Financial Contracting and Leverage Induced Over- and Under-Investment Incentives

This paper investigates the effects of seniority rules and restrictive dividend convenants on the over- and under-investment incentives associated with risky debt. We show that increasing seniority of new debt decreases the incidence of under-investment but increases over-investment, and vice versa. Under symmetric information, the optimal seniority rule is to give new debtholders first claim on a new project without recourse to existing assets (i.e., project financing). Under asymmetric information, the optimal debt contract requires equating the expected return to new debtholders in the default state to the new project's cash flow in the same rate. If this is not possible, the optimal seniority rule calls for strict subordination of new debt if the expected cash flow in default is small and full seniority if it is large. With regard to dividend convenants, we show that their effect depends on whether or not dividend payments are conditioned on future investments. When they are unconditioned, allowing more dividends increases the under-investment incentive. In contrast, conditional dividends decrease the underinvestment incentive and increase the over-investment incentive.     

Market definition and product segmentation for household credit

This article integrates several basic theoretical ideas on the nature of markets and product substitutability to develop an empirical method for defining markets using price data. The method is illustrated by an example of product market definition for a specific geographic area.     

The Asset Approach to Pricing Urban Land: Empirical Evidence

Many papers have attempted to explain Intelmetropolitan variations in the price of housing using multi-equation models of the metropolitan housing market. This paper uses a long-run equilibrium urban asset model to explain such variations. The model builds upon previous models that introduce uncertainty into the dynamic urban model of land conversion. The empirical results strongly support the asset approach to valuing land in urban areas.     

Inflation Uncertainty and Strike Activity

In this paper, we hypothesize that the general level of uncertainty can influence the level of strike activity. We test this hypothesis by considering the impact of inflation uncertain & on strike activity. Two databases are used: a pooled time-series cross-section sample of individual negotiations over the period 1971–1980, and quarterly data on negotiations from 1954 to 1980. Results from both data sets support the proposition that inflation uncertainty influences strike activity.     

Credit evaluation,information production,and financial intermediation

Financial intermediaries such as banks, saving and loan institutions, and insurance companies play a large and important role in highly developed economies. The economic significance of financial intermediaries results from their making arrangements between borrowers and lenders more efficiently than if these agents had to trade directly. The intent of this article is to provide a better understanding of the advantage that a financial institution has over an individual lender. This research treats intermediaries as producers of information in the credit evaluation process. The lender produces borrower information that revises the expected profit of the credit decision. Though the production of credit itself holds no economic advantage for institutions over individuals. The opportunity to produce information will provide economies of scale in lending and will help to explain the existence of financial intermediaries.     

An institutional theory perspective on the DRG framework, case-mix accounting systems and health-care organizations

Case-mix accounting systems have been advanced as both reflecting the economic reality that underlies a hospital's various “product lines”, as defined by DRG prospective payment categories, and facilitating rational decision making regarding resource acquisition, deployment and use. This article uses the institutional perspective to extend this conceptualization of case-mix accounting systems. The institutional perspective proposes that many elements of organizational structure, like case-mix accounting systems, reflect as much a need to conform to societal expectations of acceptable practice as the technical imperative of fostering rationality. This article also extends institutional theory regarding the issues of power and decoupling by considering institutionalization to be an unfinished process in the health-care context, wherein the active agency of individuals and organizations is subjected to systematic examination. In this specific context, case-mix accounting may play a significant role in establishing and perpetuating — not merely supporting — the very social structure of legitimacy, and may consequently be considered an interest-oriented activity having the potential to penetrate and alter the internal operating processes of financially strained hospitals.     

Commercial Mortgage Pricing with Unobservable Borrower Default Costs

This paper develops a pricing model for commercial real estate mortgage debt that recognizes the influence of default transaction costs on the borrower's default decision. These costs are heterogeneous across borrowers and largely un-observable to the lender/investor at the time of origination or loan purchase. A recognition of these unobservable costs can explain why borrower default decisions may differ from those predicted by "ruthless" mortgage-default pricing models. We address the determinants of default choice and timing by replacing sharp default boundaries found in the ruthless models with "fuzzy" boundaries that account for investor uncertainty with respect to evaluating borrower default decisions. To implement our model, we estimate probabilities of default as a junction of time and net equity in the property. Then, given that default occurs, loss severities are modeled based on expected property value recovery net of foreclosure costs and time until the asset is actually sold. Under reasonable parameter value choices, resulting Monte Carlo simulations produce numerical mortgage price estimates as well as component default frequency and severity levels that realistically reflect default premiums and loss levels observed in the marketplace.     

Does Pension Wealth Peak at the Age of Early Retirement?

Once an employee has qualified for early retirement, continuing to work involves an implicit tax in the form of forgone pension payments. We explore this implicit pension tax in a Canadian setting and find that, contrary to Lazear (1983), but consistent with most U.S. studies, pension wealth generally does not peak at the date of first eligibility for early retirement. We highlight the importance of the earnings path posited for older workers, anticipated enrichments to flat benefit formulas, and the distinction between reduced and unreduced early retirement as determinants of this result.     

Escrow accounts and the value of mortgage servicing contracts

This paper was funded by the Education Committee of the Mortgage Bankers Association. We thank Richard Peach and Sharon Caravan of the MBA, Mark Marple and John Wiseman of MGIC, and Edward Kane of Boston College for their helpful comments, and especially Susan Busch Analytics, Inc for her keen market insights and extensive computational assistance.