The current craze in DC policy circles is to create a "systematic risk regulator" to make sure that the country never experiences another economic crisis like the current one. This push is part of a cover-up of what really went wrong and does absolutely nothing to address the underlying problem that led to this financial and economic collapse.
The key fact that everyone must always remember is that the story of the collapse was not complex. We did not need great minds sifting through endless reams of data and running incredibly complex computer simulations to discover the underlying problem in the economy. We just needed some people who understood the sort of arithmetic that most of us learned in 3rd grade.
If the people at the Fed, the Treasury, and in other key positions had mastered arithmetic, and were prepared to act on their knowledge, they would have taken steps to stem the growth of the housing bubble. They would have prevented the bubble from growing to the point where its inevitable collapse would bring down both the U.S. economy and the world economy.
Just to repeat the basic facts: house prices began to diverge sharply from a 100-year long trend in the mid-90s as wealth created by the stock bubble began to exert upward pressure on real estate prices. After having tracked the overall inflation rate for 100 years, house prices were substantially outpacing inflation.
There was no remotely plausible explanation on either the supply or demand side for the run-up in house prices. Income growth was good, but not extraordinary in the late 90s. In the current decade, incomes actually fell slightly after adjusting for inflation. On the supply side, we built houses at near record rates in 2002-2006 indicating that there were no substantial constraints on building.
As another tell-tale sign that we were seeing a bubble, inflation-adjusted rents were not rising, indicating that there was no underlying shortage of housing driving up prices. Finally, housing vacancy rates were hitting record levels as early as 2002.
At their peak in 2006, inflation-adjusted house prices had risen by more than 70 percent, creating over $8 trillion in housing bubble wealth. There was no way that the loss of this much wealth ($110,000 for every homeowner) would not lead to a severe a recession and create the sort of financial crisis that we are now seeing.
In normal times houses are highly leveraged with down payments rarely exceeding 20 percent. In the bubble years, it was common for homebuyers to borrow the full value of their home and sometimes even a few percent more. It should have been obvious to any serious economist or financial analyst that when the bubble burst, there would be hell to pay in the financial sector.
In short, all the evidence was right there for anyone who cared to see it. We didn’t need some super-genius to solve the mystery. We just needed an economist who could breath and do arithmetic. But the DC policy crowd tells us that if only we had a systematic risk regulator this disaster could have been prevented.
Okay, let’s do a thought experiment. Suppose we had our systematic risk regulator in 2002. Would this person have stood up to Alan Greenspan and said that the country is facing a huge housing bubble the collapse of which will sink the economy?
Remember, before the fall Greenspan was known as "the Maestro." Politicians, reporters and economists worshipped every pearl of wisdom that came out of his mouth. In fact, when he announced his plans to retire in 2005, many of the world’s leading economists and central bankers gathered at Jackson Hole, Wyoming to debate whether Alan Greenspan was the greatest central banker of all time.
Alan Greenspan said that there was no housing bubble; everything was just fine. Would our systematic risk regulator have said that Greenspan was nuts and that the whole economy was a house of cards waiting to collapse?
Anyone who believes that a risk regulator would have challenged the great Greenspan knows nothing about the way Washington works. The government is run by people who first and foremost want to advance their careers.
And, the best way to advance your career in Washington is to go along with what everyone else is saying. If that was not completely obvious before the collapse of the housing bubble, it certainly should be obvious now.
How many people in government have lost their jobs because they failed to see the bubble? How many people even missed a promotion? In fact, the top financial officials in the Obama administration, without exception, completely missed the housing bubble. One might think it was a job requirement.
This lack of accountability among economists and economic analysts is the core problem that must be tackled. Unless these people are held accountable for their failures in the same way as custodians and dishwashers, there will never be any incentive to buck the crowd and point out looming disasters like the housing bubble.
The reality is that we have a systematic risk regulator. It is called the Federal Reserve Board. They blew it completely. We will do far more to prevent the next crisis by holding our current risk regulator accountable for its failure (fire people) than by pretending that we somehow had a gap in our regulatory structure and creating another worthless bureaucracy.
And of course we should teach our economists arithmetic.



31 Comments







thank you – recommended
what suz said
I had some fan of the Austrian economists (Libertarian admirers of Ayn Rand) try to convince me that the current recession occurred because the Fed was pouring too much money into the economy. I ran some numbers on that theory and, uh, no. The recession of 1953 pretty much proved their theory false all by itself as Fed-set interest rates remained completely flat for 1951 & 1952.
how does what happened in the 50s prove what caused the current recession?
When one comes up with a theory that explains everything via a single factor, then a single example blows the theory to smithereens. The theory of the Austrian economists is that the interest rates set by the Federal Reserve are the one and only factor that causes recessions. I ran the numbers for every recession since 1950 and the very first one (The 1953 recession, which was preceded by a completely flat set of interest rates), blew their theory completely out of the water.
You’ve certainly proved that their theory doesn’t explain all recessions. But I’m still wondering where all the trillions of dollars that went into the U.S. real-estate market over the past decade came from. China? Retirement funds? The Fed? I don’t claim to know, but some source of funds enabled what Dean has described as an eight-trillion-dollar bubble.
(Obviously, there’s leverage involved, so it didn’t require $8T to cause a $8T bubble.)
Yes, there was money from China, oil producers, and the rich benefitting from tax cuts. And yes, leveraging too was involved. But mostly it was the huge Ponzi scheme of the paper economy itself where paper schemes made paper profits which were funneled back into more and bigger paper schemes which produced even bigger paper profits. The paper economy essentially was chasing its tail. Links to the real economy were non-existent or tenuous at best and invariably worked against the interests of the real economy. Yet the real economy was the only reference point that gave these investments any real value. The rest was smoke.
We saw the same phenomenon in the dilution of risk through securitization. Risk was not eliminated it was just spread out more. This allowed far higher amounts of risk to be pumped into the system. Even higher levels were justified through the use of supposed “hedges” but these hedges were another example of markets chasing themselves. You could sell me a CDS on my investment. I could then sell you one on my CDS, and so on and so on back and forth. But the original absolute risk remained the same.
And because we could both sell multiple CDSs on the same investment, risk was, in fact, greatly magnified.
Thanks. Very insightful.
There is on thing that has to be kept in mind here: each of those sub-prime mortgages was paid in real dollars that went to the sellers and the fee-takers. (AFAIK, they weren’t paid in “paper.”) Those real dollars had to come from somewhere real — obviously, not $8T of them, but still a lot.
Check. We, or at least some people, knew this a long time ago. But, it didn’t happen accidentally. People, not an individual…people, set this up. Securitization just left us all vulnerable.
I think they just planned on shifting huge piles of money one direction and debt the other direction, with government expected to foot the bill. All the pyrotechnics were just there for show, to distract from the fundamental action.
The Fed holding interest rates to historically low levels certainly was a contributing factor to the inflation of the housing bubble.
I remember seeing a chart in the Economist around 2003-2004 that clearly showed what Dean is saying. And I knew that a crash was coming as soon as I absorbed the meaning of the chart. I’m just shocked by how long it took.
Thanks Dean.
thanks dean. could not agree more about the dc talking point that “we need a systemic regulator and it should be put in the fed”
it was sestak’s stupid answer on this point that put the nail in the coffin for me – as much as i despise specter, i will not be supporting sestak for anything until he shows he takes the economy seriously enough to do more than mindlessly repeat a stupid talking point.
yikes.
i wonder how many in congress are getting a primer from dean?
Partially agree.
My assessments on a personal level matched all your observations.
It is nice to see all those impressions so clearly stated.
But the missing part is the layup of the Commodities Modernization Act which enabled the systematic upward pressure which caused the bubble to inflate for such a long period.
Without the CMA the wealth felling the stock market bubble would have caused a small upward pressure on housing, but the CMA enabled a hall of mirrors effect in the financial market where unreal gains in housing enabled further unreal gains in the markets which in turn fueled housing.
Dean – you write, “After having tracked the overall inflation rate for 100 years, house prices were substantially outpacing inflation.” Maybe, but you seem to accept the idea that inflation measures are meaningful.
Starting in 1982, our hero (Greenspan) began tinkering with the CPI, as you probably know. Since then, it has been tricked to the extent that it certainly does not represent the same statistic as pre-1982. For most of us, the price of bread, heating oil, and shoes are more significant budget items than TVs and computers.
Realistically – for us unwashed – the real impact of inflation was not that far detached from the various asset and other bubbles of the last 15 years. Many prices may have stabilized or deflated recently, but bread is $4.00 a loaf for a decent product.
Ouch. I pay $1.97 for stoneground whole wheat that is fair to middlin’.
Glad I don’t have to pay $4/loaf.
However, some of the best bread I’ve ever had was mucho expensive. I was in Ashville, NC and went to a DFH grocery store. Heh.
If frogs had wings, they wouldn’t bump their asses when they hop.
These Reagainoid greedbots understood arithmetic and bubbles perfectly well. They were virtuously seeking to maximize their private wealth in full knowledge and confidence that from the synergy would emerge, via the miracle of free enterprise, the common good for all mankind. Of course the bubble would burst, but whose to say that’s not for the best in this best of all possible free-market worlds. Consider it a market correction. And if the taxpayers want to throw money into trying to preserve the bubble, resisting the unseen hand, the greedbots will happily accept that money too.
I could not agree more that the math in all this was very simple, no calculus required. If anyone wants a basic equation for what happened, it would be this:
Massive easy money = Massive fraud = Systemic Risk
I love how this is said and it is key. How can we expect to solve this mess with such people at the helm? And it is not being solved. Not one of the fundamental issues underlying what has gone from housing bubble to recession to meltdown to depression has been addressed by them. Not one. Not housing. Not the banks. Not fraud. Not credit. Not regulation. Not derivatives. Oh yes, they have thrown massive amounts of money in the general direction of this disaster without any real thought. And to see where that leads, see my equation above.
I should point out too that rewarding those like Summers and Geithner who got everything wrong is a feature, not a bug, of the Washington system. How many politicians, academics, and media figures ever paid a price for getting Iraq wrong from start to where we are now?
This is the perversity of our current way of doing things. You can make a career out of being wrong but if you were one of those who was right, jobs are few and far between.
Thanks you Professor Baker. Very accessible. Recommended.
I’m told that in the Pentagon, it is an unpardonable sin to disagree with your boss and turn out to be right. If you’re wrong, however, all can be forgiven.
This is basic “Dilbert”. Hope Scott Adams is making a fortune.
Today’s posting by Glenn Greenwald is particularly relevant to Dean’s point about accountability, and the lack thereof, in Washington. (The video is very distrubing.)
The bank lent money to both the builders and the homeowners so that money that went out came back in. The bank was in a win-win position getting interest payments from those it borrowed to plus the underlying equity which was increasing in value. And of course, there were all the fees it could charge.
Then securitization came along. And banks became brokers, living off the fees not the interest. That was OK because they were trading long term gains for short term ones. Since someone else was buying the mortgages, that meant the upfront money that the bank had to put up was returned to it and that meant it could engage in more transactions. As long as there were greater fools who were willing to take on the risk, the system was fine. And then there were no greater fools and the system collapsed.
Where did the money come from? It came from a perception. If you have a house that you took a $200,000 mortgage on and two years later your neighbor sells the identical house for $400,000. You have done nothing but the value of your property has doubled in price. Where did that value come from? A perception. Thin air. As long as that perception operates you can take your house and sell it for a $200,000 profit or you can do as many did and use it as a piggybank and take a loan out on the increased value. This value increase percolated through out the system. If downstream owners of CDOs are holding paper that has increased in value, then they can borrow more on that, and round and round. And then everything collapses, and people find that they mistook value for money.
.
Let’s use their own methods: ******** all the Republicans until they QUIT IT!!!
That’ll cut risk by up to 80%.
.
Mod note: Suggestions of violence, even in jest, will be moderated.
Agree with Krugman…”Conspiracy of Fools”…about the Enron and the financial environment that formented them…no changes yet…high leverage on high risk…high earnings…transfer the risk and spread it onto the population.
Creative finance…cook books…off balance sheet trading in the hundreds of trillions…shadow trading.
The coporate culture protects it’s own if you don’t play by theor rules your out of the game.
Eliot Spitzer has suddenly re-entered the public view, and he’s not mincing words:
The Old “Sheriff of Wall Street,” provides insight on how the financial crisis could have been avoided
Thanks for that link, Muzzy.
An excellent history lesson, professor Baker.
Perhaps, at some point, it might be interesting to discuss the function or purpose of an ‘economic system’?
One might postulate, for example, in the broadest sense, when looking at the economic systems of cultures historically, and, at the same time, reducing the ‘function’ to its most ’simple’ expression, that the essential purpose of an economic system is to allow the society which is employing it to be both viable and sustainable, making use of such ‘resources’ as may be available to that society.
The point where an ‘economic system’ becomes akin to religion, that is when such a ’system’ becomes an edifice of ‘belief’ or even attributes the behavior of the ’system’ to the Supernatural’s unseen ‘guidance’, is the point where deliberate, intentional manipulation of the ’system’ becomes the system …
One might speculate that this occurred, for the first time, long ago in our species
prehistory, say about the time that the truly insightful ‘invention’ of agriculture (which was, without doubt, perceived by women) led to a reliable surplus and some clever chap’s ambition allowed him to realize that true power lay in controlling that surplus …
Thus did politics climb into bed with economics. And, as they say, “The rest is history.”
Fortunately, we are far progressed beyond that particular point.
Or not.
DW
Re-regulate…recapitalize main street with job programs in green energy…that puts money in the hands of consumers…private capital is like a bear at a dumpster easy money or won’t play…dos[posable income drives the economy without out it no matter how great the shape of the banks their is no recovery in the near future. L shape the dive slows and stays level low employment lower GNP inflation is growing. The fed has eased and lowered the treasury has run the presses. Gaming the system is running out of game.
Lastly the capital that was going to big carbon overseas stay in our system and that helps I hope. I really want the economy to go it is the profiteers that have killed it. Spitzer was great kudos to Muzzy. I always thaought that Wall Street was behind his demise…he was not playing the gaming game. Now its their turn and they are skating.
1)Would not also be some willful ignoring of the gross effect of the trades by those playing chicken with the blow up of the bubble?
2)Aren’t there also some realms (CDS) where gross numbers, in the sense of daily statistical data, were and are not available, mostly to keep insiders in a cocoon of secrecy which in the end worked out really bad for the majority of the players.
It’s a real worry when 9 and 12 digit figures are thrown about with uncertainties and accuracies that are practically 10 fold.
Thanks for pointing out the obvious to people who must be obviously stupid to believe that this problem was as unpredictable as an asteroid falling from the sky. And thanks for holding accountable, at least in the best way that you can, for the abominable American economist community which requires one to dutifully walk up to the alter of milty freidman to be lobotomized in order to get into a position of power. Our economists are largely fucking corrupt and have done a ton of disservice to this country … and the world.
Z
Did the people who made great wealth from the .com bubble live in or invest in the areas where the mortgage problems are worst? Do housing prices in the wealthier areas bleed over to lower-income areas?
Doesn’t this contradict the idea that the .com boom put money in people’s pockets to invest in McMansions with bad mortgages?
“More than 70 percent” over what?
Is bubble wealth anything more than numbers on paper? Have people actually put THAT much wealth into a house? So, when that bubble bursts you have people tied into a mortgage which will cost a lot in the long run. If you fix that mortgage then where does that leave us? A person might be able to keep that house with the right mortgage or they might have to move to another more affordable home. But, the new price, current market price, on that house will have dropped to what people can afford to pay with their current incomes.
Who gets screwed in this? The banks who paid full value for the mortgage from the originator. Merge the originator (with that money) into the banks and where’s the loss?
OTOH, toxic assets held overseas must be purchased and returned to America to avoid pissing off all our ‘friends’ overseas.
Being able to count to three is good. Heh.