Tag Archives | Housing finance

The political economy of Help to Buy

House front in scaffoldsWhen the Chancellor announced his two-part Help to Buy scheme in the Budget last month it was met with a chorus of disapproval. Representatives from the mortgage and construction industries – who, of course, have a financial interest in seeing the scheme implemented – were positive about it. Pretty much everyone else thought it was a pretty dumb idea.

When I reviewed the scheme at the time I noted:

Just about the only perspective from which this initiative makes sense is carrying through on an absolute determination not to add directly to the public sector deficit, but not minding too much if the guarantees get lost amongst everything else in the public debt.

So it probably makes perfect sense to the Treasury.

Otherwise, the scheme has almost nothing to commend it. The economic illiteracy it displays is remarkable. The fact that, coming from the current occupant of No 11, this is no great surprise is perhaps equally remarkable.

The debate has now been joined by the Treasury Select Committee in its report on the 2013 Budget. What comes through clearly from the paragraphs of the Select Committee’s report is that they are not hugely impressed with the Help to Buy scheme. But it is perhaps even more clear is that the Committee is not at all impressed with the quality of thought – or lack of it – that underpins the scheme. They finish their discussion of the scheme with a list of 17 questions they would like the Treasury to answer (para 182). These questions address topics of an absolutely fundamental nature. They are the basics that need to be in place before it is possible to conduct a sensible appraisal of the wisdom of spending more than £15 billion under the Help to Buy scheme. You get the unmistakeable sense that the Select Committee is frustrated, and not a little alarmed, that the Treasury is as yet unable to provide clear answers to even the simplest of questions (Para 177: “As far as can be understood from the Chancellor’s evidence, …”).

Most of the issues covered by the Select Committee report have already been discussed. And the pattern of industry support for the scheme contrasted with scepticism elsewhere repeats itself.

One important further dimension the Select Committee adds to the debate – apart from further weight behind the criticism – is a form of the slippery slope argument. Continue Reading →

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Putting the brakes on housing booms

Home buying processProperty markets are frequently implicated in economic booms. It isn’t always residential property. But often it is. The last boom, which eventually triggered the Global Financial Crisis, had a strong housing market component.

A while ago the Bank of England created the new Financial Policy Committee (FPC) with responsibility for macro-prudential regulation. Within its regulatory remit is action to stop the development of housing booms and bubbles. The FPC favours using so-called “sectoral capital requirements” (SCR) to take the froth off the market, rather than setting out rigid rules for loan-to-value (LTV) or loan-to-income (LTI) ratios to restrain borrowing. This approach was restated earlier this week.

The FPC’s proposed approach has been reported differently by different newspapers. While some are billing it as the arrival of strong new powers, others are rather more critical. The critics argue that while there is evidence from other countries that regulating LTV or LTI directly can be effective in restraining house price inflation, the performance of regulating capital requirements in the aggregate is rather more uncertain.

This is quite an interesting regulatory question. We can all agree that avoiding run away housing booms would be good, not just for the housing market but for the broader macroeconomy. But how to achieve that? All regulatory interventions have strengths and weaknesses, they all carry downside risks. Might the blunter instrument of direct LTV or LTI regulation be better? There several possible issues. Continue Reading →

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Potty proposals

[Originally posted at Dale&Co, 24/09/12]

There’s a joke going around at the moment: Did you hear that Nick Clegg has joined a boyband? It’s called No Direction.

This came to mind when I read of Clegg’s announcement on Sunday’s Andrew Marr Show that the Liberal Democrats are proposing a “pensions for property” policy. The party is starting the process of sounding out the various financial institutions that would need to get on side for the policy to work. Continue Reading →

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Housing and the economy

[This text was prepared to accompany my presentation to the All Party Parliamentary Group on Housing, 10/09/12]

Many people appear to be coming round to the idea that investment in housing could be the way forward in attempting to revive the economy. There are good reasons for thinking that housing investment is a promising avenue to pursue. Even though the estimates differ somewhat in magnitude, the direct impacts of investment in terms of increasing employment and taxation and reduced unemployment benefits are now relatively clear. And import leakage is low. The multipliers and indirect impacts of housing investment compare very favourably with those for other types of investment.

Intersections

It is very welcome that greater policy attention has focused upon housing, but we should recognise that we face intersecting issues here. There is the urgent need to identify an effective macroeconomic lever. House building may well do the job.

But there are longstanding concerns about the housing supply system in the UK. Continue Reading →

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Restructuring to reduce market volatility

Last May the Joseph Rowntree Foundation Housing Market Taskforce produced a major report which touched on a wide range of housing market issues, with the main concern being how to reduce the substantial and dysfunctional volatility that plagues the market. Four issues were identified: increasing housing supply in the long run, implementing policy instruments to deal with short run price volatility, developing innovative and effective mechanisms for protecting consumers from the consequences of market volatility, and fostering alternatives to home ownership that will provide households with long term secure accommodation.

Two of the academics involved in the work of the Taskforce – Mark Stephens and Peter Williams – have returned to provide an update, published today, on policy developments under the Coalition. Has the Government taken the sort of steps that will move the housing market on to a more stable footing? Continue Reading →

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Housing and the global financial crisis

One of most interesting dimensions of current developments in the housing market is the way in which global economic events are being refracted through housing policy: how a problem created in the private sector is being used to reconfigure the social rented sector and advance some long-standing objectives for the political right. In this respect it is a microcosm of the broader austerity agenda.

I have a paper forthcoming in the journal Housing, Theory and Society that has just become available on iFirst. It’s called The global economic crisis and the reshaping of housing opportunities. The paper is coauthored with my colleagues Patricia Kennett and Ray Forrest. We’ve worked together for 16 years and, after discussing a lot of possibilities, this is the first paper we’ve managed to coauthor. It’s in a special issue on the housing fallout from the global financial crisis. Continue Reading →

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Financing the supply of new housing

[Originally posted at the Guardian Housing Network, 23/05/12]

We all agree that Britain needs new homes. A significant shortfall has emerged over many years and the collapse in construction simply piles on further pressure. Increasing supply is central to dealing with some acute problems facing the housing system.

Simple, but pressing questions follow. Who is going to pay? And how are they going to do it? Continue Reading →

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A new approach to housing policy?

[Originally posted at Dale&Co, 22/11/11, It is an earlier version of material discussed in Laying the foundations?]

The much anticipated, and heavily trailed, housing strategy for England – Laying the foundations – arrived on Monday. The Government’s claim is that the strategy will “get the housing market moving again”, while at the same time “laying the foundations for a more responsive, effective and stable housing market in the future”. How do those claims stack up?

The document presents a plausible portrait of the situation we find ourselves in, in terms of the housing shortages and affordability problems. And some of the diagnosis of the problem is equally sensible. The problems of the housing market are not of recent origin. They are the product of some longstanding failures. To take one example, as the Prime Minister and Deputy Prime Minister observe in the foreword: “for decades in Britain we have under-built”. The Government is promising that it is taking “a new approach”, which “marks a decisive break with the failed policies of the previous Government”. I wouldn’t seek to defend Labour’s housing track record, but this seems a cheap shot, given the nature of the problems. It is also the case that some of the deep presumptions that have caused these problems – such as housing being the most appropriate vehicle through which households can and should accumulate wealth – are reinforced rather than questioned in today’s statement.

Much of the housing strategy document is, in fact, simply bringing together in one place a number of policies and initiatives that have already been announced. It is hard to argue that placing them between two covers transforms them into a coherent strategy. Continue Reading →

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Laying the foundations?

Yesterday saw the publication of the Coalition’s housing strategy. It brought together policy touching upon housing from across a range of Whitehall Departments. The document represents a welcome recognition of the importance of housing to the broader economy and society. It covers quite a lot of ground, although not a lot of it represents news. There were, however, some high profile new proposals.

I have decide not to post an exceptionally long blog – even for me! – on the whole document. For a change I’ve written some of my initial thoughts up as a paper. I hope some of it is of interest. Continue Reading →

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