Well, you’ve all likely heard the news that you’re all owners of the worlds largest mortgage banks. Fannie and Freddie should have been put out of our misery some decades ago but, given that they were born at the pen of the government and coddled by the same, it’s little wonder they haven’t been put to pasture and offloaded the contingent liabilities of the U.S. taxpayer.
The reaction by the presidential contenders was swift and vacuous. McCain made sure that we knew he endorsed that the taxpayer get paid back first - demonstrating that he really hadn’t a clue what Paulson’s plan is. Obama went on railing about the lack of government oversight by the Fed - which proves that he has no clue at all about what Fannie and Freddie are and who, in fact, their overseers are (which really is Congress.) He also failed to mention that in his three short years he has become the number three recipient of political donations from these GSEs for the last 10 years. Man, can that guy make up a lot of lost time. I didn’t hear Biden’s reaction but if I had I’m sure to have fallen asleep in the middle of it only to wake up some hours later with him still talking. And Sarah Palin demonstrated equal ignorance by pointing out that this is how government subsidized programs end up - oblivious to the fact that, until now, taxpayers weren’t on the hook in any direct sense (although the implicit guarantee and the associated reduced borrowing costs might be considered a form of subsidy.)
In all fairness, Gov. Corzine of New Jersey was on Mad Money and told Cramer that even he was having a hard time getting his hands around the deal. This, after being a legendary investment banker at Goldman Sachs. He’s right, it’s a tough deal to understand for even those who have spent a lifetime in the finance industry. I include myself, of course, in that cohort. But there are some things that even a layperson can understand. It’s good to have an investment banker at the Treasury.
Now, I’m not saying that Paulson is better at this becasue he’s a Republican. My guess is that Robert Rubin would have structured the deal quite similarly. Actually, my guess is that he was consulted on the deal being the Co-chair at Citigroup - along with Jamie Dimon at J.P. Morgan. These are very smart people and, notwithstanding their own self-dealing in the matter, have a sense of what returns are required to make a deal fly. For all of you in who care enough to know here are the highlights that interest me.
First, the government is calling the takeover “conservatorship” which is to say that they are not receivers but acting for the benefit of the creditors (bond holders primarily.) The Treasury jumped in and will buy preferred stock that is senior to the existing preferred stockholders who are senior to common stock holders. This had to be a tough call for Paulson inasmuch a number of commercial and investment banks were urged over the last year to buy Fannie and Freddie preferred stock to help the firms raise capital. The upshot is that there are about 17 banks whose tier one capital ratios are now sub-par because they held so much of this “investment grade” crap in their primary capital accounts. Paulson referred them to the Office of Comptroller telling them that the OCC would work with them to “devise a plan” to work their way out of the capital inadequacy. This was the government’s way of saying “we’re sorry and good luck.” But the good news for the creative destruction of capitalism is that the stockholders are likely to get diddly. Capitalism rises to its justice.
Secondly, really showing Paulson’s investment banker bone fides, the coupon rate on the newly issued preferred is 10% - about 400 bips higher than the market would otherwise garner for a well capitalized bank and about 700 bips higher than Uncle Sam himself is paying for treasury notes. This, actually, is really smart inasmuch as it insures that the profits that Freddie and Fannie make as a government enterprise go straight back to the taxpayer. The initial volley is only for $1 billion each (notice how cavalier I am throwing around billions as if they are loose change) but may be as much as $100 billion each if needed. But my guess is that any additional preferred stock will have the same coupon - as it should in my opinion.
Third, because of Congress’s dereliction of duty on this matter (conservatives have been howling about the probability of this kind of mess for at least 20 years now) the government had little choice at this point to do what it did. If Congress had acted responsibly the whole matter would not have come up. But it didn’t and the unintended consequences of creating an economic chimera (think public-private partnerships) have come home to roost. It’s not nice to fool mother nature. Failure to act by the Treasury would have assured that credit markets seized ( which would actually put the pain behind us faster) and the pain would have been much much more acute. Of course my libertarian friends will argue that I’m being pragmatic and risk making matters worse. They’re probably right. I just think the maker of a mess, in this case Uncle Sam, has the obligation to clean it up.
Last, Paulson said the the Treasury would reduce the amount of portfolio loans by $250 billion a year starting in 2010. That sounds like a lot but it actually will take about 10 years to do this. The long term plan is to make both companies smaller by half. The GSEs were never chartered to hold loans in portfolio but did so because they had been profitable. If they had bundled and sold all of the mortgages they ever touched this wouldn’t have happened. But that, again, is what happens when Uncle Sam is viewed as a rich angle investor and Congress thinks that there should be different rules for GSEs than other financial institutions just because they are the invention of Congress. If any of you are feeling screwed look no further than Capital Hill.
The upshot? Who really knows over the long term? Over the short term there are a few things that we saw today. Rates on 30 year mortgages reduced by 30 bpps and many think that they will come down a whole point. This is significant in that, as treasury yields have been coming down lately, mortgage rates have held steady, The spread between the 10 year treasury and MBS (mortgage backed securities) fell a full 75 bbs bringing the cost of money for mortgage closer, but still a bit high, to its historical level. The reduction in rates will help the real estate market begin to work through it excess inventory. Although it will take some time for this to have an effect on the economy it’ll be helpful. As I’ve said to many of my clients, we won’t see a turn around in the economy until the housing market stabilizes. That, however, could be a year or two away.
As approving as I sound about this I’m really only lukewarm on the deal (and I hate the fact that it had to be done.) Not so much because of the transaction and the risks but more because I think its only the beginning of the challenges that lie ahead. Between now and the end of the year financial institutions will have to refinance debt they owe to the tune of $871 billion according to a Bloomberg story. Fannie and Freddie are looking at something like $250 billion this month. That means, for the financial industry alone - let’s make that the U.S financial industry alone - we will need to retain over $1 trillion of investment in financial services bonds. Given how the industry has fallen out of favor with the investor class I’m not sure it can be done and, if it is, will rates for such instruments go so high that the hopes of a recovery in the sector is put off for several years? That is the big tell we need to be looking for. If those bonds aren’t absorbed we’re in for a much longer and deeper “rough patch.”
Yes boys and girls, today is a real watershed moment in American history. This action by the Treasury is bigger than the South American debt crises, the Asian contagion, the failure of LTCM, and the bail out of Bear Stearns combined. Make no mistake about it, we will get past this - but we’ve hit the wall.
[Update} For those of you who are really wonky on financial services policy, Arnold Kling has an interesting briefing paper at Cato that is worth reading. Long story short, Kling thinks we can get out of this mess by placing a stop to new mortgages at the GSE’s and reducing the capital requirement for conforming loans originated at banks. Interesting idea. Politically impossible, but interesting.