Tag Archives: gdp

It’s Time to Fix the Housing Finance Market

Mother Jones

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Yesterday I mentioned Brad DeLong’s belief that the biggest problem with the economy right now is the weak housing market:

I find it very hard to escape the conclusion that the big bad thing going on in the third millennium is not the excess construction of the mid-2000s housing bubble–a sum of 7.5% points of annual GDP….but rather the additional 20% points of annual GDP of residences not built since 2007 because of the financial crisis, resulting depression, and breaking of housing finance.

The chart above shows what DeLong is talking about. Housing was overbuilt in the aughts, but we’ve more than made up for that. The shortfall in new housing starts since 2008 is far larger than the excess between 2002 and 2007.

So what’s the problem? Felix Salmon, keying off a New York Times piece today, writes that a big reason for the continuing weakness of the housing market is the inability of even people with good credit to get mortgages.

Anecdotally, it’s much harder to get a mortgage now than it used to be. In the NYT article, the Center for American Progress’s Julia Gordon says that “a typical American family” with a credit score in the low 700s is “being left out”: that’s a very long way from subprime, which is what you’re considered to be when your credit score is below 620.

Meanwhile, here in Manhattan, no one in my condo building has been able to sell or refinance for the past couple of years, thanks to an ever-shifting series of rules at various different banks, all of which are clearly designed to just give them a reason to say no.

The chart below shows this dramatically:

Needless to say, mortgages were too easy to get in 2006, and we don’t want to go back to that level. But neither do we want to be where we are now. Salmon believes the problem is fairly simple: it’s not because of new rules about qualified mortgages or anything else regulatory, it’s simply because 30-year fixed mortgage rates are currently running at about 4.5 percent. “Would you lend money fixed for the next 30 years at a rate of less than 5%?” he asks.

The 30-year fixed mortgage is mostly a creature of Fannie Mae and Freddie Mac, who have historically bought up and securitized 30-year fixed mortgages so that banks didn’t have to keep them on their books. They aren’t doing that as energetically as they used to, and this has depressed the entire mortgage market. So what to do? DeLong suggests the answer lies with the government: “Have Mel Watt’s FHFA end policy uncertainty about housing finance and rebalance the construction sector to fill in our current 20%-point of annual GDP housing capital deficit.” Salmon suggests the answer might be the opposite: “Phase out the 30-year fixed-rate mortgage entirely, since it’s a product no private-sector financial institution would ever offer.” But both agree that the mortgage market is a crucial part of getting the economy back on its feet. Here’s Salmon:

One thing is clear: for all that the Fed has been pumping billions of dollars into mortgage securities as part of its quantitative easing campaign, all that liquidity has failed to find its way to new homebuyers. I’m in general a believer in renting rather than buying, but the US is a nation of homeowners, and in such a country, a liquid housing market is a necessary precondition for economic vitality. Right now, we don’t have one — and we don’t have much hope of getting one in the foreseeable future, either.

With household deleveraging having now run its course, this is a good time to start thinking more seriously about the housing market. It’s not a silver bullet, but there are plenty of families out there willing to fund more residential construction if only they could get a mortgage. Not a go-go-no-doc-no-down bubble mortgage, just a normal mortgage for normal people. This is something that President Obama should probably be thinking pretty hard about.

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It’s Time to Fix the Housing Finance Market

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10 Reasons That Long-Term Unemployment Is a National Catastrophe

Mother Jones

Unemployment is bad. Obviously long-term unemployment is worse. But it’s not just a little worse, it’s horrifically worse. As a companion to our eight charts that describe the problem, here are the top ten reasons why long-term unemployment is such a national catastrophe:

  1. It’s way higher than it’s ever been before. When the headline unemployment rate peaked in 2010, it was actually a bit lower than the peak during the 1980 recession and only a point higher than the 1973 recession. As bad as it was, it was something we’d faced before. But the long-term unemployment rate is a whole different story. It peaked at a rate nearly double the worst we’d ever seen in the past, and it’s been coming down only slowly ever since.
  2. It’s widespread. There’s a common belief that long-term unemployment mostly affects older workers and only in certain industries. In fact, with the exception of the construction industry, which was hurt especially badly during the 2007-08 recession, “the long-term unemployed are fairly evenly distributed across the age and industry spectrum.”
  3. It’s brutal. Obviously long-term unemployment produces a sharp loss of income, with all the stress that entails. But it does more. It produces deep distress, worse mental and physical health, higher mortality rates, hampers children’s educational progress, and lowers their future earnings. Megan McArdle summarizes the research findings this way: “Short of death or a debilitating terminal disease, long-term unemployment is about the worst thing that can happen to you in the modern world. It’s economically awful, socially terrible, and a horrifying blow to your self-esteem and happiness. It cuts you off from the mass of your peers and puts stress on your family, making it likely that further awful things, like divorce or suicide, will be in your near future.”
  4. It’s long-lasting. Cristobal Young reports that “job loss has consequences that linger even after people return to work. Finding a job, on average, recovers only about two thirds of the initial harm of losing a job….Evidence from Germany finds subjective scarring of broadly similar magnitude that lasts for at least 3 to 5 years.
  5. It dramatically reduces the prospect of getting another job. There’s always been plenty of anecdotal evidence that employers don’t like job candidates who have long spells of unemployment, but recent research suggests that this attitude has become even worse in the current weak economy. Rand Ghayad, a visiting scholar at the Boston Fed, sent out a bunch of fictitious resumes for 600 job openings. Each batch of resumes was slightly different (industry experience, job switching history, etc.), and all of these things had a small effect on the chance of getting a callback. But one thing had a huge effect: being unemployed for six months or more. If you were one of the long-term unemployed, it was all but impossible to even get considered for a job opening.
  6. It turns cyclical unemployment into structural unemployment. What we’ve mostly had during the Great Recession and the subsequent recovery has been cyclical unemployment. This is unemployment caused by a simple lack of demand, and it goes away when the economy picks up. But structural unemployment is worse: it’s caused by a mismatch between the skills employers want and the skills workers have. It’s far more pernicious and far harder to combat, and it’s what happens when cyclical unemployment is allowed to metastasize. “Skills become obsolete, contacts atrophy, information atrophies, and they get stigmatized,” says Harry Holzer of Georgetown University.” Economists call this effect “hysteresis,” and there’s plenty of evidence that we’re suffering from it for perhaps the first time in recent American history.
  7. It hurts the economy. A recent study, which Paul Krugman called the “blockbuster paper” of last month’s IMF research conference, concludes that “by tolerating high unemployment we have inflicted huge damage on our long-run prospects.” How much? The authors suggest that not only has this cut GDP growth, it’s even cut potential GDP growth. They estimate the damage at about 7 percent per year—which represents a loss of roughly $3,000 for every man, woman, and child in the country.
  8. Cutting off unemployment benefits makes things even worse. Cutting off benefits obviously hurts the unemployed in the pocketbook. But there’s more to it than that. Since you have to keep looking for a job to qualify for benefits, many discouraged job seekers have less incentive to keep looking when their benefits run out. This means they drop out of the official numbers and are no longer counted as formally unemployed. In other words, because we’ve allowed unemployment benefits to expire for so many people, the real long-term unemployment rate is probably even worse than the official figures say it is.
  9. There still aren’t enough jobs to go around. In a normal economy, there might be good reason to keep unemployment benefits short: it motivates people to go out and look for work. But that’s not the problem right now. The number of job seekers for every open job has declined since its 2009 peak, but there are still three job seekers for every available job, which means that this simply isn’t a matter of incentives. It’s a matter of there being too few jobs for everyone. Conservative scholar Michael Strain uses a simple analogy to get this point across: “If you look at the long-term unemployed, a good chunk of them have children. A good chunk are married. A good chunk are college-educated or have had some college and in their prime earning years….It strikes me as implausible that this person is engaged in a half-hearted job search.”
  10. Practically everyone, liberal and conservative alike, agrees that this is a catastrophe. And yet, we continue to do nothing about it. Republicans in Congress have declined to extend unemployment benefits further, and they show no sign of changing their minds when Congress reconvenes in January. Democrats have a plan to fight for further benefits by linking them to a farm bill that Republicans want to pass, and right now that’s pretty much the best hope we have to offer the workers who have been most brutally savaged by the Great Recession.

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10 Reasons That Long-Term Unemployment Is a National Catastrophe

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