Will Cameron’s 200,000 starter homes really help solve the housing crisis?

From The Conversation.

British prime minister, David Cameron, has pledged to turn “Generation Rent” into “Generation Buy”, by building 200,000 affordable starter homes for under-40s by 2020. The price of the starter homes will be capped at £250,000 (£450,000 within London), and buyers will not be able to sell the properties on for five years. While the prime minister’s announcement will help address the UK’s chronic housing shortage, it is also likely to have unintended consequences.

We really ought to be building 240,000 new homes each year in England alone, if we are to meet need. Currently, we are only building about half of that amount. In fact, it was as far back as 1978 when we were last building the numbers of new houses we need today.

Challenge accepted

Minister for Housing and Planning Brandon Lewis recently said that building 1m new homes in the life of this parliament would be a good achievement. But, welcome as those homes would be, they are still fewer than we need.

The real challenge is to rebuild the construction capacity that we lost after the credit crunch, when many small and medium sized builders went out of business and many skilled construction workers left the industry as house prices fell and small builders found it hard to raise finance. So building more homes will involve boosting the number of small- and medium-sized construction firms, as well as skilled labour – all of which will take time and money.

As though the challenge of building a million homes wasn’t enough, we also need to ensure these homes are spread across all tenures: we need homes for private and shared ownership, newly built and professionally managed private rental homes and affordable rental homes. The prime minister’s announcement of additional starter homes is a useful contribution to meeting the gap between what we need and what we are currently building.

But these homes are to be secured by relaxing planning obligations for developers. Herein lies the potential for unintended consequences.

Over the last two decades, planning obligations have proved to be a very useful way of securing funds for infrastructure – such as open public spaces, schools, roads and public transport – and new affordable homes, including shared ownership and affordable rental homes.

Local authorities can use planning laws to negotiate with developers to incorporate affordable homes into their projects, and contribute toward the local infrastructure needed to support the new residents they attract. Over the years, large sums have been secured for infrastructure and affordable homes. Developers obviously incur costs when making these provisions. They ensure they can afford these extra costs by paying less for the land they buy than they would have done, if they did not have to comply with these obligations.

Prices for land tend to rocket when planning consent is granted, and it has long been regarded as reasonable for some of this potential increase to be diverted to fund infrastructure and affordable homes. Crucially, planning obligations have enabled private funding to replace publicly funded grants to housing associations, while maintaining the output of new affordable rented homes.

What’s the catch?

Now, developers will be required to provide starter homes at a discount, instead of contributing to infrastructure and affordable rental homes. This trade-off could mean that new starter homes are built, but the supporting infrastructure isn’t. It could also prevent communities from securing the new affordable rental and shared ownership homes they need. This will be a critical loss, especially since the latter have proved an effective way of helping low-income earners to get a foot on the “housing ladder”.

And while financial institutions are keen to invest in newly built privately rented housing, the scale of this activity is still modest and will not be adequate to meet the gaps in rented housing provision in the immediate future.

Perhaps the government has yet to unveil plans to increase public funding for infrastructure and to provide additional grants to build new affordable rental homes. But this seems unlikely, given the cuts to public spending we’re expecting, as we await the outcomes of the public spending review.

What we need, in addition to the government’s aspiration to build 1m new homes by 2020, is clarity about all the resources to be provided. This will allow the house-building and construction industry to gear up with confidence, and aim to reach that target across all tenures. Starter homes will help – but they shouldn’t come at the cost of schools and affordable rental homes.

Author: Tony Crook CBE, Emeritus Professor of Town and Regional Planning, University of Sheffield

Blaming the baby boomers for the housing crisis ignores the real issue: a lack of supply

From The Conversation.

Baby boomers have a greater share of the UK’s wealth than any previous generation in the modern era. And unlike their parents and grandparents, the boomer generation also holds a much higher share of this wealth in housing. Meanwhile, with house prices high relative to their incomes, many younger people and families are are unwilling or unable to accrue wealth through home ownership. Increasingly, 25 to 34-year-olds rent.

This housing wealth inequality between the generations seems unfair. But can we blame the housing wealth of the boomers for preventing younger generations from getting on the property ladder? While baby boomers have generally profited from rising property values, the real reason for the UK’s housing problem is a lack of supply.

Boomer beneficiaries

The boomer generation mostly owned their homes already before the housing boom started around 2001, as shown in the chart below. So they got to enjoy the wild ride in house values with relatively little debt to pay off. Meanwhile, wealth inequality across generations increased during this period.

Home ownership rates by age and birth cohort. IFS calculations using Family Expenditure and Family Resources surveys.

Younger households either managed to buy when prices were high with the help of large mortgages only to see their house value drop, perhaps, during the subsequent bust that began in 2008. Or, if they hadn’t got on the ladder yet, the falling earnings and rising credit standards of the post-financial crisis years meant they were then unable to climb onto the ladder at all.

Not the boomers’ fault

Now, with house values again rising faster than earnings around London, it is perhaps irritating to some that so many older households sit in underused homes, while younger generations struggle to find affordable housing. The Intergenerational Foundation is particularly upset. But for the most part, this isn’t the boomers’ fault.

The relatively large climb in home values is mostly the result of a restricted supply of housing combined with demand factors that are largely unrelated to the ageing of Britain’s population. While older households have benefited from this confluence, they share only perhaps some indirect blame for it.

Boom1House prices rose sharply across England from 1996 to 2005, hugely benefiting the many boomers that had bought their homes during the previous decade. This turn of the millennium boom was the result of rising demand for a limited supply of housing stock. This was in turn fuelled by a number of smaller national trends including relaxed lending standards, increased immigration and, at least initially, widespread growth in household incomes and wealth. Perhaps underneath all this were “exuberant expectations” of continued out-sized capital gains. Changing demographics, a much lower-frequency phenomenon, probably contributed little to the demand-side push on house prices.

Geographic evidence

Since the subsequent housing bust, London has claimed the lion’s share of the increase in English house prices. Much of England north of London has seen relatively little – if any – increase in prices since then. This does not match up with where the majority of baby boomers are – they have been ageing in the wrong place to be the cause of this southerly tilt in the housing recovery.

Outside of London, England and Wales are getting older:Boom2The young are moving in droves to London. If anything, those grandparents with all their superfluous bedrooms in the villages in the north are the only ones keeping the lights on (and keeping house values from collapsing). Instead, the London-based recovery in house values relies on youth and foreigners. The young want to live in London and foreigners want to invest in it.

All the above factors have been shifting housing demand. If Britain would simply build more houses, prices needn’t have responded so drastically to this rising demand. Of course, the British housing supply problem has long been known.

Moreover, if Britain built more houses, it could build them in the places most needed and with the specifications most demanded. Supply should expand more rapidly in London and the south-east, where demand is highest. Plus, Britain’s ageing population and shifting social norms has created an ever larger demand for housing better suited to the needs of older households. Older households would be far more likely to downsize if this kind of retirement housing were built.

Supply blockers

Of course, older households, who are more likely to vote as well as to own, probably do bear some responsibility politically for blocking supply. Voting homeowners, and disproportionately so older homeowners, tend to disapprove of politicians that approve new building in their neighbourhoods. This has led to brazen political cycles in construction, which perverts the planning process, misallocates housing and raising prices.

Picture a retired couple in their mid-60’s, with children who’ve long since moved out and grandchildren who may just be old enough to visit the odd week during the summer, an empty bedroom or two still furnished with their parents’ childhoods dustily waiting for them. Barring a large change in circumstance, this couple will likely stay in their family home for many years. They know their neighbourhood. The furniture they’ve collected over the years fits just so in their present space. And if they own the average house in England, its value has grown a bit under 4% (in real, inflation adjusted, terms) on average for the last 20 years.

Over the next decade, as the boomer generation slowly ages into its golden years, the UK will have more and more of these households. Given the many risks they face and the relatively few housing choices available to them, clinging on to a house that is too large for their everyday needs is mostly rational.

Besides their pension, a house is far and away the largest store of wealth for those in their 60’s and beyond. Releasing equity by downsizing to a smaller home in a new location may be attractive in theory but there are high transaction and psychological costs in these moves. And, besides, with house prices generally growing again, the returns to be had from staying are too tempting.

Rather than using economic incentives (such as capital gains and stamp taxes) to lever boomers into smaller houses, Britain should look to correct the misaligned political and economic incentives that local councils have to block new housing from being built.

A healthy housing market with the right policies would channel the huge foreign desire to invest in English housing towards building homes for younger (and older) households. House prices would be less buoyant. Retirees with “too much house” would downsize of their own volition, in turn releasing equity for their own consumption and putting a family home back into the market for a new generation to enjoy.


This article is part of a series on What’s next for the baby boombers?

r: Jonathan Halket, Lecturer in Economics at University of Essex

 

Zombie loans and a £300bn cushion: inside the Bank of England rates dilemma

From The Conversation.

When the men and women of the committee which sets UK interest rates get together these days, they are dealing with a deceptively simple question. Rates will go up, but how far and how fast? Their answer will decide the fate of a fragile recovery.

The UK economy is getting back to normal. Output has overtaken its peak of 2007 and is growing at close to the average pre-crisis rate; unemployment is low, employment is increasing. Real wages and investment have finally begun to improve. There are even signs of a return to productivity growth.

You might well argue that the financial crisis was unnecessary; that the imposition of austerity meant that recovery was slower than it needed to be and that the burden of adjustment was unfairly shared. But notwithstanding this, the economy is recovering.

This means that interest rates also have to get back to normal. The most recent meeting of the Bank of England’s Monetary Policy Committee left things as they were – at a historic low of 0.5%, where it has remained since February 2008. It is both the lowest rate ever and the longest period without a change in rates. This cannot go on for much longer. We will get another rate decision on September 10 and even members of the committee who usually argue for lower rates, such as David Miles, are openly discussing the moment when the rate will start to rise.

Spent force?

But why do interest rates have to rise? Well, consider the choice between spending now or delaying expenditure into the future. In an economic downturn, the benefits of increasing spending in the present outweigh the costs of reducing it in the future. This is why low interest rates, which encourage spending right now, were a useful policy response to the financial crisis.

Notes and queries. How far and how fast? nataliej, CC BY-NC

But in more normal times, low interest rates encourage levels of expenditure which may exceed the productive capacity of the economy and so cause rising inflation. They may also lead to excessive borrowing and so risk another financial crisis. Higher interest rates, which encourage saving that can be channelled into productive investment, are then more appropriate.

So, if interest rates have to go up in order to manage the transition to another kind of economy, how quickly will they rise? Here, policymakers face two major risks. The first is within the banking system.

Risk factors

Banks are holding more than £300 billion in reserves at the Bank of England. This has been a useful cushion in turbulent times (reserves increased recently during the latest Greek crisis) but going forward, the economy needs banks to make loans rather than accumulate cash.

As a first step, the Bank of England has to stop paying interest on these reserves. This will encourage banks to run down reserves and increase lending. But reducing bank reserves by, say, £200 billion will increase lending by roughly £2 trillion (economists call this the “money multiplier”: historically the multiplier has been around 10). Doing this too quickly risks destabilising the economy. So this suggests we will see a modest and gradual increase in interest rates.

Zombies in our midst. The loans that bit back. Follow, CC BY-NC-ND

The second risk lies with households and firms. Low interest rates have enabled some individuals to stave off bankruptcy by managing to keep up loan repayments. This will no longer be possible once interest rates start to rise. These are the so-called “zombie loans” that stalk the economy, and no one knows how many of these are out there, or at which point in the interest rate cycle they will become a serious danger. Caution again suggest a modest and gradual increase until the scale of the problem becomes clearer.

Level up

Finally, let’s consider how high interest rates will eventually rise.

Policymakers have suggested that the pre-crisis average of 5% may be too high. Why? First, it is not clear how much of the damage caused by the financial crisis is permanent. If the economy has sustained serious damage to its productive capacity, interest rates will need to stay low for a protracted period, until investment has rebuilt capacity.

Second, it has been argued that there are now fewer investment opportunities than there were before the crisis, as the wave of productive investments opened up by the rapid spread of globalisation and new technology has ebbed away, robbing us of opportunities to generate growth and support a robust recovery. This “secular stagnation” hypothesis argues for lower interest rates into the future.

Of course, these arguments are all about successfully managing the recovery of the domestic economy – and we know only too well that external factors, such as US sub-prime mortgages, can have devastating effects across the world. It will be a useful by-product of the expected modest and gradual rate rises from the Bank of England that if and when the next crisis strikes from out of the blue, then there remains the room to bring rates straight back down again.

Author: Chris Martin, Professor of Economics at University of Bath

Australians less likely to survive home ownership than Britons

From The Conversation.

Between 2001 and 2010 roughly 1.7 million Australians dropped out of home ownership and shifted back to renting. More than one-third did not return by 2010. These statistics, from the Household, Income and Labour Dynamics in Australia (HILDA) survey, reflect increasingly insecure jobs, the prevalence of marital breakdown and lone person households, widening income inequalities and the high levels of debt accompanying spiralling real house prices.

Rather than climbing a ladder of housing opportunity that heads in an upward direction only, a growing number of Australians are precariously positioned on the edges of home ownership. We can think of the edges of ownership as a permeable, contested border zone between owning and renting, where households juggle their savings, spending and debt as they attempt to retain a foothold on the housing ladder.

And according to new research comparing Australia with the UK, policy settings play an important role in determining who can and can’t manage to stay in the home ownership game.

The research used three panel surveys – the HILDA survey, the British Household Panel Survey (BHPS) and its successor Understanding Society. We tracked the ownership experience of 1,907 Australian and 674 British individuals that began periods of home ownership between 2002 and 2010 (a period that covers the enormous disruption caused by the global financial crisis). In each year we have recorded their tenure status.

The figure below shows the proportion of people exiting ownership year on year as a spell of ownership lengthens (the maximum spell length in this study being 8 years). For example, 8% of those Australians that had managed to sustain three consecutive years of ownership shifted into the rental sector in the following year. In contrast, 6% of British home owners transitioned into rental housing after three successive years of ownership.

Despite the turbulent British housing market conditions, and a more serious economic recession following the global financial crisis, Australians’ experiences of home ownership appear more precarious. In fact, in all but one year the exit rate is higher in Australia. For a randomly selected Australian moving into home ownership between 2002 and 2010 the chances of “surviving” as a home owner beyond seven years are only 59%. The chances of “survival” are somewhat higher at 68% in the UK. The edges of ownership appear more permeable in Australia.

Exit rate Australia and UK, 2002–2010

Authors’ own calculations from the 2002–10 HILDA Survey, 2001–08 BHPS and Understanding Society wave 2.

For a minority of individuals in the surveys, labour market mobility might be a factor encouraging a temporary shift out of ownership, as people relocate to take advantage of job opportunities. However, it is clear from the data that the majority of moves out of home ownership are related to financial stress. For example, 15% of those Australians leaving home ownership reported difficulties in paying utility bills in one or more years before exit, while only 7% of those with enduring ownership spells reported such difficulties. 9% of departing Australians fell behind on their mortgages, but only 2% of those with enduring ownership spells testified to such difficulties. Similar patterns are revealed in the British data.

This is no surprise. What is striking is that financial stress is more likely to cause a loss of home ownership status in Australia than it is in Britain – a puzzling feature of the findings which cannot be explained by differences in the personal characteristics of Australian and British members of the panels. If, for instance, ownership reached further down the Australian income distribution we might expect more insecure housing experiences among Australian home buyers. But controlling for these possible differences does not explain our results.

Why is Australia different?

There are instead signals in the data which suggest institutional differences across the two countries are at play. There are two factors that could disproportionately draw marginal Australian owners into the rented sector, while propping up the ownership ideals of their British counterparts.

First, and most obviously, the rental sectors of the two countries are quite different, and appear to have a different function at the edges of ownership. The higher likelihood of exit from ownership in Australia may reflect the role of the larger unregulated Australian private rental sector in “oiling the wheels” between renting and ownership. The size, geography and diversity of the Australian private rented sector make it relatively easy for households to adjust housing costs to income by moving before mortgage stress becomes excessive.

Arguably, therefore, renting performs a risk management role, offering temporary, relatively easily accessible, refuge for those on the edges of home ownership. From this perspective, the earlier exit of Australian households who experience financial stress may be seen as the product, in part, of a well-functioning housing system in which the rented sector offers a general safety net. This does occur in the UK, but to a much more limited extent, via a small social rented sector which offers a ‘soft landing’ for households with some very specific (largely health-related) housing needs.

Second, however, there are differences in the two countries’ social security systems. Historically, British home owners with particular financial needs (such as the loss of all earned income) have been eligible for what is now known as support for mortgage interest (SMI). This may postpone or prevent the need to sell up. There is no such safety net for mortgagors in Australia.

Whether, in the long run, either institutional “solution”(growing the rental sector or subsidising mortgagors at risk of arrears) is satisfactory is a topic for policy makers to discuss.

Other options include shared ownership and equity share, which, if provided at scale could offer an escape valve for financially stretched home owners, perhaps improving on the diversity offered by the Australian private rental sector.

On the other hand, if households in either country have the need or appetite to swap the costs of owning for those of renting or shared ownership regularly or routinely, then it must be time to consider the financial instruments that might enable them to do so without incurring the massive transactions costs, and domestic upheaval, of selling up and moving into a rental property.

 

Authors: Gavin Wood, Professor of Housing at RMIT University, Melek Cigdem-Bayra, Research Fellow at RMIT University, Rachel On, Principal Research Fellow, Bankwest Curtin Economics Centre at Curtin University,  Susan Smit, Honorary Professor of Geography at University of Cambridge.

 

UK Budget Emasculates Negative Gearing

This week the UK Chancellor, George Osborne delivered his latest budget. One strong theme was the need to reduce the bias towards buy-to-let property investors against owner occupied purchasers. Currently, landlords can claim tax relief on monthly interest repayments at the top level of tax they pay of 45 per cent. Mortgage interest relief is estimated to cost £6.3billion a year.  Buy-to-let lending has accounted for more than 15% of mortgages taken out – compared with 50% of new mortgages in Australia. The UK has seen the proportion grow by 8% in recent years.

UK-July-2 “First, we will create a more level playing-field between those buying a home to let, and those who are buying a home to live in. Buy-to-let landlords have a huge advantage in the market as they can offset their mortgage interest payments against their income, whereas homebuyers cannot. And the better-off the landlord, the more tax relief they get. For the wealthiest, every pound of mortgage interest costs they incur, they get 45p back from the taxpayer. All this has contributed to the rapid growth in buy-to-let properties, which now account for over 15% of new mortgages, something the Bank of England warned us last week could pose a risk to our financial stability. So we will act – but we will act in a proportionate and gradual way, because I know that many hardworking people who’ve saved and invested in property depend on the rental income they get. So we will retain mortgage interest relief on residential property, but we will now restrict it to the basic rate of income tax. And to help people adjust, we will phase in the withdrawal of the higher rate reliefs over a four year period, and only start withdrawal in April 2017”.

So now, this will change, in a move which will ‘level the playing field for homebuyers and investors’, according to the Chancellor, the amount landlords can claim as relief will be set at the basic rate of tax – currently 20 per cent. The change will be tapered in over the next four years. The expectation is that as a result more first time buyers will be able to enter the market.

The Bank of England recently said it would monitor buy-to-let lending more closely, and analysts are concerned about the potential impact should UK rates rise, even with the current incentives in place. A record of a June 24 meeting of the BoE’s Financial Policy Committee shows the bank asked staff to gather evidence for the government consultation later this year, and to look at what action it could take before gaining further formal powers. Last week the Bank of England warned that a surging buy-to-let market could pose a risk to financial stability as landlords are potentially more vulnerable to rising interest rates.

UK-July-1This mirrors concerns raised by the Reserve Bank of New Zealand who cite considerable evidence that investment loans are inherently more risky:

  1. the fact that investment risks are pro-cyclical
  2. that for a given LVR defaults are higher on investment loans
  3. investors were an obvious driver of downturn defaults if they were identified as investors on the basis of being owners of multiple properties
  4. a substantial fall in house prices would leave the investor much more heavily underwater relative to their labour income so diminishing their incentive to continue to service the mortgage (relative to alternatives such as entering bankruptcy)
  5. some investors are likely to not own their own home directly (it may be in a trust and not used as security, or they may rent the home they live in), thus is likely to increase the incentive to stop servicing debt if it exceeds the value of their investment property portfolio
  6. as property investor loans are disproportionately interest-only borrowers, they tend to remain nearer to the origination LVR, whereas owner-occupiers will tend to reduce their LVR through principal repayments. Evidence suggests that delinquency on mortgage loans is highest in the years immediately after the loan is signed. As equity in a property increases through principal repayments, the risk of a particular loan falls. However, this does not occur to the same extent with interest-only loans.
  7. investors may face additional income volatility related to the possibility that the rental market they are operating in weakens in a severe recession (if tenants are in arrears or are hard to replace when they leave, for example). Furthermore, this income volatility is more closely correlated with the valuation of the underlying asset, since it is harder to sell an investment property that can’t find a tenant.

Reaction from the UK has been predictable, with claims the changes will put rents up, slow new property builds, and lead to a deterioration in the maintenance of existing rental property. In addition, some claim it will lead to landlord deciding to sell their property, releasing more into the market. Finally, there is debate about the comparison between investors and owner occupied property holders – Homeowners are not running businesses nor do they pay capital gains tax, for example, on disposal of their property.

That the UK is taking steps when 15% of property is buy-to-let should underscore the issues we have here when 35% of all mortgages are for investment property, and more than half of loans written last month were for investment purposes. This is bloating the banks balance sheets, inflating house prices, and making productive lending to businesses less available. The UK changes provides more evidence it is time to reconsider negative gearing in Australia

The Future Shape of Banking Regulation

In a speech entitled “The fence and the pendulum“, by Martin Taylor, External Member of the Financial Policy Committee, Bank of England, he discusses the thorny problems of macroprudential policymaking, which very much include the bank capital and too-big-to-fail agenda. It is worth reading in full.

He concludes:

This is a crucial time for the new international order in bank regulation. We are close to agreement on new standards that the industry, in the UK at least, is not too far off meeting. Four years ago that would have seemed a highly desirable outcome but quite an unlikely one. It’s good for our economies, and it will turn out to be good for the financial industry over the next quarter-century. At the same time the emergence – well, they never went away – the increasingly shrill emergence of voices calling for a regulatory softening is both structurally wrong and conjuncturally wrong. It remains the ungrateful job of the supervisors to save the banks from themselves. The shortness of human memory span and the speed with which we forget the ghastly misjudgements of the recent past: these are the enemies, the unresting enemies, alas, of financial stability.

Bank of England Maintains Bank Rate at 0.5%

The Bank of England’s Monetary Policy Committee at its meeting on 8 May voted to maintain Bank Rate at 0.5%. The Committee also voted to maintain the stock of purchased assets financed by the issuance of central bank reserves at £375 billion.  The Committee’s latest inflation and output projections will appear in the Inflation Report to be published at 10.30 a.m. on Wednesday 13 May. At the same time, an open letter from the Governor to the Chancellor of the Exchequer will be published, following the release of data for CPI inflation of 0.0% in March.

The previous change in Bank Rate was a reduction of 0.5 percentage points to 0.5% on 5 March 2009. A programme of asset purchases financed by the issuance of central bank reserves was initiated on 5 March 2009. The previous change in the size of that programme was an increase of £50 billion to a total of £375 billion on 5 July 2012.

The Bank will continue to offer to purchase high-quality private sector assets on behalf of the Treasury, financed by the issue of Treasury bills, in line with the arrangements announced on 29 January 2009 and 29 November 2011.

UK Lending Update

The Bank of England just released their lending trends data for first quarter 2015.  Included in the report is some relevant data on investment or buy-to-let loans. BTL mortgages accounted for 15% of the total outstanding value of UK-resident mortgages as at end-2014 Q4. The rate of possession of buy-to-let properties was almost twice as high as for owner-occupied ones.

Overall, the rate of growth in some measures of the stock of lending to UK businesses picked up in the three months to February. Net capital market issuance was positive in this period. Mortgage approvals by all UK-resident mortgage lenders for house purchase rose slightly in the three months to February compared to the previous period. The stock of secured lending to households increased, but the pace of growth has slowed since 2014 H1. The annual growth rate in the stock of consumer credit was little changed in recent months.

Pricing on lending to small and medium-sized enterprises was little changed in the three months to February. Respondents to the Bank of England’s 2015 Q1 Credit Conditions Survey reported that spreads on new lending to large businesses fell significantly. The Bank’s series of quoted interest rates on fixed-rate mortgages decreased in 2015 Q1 compared to the previous quarter. Quoted rates on some personal loans continued to fall.

Contacts of the Bank’s network of Agents noted that credit availability had eased further, including for most small and medium-sized companies. Respondents to the Bank of England’s Credit Conditions Survey expected demand for bank lending to increase significantly from small businesses, increase from medium-sized businesses and be unchanged from large businesses in 2015 Q2. Lenders in the survey reported that the availability of secured credit to households was broadly unchanged and that
demand for secured lending fell significantly in the three months to early March 2015.

Secured lending to individuals. The number of mortgage approvals by all UK-resident mortgage lenders for house purchase increased slightly in the three months to February compared to the previous period. Approvals for remortgaging also rose slightly. The stock of secured lending to individuals increased, but the pace of growth has slowed since 2014 H1. The monthly net mortgage flow was little changed in recent months.

UK-Lending-April-2015-1Overall, gross secured lending was higher in 2014 than in recent years. Within this, the share of gross lending for buy-to-let purposes increased. BTL lending represented 13% of total gross mortgage lending in 2014, with gross advances having recovered from its post-crisis trough though still below its 2007 peak. BTL mortgages accounted for 15% of the total outstanding value of UK-resident mortgages as at end-2014 Q4. A buy-to-let mortgage is a mortgage secured against a residential property that will not be occupied by the owner of that property or a relative, but will instead be occupied on the basis of a rental agreement. In 1996 the Association of Residential Letting Agents, the trade body of estate agents dealing with rental properties, along with four lenders set up its first BTL initiative to encourage private individuals to invest in rental property. This market grew steadily and the share of BTL lending in total gross mortgage lending increased until mid-2008, according to data from the Council of Mortgage Lenders (CML).

UK-Lending-April-2015-2After the onset of the financial crisis, gross buy-to-let lending fell more sharply than total mortgage lending. Reflecting discussions with the major UK lenders, the July 2011 Trends in Lending publication noted one reason for this decline in 2008–09 was that the availability of this lending was said to have tightened as some specialist lenders exited this market. Another reason was that wholesale funding markets — often used to fund BTL lending — became impaired.

UK-Lending-April-2015-3

Gross lending for BTL purposes has grown since 2010, reflecting both supply and demand factors, and was £27.4 billion in 2014. Over the past five years the share of total BTL lending in overall mortgage lending has picked up to 15% in 2014 Q4, higher than in the pre-crisis period, according to data from the CML. Data based on the Bank of England and Financial Conduct Authority’s Mortgage Lenders and Administrators Return (MLAR), derived from a different reporting population and definitions of residency, also show that gross BTL lending grew faster than overall gross mortgage lending in recent years. Contacts of the Bank’s network of Agents noted that the rental market had continued to grow strongly in recent months, supporting continued steady growth in buy-to-let activity.

Gross buy-to-let advances for remortgaging have also increased in recent years. Its share of the total grew from 32% in 2002 to 52% in 2014, with the share of gross advances for house purchase at 45%. UK-Lending-April-2015-4The share of the number of BTL mortgages for house purchase in the total number of house purchases has increased from its trough in 2010 to 13% in 2014 though remains below its 2008 peak, according to data from the CML. A significant proportion of advertised BTL mortgage products in the four years after the financial crisis were at loan to value (LTV) ratios below 75%. The number of advertised BTL mortgage products at LTV ratios of 75% and above has increased since mid-2013, but most are below 80% LTV ratio.

UK-Lending-April-2015-5

Data on quoted rates for fixed-rate BTL mortgages from Moneyfacts Group indicate that they have fallen since the onset of the financial crisis. This follows the same broad pattern as the aggregate measures of quoted rates on fixed-rate mortgages published by the Bank of England. Spreads over reference rates initially widened on fixed-rate BTL products, as mortgage rates fell by less than swap rates. Since 2013, spreads on these products narrowed as relevant reference rates increased. In recent months, spreads ticked up as fixed BTL rates fell by less than these swap rates. Floating BTL mortgage rates have also decreased since the onset of the financial crisis. The decrease was similar to that for rates on fixed BTL products since 2013. With Bank Rate unchanged, spreads over Bank Rate for floating-rate BTL mortgages have narrowed in recent years. Looking ahead, lenders in the Bank of England’s Credit Conditions Survey expected a reduction in spreads on BTL lending in 2015 Q2. Indicative BTL rates by LTV ratio ranges have also decreased over the years. Rates for LTV ratios below 75% have fallen sharply over the past twelve months.

UK-Lending-April-2015-6

BTL mortgages as a proportion of the total number of outstanding mortgages more than three months in arrears rose sharply at the start of 2009, around the same time as the overall mortgage arrears rate. The BTL arrears rate fell back and has been lower than that for all mortgages in recent years. In some contrast, the possessions rate on BTL mortgages peaked much later than that for owner-occupied mortgages and while it has fallen recently, still remains higher than that for owner-occupiers. But the CML noted that some of the differences in the path of arrears and possession rates seen when comparing the BTL sector with the wider market reflects the use of receivers of rent in the BTL sector. Other things being equal, the use of receivership may have mitigated some increase in reported BTL arrears and possession rates and delayed the increase in reported BTL possessions.

UK-Lending-April-2015-7The rate of possession of buy-to-let properties was almost twice as high as for owner-occupied ones, even though the rate of underlying arrears on buy-to-let lending remained lower in 2014, according to data from the CML. They commented that this was because lenders offer extended forbearance to owner-occupiers to help them get through periods of financial difficulty without losing their home.

Bank of England maintains Bank Rate at 0.5%

The Bank of England’s Monetary Policy Committee at its meeting today voted to maintain Bank Rate at 0.5%. The Committee also voted to maintain the stock of purchased assets financed by the issuance of central bank reserves at £375 billion.

The Committee’s latest inflation and output projections will appear in the Inflation Report to be published at 10.30 a.m. on Thursday 12 February.

The previous change in Bank Rate was a reduction of 0.5 percentage points to 0.5% on 5 March 2009.  A programme of asset purchases financed by the issuance of central bank reserves was initiated on 5 March 2009.  The previous change in the size of that programme was an increase of £50 billion to a total of £375 billion on 5 July 2012.

The Bank will continue to offer to purchase high-quality private sector assets on behalf of the Treasury, financed by the issue of Treasury bills, in line with the arrangements announced on 29 January 2009 and 29 November 2011.

Wholesale Financial Market Reform

In a speech in London entitled “Realigning private and public interests in wholesale financial markets: the Fair and Effective Markets Review” given by Andrew Hauser, Director of Markets Strategy, Bank of England, and head of the Fair and Effective Markets Review secretariat; there is an interesting description of why Wholesale Financial Markets became relatively under-regulated, and the dimensions of reform now being considered to address this under-regulation. This is important, not just in the UK. The issues raised are universally relevant.

I’m here primarily to talk about the Fair and Effective Markets Review, a joint initiative by the Bank of England, the Financial Conduct Authority (FCA) and HM Treasury, launched by the Governor of the Bank of England and the Chancellor last June. The aim of the Review is to reinforce confidence in wholesale fixed income, currency and commodity markets – or ‘FICC’ for short – in the wake of LIBOR, FX and other appalling cases of misconduct that have come to light since the height of the financial crisis. The Review is interested in three key questions. First, what were the root causes of this behaviour? Second, how far have the steps taken by firms and regulators since the crisis gone to put things right? And, third, what remains to be done?

Before describing the work of the Review in more detail, I want to take a bit of a step back and ask why it is that we are here at all. And that’s not as strange a question as it might first seem, because for a long period the phrase ‘wholesale banking conduct’ was thought to be something of an oxymoron. Wholesale markets were seen as being (for the most part) deep and liquid – and therefore hard to manipulate – and involving professional, well-informed, forward-looking counterparties, who could both look after their own interests, and sustain overall market integrity, through the operation of robust market discipline. To put it bluntly, firms knew that an attempt by them to abuse the interests of others in the market today could be punished by the removal of large quantities of lucrative business tomorrow. And that knowledge was thought to be the most powerful way of sustaining broadly well-functioning and sound markets. ‘Caveat emptor’ never meant ‘anything goes’ – wholesale markets have always been subject to the law on competition, fraud and misrepresentation; and the regulatory perimeter has been progressively extended across many wholesale businesses in recent years. But the size of the regulatory rulebook, and the degree of supervisory intensity, has tended to be much more modest than in markets and activities involving less well-informed retail customers.

The potential power of market discipline in maintaining market integrity has a strong intellectual appeal. If it works in the way described, it allows wholesale markets – crucial to a well-functioning global economy – to operate without the cost of too many regulatory rules. And, crucially, it delivers strong alignment between what matters for the private business success of financial market firms, and what matters for good conduct. Even where market discipline is strong, regulators still play an important role – but more as referees, with yellow or red cards to use in extremis. In such a world, the strongest constraint on the conduct of wholesale market participants comes from the knowledge that if they act inappropriately they lose the business. If they lose the business, they lose their bonuses. And, if misconduct goes too deep, firms go bust. So the incentives to make money and to ensure good conduct are aligned, and operate primarily through the business line.

Those responsible for ensuring good conduct – probably the business heads – don’t have to struggle to make themselves heard in annual pay rounds or beg traders to read manuals or attend courses. We could debate for some time whether there was a historic ‘golden age’ when the real world actually worked like this. But it clearly has not done so in recent years, which have seen a sequence of appalling market abuses involving collusion, manipulation of benchmarks and other financial market prices, structuring assets in ways designed deliberately to undermine the interests of end-investors, deliberate mis-valuation of large scale positions, and the abuse of private information for personal or corporate gain. No amount of counterparty sophistication – that key plank of the ideal model I discussed earlier – can protect you against collusion. Measured in terms of regulatory fines and damaged reputations, the cost has been large enough. But more profound still has been the damage to public trust in FICC markets, which in turn has impaired their effective operation, created uncertainty among intermediaries, investors and other end-users, diverted huge amounts of management and financial resources, and materially increased the compensation required for taking risk. Everyone recognises that these markets matter too much to the global financial system to leave these problems untouched. And that is why we are all here today.

The behaviours that have come to light strike many as being deeply immoral, and have triggered an extensive public debate about the role of ethics in banking. But what I find even more striking is that few, if any, of those behaviours were even in the firms’ own economic interests, properly construed. Quite apart from issues of social responsibility or regulatory compliance, they were bad business, and bad for the markets in which they operated. In some cases, trading desks in one part of the firm benefited at the expense of others in the same firm; in others, practices that were profitable on one day likely led to losses on others; and, more generally, persistent market misconduct risked giving firms, or entire markets, the reputation of being akin to the ‘wild west’. How did this happen? Part of the answer is that firms lost control of their trading teams, or mis-incentivised them. Conflicts of interest were allowed to range unchecked. And traders were put in positions where they could cause mortal damage to their firms’ franchises for, at best, modest profit opportunities. Now, as a direct result, firms’ senior management are being assailed with advice, demands, and ‘shoulds and shouldn’ts’ from every direction. But, for those who still believe in the basic market discipline story, the real question is: how did firms so fundamentally misunderstand their own long-term interests – and those of the markets in which they operated and on which the global economy relies? And how can those interests be re-established? In one sense, the supervisory and regulatory interventions seen since the crisis, together with the huge enforcement fines, may be seen as substitutes for the incentives to good conduct that the market failed to deliver. But if those interventions are not to have to become ever more draconian over time, we must also find ways to re-energise the discipline of the market – to return to what Governor Mark Carney has termed ‘true’ markets – free from collusion, manipulation, abuse of private information, transparent, open and competitive.

Now all of this may seem a bit high-falutin’ compared to some of the more practical questions on the agenda of this conference. Shouldn’t we just get on with finding practical steps to ensure that bad guys don’t again imperil firms’ livelihoods and reputations? Certainly that is a crucial part of it. But a repeated theme stressed to us throughout the Fair and Effective Markets Review consultation, and heard again at this conference, has been the importance of ensuring that the new structures being put in place to manage conduct are aligned with the business, and not in some sense parallel to, or outside of, it. Structures that fail to meet this test may be considered crucial today, when memories of the crisis and the enormous fines that followed are still fresh. But the risk is they get progressively de-emphasised as memories fade, budget rounds come and go, and new priorities emerge. There is currently an enormous focus on conduct in most firms, as there was after previous historical bouts of market abuse. But all of you know the challenges that can arise in trying to drive through lasting change: getting particular business lines to think outside their silos; securing adequate Board time for conduct discussions; ensuring conduct gets an appropriate weight in annual bonus round discussions – even where it conflicts with revenue considerations; or getting trading staff to attend training courses. There is at least a risk that the current focus on conduct risk may turn out to be like that annual New Year’s Resolution to visit the gym every day, refreshed no doubt sincerely every January, but looking a little threadbare by mid-year… The only way to ensure that This Time Is Different is to ensure that (a) effective market disciplines are re-established, and (b) that conduct risk management is intimately aligned with (indeed, arguably identical to) the successful running of the business, rather than something (to overstate for effect) that is done primarily to look good to the world, the regulator, or others. In that regard I found Chris Severson’s discussion of the parallel between naval aviation and banking conduct on the first day of this conference very revealing. Navy pilots don’t obsess over safety for appearance’s sake, or out of fear of a fine or court-martial from the authorities. They do it because if you’re not safe, you (or others) die. We need to ensure that incentives are similarly aligned in banking. Traders will never face the same threat to life and limb as fighter pilots. But nothing focuses the mind as effectively as the knowledge that professional demise for themselves and their teams is a real possibility if they don’t conduct themselves properly. As a recent report by Oliver Wyman put it, to get proper engagement from the frontline, conduct risk management needs to be described as good business practice rather than compliance with rules. Achieving that will require a joint effort by market participants and the public authorities – and that is a key guiding principle of our Review.

To understand why public and private incentives seem to have diverged in recent years, it is helpful to start from the ideal model I described earlier and ask where it might have broken down. When we began our Review last summer, I – perhaps naively – thought it might prove difficult to identify potential root causes. In fact, the challenge has been to limit the possible explanations to a manageable number. To help structure our analysis, therefore, the Review’s consultation document is based around the framework shown in the table below.Supervisory-Framework

The vertical axis on the Table lists six key potential sources of abuse or vulnerability. Three relate to the structure of markets, and three to the conduct within them. The horizontal axis of the Table is important too. Market participants have sometimes argued to us that the main failing in recent years was by regulators, who should have been more vigilant for the abuse perpetrated by a handful of ‘bad apples’, and tougher in prosecuting it. In fact, as Minouche Shafik, the Chair of the Review, has argued, the scale of the problem clearly extends beyond a few bad apples4. But even if that were not the case, I am not sure how often those making these points have thought through the consequences of espousing this view. Market participants are far closer to the day-to-day operation of markets than regulators can ever hope to be; market discipline, as I have argued, is a potent force if properly engaged; and, to put it politely, we do not tend to be overwhelmed with requests from the industry for tougher, more intrusive (and inevitably more expensive) regulation. Recommendations for further, targeted, regulatory interventions must remain part of the Review’s toolkit. But a key message we want to get across is that many of the solutions could more plausibly lie in the hands of the market, guided or catalysed by the authorities where required. In that regard we are fortunate to have the services of a dedicated Market Practitioners Panel, chaired by Elizabeth Corley of Allianz Global Investors, and consisting of senior business heads from the buy-side, sell-side and end user communities, together with infrastructure providers and independent experts. Let me briefly highlight a few of the areas in which the ideal model might have broken down, using Table A as a guide.

The first row, grandly titled ‘market microstructure’, posits that some wholesale markets may not be as deep, liquid or transparent as the ideal suggests. A key issue in the LIBOR abuses, for example, was that the benchmark was based on an exceedingly thin underlying market for unsecured interbank borrowing. Markets for some other FICC products, such as some types of corporate bonds for example, can also be highly illiquid – and, partly as a result, transparency levels can also be relatively low. Thin or ‘dark’ markets can be easier to manipulate.

The second row of the Table asks whether a lack of effective competition or market discipline may have played a role in recent abuses. Both the LIBOR and the FX misconduct cases involved striking examples of collusion between traders – indeed in the case of FX in particular, it is hard to see how any market manipulation would have been possible in such deep and liquid markets without it. Increased concentration and horizontal integration in wholesale markets in recent years may also have increased the scope of potential conflicts of interest and reduced the ability of market users to shop around – which as I mentioned earlier is such a crucial part of the historical market discipline paradigm. Many, if not most, of the recent major cases of misconduct in FICC markets, highlighted weaknesses in the design of benchmarks – which is the third and final structural category in the Table. The flaws were remarkably varied, and depended significantly on the design of individual benchmarks – LIBOR for example was insufficiently grounded in actual transactions, the WMR FX benchmark had too narrow a window, and precious metals benchmarks were insufficiently transparent. A common feature however was that the design, technology and governance arrangements around measures that had once probably been adequate for small-scale usage had failed to keep pace with the massive increase in scale and diversification of their usage, creating opportunities for abuse or misconduct that were unlikely to have been as evident when the measures were first created. There has been rapid evolution in FICC market structures under all three categories in recent years, driven by both regulatory and technological change. Under market microstructure, the G20 commitments on OTC derivatives, MiFID2 in Europe and Dodd-Frank in the US, the new post-crisis Basel capital and leverage requirements, and intense pressure on revenues and costs are all driving FICC markets towards a more transparent, standardised, agency-based trading model. Under competition, the highly integrated investment bank business model has become less economic than it once was, and multiple electronic platforms are competing for new business. And under benchmarks, there has been a massive push from regulators and administrators to strengthen the design and oversight of key measures – including the Wheatley reforms to LIBOR, the IOSCO standards for benchmarks, the Financial Stability Board (FSB) reviews of interest rate and FX benchmarks, and the Fair and Effective Markets Review’s own recommendations to bring a further seven major benchmarks into UK legislation, which have been accepted by Government. The challenge for and effective market conditions over time. Or whether further steps are needed to ensure that market discipline can again play a full role in maintaining good standards of market conduct.

The lower half of the Table covers conduct issues in FICC markets, and therefore has a more direct bearing on the issues being discussed at this conference. The fourth row asks whether the standards that market practices should adhere to have been sufficiently clear, or well understood, in FICC markets. As you will all be aware, any effective conduct programme has to start with a clear description of the behaviours that you as a firm expect to see from your staff. Enforcement cases – of which there have regrettably been many in recent years – provide one clear set of anchors for this work. But how clear are you about the appropriate standards in less egregious cases? How do you identify or promulgate appropriate ‘case law’ in FICC markets? Are the various market codes currently in existence helpful, or do they need strengthening? And is the regulatory perimeter in the right place, whether in spot FX markets or elsewhere? Once appropriate standards have been established, the fifth row of the Table asks how you establish clear accountabilities within your organisation, how you monitor and control those accountabilities, and how you ensure that incentives are appropriately aligned with good behaviour. Much of our discussion yesterday fell under this heading – and no surprise because it was arguably failings in this area more than any other that drove recent misconduct. As some of the enforcement notices vividly illustrate, either by design or by neglect, some traders were able to behave in ways that directly harmed the reputations of their own firms. How was this allowed to happen? Had responsibility for oversight been delegated too far from the so-called First Line of Defence (or trading heads)? Were incentives appropriately aligned? Were some firms Too Big to Fail, or Too Big to Manage? And how did Boards monitor conduct across their organisations?

The final row in the Table highlights the importance of having effective tools for identifying and punishing misbehaviour. Often this is seen as being primarily the responsibility of regulators – but as I think everyone now recognises that is far too much of a ‘hands off’ attitude for something that can threaten a firm’s very survival. Regulation provides a crucial backstop. But regulators have neither the data nor the resources to spot every misdemeanour – and supervisory and enforcement actions cannot substitute for developing an appropriate culture within individual firms. What surveillance tools can firms themselves install and operate? How do you develop a culture in which whistleblowing is encouraged, and decisive action is taken against breaches of standards? Is it still too easy for misbehaving traders to avoid censure by changing employers? And how and when should firms consider making disciplinary cases public as a means of sending a clear signal? As with market structure, a great deal of change is underway in an attempt to strengthen conduct. We have heard about all the supervisory work underway by the FCA. The United Kingdom has introduced, or is in the process of introducing, major new rules on remuneration, on the responsibilities of Senior Managers, and on criminal sanctions for benchmark manipulation. The FSB and the major central banks have promulgated new standards for behaviour in FX markets. We heard from Sir Richard Lambert about the important work of the Banking Standards Review Council. And, as we have been discussing over the past two days, firms have themselves invested substantial sums in new conduct risk processes. Much has been achieved since the peak of the financial crisis, on both the regulatory and private side. A key role of the Fair and Effective Markets Review is to take stock of that progress, and celebrate it where it is appropriate to do so. At the same time however some of the behaviours highlighted in the recent enforcement cases occurred worryingly recently – and in areas which seem surprisingly close, both physically and functionally, to very similar abuses in LIBOR and elsewhere that had occurred, in some cases in the same companies, only shortly before. At the very least that raises questions about the ability of firms to learn from past mistakes and think laterally about the lessons for other parts of their business. It has been encouraging to hear over the past two days about some of the ways that firms are now seeking to tackle those challenges. A question for the Review is whether these changes have gone far enough, or whether we need to provide further support to those efforts, working collaboratively with market participants wherever possible, when we produce our final recommendations in June.

To return to where I came in, we need markets to work well, in the interests of everyone. The purpose of the Fair and Effective Markets Review is not to hinder the operation of wholesale markets unnecessarily, but to return them to fairer and more effective operation. To be crystal clear, markets characterised by collusion, manipulation or abuse of private information are not working effectively. The potential power of market discipline means that, where we can work with the grain of markets, we will. Reform to internal control processes is essential, and the discussions at this conference are encouraging in that regard. But as conference participants have repeatedly emphasised, processes that operate in parallel to, or isolated from, the business, focusing on regulatory compliance, or simply preventing the re-emergence of old vulnerabilities, will not survive over the cycle – they will die out as memories fade, budget rounds come and go, and those who never believed in them spot their moment and strike. The tests are – do they work with the grain of the business and markets in which their firms operate? Do they have the engagement of senior management, because they matter to the business – not only when the supervisory lights are on, but also when they are off? Do trading staff understand they have to be involved – not because they are expected to, but because it is essential to being successful? Achieving that alignment is essential to us all – and I hope that the Fair and Effective Markets Review can play its part in that process.