credit Unions are below the Major Banks.

APRALVRByType90May2015In the 60-80% range, we see the Building Society mix rising in this band, whilst the others have been relatively static.

APRALVRByType80May2015Finally, the loans below 60% LVR. Here the Building Society have drop a few points, as they move into the higher LVR bands, though that may be reversing a little now. Foreign Banks share in this band dropped recently, after a spike in 2009.

APRALVRByType60May2015

Home Loans Up, Mix Changing, APRA

The Australian Prudential Regulation Authority (APRA) today released Quarterly Authorised Deposit-taking Institution Property Exposures for the March 2015 quarter.

Quarterly ADI Property Exposures contains information on ADIs’ commercial property exposures, residential property exposures and new housing loan approvals. Detailed statistics on residential property exposures and new housing loan approvals are included for ADIs with greater than $1 billion in housing loans.

ADIs’ commercial property exposures were $234.2 billion, an increase of $15.1 billion (6.9 per cent) over the year. Commercial property exposures within Australia were $193.3 billion, equivalent to 82.5 per cent of all commercial property exposures.

ADIs’ total domestic housing loans were $1.3 trillion, an increase of $107.1 billion (9.0 per cent) over the year. There were 5.3 million housing loans outstanding with an average balance of $243,000.

ADIs with greater than $1 billion of residential term loans approved $82.3 billion of new loans, an increase of $8.5 billion (11.5 per cent) over the year. Of these new loan approvals, $51.9 billion (63.0 per cent) were owner-occupied loans and $30.4 billion (37.0 per cent) were investment loans.

Looking in more detail at the data, looking first at the portfolio data, we see the rise on the value of home lending across the ADI’s and the rise in the proportion of investment loans in the mix. High LVR’s fell a little.

APRAPortfolioBalancesADIMarch2015The mix of loan type shows a continuing slow rise in interest-only loans (28.9% of all loans) and offset loans (32.3%), and a slight fall in loans with redraw (77.1% of loans).

APRALoanMixADIMarch2015

Across the portfolio, the average balance on interest-only loans is the highest, at $315,000, whilst reverse mortgages sat at $94,000.

APRAAverageLoanSizeADIMarch2015  Turning to approvals by quarter, we see a steady rise in approval volumes, with 37% by number investment loans. Remember that earlier APRA showed that more than 50% of loans by value were for investment loans, so we again see evidence that investment loans are larger by value.

APRANoLoansApprovedMarch2015Looking at LVR bands, we see a slight fall in loans over 90% LVR (from 14% to 11%)  a slight rise in the 80-90% band, (from 16% to 22%). So the regulators influence is showing though to some extent.

APRANoLoansApprovedLVRMarch2015Finally, we see that third party loans by volume (not value) fell from 45% to 42% this quarter. Interest only loans accounted for 42% of approvals. Low doc and loans outside serviceability were low.

APRANumberofLoansApprovedByTypeMar2015 So overall, we see buoyant loan growth, supported by rises in investment lending and interest only loans. We will be watching the data next quarter as the Regulators tighten the screws. We think the property worm is about to turn.