Banks prepare for war, customers in the crosshairs

From The New Daily.

The big banks are arming themselves for a propaganda war against the Treasurer’s $6.2 billion bank levy, with bankers warning that customers and shareholders will be the ones who pay the new levy.

To help pay for Tuesday’s cash-splash budget, Treasurer Scott Morrison announced a roughly $1.5 billion a year tax on the ‘Big Five’: CBA, ANZ, Westpac, NAB and Macquarie, to be paid over the next four years.

The banks are fuming, according to the industry’s peak lobbyist, and have been left no option but to extract more money from shareholders, savers, borrowers – or all three.

In a blistering press conference, Australian Bankers Association CEO Anna Bligh accused the Treasurer of a “grab for cash to fill a budget black hole” and of setting a “very dangerous” policy precedent.

Minutes earlier, there were reports that Commonwealth Bank CEO Ian Narev had sent an email to staff warning the costs could hit customers and shareholders.

The rhetoric is only hours old, but is already mirroring the fightback of big mining companies against Kevin Rudd’s Minerals Resource Rent Tax in 2009, which the industry branded a “super profits tax”. The Abbott government later repealed the tax.

Ms Bligh said the government had put the economy at risk by “singling out” its most profitable sector, simply because the banks were “easy targets”.

“Right now the major banks of Australia are very angry,” she said.

“There are only three options for the banks. It will be either be paid by shareholders, by savers, by borrowers or a combination of all three.

“I don’t think the Treasurer has thought through the full implications of this tax.”

Because bank share prices fell quickly and heavily on budget day, there has been speculation of a leak. Mr Morrison told the press gallery he had seen “no evidence” of this.

National Australia Bank CEO Andrew Thorburn echoed the lobbyists’ threats, saying the “tax” would impact “millions” of Australians, including every one of his bank’s 10 million deposits and borrowers and its 570,000 direct shareholders

“It is not just a tax on a bank. It is a tax on every Australian who benefits from, and is part of, our industry.”

But Mr Morrison cautioned the big banks, which make a combined profit of more than $30 billion, to simply accept the levy.

“Families absorb costs, small businesses absorb costs,” Mr Morrison told the National Press Club on Wednesday.

He said companies’ value lay in the way they treated their customers and the services they provided.

“They already don’t like you very much,” he said to the banks.

“But prove them wrong on this occasion. Don’t confirm their worst impressions. Tell them another story. Tell them you will pony up and help fix the budget.”

There are already suggestions the banks would soon raise mortgage rates by up to 0.15 per cent to recoup some of the costs of the levy.

Prime Minister Malcolm Turnbull also warned the banks that if they pass the cost on to customers, “the ACCC will be watching them very, very carefully”.

Between the levy’s introduction on July 1, 2017, and June 30, 2018, the consumer watchdog will be asking the banks to “explain” any increases to residential mortgage rates, fees and charges.

The levy is expected to reap the budget $6.2 billion in extra revenue over the next four years.

It will apply to banks with liabilities of more than $100 billion (indexed with nominal GDP), and will charge them a yearly sum equal to 0.06 per cent of the total value of those liabilities (which don’t include customer deposits).

Why The Banks Were An Obvious Target

Stepping back, we can see that there really should have been no surprise that the budget grabbed a $6 billion prize from the banks.

Apart from the fact that the financial sector is so big – half of all company dividends in Australia come from the financial sector – there have been  moves around the world to tax banks in various ways.

The only debate is whether the funds raised go towards general taxation, or to a specific fund to insulate banks for later potential failures.

Clearly in last night’s announcement, it was all about plugging a hole in the budget, and we expect the charge to remain at least for the next 10 years. And as banks liabilities grow so does the money to Treasury, so there is a natural hedge down the track. In any case, this is really an indirect tax on consumers.

But it is worth looking at what has been happening else where.

In the UK an 8% higher company tax rate was applied to banks last year.

In the European Economic Community there are active proposals to impose a Financial Transaction Tax, which would be on trading transactions between banks. According to early plans, the tax would impact financial transactions between financial institutions charging 0.1% against the exchange of shares and bonds and 0.01% across derivative contracts,The tax that could raise 57 billion Euros per year if implemented across the entire EU.

The IMF had proposed several approaches to a Bank Levy, but it was initially targetted at helping to recoup the costs of bank failures and bail-outs in 2007.

The IMF’s report suggested a levy on all major financial institutions balance sheets. They said it could be imposed at a flat rate initially but could be refined later depending on the risk profile of the particular institution.

This is akin to the Financial Crisis Responsibility Fee which President Obama’s proposed  after the GFC and would raise US$90 billion over 10 years from US banks with assets of more than US$50 billion. Except the revenue was to flow into general funds.

Another approach is a Financial Activities Tax (FAT) which could be charged on bank profits, banker’s remuneration, or both. Again this could flow to general revenue, or to a fund to assist with a future bank crisis.

Given the large sums involved it is no surprise that the banks are targets, despite the fact this distorts the free market. When a government is short of cash this can appear a nice target – especially if the sector is already on the nose.

But is does set a worrying precedent – it says if you are a profitable business (especially in a sector which makes excess profits) then you are a target. In the Australian context, there are other sectors which would fit that description just as well.

By the way, some have called this a “Tobin Tax”. James Tobin a Nobel Prize winner, suggested a tax be added to all spot conversions of one currency into another to curtail short-term financial round-trip excursions into another currency.

But now, the Tobin tax is wrongly used to describe all forms of short term transaction taxation, whether across currencies or no.

 

What The Liability Levy May Mean

Despite the rumors yesterday, the imposition of the liability levy in the budget last night was something of a surprise. It will hit the big four, and one other, only at this stage. They need liabilities of more than $100 billion to be captured.

On one hand you could argue that it is a simple, if rather lazy revenue raising measure, which plays to the gallery in terms of banks universally being poorly perceived and is a vote of no confidence in the bank driven processes of cultural reform.

Or you can argue it is an appropriate response to the recent aggressive repricing of the mortgage books and growing profits, despite margin compression.

The Government conveniently linked it to the FSI “unquestionably strong” mantra, which is clever, but it is not necessarily directly connected.

Which ever way you run the argument, it is worth looking in more detail at the numbers involved and how the banks may react. First, the budget papers said the big four banks had liabilities of $3.3 trillion, more than the national GDP. This is true. This number comes from the APRA Banks Performance data for December 2016.

Within the mix, more than $1 billion are on call deposits, and another $700m on term deposits.

Now, liabilities within the $250k consumer deposit protection scheme are excluded, as are those related specifically to capital ratios.  It is not easy to separate this out from public data.

“Ordinary bank deposits and other deposits protected by the Financial Claims Scheme – including those held by everyday Australians – will be excluded from the levy base. It will not be levied on mortgages”.

Individual banks have different liability structures. Looking at APRA data to March 2017, by bank, we see CBA has the largest volume of call deposits. This has been the case for many years, and reflects the heritage of the bank.  Banks have been powering their deposits higher, especially term deposits, as part of the required net stable funding ratio, which is a mechanism to reduce their reliance on more risky overseas funding (the big banks still rely partly on US commercial paper to fund some of their book).

Presumably the fifth bank is Macquarie, as the other bank using the IRB capital approach. Other regionals are pursuing this route, which in theory should reduce their costs of capital, but in practice, as the Basel rules morph, the gap between standard and IRB is reducing (and perhaps to the point where there is little benefit in switching?). If they were to get bigger they might fall in the levy zone.

The measure is 6 basis points on the net liabilities, and is expected to yield about $1.5 billion each year. So, the assumption is 70-80% of liabilities may be captured. This would equate to 4-5% of annual profit of the big four, but may not be equally distributed.

In addition, banks have the option of switching their funding from bonds and other financial instruments to retail deposits below 250k to avoid the charge. So we would expect even greater competition for consumer deposits in the months ahead. A change in treasury mix will take some time, but may improve financial stability down the road.

Banks in Australia are still relatively inefficient (no world class cost income ratios here), so in theory they could drive out costs harder. But this is hard.

They can also adjust their deposit pricing for larger deposits, to cover the costs, or lift their lending rates to cover the costs of the levy. Whilst the ACCC has been charged with looking at mortgage rates and how they move, given the many moving parts between changes to capital ratios, repricing to adjust volume flow (especially in investor and interest only loans), and competitive issues, it will be hard to unscramble the egg to identify repricing connected to the levy within the bank treasury function. The upcoming APRA discussion on revised capital ratios will just add to the confusion.

Banks could also reduce their payouts to shareholders a little, and there are a number of reasons why future returns may be lower, perhaps coming back to an average of circa 12-13%. This is more to do with the slowing residential mortgage sector, which has the main growth engine for the industry for years. The recent round of results showed that, trading income apart, home lending drove the results, despite lower net interest margins.

The impact on smaller banks will be interesting, as they are at a pricing disadvantage of 10-15 basis points, or more. So even if the full weight of the levy was applied to the mortgage book of the majors, regionals will still find it hard to compete. Indeed the pressure for deposits may become more intense adding extra margin pressure.

With so many moving parts, the true impact will be hard to track, but I think you can assume that consumers will end up paying, either with higher mortgage rates, lower deposit rates, or via lower dividends. The ABA has already said as much. So really this is not so much a levy on the banks as a second order tax on consumers and small business.

Might be smart politics, but the impost on the community may well get lost in translation!

 

 

A Perspective On Banks and the Budget

Nice perspective from Christopher Joye in the AFR this morning.

The bank leverage tax is an interesting innovation that raises tremendous revenue ($6.2bn) and encourages the big 4 and Macquarie to use more equity and less debt (and when they do leverage, to chase sticky household deposits of less than $250k in value rather than issuing wholesale bonds). This will presumably reduce the supply of wholesale securities at the margin, which could in turn lower spreads and reduce the banks’ cost of capital. The majors and Macquarie have many levers they can use to defray this tax, including cutting their internal operating costs, which are massively overinflated, lifting loan rates and/or reducing wholesale deposit rates. The leverage tax is clearly negative for big bank shareholders and positive for creditors with our long-held position that the majors’ returns on equity will mean-revert back to 12%-13%, and converge with returns generated by smaller banks, looking more and more certain by the day;

We also expect APRA to surprise the big banks with tougher-than-expected equity capital targets in their mid-year report on the level of leverage that will ensure they remain “unquestionably strong” on a global basis. This should see their common equity tier one capital ratios move comfortably towards 10.5%-11.0% and their all-important non-risk-weighted leverage ratios lift up to around 6% on an APRA basis (and closer to 7% on an internationally harmonised basis, which is where the 75th percentile global peer currently sits). If ever there was a good time to boost equity buffers, it is right now—if only the banks had listened to our advice over the last few years to pre-emptively raise equity capital when it was much cheaper at higher prices;

There are loads of other commendable policy developments for the financial system that have Treasury’s thoughtful hands all over them, including: backing open customer data sharing between lenders (we’ve supported this for years); extending APRA’s reach to non-bank lenders for macroprudential purposes (we’ve argued for this); undertaking further independent reviews of competitive neutrality via the Productivity Commission and ACCC; allowing regulators to ping bank executives with hefty new fines; forcing bankers’ bonuses to vest over longer timeframes; expanding APRA’s powers to intervene with bank compensation policies; and much more;

The budget announced some measures to minimise tax avoidance by banks that issue hybrids out of their foreign branches, which ostensibly applies to the CBA Perls series though all outstanding securities have been granted transitional relief through to their call dates. This should not therefore impact any existing hybrids and had been long discussed with the industry (CBA will presumably now issue hybrids out of their Aussie business);

APRA To Supervise The Non-Banks

APRA will be given new powers over the non-bank sector according to the budget. Currently non-banks are outside of APRA’s control and fall within ASIC’s remit. This is an important change.

Also we note that APRA will be encouraged to use geographic-based restrictions on the proivision of credit. This could for example be setting capital to different levels in different geographies, or setting different loan to income or loan growth levels.

Both these developments are significant!

Improving regulator tools to address housing risks

The Government is ensuring that the Australian Prudential Regulation Authority (APRA) is able to respond flexibly to financial and housing market developments that pose a risk to financial stability. This includes giving APRA new powers over the provision of credit by lenders that are outside the traditional banking sector.

The Government also recognises that housing pressures and risks may not be the same in markets across Australia. For this reason, the Government will make it clear that APRA has the ability to use geographically-based restrictions on the provision of credit where APRA considers it appropriate.

The Budget And Housing

The Budget included a range of measures to address housing affordability with both supply and demand measures.  Foreign investors will be hit with charges on vacant property. First time buyers will get tax breaks for saving for a deposit. There are minor tightening of negative gearing relating to travel and equipment, but otherwise remains intact.

Reducing pressure on housing affordability

Championing the great Australian dream of home ownership

The Government is providing practical solutions across the entire housing spectrum; from Australians struggling to put a roof over their head through to older Australians looking to downsize.

Access to secure and affordable housing can improve education and health outcomes, increase workforce participation and reduce welfare dependency.

However, an extended period of price growth, particularly in Sydney and Melbourne, is creating pressure across the housing spectrum.

Potential first homebuyers are struggling to transition into home ownership and are staying in the rental market for longer. This has put upward pressure on rental prices.

As a result, households on lower incomes are finding it increasingly difficult to find affordable rental properties. This has led to longer waiting lists for public and community housing.

Improving housing affordability right across the housing spectrum must be a key objective for governments at all levels. There is no silver bullet. The response must be well targeted and coordinated.

A key factor behind rising prices in some major cities has been supply failing to respond to demand. A period of weak construction activity in the mid-to-late 2000s left these cities undersupplied, resulting in pent-up demand.

Despite record housing supply in recent years, more homes are needed for Australians. Not just for homeowners, but for renters, key workers such as nurses, teachers and police officers who can’t afford to buy or rent and those on lower incomes.

The current National Affordable Housing Agreement (NAHA) lacks accountability and transparency. Despite the Australian Government providing the States with over $9 billion since 2009, the NAHA has failed to achieve its objectives.

The Government is providing national leadership to work together with State and Territory governments to reduce pressure on housing affordability.

This Budget contains a comprehensive and targeted reform plan to improve outcomes across the housing spectrum.

A targeted and comprehensive plan

Unlocking supply

The Government will help boost the supply of housing and will encourage a more responsive housing market by:

  • Providing $1 billion to fund critical infrastructure, such as water infrastructure, that will speed up the supply of housing
  • Working with the States to deliver planning and zoning reform that speeds up development
  • Releasing suitable Commonwealth land, starting with Defence land at Maribyrnong in Melbourne, for housing development
  • Investing more than $70 billion from 2013-14 to 2020-21 on transport infrastructure across Australia
  • Specifying housing supply targets in new agreements with the States and Territories

Creating the right incentives

The Government is creating the right incentives to improve housing outcomes, including:

  • Helping first home buyers to save a deposit through voluntary contributions into superannuation
  • Reducing barriers to downsizing to free up larger homes for families
  • Improving the targeting of housing tax concessions
  • Strengthening the capital gains tax rules so that foreign investors pay their fair share of capital gains tax
  • Reforming foreign investment rules to discourage investors from leaving their property vacant
  • Supporting economic growth and jobs to boost real wages

Improving outcomes for those most in need

The Government will improve outcomes in social housing and homelessness by:

  • Requiring States and Territories to meet social and affordable housing targets under revised funding arrangements
  • Providing $375 million to give funding certainty to providers of homelessness services
  • Establishing a National Housing Finance and Investment Corporation to operate an affordable housing bond aggregator
  • Providing tax incentives to increase private investment in affordable housing

Helping first home buyers

Many Australians, particularly younger Australians, are finding it harder to save for their first home.

The Government will make this savings task easier by allowing first home buyers to build a concessionally taxed deposit inside superannuation through the First Home Super Saver Scheme.

From 1 July 2017, first home buyers can contribute up to $15,000 per year and $30,000 in total in voluntary contributions to their superannuation account, within existing contribution caps, that can then be withdrawn for their deposit. These savings will benefit from the tax advantages of superannuation. Contributions and earnings will be taxed at only 15 per cent, rather than at marginal rates, and withdrawals will be taxed at marginal rates less 30 per cent. Both members of a couple can save within the cap and then combine savings for a single deposit.

Boosting Louise and Craig’s first home deposit

Louise earns $60,000 a year and wants to buy her first home. Using salary sacrifice, she annually directs $10,000 of pre-tax income into her superannuation account, increasing her balance by $8,500 after the contributions tax has been paid by her fund. After three years, she is able to withdraw $27,380 of contributions and the deemed earnings on those contributions. After withdrawal tax, she has $25,760 that she can use for her deposit. By using this scheme, Louise has saved around $6,240 more for a deposit than if she had saved in a standard deposit account.

Louise’s partner, Craig, makes the same income and salary sacrifices $10,000 annually to superannuation over the same period.

Together, after 3 years, Louise and Craig have $51,520 for their first home, $12,480 more than if they had saved in a standard deposit account.

Reducing barriers to downsizing

Older Australians will be encouraged to downsize and free up housing stock. These homeowners will be given greater flexibility to contribute the proceeds of the sale of their home into superannuation. Downsizing frees up larger homes for younger families.

From 1 July 2018, people aged 65 and older will be able to make a non-concessional contribution of up to $300,000 to their superannuation after selling their home. This will be in addition to any other contributions they are eligible to make.

Helping George and Jane downsize

George and Jane, both retired and aged 76 and 69, sell their home to move into more appropriate accommodation. The proceeds of the sale are $1.2 million. They can both make a non-concessional contribution into superannuation of $300,000 from the sale proceeds ($600,000 in total), even though Jane no longer satisfies the standard contribution work test and George is over 75. They can make these special contributions regardless of how much they already have in their superannuation accounts.

Tightening foreign investor rules

The Government will stop foreign and temporary tax residents from claiming the main residence capital gains tax exemption when they sell their Australian property.

To reduce avoidance of capital gains tax in Australia by foreign residents, the Government is bolstering the integrity of the foreign resident capital gains tax withholding system by increasing the rate from 10 per cent to 12.5 per cent and reducing the threshold from sales valued at $2 million or above to $750,000 or above.

Helping private renters

A new annual charge of at least $5,000 will apply to new foreign-owned properties left vacant which will free up more rental housing stock.

The Government will also work with the States and Territories to develop standard long-term leases that offer more security to renters.

Improving regulator tools to address housing risks

The Government is ensuring that the Australian Prudential Regulation Authority (APRA) is able to respond flexibly to financial and housing market developments that pose a risk to financial stability. This includes giving APRA new powers over the provision of credit by lenders that are outside the traditional banking sector.

The Government also recognises that housing pressures and risks may not be the same in markets across Australia. For this reason, the Government will make it clear that APRA has the ability to use geographically-based restrictions on the provision of credit where APRA considers it appropriate.

Better targeting tax deductions

The Government will improve the integrity of the tax system by disallowing accommodation and travel deductions for residential rental property and by limiting depreciation deductions for the plant and equipment forming part of residential investment properties.

Together with changes to foreign investor rules, these changes will raise $1.4 billion over the forward estimates period.

Building more homes

Boosting supply and speeding up the delivery of new housing

National Housing Infrastructure Facility

The high costs of building critical infrastructure, such as roads and water networks, can delay the commencement of housing developments and slow the supply of new homes.

A $1 billion National Housing Infrastructure Facility will be established to provide a range of financing options to local governments. This will allow councils to address infrastructure bottlenecks that impede development and will bring forward the supply of new housing.

Unlocking Commonwealth land

The Government is contributing to the supply of housing by making sure Commonwealth surplus land holdings are put to better use, including for building new homes.

More than 127 hectares of surplus Defence land in Maribyrnong will be made available for housing and employment hubs. This could support up to 6000 new homes – less than 10 kilometres from the Melbourne CBD.

The Government will work with the Victorian and local governments to ensure the right infrastructure is in place, so that this land can be developed as fast as possible.

The Government is developing an online registry of Commonwealth land holdings. This will allow other levels of government, private businesses and community groups to bring forward proposals to put the land to better use, including for housing development.

Reforming State Payments

The current National Affordable Housing Agreement is not achieving its objectives. The Government will establish a new National Housing and Homelessness Agreement with State and Territory governments that is outcomes-based and reduces pressure across the housing spectrum.

The new national agreement will reward States that meet housing supply targets that better keep pace with demand, including targets for social and affordable housing. New housing that is offered exclusively to first home buyers will be encouraged.

The Government will bring forward and increase the supply of new homes by rewarding state land use planning reforms that speed up development application processes and allow for increased density in appropriate areas.

Better connecting home and work

The Government is committing more than $70 billion to infrastructure from 2013-14 to 2020-21 to reduce congestion, grow regional communities and better connect home to work.

In this Budget, the Government is establishing a $10 billion National Rail Program to fund priority regional and urban rail investments. Funding will also be provided for up to three business cases for infrastructure projects that will deliver faster rail connections between major cities and major regional centres.

The Government is working with State, Territory and local governments on City Deals that make cities better places to live and do business in.

The Government is working with the New South Wales and local governments on a Western Sydney City Deal that will help ensure the housing needs of the region are met.

The HIA has commented:

The focus on housing in tonight’s Budget is an important step in addressing the complex housing affordability challenge that Australia faces according to Housing Industry Association.

Graham Wolfe, HIA Deputy Managing Director said “the Budget’s housing focus will send important signals to state and local governments and the community that the Government is serious about meet the challenge of delivering more affordable housing

“There are no simple solutions but providing well targeted assistance to help first home buyers save for their first home and to providers of community housing through the ‘National Housing Finance and Investment Corporation’ will make a difference.

“Although not an affordability measure, the incentives for ‘downsizers’ will also help stimulate the supply of new housing more appropriate to the needs of our seniors.

“Much of the work to improve housing affordability rests with state and local governments and the Budget has made significant commitments to encourage action. The National Housing Infrastructure Facility has $1billion behind it is more than just window dressing.

“Linking the National Housing and Homelessness Agreement’s $1.8 billion to the states and local governments delivering improved housing supply and better planning systems is a significant and welcome reform.

“The ‘city deals’ expansion into smaller scale projects is also a welcome development: the big ticket projects are important but much can be achieved by removing obstacles to more efficient delivery of homes.
“However HIA is concerned about the negative impacts on residential building from the Budget’s measures on foreign investment.

“Plans to tax vacant homes, limit the share of foreign investment in new projects and increase foreign investor duties all send exactly the wrong signal to potential investors in Australia. Barriers to investment are not productive for the building industry or the economy more broadly; investment needs to be encouraged.

“HIA would urge the Government to build on the Budget’s initial steps towards more affordable housing by making this a standing item on the COAG agenda.

“In the meantime HIA will continue to urge the Government to undertake a thorough national inquiry into housing affordability and establish a mechanism for the regular monitoring of the crucial supply of land for the residential building industry”, Mr Wolfe concluded.