Pigs Still Don't Fly

by Russ Roberts on December 6, 2007

in Politics

In this recent essay, I discuss how politicians are driven by incentives rather than ideology or party:

We should be realistic about politicians. George Stigler used to
contrast his theory of politics with Ralph Nader’s. In Nader’s view,
all of the ugly aspects of government were caused by the wrong people
getting elected. If we could just elect better people, then we’d get
better policies. Stigler argued that it didn’t matter who the people
were—once they got in office, they responded to incentives. They would
convince themselves that they were doing the right thing, either
because they really thought so or because doing the wrong thing was
necessary in order to be able to do the right thing down the line.

Being a Stiglerian in this area, I expect less of my politicians and
I am rarely disappointed. Even those politicians we think of as
principled, pursue the calculus of the bootleggers and Baptists. Ronald
Reagan, an eloquent defender of free trade, imposed "voluntary" quotas
on Japanese cars. That is the way the world works.

In the economist’s view of politics, ideology and party matter less
than the incentives facing politicians. Political parties in a
democracy differ more by the words they use to justify their actions
rather than by the actions themselves. Republicans talk about economic
freedom and the dangers of big government while making government
bigger. Democrats talk about their devotion to labor unions and the
dangers of free trade but they rarely push for tariffs and quotas.

Today’s Washington Post brings a nice example:

President Bush will announce this afternoon an agreement with major
mortgage firms to freeze interest rates for five years for financially
troubled homeowners — a plan advocates say will help forestall a major
foreclosure crisis but some conservatives say amounts to a bailout of
people who made bad financial decisions.

Bush, the so-called conservative who supposedly believes in the "ownership" society where people take responsibility for their own actions and act responsibly because they bear the costs and reap the benefits, is going to bail out people who acted irresponsibly. I love the end of the WaPo quote—"some conservatives say." The implication is that other conservatives and liberals disagree. But isn’t it a bail out of people who made bad financial decisions? Would anyone disagree?

I like this part, too:

But it appears no tax dollars will be used to subsidize the freeze on
interest rates. That cost would be borne primarily by lenders and
investors, and by homeowners who may have to pay a fee to modify their
loans. The details will be released today.

Quiz: Will the costs really be born by lenders and investors? Will homeowners really only pay that additional fee? Bush likes to call his brand of conservatism, compassionate conservatism. Do you agree that this is compassionate? In your answer, ignore the damage to the rule of law that comes from government pressuring a private industry to invalidate the contracts that they signed with their customers.

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  • It seems that politicians acting on poor incentives may be creating poor incentives for homeowners by acting foolishly in the first place.


    It would seem that using tax dollars (which cost the homeowners in the first place) to bail out people who spent more than they could afford only goes to artificially distort the consequences of poor judgement. When there's less of a risk involving this type of financial judgement, this situation is more prone to repeat itself. In the long run, homeowners may bear the cost of another such fallout because we didn't learn our lesson here.


    A few good reads:


    http://www.opinionjournal.com/weekend/hottopic/?id=110010639&mod=RSS_Opinion_Journal&ojrss=frontpage


    http://www.economist.com/opinion/displaystory.cfm?story_id=9646451&CFID=21036920&CFTOKEN=76167565


  • A: The people who will pay, if there really is no taxpayer bailout, will be the young and the poor. Any borrower with a marginal credit history who might like to contract a rate with a bank, will see a higher rate--the result of the bank having to price into the loan the risk of seeing that contract abrogated ('voluntary' or otherwise)--or refusing to enter into such a contract at all.

  • Methinks

    Have price controls ever had the intended effect?


    The implications of this plan reach far beyond moral hazard. If prices are artificially lowered for product, we get less of that product.


    In this case, the product is money. The price of money is the interest rate. I think that we'll have fewer lenders willing to lend. The price of other loans will go up. higher loan prices raise the cost of capital, so fewer projects will be undertaken. Fewer projects means less economic growth. Conclusion: we all pay.


    This whole thing reminds me of the scheme WorldCom came up with to weather the downturn in its business cycle. I think we all know how well that worked and I can't imagine that this scheme will work better.

  • Brad

    Of course homeowners will not pay just the additional fee. These teaser rate loans also had prepayment penalties, which raised the effective interest rate of the teaser period significantly. There is no way the banks extend the teaser rate period without extending the prepayment penalty period, as it would just invite arbitrage schemes.

  • Jim

    What really frosts me is the reward for people speculating with ARM's. I live in a small town and was outbid by someone I know on a house. He has a third of the income. I later asked him how he could afford it. ARM with a second mortgage to help pay for the down. People like this had a substantial impact driving up the price of housing, and are now being bailed out by the government.


    It gets old being fiscally responsible, and then being taxed like hell to bail out people gaming the system.

  • Reagan called for 'voluntary quotas' on Japanese autos because he was told that if he didn't Congress would pass something even worse. I suspect that is what behind Bush's signing on to this stupidity.


    The incentives facing politicians are ignorant voters.

  • John Cartledge

    Is this compassionate? No, it's theft... even if we can't immediately put our finger on who exactly is being ripped off.


    The only solution that's just to everyone concerned - including innocent bystanders - is for borrower and lender to work this out on their own.


  • Future borrows will pay substantially more in order to attract investors who may once again be forced to take large losses. The large losses, by the way, will be primarily because many of these loans will ultimately fail anyway, but assuming housing prices continues down, the loss when foreclosing in the future will be much bigger.


    Bush did this because he felt that otherwise congress would do something far worse. In which case maybe it is compassionate.

  • Most of the reason this is happening is to hide the insolvency of so many banks.

  • True_Liberal

    Dr. Walter Williams's thoughts are unusually appropriate - even though he wrote them in a slightly different context:

    http://www.gmu.edu/departments/economics/
    <br
    >
    wew/articles/07/compassion.htm

  • Mesa Econoguy

    As Professor Roberts instructs, ignoring the cascade of lawsuits this will bring about, the only real beneficiary here is those who most deserve to be held accountable: the people who signed teaser rates and ARMs (and didn't have an exit strategy). How stupid are you not to notice that your interest rate increases dramatically in 3 or 5 years?


    I'm a complete idiot, and I had one of these things, and I got out...


    Literally everyone else will bear the cost of this in some form, whether in the form of stricter qualifications, higher interest rates, higher taxes, increased regulation (c.f. RTC and how they successfully drove many solvent S&Ls out of business during the “bailout”) and flagrant political grandstanding.


    And lawsuit settlements. That's later.


    One correction: Pigs do fly,usually at Pink Floyd concerts.


  • ArrowDebreu

    I'm against the freeze, but do you seriously believe investors in CDOs and similar crap aren't helped by this? Do you think that with one million defaults, investors would be happy to be stuck with one million homes and no buyers? This is a big bankruptcy, Chapter 11 style, and lenders and investors in mortgages have an interest in seeing it succeed.


    It's hard to feel sorry for the idiots who took out ARMs, but just as hard to feel sorry for the idiots who sold them. The sellers should be bearing the risks of default, and now they are going to be protected. I suppose they will sue, just because its another way for them to grab wealth, but it's hard to see this as not being a gift to many of them.

  • ArrowDebreu

    Patrick thinks borrowers and lenders should work it out on their own -- hard to do when mortgages have been packaged and repackaged and rerepackaged a million times. Hard for a home buyer in Peoria to negotiate with creditors when shares in his mortgage might be held in a dozen different places, by whom he knows not.

  • Mesa Econoguy

    No Arrow, that’s not the problem. In fact it is the reverse: collateralization and securitization of these various loans has led to disintermediation, causing improper market action i.e. panic when attempting to sell these securities.


    This is also known as the “baby with the bath water” throwing syndrome.


    No regulation will fix or mitigate this.


  • True_Liberal

    I think I see this as the events leading up to the "crisis":


    1) Homebuilders love to build & sell houses. Together w/ realtors they want to increase their turnover.


    2) ARMs have been around a while, so they start pushing ARMs as a way to make homeownership more enticing to renters.


    3) The success of the above marketing causes demand to balloon, driving up prices in the marketplace. New homeowners see their equity increasing despite virtually no payments against the mortgage principal. Old homeowners are suckered into refinancing via ARMs for the same reason.


    4) Homebuilders are ecstatic, and the cycle continues.


    5) The chickens come home to roost. ARM defaults rise, foreclosures increase supply of available homes, demand shrinks, prices collapse.


    Econ 101, eh?

  • Methinks

    Great analysis, True_Liberal. I would only add that homeowners were at least as ecstatic and at least as eager to buy as the home builders were to sell. Here's one story of a subprime borrower - a not uncommon one: an ARM with a $1,000 downpayment on a $1.2MM home with monthly payments below $2K/mo. The home appreciated to an appraised value of $1.5M. The home owner took out a $300K home equity loan. Now, the interest rate has gone up, the borrower can't pay either loan.


    There is a misguided belief that owning a home is somehow a financial benefit. Under traditional mortgage standards, it's not. If you do the math properly, the NPV of owning a home and renting one is exactly the same. The two things that skew the math is the valuation of the option to move quickly which renters are long and owners are short and the ability to make changes to the property and assorted fuzzy things that go along with owning something. However, even among some (less intelligent) finance folk, there is a belief that renters are "throwing money away" on rent as though having a place to live has no value.


    Of course, the zero-downpayment and teaser rate ARMS changed that. The borrower essentially gets paid to own a call option on the housing market (via mortgage payments at teaser rates which reduce monthly payments to below monthly rental rates). As long as property values continue to rise, the borrower continues to make payments. If they decline, the borrower walks away from the mortgage, losing nothing except a few points from his FICO score. Why are we using government might subsidize this free roll?


    The sooner the housing prices are permitted to collapse due to demand shrinkage and the degenerate gamblers among lenders allowed to fail, the sooner the market will clear and we can close the casino.


    The hope of the government central planners is that housing prices are going to rise while the ARMS are fixed at stupendously low levels for five years. The thing I'm trying to work out is this: Even assuming that the teaser rates will be frozen and that the borrower can afford the teaser in the first place (lots can't), what is the catalyst to make the price of houses rise? There are already and will continue to be much stricter lending standards. Stricter lending standards, all else held constant, reduces the demand for homes. So, it seems that either the central planners (including Bernanke) think that we can inflate our way out of a housing recession by continually lowering the discount rate (reducing lenders' opportunity cost) and keeping the prices of current mortgages frozen or that a chronic problem with long lasting side effects in the housing market is better than an acute one.


    For its part the Fed has been rather too generous to lenders. Usually, if a bank comes to the Fed's discount windows, it has to open its books to the Fed. No longer. The Fed has started handing out unlimited amounts of cash to any beggar, lest he should go bankrupt. But what would happen if some banks fail? Stronger, more financially sound banks would pick up their assets at deep discounts, the market would clear, reckless stupidity would be punished, prudence would be rewarded and we can move forward. Why prevent this outcome?


  • ArrowDebreu

    True & Methinks: don't forget another important macro chicken coming home to roost -- a federal gov't addicted to spending, financed by cheap loans from Asian central banks and elsewhere. Now foreign reticence to continue the game means higher interest rates/falling dollar. The cheap credit party is over, and I can't see how a rate freeze can prevent that.

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