top of page
  • Facebook
  • LinkedIn
  • Instagram
Jodhpur City

The Great Recession: Bursting the (Housing) Bubble

The Global financial crisis refers to a period of extreme pressure and stress in banking systems and financial markets around the world between 2007-2009. The foundation of the crisis was built on the housing market bubble that began to form in 2007.

In 2006, housing prices started to fall, a phenomenon initially applauded by realtors. They thought the real estate market was on its way to becoming more sustainable. The residential housing market was booming and in order to capitalise on this boom, lenders began to approve as many home loans as they could. This led to the rapid increase in subprime mortgages - a type of loan sanctioned to borrowers with low credit ratings or dubious income streams. Some even called these the NINJA loans which stands for “no income no jobs and no assets”. Economists cite the collapse of the subprime mortgage market and its consequences as the main reason behind the recession. 

 

CAUSES OF THE RECESSION

As borrowers who earlier did not qualify for conventional mortgages now got access to subprime mortgages, the market was flooded with homebuyers leading to a hike in demand for houses which eventually led to the formation of the 2000s housing bubble. Subprime mortgages were characterised by their affordable repayment plans in the initial years and higher payments in the following years, setting the stage for unreliable borrowers to be unable to make repayments as the interest rates rose in consecutive years. Another way that lenders made money off of the real estate industry was by bundling loans together and selling them to investment banks which then sold these to investors around the world as mortgage-backed securities (MBS). Investors purchasing MBS were of the belief that they had laid their hands on an extremely low-risk asset, assuming that most, if not all loans would be repaid. The investors ranged from many US banks as well as banks in Europe. Over time MBS products became very complex but continued to be sold as “extremely safe” to the common public. 

 

Investment banks then began to sell mortgage-backed securities on the secondary market as collateralized debt obligations (CDOs) - a complex financial product backed by a pool of loans and other assets, divided into varying levels of risk suited for different investors. Many believed that the culmination of various mortgages in a CDO reduced the overall risk but in actuality, tranches of a CDO consisting of low-quality mortgages brought down the entire portfolio returns. Banks and even hedge funds began trading CDOs in an unregulated fashion.

vindhya1.JPG

Source: Inside Mortgage Finance 

In the run-up to the global financial crisis, several banks and investors borrowed significant amounts of money in order to purchase MBS products. Some even borrowed money overnight in order to purchase an asset that is not fast selling, under the garb of a seemingly secure financial market. All of this meant that in the future when house prices took a huge fall, banks incurred extremely large losses due to the amount of money they had borrowed. 

Fraud became commonplace in this period with borrowers overstating their income and individuals being granted loans much larger than they could ever repay. It is important to note that a large part of the blame sat on the shoulders of the credit rating agencies, mainly Moody’s, the Fitch Group and S&P. They granted MBS schemes an AAA rating, one that is reserved for the safest of investment schemes, despite the clear presence of a risky mortgage. It is believed that despite being “independent” institutions, the credit rating agencies were caught up in a conflict of interest since they were paid to review security schemes by the same banks issuing them. Even central banks around the world were unaware of the extent to which bad loans had been issued and how mortgage losses were spreading like wildfire in their economic markets.

 

WHAT HAPPENED NEXT? 

All through the early 2000s, the interest rates had stayed low but they slowly began to rise post-2004 and by 2006, the interest rate was 5.25%. By mid-2006, house prices peaked and at the same time, the supply of newly built houses was rapidly increasing. Sure enough, the supply outpaced the demand and house prices spiralled and the defaults on subprime mortgages increased with the number of borrowers unable to make their loan repayments shooting up.

vindhya2.JPG

Source: Federal Reserve System  

By 2007, the entire financial system was reeling with shock and big lenders and investors incurred massive losses even after repossessing the houses of which loan repayments weren't made - this was because they had to sell the houses at a price way below the loan balance. In April 2007, New Century Financial, one of the largest providers of subprime mortgages declared bankruptcy. Due to CDOs, the collapse of the subprime mortgage industry was felt far beyond the real estate sector. Big CDO investors saw the value of their investments nosedive and because the trade of CDOs was not listed on any exchange, those who held CDOs had no way of getting rid of them and had to write off their value. Since foreign banks had also participated in the US housing market and had also purchased MBS, the after-effects of the US crisis spilt over to financial systems around the globe. 

By 2008, the US was faced with a proper credit crisis and banks started charging extremely high interest rates to lend to other institutions. Lehman Brothers, a financial firm in the US owed 600 billion dollars in debt of which 400 billion dollars was supposed to be covered by credit default swaps (CDS), a financial instrument to insure against defaults on CDOs. CDS was now null and void and Lehman announced bankruptcy in September 2008. This coupled with the collapse of several other financial firms sent banks into a panicked frenzy with most banks (in and out of the US) stopping lending almost completely, investors began pulling money out of investments worldwide as they did not know which institution had exposed itself to the subprime sector and whether it would fail next. The global economy found itself short of funds, financial markets were dysfunctional and public confidence was shattered leading to both businesses and households being unwilling to invest. Companies started massive layoffs and unemployment skyrocketed. The global economy was declining and industrial production and international trade both fell at a faster rate than they did during the Great Depression. 

​

POLICY MEASURES 

Policy responses only gained momentum after the collapse of Lehman Brothers and the subsequent downfall of the global economy. Central Banks began to lower interest rates and lend money to institutions with good assets as well as began to support financial markets and stimulate economic activity. Governments too decided to increase their spending to push demand higher and increase employment. Certain governments even purchased a stake in financial firms and banks nearing bankruptcy in order to dilute the panic in the economy. Global regulations were revised to make sure that banks operate with lower leverage and assess the risk of loans more thoroughly. 

 

CONCLUSION 

The great recession was one of the worst economic breakdowns in US history. While the subprime mortgage crisis was the trigger behind the crisis, it was the culmination of several financial failures, the biggest of which was the complex jumbles of MBS, CDOs and CDS that caused the housing industry bubble to burst, followed by major firms declaring bankruptcy and panic wreaking havoc in financial systems around the world, causing a worldwide frenzy. This is how the collapse of one US industry led to a global financial crisis.

IMG_8005.jpeg

Vindhya Venkatesh

Senior Editor, Editorial Board

* The comments section is open for a healthy debate and relevant arguments. Use of inappropriate language and unnecessary hits towards the department, the newsletter, or the author will not be entertained.

bottom of page