UK Household Debt: A Threat to Growth or Stability?

The liberalisation of credit constraints in the 1970s for UK consumers has had important implications for the housing market and consumer spending. This paper by John Muellbauer¹ examines the factors that have driven soaring consumer debt and house price levels; in particular those observed since the mid-1990s. By relying on recent econometric evidence and trends in credit availability, real income per head, nominal and real after tax mortgage rates, measures of perceived risk and broad demographic trends, it also analyses the prospects for house prices, mortgage debt and unsecured debt over the coming years. The outlook is for a 'soft landing' in the housing market and associated declines in the rate of growth of consumer debt, which, although probably not smooth, does suggest the underlying situation is more benign and less crisis-prone than it was in 1988–89.     

Higher interest rates should not unduly faze consumers

• ? Though the MPC has signalled a more aggressive pace of interest hikes than previously anticipated, we still expect the impact on the consumer sector in aggregate to be modest. We estimate that household debt servicing costs will rise from the current level of 4.1% of household income to 5.0% by the end of 2019. This would still be only a little over half the pre‐crisis peak.
• ? We expect the MPC to hike interest rates twice in both 2018 and 2019, taking Bank Rate to 1.5% by the end of next year. Higher interest rates will impact on consumer spending by increasing debt servicing costs and reducing the attractiveness of credit (including mortgages), but savers will benefit from higher returns on their deposits.
• ? Mortgages account for 77% of loans to UK households and full pass through of a 100bp rise in Bank Rate to variable rate loans, implying an increase from 2.78% to 3.78%, would add £100 a month to the cost of servicing an average mortgage. But only two‐fifths of borrowers have a variable rate deal, so for many homeowners the adjustment to higher interest rates will not be immediate. And the proportion of houses which are owned via a mortgage has fallen over the past decade, suggesting that the household sector as a whole will be less sensitive to higher mortgage interest rates.
• ? Historically the relationship between Bank Rate and interest rates on unsecured lending has been weak and rates on credit cards and personal loans have not yet risen following November's rate hike. The link to deposit rates has been stronger and higher returns on savings will mitigate some of the damage to household income from higher debt servicing costs, although uneven distribution of debt and savings means that there will be winners and losers at a more disaggregated level.
• ? We have used the Oxford Economics Global Economic Model to run a counterfactual scenario where Bank Rate is kept at 0.5% throughout 2018 and 2019. The results suggest that the pace of rate hikes assumed in our baseline forecast would reduce the level of consumer spending by 0.2 percentage points by the end of 2019.

     

Credit market constraints and labor market decisions

In this paper, we examine whether imperfections in credit markets spill over to other markets, particularly the labor market. We take the case of Italy, a country that experienced changes in the mortgage market brought about by the 1992 European unification and other institutional shifts. These events make Italy a good laboratory to study the effects of financial markets on the labor market. Using household data from the Bank of Italy between 1989 and 1993, we estimate the relationship between female participation and mortgage use. We find a significant impact of mortgages on women's participation in the labor market.     

Factors affecting delinquency of household credit in the U.S.: Does consumer sentiment play a role?

In this study, we provide both theoretical and empirical evidence on the determinants of household loan delinquency for home ownership, credit card and auto loans for the U.S. states in a panel framework over a period from 2003 through 2017. In particular, we examine the impact of consumer sentiments on loan delinquency rates. We show that improved current consumer sentiment significantly induce lower mortgage, credit card and automobile loan defaults in the American states subdivided into four different regions. We also find that the higher overall and expected consumer sentiment raise loan delinquencies. Implicit in this finding is the apparently excessive and inappropriate expansion of loans in the U.S. economy in the face of consumers’ optimism, which in turn, provides an intuitive understanding of the circumstances that could precede a depression or outbreak of anomalies in the financial sector. Our general findings further exhibit significant positive effect of unemployment rate and mostly adverse effect of per capita income on mortgage and automobile loan delinquency rates. The results provide some compelling evidence with regard to the effect of consumer confidence on household credit delinquency rates across various states in the U.S. and are robust to alternative measures of income and mortgage rates.     

博弈视角下大学生互联网消费信贷决策行为研究

基于博弈论视角,从理论上构建了金融机构与大学生消费信贷决策的动态博弈模型,并引入信誉机制,比较分析了传统金融机构退出大学生信用卡市场而互联网金融大举进入校园信贷市场的深刻原因,同时借助大学生消费信贷调查一手数据实证检验了信誉机制的有效性,研究结果表明:在单次和有限次重复博弈中,“囚徒困境”普遍存在,而在无限次重复博弈中,尽管利率和交易成本下降有利于促进交易,但信息不对称问题却使博弈只能进行有限次,因此要达成长期合作,必须引入具有“社会性惩罚”的信誉机制来抑制大学生的短期投机行为,然信誉机制对于促进传统金融机构与大学生合作的作用有限,更多的是促进互联网金融机构与大学生消费信贷关系的达成,实证结果验证了该结论。由此得到的启示是,充分利用互联网大数据优势、强化互联网金融市场监管、引导大学生树立正确的消费观和责任意识,有助于破解“一放就乱,一管就死”的监管困局,这对于规范互联网金融校园消费信贷市场具有重要现实意义。     

The housing market and the monetary transmission mechanism in the UK, in and out of EMU

This paper, prepared for the No Campaign, uses the OEF Global Macroeconometric Model to assess the impact of the housing market on the UK's convergence with the Eurozone. The OEF Model provides the ideal framework for such analysis, as it incorporates a detailed system for forecasting UK house prices, transactions, mortgage borrowing and their interaction with consumer spending and the wider economy, within the context of a model of the Eurozone economy. Our analysis suggests that, if the government were to wish to take the UK into EMU, action to reduce the impact of changes in interest rates on the housing market would be beneficial in improving the UK's economic stability.     

The impact of funding liquidity on market quality

This study analyzes market quality during the 2007–2008 credit crunch, by examining the impact of funding liquidity on market liquidity and price discovery of S&P 500 exchange-traded funds (i.e., S&P 500 depositary receipts [SPYs]) and index futures (E-minis). The empirical results show that funding liquidity affects market liquidity, and that the impact of illiquidity contagion between SPYs and E-minis was significant during the subprime mortgage crisis. In particular, the contagion effects between the two markets mediate the impact of funding illiquidity on market liquidity during the credit crunch. Considering the influences of other market factors on price discovery, we suggest that E-mini index futures made less contributions to price discovery during the credit crunch compared to normal periods. The empirical finding emphasizes the importance of the contagion effect between ETF and E-mini futures markets, when they suffer from external shocks.     

Subprime mortgage default

This paper constructs a reduced-form credit risk model of mortgage default. The data used is of privately-securitized subprime ARMs (adjustable rate mortgages), originated between 1997 and 2008, and observed between 2000 and 2009. The period studied thus encompasses the beginning of the subprime crisis. Given the estimated model, contractual properties of the loans are then used to infer the market price of default risk for the various quarters of origination. It is empirically determined that a change in the inherent nature of borrowers led to a deterioration in their default performance, a change which can be first detected in late 2004. On the other hand, the evidence also indicates that the secondary mortgage market became aware of this change at about this same time. The large rise in defaults in 2007 cannot, therefore, be attributed to any surprise other than the unexpectedly large fall in housing prices.     

Measuring housing affordability: Looking beyond the median

We draw a distinction between the concepts of purchase affordability (whether a household is able to borrow enough funds to purchase a house) and repayment affordability (the burden imposed on a household of repaying the mortgage). We operationalize this distinction in the context of a new methodology for constructing affordability measures that draws on the value-at-risk concept and takes account of the whole distribution of household income and house prices rather than just the median. Empirically we find that the distinction between purchase and repayment affordability can be pronounced. In the Sydney prime mortgage market over the period 1996–2006, repayment affordability deteriorated very significantly while purchase affordability remained quite stable. This difference can be attributed to the loosening of credit constraints in the mortgage market which it seems has carried through primarily into higher house prices rather than an improvement in purchase affordability. We also show how median house-price-to-income ratio measures of affordability can be extended to take account of the whole distribution of income and house prices, and how as a result of differential skewness in the house price and income distributions the housing affordability problem may be significantly worse for lower income households than suggested by standard median measures.     

Urban Renewal in Istanbul: Reconfigured Spaces,Robotic Lives

The article discusses Turkey's property‐led residential redevelopment model. This entails the demolition of an existing settlement, replacing it with blocks of apartments (usually constructed on the exact same site and at a higher density), some of which are then made available to displaced residents for purchase via mortgage loans with long maturities. While the authorities promote this model of urban renewal as an innovative public housing policy, I argue that, far from being an exception to market‐rate housing, the model is in fact a market‐disciplinary tool. It seeks to incorporate into the formal market not just spontaneously developed and only partially regulated spaces, but also the conduct of residents living in these informal neighborhoods. The article contributes to the immense literature on urban renewal and organized struggles around the right to housing by showing that urban renewal is not simply about dispossession and displacement. In the Turkish case, urban renewal does not necessarily seek to displace poor residents (even though it often ends up doing so), rather to incorporate them into a nascent mortgage origination market. The second half of the article introduces and elaborates on a case study in Istanbul.     

An analysis of default risk in the Home Equity Conversion Mortgage (HECM) program

While reverse mortgages are intended as a tool to enable financial security for older homeowners, in 2014, nearly 12 percent of reverse mortgage borrowers in the federally insured Home Equity Conversion Mortgage (HECM) program were in default on their property taxes or homeowners insurance. Unlike the traditional mortgage market, there were no risk-based underwriting guidelines for HECMs through 2014. In response to the relatively high default rate, a variety of policy responses were implemented, including establishing underwriting guidelines. However, there is a lack of data and analysis to inform such criteria. Our analysis follows 30,000 seniors counseled for reverse mortgages between 2006 and 2011. The data includes comprehensive financial and credit report attributes, not typically available in analyses of reverse mortgage borrowers. Using a bivariate probit model that accounts for selection, we estimate the likelihood of tax and insurance default. Financial characteristics that increase default risk include the percentage of funds withdrawn in the first month of the loan, a lower credit score, higher property tax to income ratio, low or no unused revolving credit, and a history of being past due on mortgage payments or having a tax lien on the property. Our estimate of the elasticity of default with respect to credit scores is similar to that for closed-end home equity loans, but higher than that for HELOCs. We simulate the effects of alternative underwriting criteria and policy changes on the probability of take-up and default. Reductions in the default rate with a minimal effect on participation can be achieved by requiring that participants with low credit scores set aside some of their HECM funds for future property tax and insurance payments, a form of escrowing.     

Spillover effects of subprime mortgage originations: The effects of single-family mortgage credit expansion on the multifamily rental market

The dramatic expansion in subprime mortgage credit fueled a remarkable boom and bust in the US housing market and created a global financial crisis. Even though considerable research examines the housing and mortgage markets during the previous decade, how the expansion in mortgage credit affected the rental market remains unclear; and yet, over 30 percent of all U.S. households reside in the rental market. Our study fills this gap by showing how the multifamily rental market was adversely affected by the development of subprime lending in the single-family market before the advent of the 2007/2008 subprime induced financial crisis. We provide evidence for a fundamentals based linkage by which the effect of an innovation in one market (i.e, the growth in subprime mortgage originations) is propagated through to another market. Using a large database of residential rental lease payment records, our results confirm that the expansion in subprime lending corresponds with an overall decline in the quality of rental payments. Finally, we present evidence showing that the financial performance of multifamily rental properties reflected the increase in rental lease defaults.     

Why Do Mortgage Markets Matter?

1999 saw the return of large scale mortgage equity - ie mortgage borrowing to finance consumption rather than house purchase - for the first time for a decade. Recent developments of the OEF macroeconometric model of the UK economy have focused on the determination of mortgage lending, looking in particular at the impact of downpayment constraints - ie the deposit borrowers have to put down when they buy a house. In this article, Geoffrey Meen uses this model to analyse the effects of mortgages on: (i) the cycle in the UK housing market at a national level; (ii) regional house price differentials; and (iii) aggregate savings and consumer behaviour.     

Transition matrix models of consumer credit ratings

Although the corporate credit risk literature includes many studies modelling the change in the credit risk of corporate bonds over time, there has been far less analysis of the credit risk for portfolios of consumer loans. However, behavioural scores, which are calculated on a monthly basis by most consumer lenders, are the analogues of ratings in corporate credit risk. Motivated by studies of corporate credit risk, we develop a Markov chain model based on behavioural scores for establishing the credit risk of portfolios of consumer loans. Although such models have been used by lenders to develop models for the Basel Accord, nothing has been published in the literature on them. The model which we suggest differs in many respects from the corporate credit ones based on Markov chains — such as the need for a second order Markov chain, the inclusion of economic variables and the age of the loan. The model is applied using data on a credit card portfolio from a major UK bank.     

Borrowing Constraints and Credit Demand in a Developing Economy

This paper investigates the determinants of credit demand in the presence of borrowing constraints in a developing economy. We model the determinants of observed debt for Chilean households while accounting for selection bias and the endogeneity of their income and specific household assets. Using a novel Chilean dataset, we estimate the relationship between household characteristics and consumer and mortgage debt. We find substantial differences in the nature of these relationships across the types of debt. For example, we find that the income elasticity for consumer debt is greater than 1 whereas for mortgage debt it is not. The results suggest the increased availability of credit, combined with the aging of the Chilean population, is likely to drastically change the distribution and level of Chilean debt. These findings are particularly relevant for other developing economies currently experiencing rapid income and debt growth. Copyright © 2015 John Wiley & Sons, Ltd.     

The changing sources of new mortgage debt

A much clearer understanding is needed of the forces driving the current upsurge in the mortgage market and of the key factors contributing to the exceptional growth of mortgage indebtedness. It would then be easier to judge whether the widely-expected downswing in mortgage lending will be reasonably limited and gradual, or more pronounced and protracted.
This paper, by Richard Talbot, develops an appropriate analytical framework and model that traces the composition of incremental mortgage borrowing over the period since the mid-1980s. Estimates have been compiled for the various elements of additional borrowing using data from the Survey of Mortgage Lenders and the Bank of England back to 1993, and other statistics on the earlier composition of bank approvals and building society advances.
This analysis of the debt aggregation process suggests that, at the level of the individual household, people simply will be unable, and indeed unwilling, to go on absorbing the relatively large amounts of incremental debt implied by many medium-term forecasts for mortgage lending.     

信用卡运作体系的特征分析和风险研究

信用卡产业是今年消费者金融市场的热点。本文首先总结了信用卡运作的体系结构。然后,分析了信用卡运作体系 的网络外延性等特征以及三项主要原则。本文重点阐述了该体系的风险,因为发卡行是该体系风险的主要承担者,所以主要讨 论发卡行的收益和成本。最后提出我国信用卡市场发展的金融条件。     

Housing investment: What makes it so volatile? Theory and evidence from OECD countries

This paper explains how mortgage market liberalization can introduce greater volatility in the housing market, which is a stylized fact documented from OECD countries, with a DSGE model where households face a credit constraint and housing is used as collateral. The housing collateral constraint creates a link between the housing market and borrowing capacity, a link that amplifies the response of housing demand to technology shocks and strengthens in economies with more liberalized mortgage markets.     

THE HOUSING MARKET AND THE RECOVERY

In the run up to the key Christmas period the talk is again of renewed weakness in consumer spending. Last month saw the volume of retail sales rise by only 0.1 per cent, and the annual rate of growth has now slowed to a shade over 3 per cent, down from its peak of 4.4 per cent back in July this summer. This weakness in consumer demand is also clearly being reflected in retail prices; with retailers discounting their prices to boost sales, headline inflation fell to 1.4per cent in October, while the underlying rate dropped to its lowest level for 25 years. This forecast release looks at the wider determinants of consumer spending, especially developments in the housing market. We argue that the slowdown in high street sales is a forbear of sluggish growth to come and that lower interest rates, if they materialise, are unlikely to have much of an impact. While consumer spending has been the driving force out of recession, for the recovery to be sustained, requires that exports and investment spending now take up the running.     

Payment changes and default risk: The impact of refinancing on expected credit losses

This paper analyzes how access to credit and the path of mortgage rates can affect borrower credit risk. This is a crucial issue for evaluating refinance programs as a form of loss mitigation, and it became prominent in the debates around the Treasury Department's Home Affordable Refinance Program (HARP). These debates exposed gaps in the literature on the relationship between credit performance and changes in borrowers’ monthly mortgage payments. Since then, several new studies have attempted to fill these holes, each pursing a different methodology. In this paper, we review the relevant debates and look at what downward adjustments in prime adjustable-rate mortgages can tell us about modifications of prime fixed-rate mortgages. We argue that this method better addresses the various sampling biases that plague all attempts to predict HARP's impact. Our analysis indicates that typical monthly payment reductions under HARP would reduce credit losses by 56 basis points.