Moral hazards and troubled borrowers
Whenever the Times editorial board has opined in favor of helping troubled homeowners, most of the responses have been along the lines of, "Why should those of us who've been responsible bail out the ones who haven't?" This is the so-called moral hazard issue, and it came to mind again this week as the Los Angeles City Council and the federal government launched or expanded initiatives to aid borrowers who were struggling to pay their mortgages.
The City Council approved a plan Wednesday to offer payment-free loans of up to $75,000 to homeowners in foreclosure. The effort will be tested first in Pacoima, with $1 million available -- enough to help a couple dozen borrowers. The money will go to lenders who agree to write down the loan to the current, depressed value of the home. To participate, lenders may have to write off significantly more debt than the city will pay for, but they would still come away with more than they could collect by repossessing and selling the home.
Because the impact of foreclosures are felt most strongly by the surrounding community, it makes sense on some level for Los Angeles to try to attack the problem instead of waiting for the feds to fix their version of the loan-writedown program. But it's an expensive undertaking, and the city isn't exactly swimming in cash. The borrowers wouldn't have to make payments on the city's loans until they sold their homes. The hope is that property values would bounce back, enabling the city to be repaid with interest. But the risk is that the borrower sells or defaults before that, wiping out the city's investment. The only party sure to benefit from the transaction would be the lender, whose losses would be reduced, if not eliminated, by the money the city contributes. You could argue that there's no moral hazard in helping borrowers who are struggling because of unanticipated personal crises or unscrupulous lenders, but it's hard to find a similar way around the moral hazard problem posed by rescuing lenders. The only rationale there is that it's a necessary evil -- the stakes for communities and the economy in general are great enough for us to look the other way.
Meanwhile, the Treasury Department announced a few new wrinkles Thursday in its main program to help troubled borrowers. These were aimed mainly at those who couldn't be saved from foreclosure -- in other words, the ones who piled up so much debt, they can't afford their mortgage even if it were written down to the property's current value. The program provides financial incentives for lenders to repossess properties without foreclosing on the borrower's loan, either by allowing "short sales" or simply taking back the deeds. The main motive seems to be sparing those borrowers from having their credit scores ruined by a foreclosure. Hmmmm. No moral hazard problem there, no sirree.
I know, I know -- driving down the borrowers' credit ratings would only exacerbate their debt problems. And it's certainly true that many borrowers' troubles don't stem from fiscal recklessness or ignorance. They may have lost their jobs or endured a financially crippling illness. But those who took on gargantuan debt on a wing and a prayer, or who kept accumulating debt by living well beyond their means, should see their credit dry up. It's part of the dynamic equilibrium that the system provides, albeit not in a precise, Swiss watch sort of way. That's why I cringe at the thought of subsidizing this group of borrowers and their lenders, who really should bear the full cost of the decisions they made.



Our Grandfather's are now spinning in their graves. We live in a Society that feels everyone is ENTITLED to something. This type of mentality is perfect if you’re a communist. Memo to everyone, LIVE WITHIN YOUR MEANS! No one deserves any type of entitlement. I don't own a Mercedes, BMW, or anything like that. I live within my means, and keep it like that. Everyone else, I guess you have to FAKE IT TILL YOU MAKE IT. But don't come asking me to bail you out. Especially since the LATIMES told us last week that emigrants are going better that native's when it comes to housing.
Posted by: Roman A | May 18, 2009 at 09:57 AM
Of course people are grumbling about paying for other people's gambling debt. Nobody is stepping up to pay mine, and I don't expect them to, either.
I also refuse to shed tears for those being foreclosed on, because I don't see renting as the evil that those tears would imply. I know, I know, call me crazy, a monster, unamerican, or whatever else you like, just don't call me to bail out irresponsible or even just unlucky borrowers and lenders. Not even to the tune of one cent.
Let them rent!
Posted by: Raffi | May 17, 2009 at 07:16 PM
I realize sum home buyers took on mor det [I use reformd spelling] than they shud hav, but I hav concluded that the main blame must fall on the lenders, thus:
Sed the CEO's, "We deserv prais
For our greedy & frivolus ways.
If their homes they ar losing,
Wy, that's their own choosing.
Let's giv ourselvs yet one mor rais."
Posted by: Theo Halladay | May 16, 2009 at 11:08 PM
There is certainly a lesson in all this. The question is whether or not the politicians allow the lessons to be learned. If those who recklessly got in over thier heads financially are given an easy way out, then that sends a very profound message to even the more responsible in the community. Be as reckless as you want and if the wheels fall off, the government will bail you out at the expense of your fellow citizens.It's called "Tough Love" and it needs to be applied in a very forceful and stern fashion, lest the whole thing simply repeats itself just a few years down the road.
Posted by: RDH | May 16, 2009 at 12:12 PM
The trail of arguments branch of endlessly. The idea of job loss or catastrophic illness as a justified reason to subsidized by others also dont hold water. A lifetime of choices is the driver of our current conditions, as much as we are subjects of fate and randomness.
My neighbour is an engineer with advanced degree's, and his decades of determined study of difficult subjects has made him reletively resilient to job donwturns. Why would he be required to subsidise the guys in our class who dropped out of high school, or took classes that did not interfere with their partying through college. This is the heart of the matter, that in mkyriad ways, we are collectively un willing to let the forces of cause and effect to play themselves out.
The point of moral hazard, is that the undelying behaviuors do not get modified, because their was no true consequence for the actions, that led to the probelms in the first place.
Their is a legendary generation of depression Era Americans who as children internalized key painfull lessons from their childhood into a set of behavioural charecteristics that arguably underpins large parts of the American success strory of the 20th century. No such painfull lessons are being learnt today. Instead, blame shifting, responsibility shifiting, and bailout conciuosness is what we have become enamored of.
Posted by: nyongesa | May 16, 2009 at 09:12 AM