Mortgage applications fell last week:
The Mortgage Bankers Association’s index decreased 1.9 percent in the week ended March 12. The Washington-based group’s purchase gauge fell 2.3 percent, while its refinancing measure declined 1.7 percent.
The lack of demand even as borrowing costs dropped signals a sustained housing recovery will be slow to develop this year. Federal Reserve policy makers yesterday cited stagnant home construction, declines in commercial real estate and a lack of jobs as risks that continue to face the world’s largest economy.
The problem is rather simple to understand - despite record incentives (such as the "homebuyer tax credit" and similar games) there are simply no more people who are willing and able to gorge themselves on more debt.
The cash-out refinance is dead, as there's no equity to extract. The use of the home as an ATM machine powered the last "expansion" in our economy, but that was a false expansion - it was not made up of production increases and general weal, but rather with debt.
There is no real demand for housing at today's price. At 1x or 2x incomes the housing stock would clear immediately. That's where the market "wants" to go. But doing so causes all the banks who made those imprudent loans at 5x or even 10x incomes to instantaneously detonate. Rather than make people eat their own bad decisions and thus learn from them (a great deterrent against sinning a second time!) The Government has instead chosen lies, obfuscation and intentional gimmicking of the accounting rules so that the consumer gets screwed but the institutions who made the imprudent loans are bailed out - in effect charging the consumer twice.
As an example of how badly screwed up our economy (still) is, I present an anecdote that is loosely changed from an actual person who presented themselves to a professional in the mortgage business not long ago.....
Mike, a driver of a piece of heavy construction equipment, became a first-time home buyer in 2004. His home cost $145,000 and his total mortgage payment was $1,046. He was making about $50,000 a year, so he had a nice safe, conservative "front end" ratio of about 25% - and with his only other debt being a car loan and a small credit card balance, his back end ratio was a reasonably-conservative 35%. He was easily able to afford his loan - and his life.
But now it's 2009. This client comes back to the original mortgage broker and calls in desperation. Work has evaporated and his income has roughly been cut in half.
He should have some equity in his home - after all, he bought before prices really took off. So we look at refinancing the debt - after all, rates have come down some, right?
What we find when credit is pulled is the ugly truth. Mike has done two cash-out refinances in the last five years, as well as taking out a HELOC. His total payment is now up to $1650 and the total indebtedness on the house is $216,000 - but the house is only worth $180,000.
When asked about the refinances Mike says that he was enticed by how easy it was to roll credit-card debt into the first refinance - he turned to this as a means to finance living somewhat-modestly beyond his income. He kept thinking - and was told repeatedly - that he'd be able to keep coming back to the same brokers for another refinance - after all, prices only go up on real estate.
After much consternation (after all, Mike can't really do much being this far underwater - other than try a modification or lose the house) Mike calls the lender and is "offered" a modification. His "trial" cuts the monthly payment to 31% of his (now reduced) income, but in doing so the term is extended to 40 years and the loan is essentially interest-only for the first several years. This "modification" means that Mike will never really own his house, as it will be a decade or more - assuming prices stabilize here - before he has any hope of reaching positive equity.
So Mike does this for a year - after all, he does like the house - and after a year the phone rings. The lender has denied his permanent modification. Who knows why - but what a pull of the credit report now shows is that the lender has been reporting the difference between the "trial" modification payments and the original as delinquent amounts to the credit bureaus! Mike's credit is now destroyed - he's $7,000 behind in mortgage payments, nearly $50,000 underwater, and has a credit score under 500.
Mike is screwed.
What could Mike have done differently?
Well, first, he could have not debt-binged. But that's water over the dam - he did debt-binge, and the debt is still there. Once the hangover hits it's too late to decide that the last bottle of Jack Daniels' was a bad idea.
Second, Mike could have done what I've advocated since this whole mess began. He could have not believed the snake-oil salesmen from the banks and finance companies and instead called up a good bankruptcy lawyer and enrolled agent (CPA authorized to practice before the IRS), got them both in a room, laid $250 or so on the table between the two of them for an hour of their time and figured out what his liability would be if he told the bank to stuff it.
He might have wound up in bankruptcy or foreclosure, but with proper guidance and a plan he would have almost certainly been in better shape than he is now. With the foreclosure or bankruptcy behind him, his credit would start to be rebuilt immediately. He would have contributed to the system clearing (even if he lost the house) rather than contributing to the balance sheet lies of the major financial institutions. While his credit would have been ruined, it's ruined anyway, he's still going to lose the house, and all he's managed to do is help the banks lie to the American people and perpetrate a scam upon everyone else.
And if, as I suspect, the housing market continues to tank for the next several years Mike would have been in a position to possibly buy a similar house - for cash - at some point in the next few years. Yes, this would require some pretty-severe austerity measures in Mike's household, but then again, the original goal was to own a house free and clear, right?
Mike listened to the crooners on CNBS and so-called "professionals" in the banks - people who's interest is not aligned with his - instead of hiring his own experts at his own expense to navigate a circumstance that, admittedly, was of his own doing - but from which he DID have choices.
There are millions of Mikes who have been seduced by the dark side of credit and then serially abused by the banksters and their minions. Until the market clears these moribund consumers' debt from the system, an act that can only occur two ways (through the passage of the aforementioned forty years - or bankruptcy of both borrower and lender) we cannot have sustainable economic recovery.
Our government has committed itself to the balance sheet lies and screwing Mike - as many times and as roughly as they can get away with. Sadly, so far, the American People are watching American Idol instead of recognizing that while they're culpable for listening to the siren song of "must have it nowitis", the banksters actions were anything but honorable - indeed, they both have been and remain outright predatory in nature.
If you want to know why Japan never got out of its slump more than two decades after their debt bubble burst, this is the reason. The debt was not forced through the system by defaults, with the government instead protecting imprudent lenders. They, like us, strung along borrowers for as long as possible, both deepening and prolonging the damage to their financial lives and futures. Instead of recovery these policies produced a nation of debt-zombies - a state of affairs that persists to this day.
We're stuck in the same trap, having learned exactly nothing from those who went before us as little as a decade ago.