Now we’ll see how this bailout actually works. Or if it works. It didn’t do much to spark the market on Friday. The Dow fell 157 points. The ASX 200 futures pointed towards a one-percent fall at the opening today. Below, you’ll find our two-month forecast for the market (please include a pinch of salt).
–With Congressional action out of the way, expect to see Central Banks step forward and fire en masse at the forces of chaos. The RBA meets Tuesday. Judging by the action the currency markets (the Aussie dollar at a 14-month low), the market is pricing it at least a 50 basis point cut from the current cash rate of 7%.
–Will it make any difference? “A difference to whom?”, is probably the better question. It’s not very likely Aussie banks are going to pass on the rate cut to you. But if it makes the banks more likely to lend to one another, well then yes, it will make a difference.
–By the way, it’s a bit of a surprise the Fed didn’t cut rates on Sunday in the States. We expected a more coordinated international volley of rate cuts prior to Monday’s opening in Asia. But so far, nothing. Bernanke must be keeping his powder dry for an intra-day rate cut. You know, one of those days when the Dow is down a few hundred points before noon because another bank or insurance company fails.
–While we’re on the subject of banks, the IMF’s report on Australia released a few weeks ago provided three notable conclusions: Australian banks are dependent on international markets for about 40% of their funding, mortgages make up a large part of Aussie bank loan portfolios, and Aussie house prices are not terribly overvalued.
–The first conclusion has the most relevance for the market today. The IMF says the increase in the cost of funding highlights the vulnerability of Aussie banks to lock-ups in the short-term debt markets. The IMF reckons Australian banks have about $220 billion in short-term loans from foreign lender with maturities of 90 days or less. The big four account for $160 billion of that short-term lending.
–The means the entire Aussie banking system has to roll over about 20% of GDP every three months from foreign lenders. Do you think it’s easy to raise that kind of money easy in the current conditions? The IMF is pretty understated about it, but puts it this way, “This highlights the dependence of Australian banks on a stable international funding environment, which in current circumstances cannot be taken as a given.”
–And what’s the second vulnerability of the Aussie banking system? It’s the massive growth in mortgage lending. You can see it on the chart below. It shows that over 50% of the banking system’s loans are mortgages. But what does it mean?
–Well, it means the boom in house prices was fuelled by a mortgage lending boom. It’s a positive feedback loop. More lending leads to higher prices which leads to more lending which leads to higher prices. The IMF says much of it is driven by investors.
–”Investor activity in the residential property market has been a key driver of the recent property boom), with many investors pursuing the negative gearing strategy that is allowed by Australian tax rules. As a result, about one-third of all mortgage loans are for investor housing.”
–A deep contraction in bank lending would, presumably, end the feedback loop. It’s possible, of course, that investors give up on shares and move back into property as an asset allocation decision. But if banks cut off funding for investors in property, where does that leave house prices? Without new money being lent to support investors and first time buyers, shouldn’t Aussie house prices fall?
–The IMF, surprisingly we reckon, says house prices are only over- valued by between two to fifteen percent, depending on which model you use. Why the big difference? Different house price models use different variables (interest rates, affordability, immigration etc). But in general, the IMF doesn’t see a huge bubble in property prices. Hmm.
–What’s the risk? Well so far the default rates on Aussie mortgages are low compared to their American cousins. That means the banks probably don’t face big losses on their huge mortgage loan portfolios. We say ‘probably’ because confidence is a delicate quality. It can vanish quickly, both from a borrower’s and a lenders perspective.
–If the Aussie banks have trouble funding operations because global credit markets remain tight, we doubt even a full percentage point interest rate cut by the RBA will spur the banks into increasing local mortgage lending. Without that lending, it’s hard to see how property prices can climb. And if they’re not climbing, they’re either going nowhere in inflation adjusted terms…or falling.
–Here’s a quick forecast for you. Investors are going to crowd into government bonds waiting for the stock market to bottom. They will push yields on short-term U.S. Treasuries back toward zero. A huge reservoir of cash will build up as people wait to see how the bailout goes. The major indices are in for a few more 3-4% down days.
–Before the end of the year, perhaps after the election in the U.S. is resolved, you’ll see a big short-term rally in stocks and commodities. Those cash reservoirs will be deployed back into shares. Over sold blue-chips that generate a lot of free cash flow will be worth a look, as will be the mining juniors (who’ve suffered massive amounts of punishment.)
–But don’t forget about the big down days. The New York Times reported that AIG has already used US$61 billion of the $85 billion lent to it by the Federal Reserve a few weeks ago. AIG was supposed to use the Fed life line to engineer an orderly sell-off in its assets. But that doesn’t seem to have happened.
–Instead, the company has spent $53 billion “shoring up” its structured finance and securities lending business. What does that even mean? Uh oh.
–Moody’s heard the news and downgraded AIG’s unsecured debt on Friday. If other ratings agencies follow that move, and if other types of AIG debt are downgraded, the company is going to have trouble borrowing again and may have to hit up the Fed for more money.
–And remember, AIG sold credit-default swap insurance to investment banks and other parties. That insurance allowed those parties to load- up on mortgage-backed investments that otherwise (without the default insurance) would have been too risky. Without that insurance, those parties have to sell their mortgage-backed assets.
–It was the near collapse of AIG that brought the financial markets to the very brink of systemic crisis. Don’t be surprised if AIG is in first in line for some of Treasury Secretary Paulson’s $700 billion slush fund. And don’t be surprised if the markets begin to lose confidence that the Plan is going to work.