Tuesday, April 24, 2012

Tues Post #1: Vancouver Price Drop


Interesting new site on the Vancouver real estate blogosphere scene you might want to check out.

Vancouver Price Drop has been put together by a keen Lower Mainland Real Estate observer who has been diligently charting listings and price changes and has now taken to posting some of the larger price drops on this new site.

The first 'weekly drop', as it is titled, is now available with 10 properties profiled.

Examples include the above pictured home at 1406 W 40TH AV, Shaughnessy, Vancouver West. The realtor description says:
Fantastic 58×145 oversized south-facing corner lot with magnificent 1925 Georgian home! Don’t miss viewing this masterpiece – over 3200 sq.ft. of living area on 3 levels with 4 bedrooms, 4 bathrooms, and flooded with natural light from south and east. Perfect home for entertaining with giant family deck through French doors, pool, and lots of yard space to play in. This truly is the perfect family home. This character home was built with first-growth timber and is warm and friendly to live in. Recent upgrades include new roof (2008), exterior paint (2010), bathrooms (2009), French doors (2006), etc
The property has seen two price drops in the last two weeks (the first slashed $719,000 off the asking price, the second a further $200,000) for a total of 26% off the original asking price.

It will be interesting to check back as the weeks and months move on.

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Monday, April 23, 2012

Meanwhile... in Australia


Yesterday we talked about articles being published in New Zealand about their belief for trouble ahead for the Canadian Housing Bubble.

Meanwhile, over in OZ, comes another sign the Australian housing bubble is in serious trouble.

Insurance company Genworth Financial pulled the IPO of its Australian unit, sending its shares plunging by over 20% and its default risk soaring.

The IPO, which was supposed to take public up to 40% of the company's Australian mortgage business, and has instead been delayed to 2013 after “elevated” losses this year.

Said Bloomberg:
"the company cited deteriorating market conditions in the Aussie mortgage market. Specifically, the company noted elevated loss experience in Australia as lenders accelerated the processing of later-stage delinquencies from prior years through to foreclosure and claim at a higher rate and severity than expected, particularly in coastal areas of Queensland that experienced natural catastrophes and regional economic slowdowns and among certain groups of small business owners and self-employed borrowers.”
Like Vancouver, Australia has been leaning hard on Asian buyers from China to support it's bubble.  And just like Vancouver, the country is suffering as investment from China evaporates as excess funds for investments disappear as China executes it's own soft/hard landing in real estate.

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Sunday, April 22, 2012

A New Zealand take on the Canadian Real Estate bubble


Neville Bennett taught economic history for many years at the University of Canterbury in New Zealand and is currently a Director of the New Zealand financial company, Socrates Investments.

In an opinion column for interest.co.nz, Bennet joins the growing international chorus who can see what most Canadians cannot; the precarious situation Canadian Real Estate is in.

Here is what Bennet has to say:
I am reminded of the NZ stock market bubble in 1987 when people crowded to watch the chalkies in Christchurch and everyone was in share clubs. The market led the TV news at night. Canadians are desperate to get into the market and subprime mortgages are a strong sales component.

Canada has weakened lending criteria too much. Private debt is huge in NZ and Canada (about 150% of GDP). Private debt also lowers consumption and deepens recessions.

Canadian real estate has surged in sympathy with other markets and a regime of low interest rates.

But a central driver is Canada Mortgage and Housing Corp (CMHC).

It is a huge, crown corporation fully backed by the Government. Until 1999 it had quite tough requirements, including a 10% deposit. Since then it has insured mortgages without limit, without deposits, with amortization of 40 years and the possibility of paying interest only for the first ten years.

Naturally CMHC’s balance sheet ballooned. Mortgages insured went from C$200 billion to $515 in the decade: 80% of the mortgage insurance market. MBS (mortgage-backed securities) went from $40 billion to $326 billion (more later).

This ought to give taxpayers the shudders as CMHC has an exposure of $840 bln or the equivalent of 145% of Canada’s public debt.

CMHC seems to be highly geared: it had only $11 bln of assets in 2000, and most of its assets now are MBS insured by itself. It seems as leveraged as Fannie Mae which had US$2.3 trillion in guarantees backed by a mere $44 bln in assets as it folded. CMHC is very vulnerable to a small fall in house prices.

Consumer confidence rises when house prices rise. Consumers borrow to expand their spending. In less than 10 years, consumer spending has risen from 58% to 65% of Canadian GDP.

In 2011 homes became ATM’s, and the average homeowner had only 34% equity in their home, a fall from 55% only 4 years ago. Meanwhile, Canadians owed $1.53 for every dollar they brought home. Canadians have pulled $220 bln out of their homes in revolving home equity lines of credit (HELOCs): on a per capita basis, this is about three times as much as the Americans borrowed at the peak of their boom.

Vancouver is being driven partly by massive buying from Chinese investors and residents.

I have not been able to quantify this, but my guess is that Chinese buying is very significant on the margin, especially for expensive properties in western suburbs where the median price is C$2 million.

Vancouver is the world’s second most unaffordable city (after Hong Kong). It's median price in 2010 was C$602,000 which is 9.5 times the median household income of C$63,100. It is a very stressed market at present.

Toronto is also a crazy market, especially as condominiums are being constructed in vast numbers. Buyers rush to every listing and gazump each other.

There is concern about a correction.

Sales fell in January and foreclosures increased tenfold.

National prices have been flat for a year. Houses now cost about 5-years income rather than the traditional 3 years. In Vancouver it is 9.5-years’ income but consumers are sorely tempted when banks offer five year loans at 2.99%.

The Bank of Canada is worried but it has kept interest rates low because American rates are low and if Canada raises them it would provoke a major rise in the Loonie (Canadian Dollar) which would murder exports and manufacturing. But some action by the Bank seems necessary to deflate the bubble and also rein in inflation which is running at 3%. Another problem is an estimate that a 2% rise in interest rates would mean that 10% of Canadians would be spending 40% of their income on debt servicing.
CDO again.

Mortgage-holders are especially vulnerable because the public have been advised by pundits to go to variable rates. 500,000 switched last year. Variable rates are now 40% of the market. This rate is linked to the Bank of Canada’s overnight rate, which could increase sharply with tremendous knock-on effects for householders.

The financial system could be affected by covered bonds. Like their American cousins, Canadian banks have been bundling portfolios of low-risk mortgages into covered bonds. This started in 2007 when $2 bln were issued but it is now a $50 bln business. Thinking of US CDOs, I wonder how good the Canadian covered bonds would be if houses corrected by 20% (which many predict).

What amazes me is the growth of subprime. True they call these mortgages “alternative” or “non-prime”, not “subprime” but the weakness is identical.

CMHC has started to refuse to insure mortgages without a small deposit, and banks will not issue mortgages to anything not insured by CMHC. Banks are rumoured to be rejecting 20% of applications because of lack of CMHC insurance.

This has created a market opportunity for the enterprising. Home Capital Group, Equitable Group and Councel Corp, according to CBC, have stepped in to lend to people unable to get CMHC insurance. They charge 6% rather than 3%. CBC reported the subprime market is worth $85 bln, almost 10% of the market. The President of Home Capital estimates than non-prime are worth $200 billion or 20% of the market. Significantly, as happens in the crescendo of bubbles, about 50% of new mortgages are now subprime.

The low interest environment is an inducement to subprime activity.

Many people are not worried that a falling market would create a systemic financial risk because the taxpayer has not insured subprimes. I think this is short-sighted.

Any market fall would shake out the most vulnerable first, which would bring a flood of property onto the market and create a near panic and deep losses. A recent study by the Bank of Montreal found that 4 out of 10 borrowers stated they could not repay their loan if interest rates rose slightly.

Canadian investment in residential investment is now just over 7% of GDP: every time in history when this level is reached there is a crash within 2-3 years.

Professor Shiller of Yale who predicted that 1987 crash and the 2006 US property crash says Canada is “due for a US-style drop”.
Of course everyone says a 'US-style drop' simply can't happen here.

And they are right... it's going to be worse.

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Friday, April 20, 2012

Popping the bubble


Yesterday's available inventory for sale in Vancouver crested 17,000.

As one contributor to the comments section noted:
To be fair, inventory always expands in the first 4-6 months of the year and then subsides in the later half. The real story is the fact that there has never been this much inventory at this time of year, and the pace of expansion has been startling compared to other annual cycles.
rp1 then noted:
It normally takes multiple years of inventory accumulation to equal a bust. This year it started high and went higher. When a downturn comes, that will happen year after year. Whether or not the price declines really depends on the MOI.

In the late 1990's people bought even though the price was falling because costs were low compared to rent. People are doing the same in the US today. But it also depends on how many people have money during the bust. Many people have already bought, and many incomes are tied to the real estate industry. This obviously makes a bust much worse.
Does anyone know what the all time high for inventory in Vancouver was? What the all time high for MOI (month of inventory) was?

What do you think it will take for sellers to begin lowering their prices?

Post in the comments section or via email... I would love to hear your thoughts.

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Thursday, April 19, 2012

Thurs Post #2: Vancouver Inventory hits 17,000 mark


After starting the year at 10,671 listings, total Vancouver inventory crossed the 17,000 threshold today.

Inventory is up almost 70% since the start of the year.

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Thurs Post #1: The Unfinished Fight of Johnny Canuck


Reprieve, reprieve... curfew shall not ring tonight.

As the local hockey team avoids elimination with their first victory of the 2012 playoffs last night, we bring you this Johnny Canuck video.

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Wednesday, April 18, 2012

Wed Post #2: Canucks vs Kings - Game 4


Tonight the Vancouver Canucks will play Game 4 of their first round NHL playoff series against the Los Angeles Kings.

Vancouver fans have viewed these playoffs as a chance at redemption for last year's disappointing loss in Game 7 of the Stanley Cup final.

Unfortunately after three consecutive losses, the Canucks (President Trophy winners as the best team in the regular season for the second consecutive season) are on the verge of elimination.

Rather than imbued with the spirit of the Canucks propaganda (see above video shown at Game 1 and 2 in Vancouver's Rogers Arena), most Canuck fans were severely disheartened after the team's loss on Sunday (the 100 Anniversary of the Titanic disaster).

That sinking feeling had Canucks fans redesigning the team logo...


The team has outplayed the Kings in each of the first 3 games.

If any series was ripe for a 0-3 comeback, it would be this one.

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Wed Post #1: Details Of The $291 Trillion In Derivatives To Which American Taxpayers Are Exposed


The following article was posted on Seeking Alpha and is reproduced here.

Investors buy derivatives for one of two purposes: either they're speculating about the performance of the market in the future, or they're hedging against the possibility of a loss. The way in which you intend to use derivatives influences your derivative investment strategy.

If you're hedging, you'd buy derivatives as a kind of insurance policy. By having derivatives in place for a nominal fee, you can be certain of buying or selling at a certain price, and you don't have to worry as much about fluctuations in the market. Many corporations use derivatives to hedge against fluctuations in interest rates, foreign-currency exchange or the cost of raw materials.

Speculation is a different side of dealing in derivatives. Investors who engage in derivative speculation have no real interest in the underlying commodities, but instead are trying to predict the behavior of the stock market to make a profit. Unfortunately, derivatives can be manipulated in ways that make speculation dangerous to the economy. The government has some regulations in place to protect against speculative manipulation of the market, such as prohibitions against naked short selling, but it can still be a dangerous practice for the economy.

Recall that Warren Buffet once famously called derivatives "financial weapons of mass destruction" and the sovereign debt problem risks detonating these time bombs.

How big is America's exposure to these "weapons of mass destruction"?

Here is what Seeking Alpha had to say...

Details Of The $291 Trillion In Derivatives To Which American Taxpayers Are Exposed


The entire US GDP is less than $15 trillion each year. The gross notional amount of derivatives issued in the USA is more than $291 trillion. Does that sound like a lot? Apologists for derivatives dealers don't like it when we talk about derivatives in terms of the notional totals. Large numbers, like these, discussed publicly, frighten too many people. According to the apologists, gross "notional" is misleading, because it does not include "hedges," offsets and the limits on interest rate risk.
In fact, the total amount of derivatives cannot be accurately presented in any other form but gross notional obligations. The risk to society cannot be judged in any other way. That's why the FDIC, US Comptroller of the Currency and the Bank for International Settlement (BIS) all use gross notional.
Final net obligations can only be determined when and if derivatives are triggered. The net can be significantly lower, but neither we, nor the banks themselves actually know exactly what that is. It depends upon the balance sheets of every counter-party, and the extent to which interest rates will change in the future. Not even the banks have full information about either topic..
There is another number called the "net current credit exposure" (NCCE) that some erroneously claim represents the risk imposed by derivatives. According to the Office of the Comptroller of the Currency (OCC), the NCCE for American bank derivatives amounts to about $370 billion. That's a huge amount of money, but it's not $291 trillion.
Unfortunately, NCCE provides no information about ultimate exposure to loss. It merely measures the net cost of unwinding the contracts, before the occurrence of any trigger event. NCCE is the current market value of the contracts, and nothing more.
There are also a number of "value at risk" calculations that the banks provide. These are not standardized, and are based upon vastly different models and assumptions, from bank to bank. Unfortunately, a very high level of inconsistency and lack of any standards for measurement causes such models to be highly unreliable. For example, during the 2008 credit crisis, similar proprietary models used to determine subprime credit risk failed, in the infinitely smaller subprime mortgage market.
In reality, it is impossible to know the true risk of $291 trillion in New York issued derivatives (ignoring the additional $417 trillion issued out of London). A sudden very large increase in interest rates, alone, could trigger trillions of dollars in payments. One could argue that the Federal Reserve could force interest rates down at any time, but that is not entirely true.
If the US dollar came under heavy selling pressure, for an extended period of time, as has happened to the British pound, Chinese yuan, Japanese yen, German mark, Austrian shilling, Argentine peso, and a host of other currencies in the course of history, the Fed would be able to defend the dollar only at the risk of inducing widespread systemic failure.
That is why interest rates cannot rise for many years, regardless of whether that destroys its status as the world's reserve currency, and/or creates extreme levels of inflation or hyperinflation. It is also one more reason for the government to lie about the true inflation rate, to avoid pressure to raise interest rates (see shadowstats.com.)
All the too-big-to-fail (TBTF) banks, with the exception of Morgan Stanley (which uses its SIPC-insured division) are using FDIC-insured depository divisions to house derivatives. That provides them with lower collateral requirements because FDIC depositary units usually have higher credit ratings than investment banks and/or bank holding companies. It also means that, ultimately, the American people will pay for losses.
While no one can determine the exact exposure, it is safe to say is that the risk is astronomical, and imposes a grave risk upon American taxpayers. It is not surprising that FDIC staff is not thrilled with US bank derivative exposures. In fact, Sheila Bair, who until recently ran the FDIC, is as disgusted with the Federal Reserve slush fund and the banking cartel as you and I. A few days ago, she penned a satirical article heavily critical of Fed policy and published it in the Washington Post.
The FDIC staff doesn't like the fact that the Federal Reserve keeps allowing banks to put their derivatives inside insured depositary institutions. This is mostly for the same reason the banks want to put them there. Insolvency laws provides priority to derivatives counter-parties over the FDIC. If and when a bank is liquidated, the FDIC will be on the hook to repay depositors, but the failing bank will be stripped of all assets.
The US government's full faith and credit guaranty means massive amounts of new US Treasuries will need to be sold, massive numbers of new counterfeit dollars will need to be printed under color of law, and significant tax hikes will need to be levied to pay the bill.
FDIC opposition, however, has had little to no effect on keeping derivatives out of insured units. The Federal Reserve, and not the FDIC, has the authority to approve the practice and it keeps doing so. The FDIC staff can complain privately, and issue regulations forcing disclosures, but little more. But, because of the disclosure requirements, more detailed information than ever is now available concerning derivatives.
In fact, FDIC has made far more information about derivatives public, over the last 3 years, than the Fed and OCC ever disclosed over decades. The numbers reveal a frightening concentration of risk. Five large "TBTF" US banks hold 96% of derivatives issued in the United States.
But the Bank for International Settlements in Switzerland reports that about $707.6 trillion worth of derivative obligations have been issued worldwide as of the end of 2011. That leaves about $417 trillion worth of derivatives that are not accounted for, in the FDIC records.
The surplus derivatives have been written mostly in London. Part of the exposure is held on the balance sheets of foreign, mostly European banks, including Deutsche Bank, PNB Paribas, Credit Suisse, UBS et. al. But, a large number of seemingly foreign derivatives is also hidden inside bank divisions, owned by American institutions, who do business in London. Such derivatives are not reported to the Fed, the OCC or the FDIC. Lenient British banking laws insure that these opaque obligations are not subject to public scrutiny.
Ultimately, if London-issued derivatives eventually cause massive losses to a UK bank division, the US based bank that owns it would end up being closed or bailed out. Ultimately, just like the derivatives issued in New York, the American taxpayer and dollar-denominated saver will pay the bill. Unfortunately, in spite of this, details about London-issued derivatives are not publicly disclosed or I cannot find them. If such data exists, a British lawyer or someone knowledgeable enough about UK regulations and bureaucracy would be needed to ferret it out.
Even in the absence of London data, however, investors should find this incomplete article enlightening. It is useful to obtain a general picture of the risk of investing in shares of the five big derivatives dealers. Here's how the dollar amounts break down, as of December 31, 2011 in thousands of dollars.
JPMorgan Chase (JPM)
DescriptionAmount
Total Derivatives70,268,515,451
Notional amount of credit derivatives:5,775,740,000
Bank is guarantor2,920,886,000
Bank is beneficiary2,854,854,000
Interest rate contracts53,708,319,000
Notional value of interest rate swaps38,805,453,000
Futures and forward contracts7,033,041,000
Written option contracts3,841,178,000
Purchased option contracts4,028,647,000
Foreign exchange rate contracts8,799,397,451
Notional value of exchange swaps2,934,191,451
Commitments to purchase foreign currencies & U.S. Dollar exchange4,521,035,000
Spot foreign exchange rate contracts116,741,000
Written option contracts674,276,000
Purchased option contracts669,895,000
Contracts on other commodities and equities1,985,059,000
Notional value of swaps453,521,000
Futures and forward contracts137,101,000
Written option contracts746,259,000
Purchased option contracts648,178,000
Bank of America (BAC)
It should be pointed out that BAC has recently moved a nominal value of about $22 trillion worth of derivatives from Merrill Lynch, into its FDIC insured division. This does not appear to be showing up, yet, in these numbers. The total for BAC's FDIC insured division is now closer to $72 trillion.
Derivatives50,407,550,785
Notional amount of credit derivatives:4,720,320,266
Bank is guarantor2,342,544,257
Bank is beneficiary2,377,776,009
Interest rate contracts40,832,704,946
Notional value of interest rate swaps29,707,570,138
Futures and forward contracts8,203,345,962
Written option contracts1,430,677,395
Purchased option contracts1,491,111,451
Foreign exchange rate contracts4,676,887,004
Notional value of exchange swaps1,425,870,031
Commitments to purchase foreign currencies & U.S. Dollar exchange2,839,430,866
Spot foreign exchange rate contracts254,990,960
Written option contracts204,427,019
Purchased option contracts207,159,088
Contracts on other commodities and equities177,638,569
Notional value of swaps76,992,166
Futures and forward contracts343,077
Written option contracts44,438,807
Purchased option contracts55,864,519
Citigroup (C)
Derivatives
52,620,696,000
Notional amount of credit derivatives:2,975,096,000
Bank is guarantor1,439,748,000
Bank is beneficiary1,535,348,000
Interest rate contracts42,568,376,000
Notional value of interest rate swaps31,525,209,000
Futures and forward contracts3,279,189,000
Written option contracts3,842,701,000
Purchased option contracts3,921,277,000
Foreign exchange rate contracts6,488,019,000
Notional value of exchange swaps1,349,909,000
Commitments to purchase foreign currencies & U.S. Dollar exchange3,910,599,000
Spot foreign exchange rate contracts518,436,000
Written option contracts601,793,000
Purchased option contracts625,718,000
Contracts on other commodities and equities589,205,000
Notional value of swaps116,124,000
Futures and forward contracts36,180,000
Written option contracts215,205,000
Purchased option contracts221,696,000
Goldman Sachs (GS)
Derivatives44,195,386,000
Notional amount of credit derivatives:499,741,000
Bank is guarantor203,723,000
Bank is beneficiary296,018,000
Interest rate contracts41,737,737,000
Notional value of interest rate swaps29,901,018,000
Futures and forward contracts4,361,219,000
Written option contracts3,553,371,000
Purchased option contracts3,922,129,000
Foreign exchange rate contracts1,945,805,000
Notional value of exchange swaps1,623,260,000
Commitments to purchase foreign currencies & U.S. Dollar exchange134,300,000
Spot foreign exchange rate contracts2,912,000
Written option contracts89,612,000
Purchased option contracts98,633,000
Contracts on other commodities and equities12,103,000
Notional value of swaps11,885,000
Futures and forward contracts0
Written option contracts111,000
Purchased option contracts107,000
Morgan Stanley (MS)
According to the US Comptroller of the Currency, the Morgan Stanley holding company has about $52 trillion worth of derivatives obligations, but only $1.7 trillion show up in the detailed FDIC statistics. It is not worth listing that small fraction as it would give an incomplete and misleading picture. Unlike other banks, MS is storing most of its derivatives in its SIPC insured investment bank, rather than its FDIC insured commercial banking division.
The reason it is doing that are unclear. Unlike the FDIC, which opposed the addition of $22 trillion in Merrill Lynch obligations to FDIC insured Bank of America's balance sheet, diligent search indicates that the SIPC does not bother keeping track of derivatives. If we did have details on the MS derivatives, the company would rank number 3, slightly above Citigroup.

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