Peter Buchsbaum I Mortgage Banker I NMLS #133257
The Week Ahead…What Consumer Sentiment, Wholesale Trade, and the Treasury Budget means to you! Real Estate Reality Radio…Buying a home with a little help from my friends. The Week Ahead…What Productivity, Employment Costs, Confidence and the Employment Situation Real Estate Reality Radio…Featuring Congressman Fitzpatrick’s Constituant Advocates How to Right Side Up if you are Upside Down! The Week Ahead…PPI, CPI, Housing Starts just to name a few. Real Estate Reality Radio…Featuring Mario Henry from HALO America The Week Ahead…Europe, Earnings and 2012 Outlook! Real Estate Reality Radio…Featuring Agent/Owner Diane Cleland The Week Ahead…Jobs, Jobs, Jobs… Real Estate Reality Radio…Featuring Sandy McQuail the “Credit Doctor” The Week Ahead…The final reading for 2011
The Week Ahead…What Consumer Sentiment, Wholesale Trade, and the Treasury Budget means to you! Sunday, 5 February 2012 Market Focus:  After a very busy week with an exciting last day this week pales in comparison. Not a lot of action but certainly a lot of talk from Fed officials. Keep one eye on Europe again. Monday: No Economic Reports Richard Fisher (Dallas Federal Reserve President) Speaks Tuesday: Consumer Credit: The dollar value of [...]
Real Estate Reality Radio…Buying a home with a little help from my friends. Friday, 3 February 2012 Hello, and welcome to Real Estate Reality Radio. The most important hour of radio every Friday from 9 to 10 on WBCB 1490 am. Thank you for joining Vince and me. For those of you who are not familiar with the show I am the guy with a bow tie and a bit of an [...]
The Week Ahead…What Productivity, Employment Costs, Confidence and the Employment Situation Sunday, 29 January 2012 The Week Ahead… Market Focus: A very busy week of reports about income, employment costs, confidence, productivity and the all important employment report. All of this with the back drop of the Florida GOP primary and Greece’s ongoing drama. Should prove interesting. Monday: Personal Income and Outlays: Personal income is the dollar value of income received from [...]
Real Estate Reality Radio…Featuring Congressman Fitzpatrick’s Constituant Advocates Friday, 20 January 2012 Welcome to Real Estate Reality Radio. The most important hour of radio every Friday from 9 to 10 on WBCB 1490 am. Thank you for joining Vince and me. For those of you who are not familiar with the show I am the guy with a bow tie and a bit of an attitude and [...]
How to Right Side Up if you are Upside Down! Wednesday, 18 January 2012 This past weekend I spent time with some very special people from Right Side Up. The list of members included Congressman Mike Fitzpatrick and two of his “constituent advocates”, two counselors from Bucks County Housing, the “credit doctor” from United One Resources, and out team coach Kathy Gentner from Keller Williams. I mentioned all of [...]
The Week Ahead…PPI, CPI, Housing Starts just to name a few. Sunday, 15 January 2012 Market Focus: With the S & P downgrade of 9 Eurozone countries the US markets should be under some added pressure. The positives will be found if the inflation numbers remain low as expected. Monday: US Holiday: Martin Luther King Jr. Day. Bond, Equity Markets Closed Tuesday: Empire State MFG: The New York Fed conducts [...]
Real Estate Reality Radio…Featuring Mario Henry from HALO America Friday, 13 January 2012 Hello, and welcome to Real Estate Reality Radio. The most important hour of radio every Friday from 9 to 10 on WBCB 1490 am. Thank you for joining Vince and me. For those of you who are not familiar with the show I am the guy with a bow tie and a bit of an [...]
The Week Ahead…Europe, Earnings and 2012 Outlook! Sunday, 8 January 2012 Market Focus: Europe All over again. With a look back at 4th quarter earnings as well as a look ahead to 2012. It should be another volatile week. Monday: Consumer Credit: The dollar value of consumer installment credit outstanding. Changes in consumer credit indicate the state of consumer finances and portend future spending patterns. The [...]
Real Estate Reality Radio…Featuring Agent/Owner Diane Cleland Friday, 6 January 2012 Hello, and welcome to Real Estate Reality Radio. The most important hour of radio every Friday from 9 to 10 on WBCB 1490 am. Thank you for joining Vince and me. For those of you who are not familiar with the show I am the guy with a bow tie and a bit of an [...]
The Week Ahead…Jobs, Jobs, Jobs… Sunday, 1 January 2011 Market Focus: If Real Estate is Location, Location, Location this week should be Jobs, Jobs, Jobs! Monday: All Markets Closed: New Years Day Observed Tuesday: ISM Mfg Index: The Institute for Supply Management surveys more than 300 manufacturing firms on employment, production, new orders, supplier deliveries, and inventories. Readings above (below) 50 percent indicate an [...]
Real Estate Reality Radio…Featuring Sandy McQuail the “Credit Doctor” Friday, 30 December 2011 Hello, and welcome to Real Estate Reality Radio. The most important hour of radio every Friday from 9 to 10 on WBCB 1490 am. Thank you for joining Vince and me. For those of you who are not familiar with the show I am the guy with a bow tie and a bit of an [...]
The Week Ahead…The final reading for 2011 Sunday, 25 December 2011 Market Focus: Next week brings data on home sales, consumer confidence, weekly unemployment claims and a reading on manufacturing activity in the Chicago area. Stocks have been supported recently by signs of improvement in the U.S. economy, including declines in initial claims for jobless benefits and an uptick in construction. Low volume is still the [...]
WEDNESDAY, FEBRUARY 08, 2012
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Posts Tagged ‘Horsham’

Market Focus: An over light week in the way of economic reports. Quarterly results will be the market movers. More than one fifth of the S&P 500 and one half of the Dow 30 will report their results this week.

Monday:

Housing Market Index: The National Association of Home Builders produces a housing market index based on a survey in which respondents from this organization are asked to rate the general economy and housing market conditions. The housing market index is a weighted average of separate diffusion indexes: present sales of new homes, sale of new homes expected in the next six months, and traffic of prospective buyers in new homes. What it means to you: This report provides a gauge of not only the demand for housing, but the economic momentum. People have to be feeling pretty comfortable and confident in their own financial position to buy a house. Furthermore, this narrow piece of data has a powerful multiplier effect through the economy, and therefore across the markets and your investments.

Tuesday:

Housing Starts: A housing start is registered at the start of construction of a new building intended primarily as a residential building. The start of construction is defined as the beginning of excavation of the foundation for the building. The consensus estimate is for a gain from .560 million annualized units to .575 million units. What it means to you: The housing starts report is the most closely followed report on the housing sector. Housing starts reflect the commitment of builders to new construction activity. The level as well as changes in housing starts reveals residential construction trends. Housing starts are subject to substantial monthly volatility, especially during winter months. It takes several months to establish a trend. Thus, it is useful to look at a 5-month moving average (centered) of housing starts.

ICSC Goldman Store Sales:  This weekly measure of comparable store sales at major retail chains, published by the International Council of Shopping Centers, is related to the general merchandise portion of retail sales. It accounts for roughly 10 percent of total retail sales. What it means to you: Consumer spending accounts for more than two-thirds of the economy, so if you know what consumers are up to, you’ll have a pretty good handle on where the economy is headed.

Redbook: A weekly measure of sales at chain stores, discounters, and department stores. It is a less consistent indicator of retail sales than the weekly ICSC index. What it means to you: The pattern in consumer spending is often the foremost influence on stock and bond markets.

Thomas Hoenig (Kansas City Federal Reserve President) Speaks

Wednesday:

Existing Home Sales: Existing home sales tally the number of previously constructed homes, condominium and co-ops in which a sale closed during the month. Existing homes (also known as home re-sales) account for a larger share of the market than new homes and indicate housing market trends. The consensus estimate is for an increase from an anemic 4.81 million units to 4.9 million units. What it means to you: This provides a gauge of not only the demand for housing, but the economic momentum. In a more specific sense, trends in the existing home sales data carry valuable clues for the stocks of home builders, mortgage lenders and home furnishings companies.

EIA Petroleum Report: The Energy Information Administration (EIA) provides weekly information on petroleum inventories in the U.S. The level of inventories helps determine prices for petroleum products. What it means to you: Petroleum product prices are determined by supply and demand – just like any other good and service. During periods of strong economic growth, one would expect demand to be robust. If inventories are low, this will lead to increases in crude oil prices – or price increases for a wide variety of petroleum products such as gasoline or heating oil.

Thursday:

Weekly Jobless Claims: New unemployment claims are compiled weekly to show the number of individuals who filed for unemployment insurance for the first time. An increasing (decreasing) trend suggests a deteriorating (improving) labor market. The four-week moving average of new claims smoothes out weekly volatility. The consensus estimate is for a decrease from 428,000 to 420,000. What it means to you: By tracking the number of jobless claims, investors can gain a sense of how tight, or how loose, the job market is. If wage inflation threatens, it’s a good bet that interest rates will rise.

Philadelphia Fed Survey: The general conditions index from this business outlook survey is a diffusion index of manufacturing conditions within the Philadelphia Federal Reserve district. This survey, widely followed as an indicator of manufacturing sector trends, is correlated with the ISM manufacturing index and the index of industrial production. The consensus estimate is for a increase from -7.7 to 5. What it means to you: By tracking economic data such as the Philly Fed survey, investors will know what the economic backdrop is for the various markets. The stock market likes to see healthy economic growth because that translates to higher corporate profits. The bond market prefers more moderate growth so that it won’t lead to inflation. The Philly Fed survey gives a detailed look at the manufacturing sector, how busy it is and where things are headed.

Bloomberg Consumer Comfort Index: A weekly, random-sample survey tracking Americans’ views on the condition of the U.S. economy, their personal finances and the buying climate. What it means to you: The pattern in consumer attitudes can be a key influence on stock and bond markets. Consumer spending drives two-thirds of the economy and if the consumer is not confident, the consumer will not be willing to spend. Confidence impacts consumer spending which affects economic growth.

FHFA House Price Index: The Federal Housing Finance Agency (FHFA) House Price Index (HPI) covers single-family housing, using data provided by Fannie Mae and Freddie Mac. The House Price Index is derived from transactions involving conforming conventional mortgages purchased or securitized by Fannie Mae or Freddie Mac. What it means to you: Home values affect much in the economy — especially the housing and consumer sectors. Periods of rising home values encourage new construction while periods of soft home prices can damp housing starts. Changes in home values play key roles in consumer spending and in consumer financial health.

Leading Indicators: A composite index of ten economic indicators that should lead overall economic activity. This indicator was initially compiled by the Commerce Department but is now compiled and produced by The Conference Board. It has been revised many times in the past 30 years – particularly when it has not done a good job of predicting turning points. The consensus estimate is for a substantial decrease from last month’s .8 to .3 increase. What it means to you: By tracking economic data such as the index of leading indicators, investors will know what the economic backdrop is for the various markets. The stock market likes to see healthy economic growth because that translates to higher corporate profits. The bond market prefers less rapid growth and is extremely sensitive to whether the economy is growing too quickly-and causing potential inflationary pressures. The index of leading indicators is designed to predict turning points in the economy — such as recessions and recoveries.

Money Supply

Friday:

No Reports

The calendar of economic data was thin last week, but the next few days brings key numbers on retail sales, manufacturing and production, and cost pressures. In addition, the Federal Reserve releases a policy statement Tuesday afternoon. No changes to the QEII large scale asset purchase program are anticipated. HERE is the updated QEII Treasury purchasing scheudle.

Beyond the economic calendar, Congress goes on winter break starting Friday afternoon. That means Bush era tax cut and unemployment benefit extensions must be decided on in the days ahead, otherwise we will have to wait for the incoming 112th Congress to be seated

Key Events This Week:

Monday:

No significant data.

Tuesday:

8:30 ? The week begins with a look at the Producer Price Index, which at last glance was more subdued than expected. PPI is anticipated to rise 0.6% in November, following a 0.4% gain in October ? or half what economists were expecting. A 0.6% increase would leave prices up 3.3% compared to 12 months ago. Core prices, which exclude volatile food and energy costs, are expected to be up 0.2% in the month, after falling 0.6% in the prior month. For the year, core prices should be up 1.2%.

“Both food and energy prices look to have increased meaningfully, based on available exchange-traded prices,” said economists at Nomura Global Economics, who attributed the decline in October’s core PPI to vehicle prices on the annual auto year-end turnover. 

“This price decline is virtually certain not to be repeated, and the main question is whether the vehicle price indexes will settle at new lower levels or whether they will partially recover,” they wrote. “Investigating previous incidents of large October drops in the vehicle indexes, we judge that some payback this month looks likely. Besides this temporary volatility, we believe that core PPI inflation should hold relatively steady as higher input costs offset downward pressure from spare capacity.”

8:30 ? Rising consumer sentiment, Black Friday, and some holiday spirit are expected to boost Retail Sales, the key indicator this week, by 0.6% in November, following a 1.2% leap in October. The October gain was led by auto sales climbing 4.4%. Gains in November are expected to be more broad-based, as auto sales crept up only 0.1% in the month according to the Commerce Dept. The ex-autos figure, which moved up 0.4% last time, is anticipated to be up 0.6%. 

“Retail sales used to estimate consumer spending should be stronger than last year, especially general merchandise, apparel and accessories, furniture and other (GAFO) sales,” said forecasters at IHS Global Insight. “We are holding firm to our view that holiday sales ? November plus December retail sales less autos, less gas, less food services, less nonstore outlets ? will be up 4.5% compared to last year.”

10:00 ? Business Inventories are expected to rise 1% in October. The previous month rose a better-than-expected 0.9% as retailers stocked up more than forecasters assumed. The stock-to-sales ratio was unchanged at 1.27.

“The recent strength in inventory investment has clearly surprised us, and could suggest upside risks to our Q4 GDP growth forecasts,” said analysts at Nomura. “However, some of the gain looks to be related to price effects, rather than increases in real volumes.”

2:00 ? The FOMC Meeting always garners plenty of attention. This meeting will be no exception as analysts will want to see if the Fed’s language changes in light of heavy criticism recently regarding its reflationary program of quantitative easing. Also, the unemployment jumped to 9.8% in November, which should prompt the Fed to defend their monetary expansion policies. The overnight lending rate is not expected to be changed from the current range of zero to 0.25%.
“The FOMC may start to provide hints that it is prepared to be flexible in terms of the size and timing of the QE2 program, indicating that it could be ramped up or ramped down depending on the performance of the economy and other supporting fiscal policies,” said Fed watchers at IHS Global Insight. “Kansas City Fed Chief Thomas Hoenig will cast another dissenting vote, but that will be his last kick at the can for a couple of years, as he rotates off the FOMC board in early 2011. In 2011, the black sheep mantle will fall either to Plosser from the Philadelphia Fed or Fisher from the Dallas Fed.”

Economists at BMO added: “It’s possible that policymakers have become slightly more upbeat on the growth outlook in light of the tax-cut plan and generally better-than-expected economic numbers. However, we don’t suspect the better tone will discourage the Fed from completing its current asset-purchase program as planned through mid-2011.”

“In fact,” they continued, “since the last policy meeting, the Fed’s goalposts have moved further away, as core inflation has slipped to a record low and the unemployment rate has backed up. Rubbing salt in the wound is the fact that long-term interest rates, in particular mortgage rates, have jumped more than one-half percentage point since the November 3 policy meeting. The press statement should reaffirm that the Fed will do what it takes to reduce the unemployment rate meaningfully and return inflation toward 2%.” 

Wednesday:

7:00 ? The weekly MBA Mortgage Applications index showed purchases were up 1.8% in the week ending Dec. 3, marking the third straight increase and reaching its highest level since early May.

“After several months of inaction, mortgage purchase applications have started to pickup,” said economists at Nomura. “Although this indicator has a spotty track record for calling turning points in the housing market, it corresponds with other tentative signs of improvement ? better pending home sales, stable building permits ? and therefore should be closely watched.”

8:25 ? Dennis Lockhart, president of the Atlanta Fed, speaks on Atlanta regional issues before the Midtown Alliance Annual Meeting.

8:30 ? The Consumer Price Index has been showing annual price changes at 1.1% to 1.2% for the past five months, while core prices are at just +0.6% ? the lowest level in 54 years of data. In November, monthly prices are set to gain 0.2% for the headline, the same pace as October, and 0.1.% for the core, which follows three flat months. Annual price gains are once again anticipated to be 1.1% for the headline and 0.6% for the core, levels that encourage the Fed to continue its QE2 program.

“We expect deflationary pressures to remain in the short- and mid-term,” said economists at BBVA. They noted that the gain in headline prices last month was driven by energy prices ? the rise in gasoline costs accounted for almost 90% of the increase.

Analysts at Nomura said the most important component of the core index to watch will be rent costs.

“In our view, available data suggest rent inflation has begun to pickup after a multi-year slump,” they wrote. “Given their large share (40%), an acceleration in rents could be enough to halt the decline in core inflation.”

8:30 ? The Empire State Manufacturing Survey, the first regional manufacturing report to be released each month, is anticipated to see a major leap forward to 5.0 in December, up from a contractionary -11.1 in November. The reversal is based on the view that the prior month’s plunge must have been a quirk ? the index fell from +15.7 to -11.1, its  weakest reading in 20 months and the biggest one-month decline ever recorded for the index. 

“We expect (and hope) this was a temporary drop, and forecast that the index will rise back to +5.0 for December,” said economists at Nomura. “Another weak reading would raise concerns about the ISM outlook.”

9:00 ? TIC Flows, a measure of what financial instruments are flowing in and out of the U.S., showed net cap inflows of $81 billion in September, with foreign purchases of Treasuries totaling $78.3 billion.  

Predictions for the October report were not available, but economists at Nomura released this note:

“In September, private foreign inflows into US capital markets were relatively weak ? less than half the volume of July and August. We expect private inflows to recover this month. The dollar started to recover during the month, and fund flow data showed a pickup in purchases of US bonds and equities. Separately, Fed custody data points to an improvement in foreign official inflows as well.”

9:15 ? Industrial Production was flat in October as a decline in utilities output offset a solid gain in manufacturing production. The Federal Reserve said warmer weather was the cause of reduced utilities output, so with weather back to normal economists are looking for a 0.3% gain in November. 

“Last month, industrial production was unchanged due to weather-related distortions, but manufacturing production was quite healthy,” said economists at Nomura. “This month, those weather effects should fade and the underlying heath in the manufacturing sector should show through. We look for particularly strong growth in auto production, given available production figures from the major manufacturers. Even stronger growth looks unlikely given the decline in manufacturing employment, the weaker manufacturing ISM, and a decline in electricity output during the month.”

Analysts at IHS Global Insight the electricity component should increase in November after a series of negative prints, while motor vehicle production will fall down after a sequence of strong months. 

“Core manufacturing probably had an average month as hours worked were anemic, but solid productivity growth allows output to rise faster than hours,” they said.

10:00 ? The NAHB’s measure of homebuilder sentiment, the Housing Market Index, is expected to remain stagnant at 16 in November after two months of single-point gains. Any score below 50 indicates pessimism, and while the current score is several points higher than summer levels, it is still below the pre-credit crisis all-time low. It is also below the 17 registered in November 2009. 

“The housing market has started to show some hints of improvement ? e.g., an increase in pending home sales and the week purchase application index ? but homebuilder sentiment remains extremely low,” said economists at Nomura. “We think the index could rise slightly this month as builders see more reason for optimism. We are forecasting a gain to 17 from 16, but see some upside risk to this figure.”

Thursday:

8:30 ? Economists are expecting to see a rebound in November Housing Starts, or plans for constructing new homes, after the index dropped 11.7% a month before. Starts are expected to rise to an annual pace of 550k in November, up from 519k a month before. Building Permits, which anticipate starts by a month or two, are forecast to be at 560k, up from 552k in October. 

At best, these increases are an indication of stabilization than a renewal in the sector. Over the past 24 months, the average starts rate has been 575,000 units, whereas under normal conditions it would be at least 1.5 million, according to economists at IHS Global Insight.

In October, single-family starts slipped 1.1%, while multi-family starts dropped 43.5%.

“The sharp 64,000 drop in October multi-family starts appears to be an aberration, since it is out of line with recent data points,” the economists said. “We are expecting multi-family starts to bounce back by half of this amount in October.”

They added, “Given that September’s number was the  third lowest ever ? data go back to 1947 ? this is hardly much of an improvement. With the economy growing and adding jobs, and applications to buy homes rising, we are expecting a small improvement in housing permits.”

8:30 ? Jobless Claims are receiving a lot of attention recently as the 4-week average continues to fall, indicating that the pace of lay-offs is finally slowing and the economy is  actually creating jobs. Some are even predicting upward revisions to the disappointing payrolls report in November, in some part based on the jobless claims reports. Economists are looking to see 420k new claims in the week ending Dec.11, compared with 421k the week before. The 4-week average was 428k last week, or 22k lower than the 450k mark, the level which economists say indicates labor expansion.

“The week after Thanksgiving has one of the largest seasonal adjustment factors of the year and always should be treated with some caution,” economists from Nomura said of the latest 421k figure. “However, it seems clear that the trend in jobless claims is improving. We think further declines are more likely than increases over the next month.”

Continuing claims ? the tally of those receiving regular unemployment benefits ? are expected to come in at 4.05 million in the week ending Dec. 4, down from 4.086 million.

10:00 ? Forecasters think the Philadelphia Fed Survey will fall to 15.0 in December  from 22.5, indicating expansion but at a lower pace than a month before. The previous score was the highest in 11 months, and helped to keep markets optimistic after the sharp decline in the New York regional index. 

“In stark contrast to the Empire State index, the Philadelphia Fed’s measure of manufacturing conditions surged in November back to its cyclical peak,” said economists at Nomura. “We see a modest reversal from current levels to 15.0, but think most of last month’s gain will stick.”

2:30 ? The Federal Reserve Board holds an open meeting to discuss proposed rules governing debit card interchange fees and routing.

Friday:

10:00 ? Leading Economic Indicators, a composite measure that attempts to track turning points in the economy, is expected to rise by 1.1 points in November after gaining 0.5 points in each of the last two months.  A November gain would mark the fifth straight advance and point to continued economic expansion in the U.S.

Economists at Deutsche Bank say the index has been the subject of some debate recently because the annual rate of growth has leveled out since peaking in April. 

“We are not concerned as our expectation of 1.1% sequential growth in the LEI would keep the annualized rate of growth well above 6%,” they wrote. “We would only have reason to fret in the event that this series were to go negative on an annualized basis. This appears unlikely at least in the near term, given the strength in equities, steepening yield curve and falling jobless claims.”

Friends,

 To all of the people I come into contact with during the course of a day, I take this opportunity to write a brief note to express my deepest gratitude for all that you mean to me each and every day. At this time of the year, we give thanks and celebrate a birthday followed by a new beginning. It is a time of family and friends – a time historically celebrated with gift giving.

Marie, Brian and I have chosen to take a different gift giving path this year. Rather than give everyone we know trinkets of appreciation, we have chosen to provide a true Christmas for a few families in the Philadelphia area that are unable to do so during these difficult and uncertain economic times. Three such families were referred to us by a pastor in a local church which was, for the first year ever, unable to internally aid  its own congregation. The frames of these families we are honored to help with a Christmas dinner, clothing, and toys are as follows:

First, we have a single mother of three children including an eight month old girl and two boys, ages nine and twelve. The boys’ interests range from sports to drawing, and they have created their own series of comics, which they hope to share with their sister when she grows old enough to appreciate the fun.  Second, we are helping a young married couple with two girls and three boys. And finally, our assistance is extended to another single mother with four girls (ages four, twelve, seventeen, and eighteen) and a fifteen year old boy. I have been instructed that the four year old likes anything pink, the twelve year old loves to sew, and the remaining two sisters entertain themselves with board games. The boy collects Hot Wheels.

We feel privileged to have the opportunity to help bring a joyous season to these three families. Without the help of everyone who touches our lives every day, we would not be in a position to do this.

To that end, we offer a heartfelt thanks from our home to yours this holiday season. May peace and generosity fill your hearts and the hearts of those you love as well.

Warmest holiday regards,

I recently read a news release from Freddie Mac, the 2nd largest government sponsored entity. Higher fees translate to tighter lending, and the updates continue to focus on borrowers classified as those with “less than perfect” credit profiles established by credit scoring. These borrowers will now face higher closing costs and mortgage rates, but the new changes affect not just the weakest borrowers; the middle-tier ones are being hit as well. For example, a borrower with a 715 score and 77% loan to value will now pay approximately .25% higher rate. A borrower with a 695 credit score will pay about .5% higher in interest rates.

 Two thoughts come to mind. First, when did a 715 credit score become a cause for punishment? Second, when are we going to learn from history? In 1934, the housing economy was going nowhere. Home prices were falling. Joblessness was at levels never seen before. Terms for mortgages were very difficult to meet. Sound familiar? Along came the FHA. By lightening up on the lending rules, homeownership increased, housing prices stabilized, and more people began to work.

 I am not advocating that we lend money like it is 2005 all over again. I am, however, suggesting that we get away from automated lending decisions and credit scoring. Lending decisions should be made by people trained to understand a credit report rather than a machine that utilizes mysterious criteria.

 The Real Estate bubble was actually created by using credit scores; at that point though, the very same scores helped determine that we could lend to anyone with a pulse. The mortgage market imploded because we created mortgages which made little to no sense, but they satisfied appetites for hunger beyond folks’ economic means. Just think of the negative amortization loans and interest only loans we provided to the average everyday consumer who at best was looking at a cost of living increase each year…

 Now we have migrated into a world where GMAC mortgage has overlays which will not allow a borrower to buy a home under the “flipping waiver” set by the FHA. This means a lender using my (yours too) tax dollars as a loan to get out of bankruptcy will not lend a borrower with a 715 credit score a mortgage to buy a home that has transferred ownership in the past 90 days. Visit the above linked waiver (see determination) to understand how these purchases again help the housing economy.

 I have concluded from all of this that the GSE’s and the banking sector reached the verge of bankruptcy and needed our help financially. So we, as tax payers, lent money to our own version of a “less than” borrower with a less than perfect credit history, who has elected to add insult to injury in choosing to ignore history’s lessons on how to help pick up and reinvigorate our economy.

Treasury’s Geithner Urges End to Fannie, Freddie ‘Ambiguity’

By Rebecca Christie and Phil Mattingly

March 23 (Bloomberg) — U.S. Treasury Secretary Timothy F. Geithner said the government should end the “ambiguity” over its involvement in mortgage finance companies Fannie Mae and Freddie Mac.

“Private gains can no longer be supported by the umbrella of public protection, capital standards must be higher and excessive risk-taking must be appropriately restrained,” Geithner said in testimony prepared for the House Financial Services Committee that was obtained by Bloomberg News. The hearing is scheduled for today at 10 a.m. in Washington.

Geithner said the Treasury Department and the Department of Housing and Urban Development will issue a request for comment by April 15 on how to overhaul the U.S. housing-finance system and its regulatory structure. The government needs to make sure there is “no ambiguity over the status or allowable activities of any private entity which enjoys any benefits or protections from the government,” he said.

At the same time, Geithner pledged that the Obama administration would seek to avoid disruptions in the market for Fannie Mae and Freddie Mac’s debt and mortgage-backed securities. He said investors should not doubt the U.S. government’s commitment to backstop the obligations of the two companies, which have been in conservatorship since 2008.

Sufficient Capital

“It should be clear that the government is committed to ensuring that the GSEs have sufficient capital to perform under any guarantees issued now or in the future and the ability to meet any of their debt obligations,” Geithner said. “The administration will take care not to pursue policies or reforms in a way that would threaten to disrupt the function or liquidity of these securities or the ability of the GSEs to honor their obligations.”

The testimony expands on Geithner’s call yesterday for a “fresh, cold look” at the government’s role in housing. In a speech at the American Enterprise Institute in Washington, the Treasury chief said he is “looking forward to reforming” the government-sponsored enterprises — or GSEs, as Fannie and Freddie are known — even though that process has been put off while the Obama administration focuses on priorities including a financial regulatory overhaul.

The administration’s delay in offering its plan for Fannie and Freddie has drawn criticism from Republican lawmakers who are already critical of President Barack Obama’s approach to toughening financial oversight.

‘No’ Strategy

Representative Jeb Hensarling, a Republican from Texas, said yesterday that the administration should explain why it has “no exit strategy” from its 2008 takeover of the two mortgage- finance companies.

Geithner said in his prepared testimony for today’s hearing that the government had “few viable alternatives” to its extensive support of Fannie Mae and Freddie Mac because the two companies are so central to the housing market. Private capital isn’t available in sufficient strength to fund the mortgage market and make credit widely available, he said.

Before the government stepped in, the two companies guaranteed more than $5 trillion in residential mortgage-based securities, or almost half of the U.S. residential mortgage market, Geithner said. They also had more than $1.7 trillion in outstanding debt, held equally by foreign and U.S.-based investors, he said.

Treasury Backstop

The Treasury in December said it would provide as much support to the GSEs as needed over the next three years. At that time, the Treasury also eased its requirements for the two companies to shrink their portfolios.

Geithner said the Treasury is still “firmly committed” to shrinking the firms in the long run. He also reiterated that the two companies are unlikely to exceed previous projections on government assistance.

“Neither company was near the previous $200 billion per institution limit in December, and neither is likely to exceed those caps even under a range of very conservative assumptions,” Geithner said.

The Treasury secretary laid out broad objectives for weighing how to change Fannie Mae and Freddie Mac, along with other housing organizations such as the Federal Home Loan Banks and the Federal Housing Administration. He said there are “a variety of mechanisms” the government could use to promote stability and also provide subsidies to parts of the market.

New Incentives

The housing finance system needs to have incentives that are aligned to encourage the mortgage industry to work toward long-term health instead of short-term gains, Geithner said. Private gains shouldn’t be allowed when the public bears the brunt of losses, and mortgage finance companies should be required to hold sufficient capital and avoid abusive practices.

Mortgage products should be standardized and support a liquid secondary market, with a broad base of investors and “accurate and transparent pricing,” Geithner said. Government housing policy should aim to promote widely available mortgage credit, financial stability and affordable housing options for lower-income households, he said.

“Action is needed to ensure that markets are more stable, consumers are protected, credit is widely accessible and important housing policy objectives, such as affordable housing for low and moderate income families, are administered effectively and efficiently,” Geithner said. “Government has a key role to play in that new system, but its role, and the role of the GSEs in particular, will be fundamentally different from the role played in the past.”

To contact the reporter on this story: Rebecca Christie in Washington at rchristie4@bloomberg.netPhil Mattingly in Washington at pmattingly@bloomberg.net;