The Sub-Prime
Mortgage Crisis of 2007 occurred when the bubble in the United States
housing sector, which began growing after the 2001 recession, began to
recede and home prices began to decline. As home prices declined, home
owners began defaulting on their mortgages, rendering mortgage-backed
securities much less valuable. Many financial institutions had purchased
securities backed with sub-prime mortgages, believing that they were
safe assets. Some institutions avoided these toxic assets completely,
while others divested themselves of the assets before the housing bubble
collapsed. The failure of many of the country’s most prestigious
financial firms to correctly evaluate the risk inherent in packages of
sub-prime mortgages illustrates the importance of correct evaluations of
risk and reward for firms and consumers alike.
When
the Federal Reserve decided to cut interest rates in response to the
early 2000’s recession, low interest rates and lending standards
encouraged a wave of home buying by sub-prime borrowers. According to
Princeton economist Paul Krugman, low interest rates “promote spending
on housing and other durable goods.” Sub-prime borrowers took advantage
of adjustable rate mortgages with low introductory rates. Many of these
borrowers accepted these loan terms because they expected to refinance
their home at a favorable rate once the home’s value increased due to
the boom market in the housing sector.
From 2001 to
2006 median new home prices increased from $150,000 to $260,000.
However, due to the increased prices of housing, real estate developers
began rapidly increasing the housing supply to profit from the higher
prices. The increase in housing inventories eventually caused home
prices to fall. As home prices fell for the first time in more than a
decade, many buyers realized they could no longer refinance their
adjustable-rate mortgages at a favorable rate. When the higher rates
kicked in, buyers began walking away from their homes, leaving them in
foreclosure. As the number of foreclosures increased, this caused
housing inventories to rise even more, which caused home prices to fall
even farther. From 2007 to 2010 home prices fell by 26%. As the number
of borrowers who had negative equity increased, foreclosed homes flooded
the market.
In 2007, the UK bank Northern Rock, which
had invested heavily in sub-prime mortgages, was nationalized by the UK
government. Even though the bank was otherwise financially solvent,
they couldn’t raise money in the short term. They had failed to
anticipate the “liquidity risk” they faced.
Financial
firms were weakened by the subprime crisis and exotic financial
products like Credit Default Swaps and Collateralized Debt Obligations
were revealed as being dramatically overvalued. As George Soros
described it, “The super-boom got out of hand when the new products
became so complicated that the authorities could no longer calculate the
risks and started relying on the risk management methods of the banks
themselves. Similarly, the rating agencies relied on the information
provided by the originators of synthetic products. It was a shocking
abdication of responsibility.”
The
essence of the problem, according to Soros, was that risk was
incalculable, and exotic products were bought and sold based on complex
formulas, which provided evaluations which failed to take into account
the extreme situation of the sub-prime crisis. Normally, a variety of
complex business insurance policies help manage risk. However, the
situation was so new, rare, and extreme, that no insurance policies
were available to contain the extraordinary risk in the market.
Proper
evaluation of risk and reward are essential to the proper functioning
of the any firm. Examining the causes of the financial crisis, it is
clear that failure to evaluate liquidity risk and market risk can have
negative consequences for financial firms and for individual families as
well. Families which lost their homes in the financial crisis learned
the crucial importance of balancing the risk and reward of investments
such as homes, and financial decisions such as what kind of mortgage to
purchase.