Presentation to U3A Southland series on Housing in NZ, via ZOOM, 17
February, 2023.
Throughout my life as a professional economist, I have been challenged
by the question of whether goods and services should be provided privately or
publicly. I recall in the 1960s, when there were strong calls for
nationalisation of many things, the then leader of the Labour Party, Arnold
Nordmeyer, asking a student audience whether they wanted to nationalise corner
grocers. A fair question. Grocers provided goods like food which are
fundamental to living but so does health care services which are largely
‘nationalised’. Why treat them differently?
Over the years, I realised the issue was not simply a matter of who
should own the business, but rather how it should be regulated; that the
ownership was just one means of regulating a business or industry. At the
University of Sussex, where I taught, I heard that the classic Labour goal ‘the
social ownership of the means of production, distribution and exchange’, should
be replaced by ‘the social regulation of the means of production, distribution
and exchange’.
That gives a reason for not nationalising grocery stores. A competitive
market can be a very effective means of regulating businesses. I add, sixty
years on, that today corner grocery stores are increasingly being replaced by a
couple of supermarket chains which compete in quite different ways from grocers
so their regulation needs a different approach.
These are preliminary remarks to a paper which focuses on the regulation
of the housing market, indicating that what I am about to say is set in a wider
context. For it is very easy to say a particular market is special, to ignore
the fact that much of its speciality applies to other markets which are treated
in quite different ways, and then to advocate various ad hoc interventions
which lack coherence or effectiveness. A warning though. The housing market is
very complicated. I am going to have to focus on some big issues and ignore
others. Fortunately this is only the first of a series, and later sessions will
cover issues that I have had to reluctantly leave out.
The Time Dimension in the Housing Market
So what is special about housing? It is not sufficient to say housing is
necessary. So is food, clothing, healthcare and work. The list of necessities
can get very long.
One of the key elements of a housing market – what makes it special and
complex – is the time dimension. I warn you that economists have a lot of
problems analysing time, but so does everyone else. Perhaps we are more aware
of our ignorance.
First, a time dimension comes from people wanting to live in a dwelling
for a long time. It would be very inconvenient if we had to move as often as we
change what we eat. Doing so would also be very expensive. A rough estimate is
that by the time you have paid all the bills – to real estate agents, valuers,
lawyers, movers, and allowing something for for housing alterations and the
like – you will have outlayed over $30,000 to change your house. Better to stay
stuck in your house.
That means households need some dwelling stability. For many that means
home ownership. Most people accept that there should be some private ownership,
including owning one’s house. It certainly has been a driving force in New
Zealand’s evolution. Almost 200 years ago Edward Gibbon Wakefield advised,
‘Possess yourself of the Soil and you are Secure.’ At first the new settlers
wanted to have their own farms; as New Zealand urbanised they wanted their own
houses on their own land – usually with a garden. They can alter and extend
their own home. A feature of New Zealand’s housing stock is that it is very
varied – heterogeneous. Even if you put New Zealanders in the same type of
houses – say terraced ones or apartments – they change them.
There are at least two public advantages for home ownership. One is that
the owner – their own landlord – is likely to look after their property more
than a tenant would. A second is that it requires the home owner to pay off a
mortgage, thereby forcing them to save. When a person starts work their main
asset is their labour power; when they retire most will have built up
substantial financial and physical assets on average – around two-fifths by
value are in property.
Of course there are many who do not own their own houses. That includes
young people who havn’t settled down. It is often lamented that home ownership
rates are falling. There are many factors affecting these rates, but the most
important one is that while my generation bought their first homes in their
twenties, today the equivalent generation’s purchase is more likely to be in
their thirties, just as they are more likely to hold off having their children.
If you compare home ownership for those above the age of forty you will find
that the rates are much the same as they were in the past.
The second reason for not owning a home is those who cannot afford the
deposit to buy a house. The problem they have is the lack the wealth despite,
in some cases, having a good income. I am not going through a full analysis,
but people frequently confuse wealth and income and in the case of the housing
market they try to fix up the wealth inequality problem by supplementing
income. You can be sure that if they try, they will end up with a not very good
policy.
If the first time dimension issue involves people’s housing preferences
of wanting to live in the same place for a while, the second big issue is that
dwellings themselves exist for a long time. That means it is quite difficult to
add substantially to the housing stock. Build 10,000 houses and less than 1
percent has been added to the total stock of New Zealand housing. Yet it is an
enormous strain on the economy to build 10,000 houses. The strain is compounded
if we decide we also need to improve the quality of the existing housing by,
for example, remedying damp homes.
The Neoliberal Policy Approach from Thirty Years Ago
I illustrate the consequences of the two time dimensions by going back
thirty years to the early 1990s when housing policies were dramatically
changed, a change which still affects our housing policy thinking. You might
summarise the new framework as Ruthanasia, presaged by Rogernomics, but in the
international context it would be called ‘neoliberal’.
I have written a lot on the policy changes at the time; I do not propose
to discuss all their elements; only the salient ones which frame our current
policies.
Rogernomics was a response to what was widely seen as too much
intervention in the economy. In my judgement the balance between private and
public provisions favoured the public side of the scales more than it should.
Where I disagreed with the Rogernomes is that their solutions were extreme. We
can see this in what they did to the housing sector.
Neoliberals thought that the housing market could be largely left to
itself, just like the markets which provide food and clothing. Because they saw
no specific food policy nor a specific clothing policy, they concluded there
was no need for a specific housing policy. So they heavily wound back
government involvement in the housing market. I am not going through a detailed
account of all the winding back of public interventions they made. I focus on
the big mistakes which could be summarised by saying that they ignored the
peculiarities of housing in terms of those time dimension issues
The Ministry of Housing and Urban Development
When the Labour (Ardern-Peters) Government came to power in 2017, they
found housing policy was scattered across a number of departments with little
coherence. One is reminded of Geoffrey Palmer’s comment about how the newly
elected Lange-Douglas Government in 1984 grasped the levers of power and found
they were not connected to anything.
To its credit, the Ardern-Peters Labour Government established a
Ministry of Housing and Urban Development. It is easy to destroy a government
department but it takes time – ten years perhaps – to build up a fully
effective one. This one is only four years old. Don’t be misled by a
department’s glossy presentations and flowery language; it is still settling
in.
Instructively, the Ministry outcomes – how it defines it success –
include ‘a self-adjusting system – The system works together and with
communities to review, respond and adapt.’ The expression ‘self-adjusting’ is a
signal that it accepts the neoliberal belief that a housing system can be
devised so that it does not need constant intervention. I wish.
Nor does the Ministry yet seem to have compiled a comprehensive
historical data base. There are a number of studies with public housing data
but nothing as easily accessible on private housing. The Ministry seems to
think of itself as a Ministry of Public Housing.
I give a couple of examples of where a comprehensive data base was
important. The First Labour Government is acclaimed for its housing policies,
which included building and renting out state houses and the State Advances
Corporation lending to people to buy and own their own houses. It is often
overlooked that these policies were founded on a comprehensive survey of the
housing market commissioned by the preceding Coalition Government – Gordon
Coates actually.
That is an example of the usefulness of a good data base. The
difficulties when you don’t have one are well illustrated by the current
housing market.
After the neoliberal revolution, we lost interest in having a
comprehensive account of the housing market. The slogan was the market would
look after itself. It didn’t. Over the next quarter of a century there was a
steadily growing imbalance between housing supply and demand. There was no data
bank to easily monitor the deterioration, while other policies reinforced the
imbalance. (Immigration is particularly relevant here, since migrants add to
housing demand.)
So there does not appear to be any government agency concerned with the
whole of the housing market, despite there being considerable interaction
between the public and private markets. For instance if there is insufficient
public housing, some people will end up in the private sector (which includes
living on the street); people buying their own houses reduces pressure on
public housing; the housing construction industry provides both public and
private housing.
By the time the Ardern-Peters Labour Government took over, the imbalance
was evident to all. The government was deemed to be at fault, although it was
obvious that the imbalance had been building up over the years and that the
failures should be attributed to policy slackness on the part of previous
National and Labour governments. The public outcry implied the government could
fix the mess created by over-reliance on the private market for a 25-year
period in, say, 25 days. Five years later the government has made some
progress, but frankly, if it takes its eye off the ball, the housing situation
could easily regress. Without that comprehensive data base who would know –
other than those marginally housed?
The Housing Bubble
Thus far I have been talking about the stock of housing. A major recent
concern has been its price and affordability. There is no problem here for a
neoliberal. The right price is what the market sets, and affordability reflects
scarcity. Pressed, they argue the problem was the restrictions imposed on land
use by urban authorities; such planning restrictions are an anathema to
neoliberals. (Recall that the Ministry for Housing is also one for Urban
Development, acknowledging these concerns.)
Allow me to skip a discussion on town planning (although I footnote for
a country trying to reduce its carbon footprint it is odd to be extending the
urban edge when our largest permanent global warmer is emissions from cars.) I
am going instead to offer an alternative to the neoliberal account which
explains the housing bubble.
Speculative bubbles are common. You have met many such bubbles through
your life. The Global Financial Crisis of 2008 was an example, as was the New
Zealand finance companies crash about the same time. The 1987 share market
crash was another example, as was the 1928 Wall St Crash, but that was before
our time. There are at least two major bubbles going on at the moment – one in
the crypto-currency market and one in the Chinese Financial System. There are
probably others – we often find out about them too late.
Minsky’s Analysis
Hyman Minsky was not recognised until after he was dead, but today his
work is considered a powerful way to understand speculative bubbles. So
powerful that I am going to explain it in some detail before applying it to the
housing market.
Minsky argued that ‘the financial system swings between robustness and
fragility and these swings are an integral part of the process that generates
business cycle’. He concluded that such financial instability – and the booms
and busts that accompany it – are inevitable in a so-called ‘free’ market
economy – unless government steps in to control through regulation, central
bank action and other tools – a policy conclusion which neoliberal economists
find uncomfortable.
His key mechanism that pushes an economy towards a crisis is the
accumulation of debt by the non-government sector. There are three types of
borrowers that contribute to the accumulation of insolvent debt: hedge
borrowers, speculative borrowers, and Ponzi borrowers.
The hedge borrower can make debt payments which cover interest
and principal from current cash flows from investments.
For the speculative borrower, the cash flow from investments can
cover the interest due, but the borrower must regularly roll over, or
re-borrow, the principal.
The Ponzi borrower – named after Charles Ponzi who ran the famous
‘Ponzi scheme’ in 1920 – believes that the appreciation of the value of the
asset will be sufficient to refinance the debt for their insufficient cash flow
from investments; only the appreciating asset value can keep the Ponzi borrower
afloat.
These three types of borrowers each dominate in one of the three phases
of the financial bubble.
During the Hedge Phase, banks and borrowers are cautious. Loans
are minimal so that borrowers can afford to repay both the initial principal
and the interest. It is the ‘Goldilocks’ phase of debt accumulation – ‘not too
hot not too cold’.
The Speculative Phase emerges as confidence in the financial
system recovers during the Hedge Phase. Borrowers no longer invest on the basis
that they can pay both principal and interest. Instead loans are issued where
the borrower can afford only to pay the interest. As the loan principle comes
up for payment, they rely on being able to refinance (‘rollover’) their debt,
borrowing the principal again. The decline towards financial instability
begins.
As confidence continues to grow, investors move into the Ponzi Phase in
which they neither pay the interest on the loans nor repay the principal. They
rely on the capital appreciation from what they have invested to finance their
investing.
Eventually, Stern’s law– if something cannot go on for ever, it will
stop – takes its toll. The asset-price appreciation that the Ponzi investors
rely upon cannot go on forever either, especially as it needs to accelerate.
Some Ponzi investors withdraw, and there are not enough new investors
introducing new cash to fund the withdrawing Ponzi investors. And so the bubble
pops at the ‘Minsky Moment’.
After the Minsky Moment, everyone tries to get out of their investment
commitments, turning them back into cash. Ponzi borrowers are forced to,
because they have no cash; speculative borrowers can no longer refinance the
principal even if they are still able to cover interest payments. All the
borrowers have been borrowing from someone else who may be unable to recover
what they have lent. The result is a line of collapsing financial dominoes,
with innocent lenders suffering as well as guilty borrowers.
Not every one suffers. There are those who have taken their margin on
each transaction, such as sharebrokers, investment advisers, real estate
agents, investment promoters. All have an incentive to encourage speculative investment,
which biases the public view towards investing in low quality activities.
Others who are beneficiaries are those who invest and cash up before the Minsky
Moment. There is also a more sophisticated group of investors who ‘short’ the
market, that is, contracts to sell the assets at high prices after the Minsky
Moment; you may have seen the film based on Michael Lewis’ The Big Short,
which described it happening after the Global Financial Crisis.
The New Zealand Housing Bubble
Minsky developed his theory for financial markets which involve paper
assets – such as shares. The housing market is a little different but it fits
Minsky’s model well.
Today the housing market is largely funded from borrowing from banks. From the 1980s, after the financial liberalisation which, among other things, ended the trading banks having separate savings banks, the housing market was in Minsky’s Hedge Phase. The banks lending was cautious with their funds for lending largely coming from deposits and loan repayments. Mortgages were advanced on the basis that borrowers could afford to pay the interest and repay the initial principal over a long period reflecting their working lifetime.
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Minsky’s Speculative Phase began in the early 2000s, where following 9/11, the George W Bush administration flooded international markets with dollar liquidity. Our trading banks turned to those international markets for additional funds, which were used to increase the supply of mortgages.
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Some simple economics. It became easier to purchase a house because
there were more funds. But the supply of housing did not increase much. So the
price of housing rose. You can see the change in trend quite markedly in the
graphs. Borrowers still serviced their mortgages but they were now getting a
higher return from their investment in housing, from the capital gain from the
faster appreciation of prices.
There was almost a domestic financial crash. In 2008, trading banks were
borrowing about $30 billion a month in offshore markets, partly to increase
their advances but mainly to roll over existing borrowing which was short term
– three months – much shorter than the mortgage advances they were making to
house owners. During the GFC, financial markets almost seized up (as the jargon
would have it), that is international lenders in crisis became unwilling to
roll over their past advances – to everyone, not just to New Zealand banks.
Fortunately, skilled international cooperation between the central banks of the
world prevented the catastrophe. If you want to see what could have happened
you might look at the experience of the British mortgage lender Northern Rock
(Building Society), which crashed in 2007 and had to be nationalised.
New Zealand managed to get through the GFC reasonably lightly compared to some other countries, and the rise in house prices checked somewhat.
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However after 2013 the housing market moved into a Ponzi Phase in
which people were paying too much for the houses they purchased. It was partly
over-confidence but nominal interest rates were low, which meant that house
purchasers could service larger mortgages. Again there was not much increase in
the housing stock, so the price of housing went up dramatically.
The government tried to restrain the house price rises including
imposing a capital gains tax on houses which were quickly resold and
loan-to-value requirements on lenders. Additionally, it ring-fenced rental
income so that landlord losses could no longer be charged against other income
– the capital gains they were making remained untaxed. There was borrowing
guidance given by the Reserve Bank to the trading banks.
Competition among the trading banks stimulated the lending markets and house prices. Moreover the real estate industry and those advertising real estate – including their journalists – encouraged the view that house purchasing was a good investment, with the implication that it was better to purchase now than later, when prices would be higher.
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By 2021 house prices were about double what they would have been had the
mild increases of the 1990s had continued.
The inevitable happened, especially when mortgage interest rates began
rising following rising international interest rates. Because housing is
heterogeneous by housing type and location there was not a single Minsky
Moment, so house prices began to fall in different regions at different times.
By the end of 2021 they were falling everywhere.
People selling houses were now taking capital losses relative to the market peak; some even sold below what they originally paid for the house. Rising interest rates mean that many mortgage holders are finding it difficult to service their debt when it has to be rolled over and have to cut back on other spending. Because the trading banks factored in their lending criteria the probability that interest rates would rise there are, currently, only a few forced house sales, but numbers are rising.
Even so, current housing prices remain badly out of line with consumer
prices and affordability. One benefit is that it is easier to become a
first-home owner, but for some the required debt servicing is still
unaffordable, even if they have a deposit.
So the housing bubble has popped. You could criticise the government or
the Reserve Bank for popping it, but it would have happened anyway – Stern’s
law cannot be avoided. The longer the Ponzi Phase of the bubble lasted, the
worse would be the following downturn and the more innocent who suffer. The
measures that were taken to reduce the bubble, and hence the muddle which follows
the Minsky Moments, were not enough to prevent it.
It is difficult for the government to soften the effects of the bust,
because those that benefited from the upswing – those who sold out early,
cashing up their capital gains, or who benefited from the transactions – are
not going to give up their winnings. Because there was no capital gains tax on
house price gains, there is no capital reserve to support those suffering
capital losses, assuming they warranted such support.
Creeping Away from the Neoliberal Framework
With hindsight Minsky’s analysis is obvious – even if it was not at the
time. I promise you that there will be another Minsky bubble in some financial
market which will suck in naive investors. What I cannot tell you is how long
the current downswing will go on, how far housing prices will fall before the
market recovers.
The standard neoliberal analysis concludes market prices cannot get
badly out of line with fundamentals so Minsky bubbles cannot happen; there is
no need for special market regulation. They fail to heed the comments of Alan
Greenspan, once chair of the American Fed (central bank), and a famous
proponent of neoliberal policies for financial markets. ‘I made a mistake in
presuming that the self-interest of organisations, specifically banks, is such
that they were best capable of protecting shareholders and equity in the firms
… I discovered a flaw in the model.’
And so, step by step, the harsh realities of the housing market are
forcing us to revise the neoliberal policy framework which was adopted in the
early 1990s. We have many steps to go.
A pundit
column which summarises the first half of the paper is here.