This is an unedited version of my Sunday Times article from May 27, 2012.
Slowly, but with punctuality and certainty of
a German train system, Irish mortgages crisis continues to roll on.
This week’s comments from the Central Bank of
Ireland, the Financial Regulator and the Department of Finance have exposed the
reality of the problem. Our banks’ extend-and-pretend ‘solutions’ to dealing
with defaulting mortgagees, was only compounded, not ameliorated, by the State prevarication
on core crisis resolution measures, such as personal bankruptcy reforms,
developing robust measures to compel banks to deal with the owner-occupier
loans arrears and putting forward an infrastructure of supports for Irish
mortgagees.
Now, pretending that capital injections based
on year-old PCAR tests were sufficient to manage ‘the isolated cases’ of
defaults no longer works for the Government. As revealed in the Central Bank
comments this week, mortgages arrears have now spread like a forest fire,
overwhelming the banking system. Per Central Bank admission, almost one quarter
of all mortgages in Ireland are now at risk of default or defaulting, with
mortgages in arrears 90 days and over accounting for 10.2% of all mortgages
outstanding or 13.7% in terms of the amounts of mortgages involved.
Based on the latest available data, 77,630
mortgages across the nation were in arrears over 90 days in Q1 2012. Using the
trends in figures to-date, that would imply de-acceleration in the quarterly
rate of arrears build-up from 11.5% in Q4 2010 to Q1 2011, to 9.5% in Q1 2012,
although in absolute numbers, arrears increased by 6,719 in Q1 2012 on previous
quarter, against a rise of 5,101 a year ago.
There are more ominous signs in mortgages
data that are likely to be confirmed in the forthcoming Q1 2012 report.
The main one is the rate of deterioration in
the quality of already restructured mortgages. In Q4 2010, 59.4% of all
restructured mortgages were classified as performing. In Q4 2011, only a year
after, that number was 48.5%. This doesn’t even begin to address the bleak
reality of previously restructured mortgages that are currently ‘maturing’ out
of the temporary interest-only and reduced payment periods.
Courtesy of the Central Bank of Ireland, we
do not have any meaningful data for mortgages restructured in 2008-2009, nor do
we have any data on what exact vintages and arrangements these restructurings
cover. But we do have some information on the matter from the four state-backed
banks annual reports. In the case of these, 10.8% of owner-occupied mortgages
were in arrears at the end of 2011, while the arrears rate amongst the
mortgages that have been previously restructured was running at close to 33%.
More significantly, the rate of arrears build up amongst restructured mortgages
was running at 77% over 2011, outstripping a 59% rise in overall number of
mortgages in arrears.
Now, recall that the entire Government
strategy for dealing with mortgages defaults rests on the extend-and-pretend
principle of delaying the recognition of the losses. This is done through imposition
of forbearance period, introduction on the voluntary basis of a repayments
reliefs. Thus, the restructured mortgages are supposed to be cheaper to
maintain than ordinary mortgages. Presumably, the restructured mortgages are
also closely monitored by the banks, allowing for earlier flagging of growing
problems with repayments and potential additional restructuring before the
arrears build up.
Yet, as counterintuitive as it might be, the
overall strategy is patently not working exactly for those who were supposed to
have benefited from it. The menu of solutions developed by our reformed
Financial Regulator and the Central Bank and the policy-active Government
departments, alongside numerous working groups and task forces is both woefully
short of tools and largely ineffective in scope.
The belated realisation of this has now led
the Central Bank of Ireland and the Financial Regulator to make repeated calls
for the banks to proactively engage in driving up foreclosures and
repossessions, appointments of receivers and enforcers. The problem, from the
consumer-conscious, yet banks-supporting Dame Street institution is that its
estimates for mortgages-related losses produced back in March 2011 are now at a
risk of being overrun by the reality. The problem from the economy’s point of
view is that these calls come at the time when we have no new tools for dealing
with negative equity involved in such foreclosures, thus risking accelerated
foreclosure process to become nothing more than an extension of the crisis
itself.
Back in March 2011, the Central Bank
estimated base-line scenario 2011-2013 banks losses on residential mortgages
books of the four core banking institutions to reach €5,838 million. The
adverse scenario is for losses of €9,491 million. Taking into the account
changes in house prices since the beginning of the crisis, the current running
rate of arrears can put losses on mortgages, if the delinquent properties were
to be foreclosed, closer to the levels that would wipe out the capital cushion
provided for mortgages losses. And this just for the first two years of the
three-year programme. Thereafter, either capital for mortgages losses will have
to come from other assets cover (such as Commercial Real Estate or SME loans or
corporate lending), or fresh capital will have to be injected.
The irony, of course, is that as I suggested
in my analysis of the PCAR results a year ago, the Blackrock original adverse
case scenario for life-time losses on residential mortgages – put at €16,898
million – was probably closer to what can reasonably be expected to materialize
in the current crisis. Incidentally, the difference between Blackrock’s estimates
and Central Bank provisions would mean an injection of €2-4 billion of new
capital into the banks to deal with worsening mortgages losses over 2013-2014.
This is exactly the volume of additional capital required as estimated by the
Deutsche Bank analysts in a note published last week.
So the crisis has now crossed or is about to
cross the lower bound of PCARs-allowed losses. And the Central Bank is spurring
on the banks to more aggressively foreclose on defaulting mortgages. A major
issue with such calls is that absent reforms of personal insolvency regime,
accelerated foreclosures will mean lower banks losses at the expense of
households. Central Bank’s vision for ‘more robustly addressing the crisis’
would put more people into a perpetual serfdom to the banks in order to
undercut banks losses.
Instead of forcing banks to foreclose on
defaulting and at-risk mortgages, the Central Bank should create a series of
structural incentives that will compel banks to share burden of negative equity
with households in financial distress.
CB should shed their pro-banks stand and force banks to take on deeper losses on defaulting mortgagees for owner-occupiers. They should re-evaluate banks capital allocations, and ring-fence specific funds, well in excess of those allocated under PCAR to mortgages writedowns only. In the case where mortgages are at risk of default bit not yet defaulting, banks must be forced to restructure these with a haircut on overall debt relative to equity.
One of the vehicles for restructuring can be the
model deployed in the 1920s under the land purchase annuities. Funding a
combination of interest relief and mortgage maturity extension can be secured
via Central Bank underwriting for a ring-fenced distressed mortgages pool. In
addition, it is crucial that banks are forced to consider both the current and the
expected future taxes and charges increases in computing mortgages
affordability.
Mortgage-to-rent scheme and split mortgages are
valid tools in some cases, but these are not being deployed fast enough and the
banks have no incentive to structure these in favour of the households.
Short-term forbearance should be replaced by measures aimed at achieving
long-term sustainability.
A functional and robust mechanism must be put in
place to independently oversee the on-going restructuring of these debts. Having
sided with the banks all the way through the crisis, existent State bodies
cannot be trusted to deliver on this. Instead, a transparent and fully
independent entity, involving the non-profit sector operating in the areas of
assisting people in mortgages difficulties, plus the strengthened Financial
Services Ombudsman and the National Consumer Agency, should be put in place to
police the resolution process. Legacy institutions, such as Mabs, should be
reformed, if not reconstituted top-to-bottom. Alongside the reform, their
resources, professional and board-level, should be strengthened.
Simply talking tough at the banks, as our Financial
Regulator and the Central Bank are doing, will not resolve the crisis we face.
CHARTS:
Source: Author calculations based on data from the
Central Bank of Ireland
Box-out: