NAMA casts its shadow over rent flexibility

According to today’s Irish Times the legislation to ban leases providing for upward-only rent reviews has been shelved in the interests of NAMA:

Nama sinks upwards-only law

The Government is not to proceed with the abolition of upwards-only rent reviews even though the legislation has already been passed by the Oireachtas, says FBD Retail Excellence which represents over 50 retailers. David Fitzsimons, CEO of Retail Excellence, told members it was very unusual for a minister to announce a measure in the Dáil and then not proceed with it. His interpretation was that advisers to the Department of Finance and Nama had insisted on not abolishing upwards-only reviews as this would further undermine asset values.

Legislation to end upwards-only reviews on new leases was approved by the Dáil before the summer. While it would not have affected existing leases, Retail Excellence says it would have “sent a strong message to the landlords”. Labour TD Ciaran Lynch has tabled a question in the Dáil enquiring whether the legislation is to be implemented.

Desmond’s Proposal for the Banks

Dermot Desmond has put forward an interesting alternative proposal to NAMA. You can read it here. Essentially, the proposal is for the Irish government to guarantee €60 billion in bonds issued by the banks themselves subject to various conditions such as the payment of a fee to the government, disallowing dividends to paid while the guarantee is outstanding and, importantly, allowing the government the right to purchase the banks for €1 in ten years time if the guaranteed obligations cannot be paid back. The banks are then given time to sort out their bad loan problems via setting up their own internal “bad banks.”

I think this is an interesting proposal and I wish that we could have had a better public debate involving proposals like this at an earlier stage. That said, let me put forwards a few (hopefully constructive) criticisms.

  1. Why does the amount of issued bonds have to be as high as €60 billion? This figure has been arrived at as a guess of the long-term economic value of assets being transferred to NAMA. If these assets are not being transferred, where does this figure come in to it?  To return to an earlier discussion, it seems highly unlikely that the banks would use €60 billion in fresh funding to make new loans. More likely, if they were able to issue bonds of this amount, they would use it to reduce their dependence on the ECB.
  2. Who will buy these bonds? I’m sure Mr. Desmond realises that, without NAMA or some other major intervention by the Irish government, the banks could not raise this kind of funding. This is why he is suggesting the government guarantee. But this effectively implies the issuance of €60 billion in debts that are viewed as quasi-sovereign obligations. Is there the market out there to purchase this much Irish government-backed debt? My understanding of the government’s position is that it’s partly driven by an assessment that the answer to this question is no. This is why they are directly issuing government bonds to the banks, which the banks can use in repo operations at the ECB. The NAMA plan does not involve direct issuance of large amounts of quasi-sovereign debt to the market all at one time.
  3. The proposal does nothing to recapitalise the banking system, focusing instead on liquidity problems. If, as many suspect, our main banks are either insolvent (or close to it) without NAMA’s intervention, then Desmond’s plan would leave us with undercapitalised banks given a ten year sentence to get themselves sorted out. This seems like a recipe for zombie banks with an incentive to restrict credit and get risk-weighted assets down as a way of returning to solvency. The ten-year Damacles sword will incentivize the banks to use retained earnings to pay off the guaranteed bonds rather than expand assets. Not a pretty picture.

Desmond’s main objection to nationalisation is that nationalising all the banks would lead to an uncompetitive banking sector. However, it may be possible to adopt a hybrid approach in which some banks are nationalised, recapitalised and then privatised, while others are perhaps given the type of liquidity help that Mr. Desmond envisages. One thing should be clear, however: Any coherent plan for our banking system must focus on its recapitalisation.

Crisis-Related Measures in the Financial System and Sovereign Balance Sheet Risks

The IMF has released a new report that lays out general principles that should guide governments in managing public interventions in the banking system.

Full paper here.

Summary here.

The Night Before

Since the Morgan Kelly thread is spiralling towards a Night Before the Big Event discussion, I thought I’d give our readers a dedicated pre-NAMA thread to hang out in.

Brian Lucey has posted his prediction:

My prediction for tomorrow:  55b regular (blue) NAMA bonds, max 5b subordinated (purple) NAMA-bonds to purchase low 80s of book value; we may get to know the bond issue more clearly – expect to hear that the bonds are being issued on 12-18m rollover basis, and that subbies are very longdated.

I’m not sure I can disagree too much with that but I do hope it’s wrong both on total payment (too high) and the amount of sub bonds issued (too low). Part of the point of the lobbying effort that I and others have put in has been to get the government to avoid such an outcome, so I’d be disappointed if that came to pass.

A couple of other bits of pre-match punditry:

1. Don’t focus on the average haircut. That will include the haircut on Anglo loans which is one hand of government paying another, so it has no implications for the taxpayer. Focus instead on the haircuts for BOI and (in particular) AIB.

2. Let’s hope we can get some proper evidence on the original value of the collateral put up for the loans being acquired—the commonly-cited though theoretical €120 billion figure for the original collateral value underlying the equally theoretical €90 billion in loans. Without convincing evidence for this figure, claims that we should add 25 percent to get at the discount being applied to original value of the collateral should be interpreted with a huge dollop of salt. Ideally, I would also like to see evidence provided on the amount of rolled-up interest in the loans being purchased as well as any reduction in net equity due to cross-collaterisation. Claims that this information is “commercially sensitive” should be countered by proposals that detailed, convincing, information could be provided to the main opposition spokesmen.

3. Full detailed information about both types of bonds should be revealed including the exact circumstances under which the NAMA subordinated debt will not pay off and the maturity and coupon formula for the regular bonds.

4.  Look for full details of planned recapitalisations to be announced. We should know by tomorrow what rates of regulatory capital the government intends for the banks after the NAMA transfer.

Anything else?

Stiglitz report on measuring economic progress

The report of the high-powered Commission on the Measurement of Economic Progress and Social Performance set up by President Sarkozy and chaired by Joe Stiglitz and with a stellar cast of economists amongst its members was published today. President Sarkozy has promised to follow the report by measuring well-being as well as gross domestic product. The full report does not appear to be available yet on the Commission’s website, [Update:  link is now available]. For a flavour of the issues raised in the report, see Stiglitz’s commentary on the GDP fetish.