Australia’s Major Banks Say The Murray Enquiry Used The Wrong Numbers… | Business Insider

From Greg McKenna:

The AFR reports ….the Australian Bankers Association CEO Steven Munchenberg said the banks are “concerned that if some of the statements in the interim report – that Australia’s capital is middle of the road, that housing is a ­systemic risk – are allowed to remain unchallenged and are then taken out of context that is going to cause us a lot of future grief”.

Munchenberg says the Inquiry hasn’t calculated the capital ratios correctly.

“The approach was simplified and didn’t take into account the complexities and nuances of how capital is determined in Australia, including deductions required by APRA and some of the areas where APRA has adopted a more conservative approach, and as a result underestimated the amount of capital in Australia relative to overseas”, he told the AFR.

Forget the nuances and comparisons to the plight of other banks. Australian banks need to almost double their capital and adopt a more conservative approach to home mortgage lending if they are to withstand future shocks. 3 to 5 percent capital against total exposure doesn’t get you very far. The history of low mortgage failures over the last 3 decades, in an expansionary phase of the credit market, is unlikely to be repeated during a contraction.

Read more at Australia's Major Banks Say The Murray Enquiry Used The Wrong Numbers To Calculate Capital | Business Insider.

World wakes to APRA paralysis | Macrobusiness

Posted by Houses & Holes:

Bloomberg has a penetrating piece today hammering RBA/APRA complacency on house prices, which will be read far and wide in global markets (as well as MB is!):

Central banks from Scandinavia to the U.K. to New Zealand are sounding the alarm about soaring mortgage debt and trying to curb risky lending. In Australia, where borrowing is surging, regulators are just watching.

Australia has the third-most overvalued housing market on a price-to-income basis, after Belgium and Canada, according to the International Monetary Fund. The average home price in the nation’s eight major cities rose 16 percent as of June 30 from a May 2012 trough, the RP Data-Rismark Home Value Index showed.

“There’s definitely room for caps on lending,” said Martin North, Sydney-based principal at researcherDigital Finance Analytics. “Global house price indices are all showing Australia is close to the top, and the RBA has been too myopic in adjusting to what’s been going on in the housing market.”

Australian regulators are hesitant to impose nation-wide rules as only some markets have seen strong price growth, said Kieran Davies, chief economist at Barclays Plc in Sydney.

…“The RBA’s probably got at the back of its mind that we’re only in the early stages of the adjustment in the mining sector,” Davies said. “Mining investment still has a long way to fall, and also the job losses to flow from that. So to some extent, the house price growth is a necessary evil.”

…The RBA, in response to an e-mailed request for comment, referred to speeches and papers by Head of Financial Stability Luci Ellis.

…The RBA and APRA have acknowledged potential benefits of loan limits “but at this stage they don’t believe that this type of policy action is necessary,” said David Ellis, a Sydney-based analyst at Morningstar Inc. “If the housing market was out of control and if loan growth, particularly investor credit, grew exponentially then it’d be introduced.”

What do you call this, David:

ScreenHunter_3294 Jul. 14 11.51

Reproduced with kind permission from Macrobusiness

Pickering: Australian housing “severely overvalued”

Interesting view from Leith van Onselen:

ScreenHunter_3304 Jul. 15 10.21

Business Spectator’s Callam Pickering has produced an interesting assessment of the RBA’s new research paper, which attempts to determine whether Australian homes are overvalued versus renting.

Like my analysis posted earlier, Pickering also concludes that Australian housing is significantly overvalued given the likely prospects for incomes and capital growth; although how he arrives at his conclusion is a little different:

My general view is that Australians are frequently ripped off when purchasing a home. A combination of poor housing policy… combined with housing supply restrictions… have resulted in arguably the most expensive housing stock in the world…

[The RBA] find that the decision to buy or rent is highly sensitive to one’s expectations regarding capital appreciation. Their base scenario assumes that house prices will continue to grow at their post-1955 average, during which time real house prices rose by 2.4 per cent annually. Under this scenario, housing is perfectly priced compared with rents.

But as I’ve argued frequently it is unreasonable to assume that future house price growth will match past gains…

The sensitivity of their analysis to various price growth assumptions is contained in the graph below.

ScreenHunter_3305 Jul. 15 10.31

Structural shifts in the Australian economy resulting from an ageing population and a declining terms of trade, combined with the Chinese economy slowing, will weigh on income and price growth, while high levels of indebtedness should place a speed limit on potential growth.

The most interesting scenario considered by Fox and Tulip is the scenario where real house prices grow at the rate of household income growth (denoted in the graph by “HHDY”). This scenario is perhaps a little optimistic (the risks to income growth are on the downside) but it approximates our current reality… Under this scenario, housing is overvalued by around 20 per cent…

[The RBA research] using plausible assumptions for price growth, suggests that housing is severely overvalued in Australia and many Australians are getting ripped off.

Spot on and well argued.

Reproduced with kind permission from Macrobusiness

Bank of England throws egg all over RBA, APRA | | MacroBusiness

Of all of the financial systems in the world, Australia’s is most similar to the UK. Of all of the restrictive housing planning systems in the world, Australia’s is most similar to the UK. Of all of the house price boom and bust cycles in the world, Australia’s is most similar to the UK. The Bank of England also practices inflation targeting though its cap is 2%. The UK and Australia share a similar economic model reliant upon external borrowing to fund consumption and low export-to-GDP ratios but the main difference is that the UK economy is a more diverse mix of value-adding sectors with a much higher contribution from manufacturing.

But today there is one very new difference. The UK has announced it will henceforth practice macroprudential regulation to control its housing cycles and prevent them from hollowing out the economy…..

Read more at Bank of England throws egg all over RBA, APRA | | MacroBusiness.

A Century of Policy Mistakes | Niels Jensen

In A Century of Policy Mistakes Neils Jensen describes the demise of Argentina over the last 100 years.

A century ago Argentina ranked as one of the wealthiest countries in world, behind the United States, the United Kingdom and Australia but ahead of countries such as France, Germany and Italy. Its per capita income was 92% of the G16 average; it is 43% today. Life in Argentina was good. It enjoyed the benefits of one of the highest growth rates in the world and attracted immigrants left, right and centre. Boom times galore.

Argentina’s wealth was based on agriculture, but also on its strong ties with the UK, the pre-World War I global powerhouse. Equally importantly, it understood the importance of free trade and took advantage of the relatively open markets which prevailed in the years leading to the Great War. Most importantly, though, it benefitted from, but also relied upon, enormous inflows of capital from the rest of the world. All of this is well documented in a recent piece in The Economist which you can find here.

Neils identifies three main causes:

  1. An over-reliance on commodities;
  2. Failure to invest in education; and
  3. An increasingly closed, inward-looking economy.
  4. It occurred to me that, apart from education, Australia has made the same mistakes.

    Read more at A Century of Policy Mistakes | Niels Jensen – Absolute Return Partners | PRAGMATIC CAPITALISM.

A Century of Policy Mistakes | Niels Jensen

In A Century of Policy Mistakes Neils Jensen describes the demise of Argentina over the last 100 years.

A century ago Argentina ranked as one of the wealthiest countries in world, behind the United States, the United Kingdom and Australia but ahead of countries such as France, Germany and Italy. Its per capita income was 92% of the G16 average; it is 43% today. Life in Argentina was good. It enjoyed the benefits of one of the highest growth rates in the world and attracted immigrants left, right and centre. Boom times galore.

Argentina’s wealth was based on agriculture, but also on its strong ties with the UK, the pre-World War I global powerhouse. Equally importantly, it understood the importance of free trade and took advantage of the relatively open markets which prevailed in the years leading to the Great War. Most importantly, though, it benefitted from, but also relied upon, enormous inflows of capital from the rest of the world. All of this is well documented in a recent piece in The Economist which you can find here.

Neils identifies three main causes:

  1. An over-reliance on commodities;
  2. Failure to invest in education; and
  3. An increasingly closed, inward-looking economy.
  4. It occurred to me that, apart from education, Australia has made the same mistakes.

    Read more at A Century of Policy Mistakes | Niels Jensen – Absolute Return Partners | PRAGMATIC CAPITALISM.

Crawling, not walking, to non-mining led growth | MacroBusiness

Leith van Onselen quotes the latest JP Morgan report on the Australian economy:

…risk of a recession is “inevitably higher now than usual; the economy has built up vulnerabilities over time that have been masked by the continued growth in output and national income… the downside of avoiding recession is that Australia has carried these excesses through a succession of growth cycles”.

Households are particularly at risk from expensive house prices and high levels of household debt. Which brings me back to the unnecessary risks bank regulators are taking by condoning low bank capital ratios of between 4.0% and 4.5% of total credit exposure. Risk-weighting of bank assets provided a smokescreen, inflating perceived ratios to around 10%, while encouraging over-exposure to (low risk-weighted) residential mortgages.

Read more at Crawling, not walking, to non-mining led growth | | MacroBusiness.

GM and Toyota may follow Ford’s lead and shut plants in Australia – Quartz

Nandagopal J. Nair writes:

The biggest drag is is a strong Australian dollar, which is making local manufacturing uncompetitive compared to imports. Over the past 12 months the currency has traded about 30% above its three-decade average. Its strength has pushed up manufacturing costs, making Australia the third most expensive country to do business in, according to the IMF.

Read more at GM and Toyota may follow Ford’s lead and shut plants in Australia – Quartz.

The road not taken | Macrobusiness.com.au

By Houses & Holes at Macrobusiness.com.au
The Road Not Taken

So, with our Federal election mostly over, at least enough to get a good sense of where we’re going, I think it’s fair to conclude that we are not going to get out in front of the primary economic issues of our time. On the contrary, we’re going to make things worse for ourselves.

The only issue that this election should be about is the management of Australia’s post China boom adjustment yet it is barely mentioned. Where does this leave us then? First, let’s describe the issue once more.

Following the housing and mining booms in the post-millennium economy, in structural terms Australia finds itself with very high household debt but low public debt, very high asset values and historically low competitiveness in all industries including large swathes of mining and still high but falling terms of trade. In cyclical terms, we face big falls in the terms of trade, very big falls in mining investment, a probable stall and possible fall in national income, a still very high but falling currency and ongoing weak nominal growth as well as fiscal instability.

There have been two sensible policy matrices from our eminent economists aimed at managing the problems ahead. The first is by Warwick McKibbin, who has suggested that we both:

  • lower the currency asap through targeted money printing and
  • support economic growth, incomes and productivity through a large public infrastructure program.

These two make sense together because they simultaneously support weak private sector investment, boost competitiveness through the currency and productivity enhancements and prevent asset bubbles. However, it does risk a widening current account deficit and may leave you still uncompetitive at the end of it.

The second matrix of policy suggestions has come from Ross Garnaut and Peter Johnson who have focused more directly upon the issue of competitiveness. Garnaut argues that a nominal exchange rate adjustment (via the currency) is not enough. He sees our lack of competitiveness as so extreme – and it is hard to argue that it is not – that a real exchange rate adjustment is required. That means not only must the currency fall a lot, but as tradable costs rise, wages must not. He argues:

  • we should slash interest rates to lower the currency as soon as possible;
  • use macroprudential controls if low rates cause credit to rise too fast;
  • contain wages through a national program of burden-sharing and
  • deploy budget discipline as well as launch an unfettered productivity drive.

Johnson sees the same competitiveness issue but argues that monetary policy cannot serve two masters (addressing both currency and inflation) and prefers that we:

  • install capital controls to lower the dollar as soon as possible;
  • use interest rates to prevent asset bubbles;
  • deploy budget discipline as well as launch an unfettered productivity drive and
  • thinks recession is inevitable as a mechanism to lower costs.

My own view is that a combination of the McKibbin and Garnaut approaches is the way to go:

  • undertake a moderate, productivity directed infrastructure public spend to support growth, jobs and income;
  • slash interest rates to lower the dollar;
  • install macroprudential tools to ensure no credit blowoff;
  • undertake a national burden-sharing narrative to ensure wages don’t rise. We may not able to get a new wages accord but I would still bring everyone together and reframe the conversation, and
  • push for productivity anywhere and everywhere.

This approach ensures assets don’t deflate too quickly as we restore competitiveness in real terms. To my mind  it is the basic minimum of policy innovation required, before we even get to tougher questions about Henry Review tax reform, cutting housing speculation incentives and making supply side reforms, increasing savings and taxing resources properly that will help us transition permanently towards a more balanced economy as well as tackle our long term demographic challenges.

Turning to the real world, what do we have from out elite currently?

  • the RBA is slashing interest rates too slowly to bring down the dollar fast enough;
  • it has explicitly repudiated macroprudential tools thus risking an even bigger asset bubble;
  • both political parties are ignoring the adjustment ahead in narrative terms
  • both parties are focused on long term spending but little on medium and short term productivity measures
  • both parties are ignoring probable ongoing fiscal instability and supporting interest groups over national interests

Where will this lead? It means we face a longer and ultimately more debilitating decline. The lack of redress for the dollar and inflated input costs ensures no big rebound in our tradabale sector investment, exposing us all the more to the mining cliff. Credit and asset prices will bubble up more than they should, inhibiting a tradables recovery and ensuring further hollowing out of the industrial base.

The lack of budget discipline ensures ongoing fiscal instability as promises are repeatedly broken, spending is cut and taxes jacked chronically. This will be an ongoing weight upon private sector confidence as policy fails to cope. It will also be a red rag to the rent-seeking bull as each round of cuts and hikes involves public campaigns by those effected, retarding competition and productivity. With no honest narrative of the issues, government will be reduced to stakeholder management.

In sum, it means a longer and far more destructive path at risk of repeated recessions, the entrenching of rentier capitalism, lower than otherwise asset prices, falling standards of living and broad disenchantment. Whocouldanode?

Reproduced with permission from Macrobusiness.com.au