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Save Affordable Housing, Help Revive America’s Middle Class
Over the past decade, Fannie Mae and Freddie Mac transformed themselves into some of the worst-run companies in recent history. But contrary to current talking points, the firms' failings had almost nothing to do with their programs for low-income borrowers. As policymakers debate what should be done with the mortgage giants, a battle is now beginning in which the very availability of affordable housing for the middle class may be at stake.
A history of affordable housing
As Tim Fernholz emphasizes for The American Prospect, before the U.S. government created Fannie Mae in 1938, mortgages were very pricey 5-year loans, so expensive that only very wealthy Americans could ever hope to own a home. Fannie Mae changed all that by rolling out the 30-year mortgage, which lowered monthly payments for borrowers by providing a government guarantee against losses for banks. It worked.
But as Fernholz notes, without some kind of government involvement in the housing market, home ownership will revert to its pre-Depression status a privilege reserved for elites. Policymakers will have to implement significant changes in the mortgage finance system to ensure stability in the U.S. housing market, but whatever changes may come, a robust role for the government in housing will be essential.
Fannie and Freddie have been justifiably but inaccurately maligned in the aftermath of the mortgage crisis. In recent years, their executives ran the firms like out-of-control hedge funds, lobbied Congress like arrogant Wall Street banks and did nothing beyond the bare minimum required by law to help low-income borrowers. But Fannie and Freddie did not go headlong into subprime mortgages-the primary source of their losses came from loans to relatively high-quality borrowers.
The terrible mortgages that crashed the economy were issued by banking conglomerates and Wall Street megabanks-Fannie and Freddie were almost entirely divorced from that line of business. The problem with Fannie and Freddie was largely structural- investors and managers saw the potential for big profits from taking on loads of risk, but believed (accurately) that the government would eat losses if those risks backfired. So Fannie and Freddie ramped up risk, taking on as many mortgages as they could while keeping as little money as possible on hand to cushion against losses. Eventually the strategy destroyed them.
Fixing the mortgage system
Exactly how the government stays involved in the mortgage market is still open to debate, as Annie Lowrey emphasizes for The Washington Independent. Nearly every member of the private sector who testified at a recent housing forum sponsored by the Treasury Department endorsed some kind of government backing for the housing market. This was a meeting of private-sector bigwigs-no community groups or affordable housing advocates were invited to speak at the meeting. Proposals ranged from scaling back government support for some types of mortgages, to the full nationalization of Fannie Mae and Freddie Mac (Fannie was a nationalized entity for the first 30 years of its existence).
In other words, the government is going to have to keep subsidizing housing, but it will have to find new ways to do it. The old Fannie and Freddie model didn't work, but the private sector will be unable to get the job done by itself. Private-sector banks and mortgage brokers, after all, were the source of all the predatory loans issued during the subprime crisis, and the source of all of the most offensive loans that drove the economy off a cliff.
Inefficient and often predatory players on Wall Street are still causing problems today. As Ellen Brown highlights for Yes! Magazine, the mortgage system is so bizarre that banks are finding themselves unable to document their right to foreclose on properties-and courts are (fortunately) refusing to let them do it.
It's a rare situation in which borrowers may actually hold the higher legal ground against powerful corporations. About 62 mortgages are registered through an electronic documentation system called the Mortgage Electronic Registration System (MERS), which helps banks with the foreclosure process. But MERS has repeatedly been unable to show proper documentation assigning a mortgage to a specific bank, and courts are now challenging its right to foreclose on behalf of big banks.
That's good news, Brown notes, because MERS' shoddy documentation has made it very difficult for borrowers to figure out who actually owns their loan. If you don't know who owns your mortgage, it's impossible to modify it if you find yourself unable to pay it off.
As Shamus Cooke argues for Truthout, even successful innovations like the 30-year mortgage are beginning to look a little outdated in an era of heavy, chronic unemployment. Many people can no longer expect to be gainfully employed for three decades on end. If the government refuses to repair our damaged jobs infrastructure, even simply maintaining the status quo in housing could become impossible.
Deficit reduction is not a cure-all
That brings us to another favorite conservative bogeyman, the federal budget deficit. The deficit and jobs generally stand in direct opposition. Creating jobs costs money, and spending that money expands the deficit. Cutting the deficit, by contrast, means cutting support for jobs.
As Steve Benen emphasizes for The Washington Monthly, conservative lawmakers are still harping on deficit reduction as a cure for everything that ills the nation, when the real solution to our problems is a serious jobs bill.
Even if the deficit were a huge problem, trying to cut important social services in the middle of a deep recession is not a good way to go about solving it. Drastic cuts to government spending in a recession result in lower tax returns for the government, which can often be self-defeating, especially in the face of expanding joblessness. The resulting push for deficit reduction-known in economic circles as an "austerity policy," is better understood as the active pursuit of economic decline. As economist Robert Johnson notes in a New Deal 2.0 piece carried by AlterNet:
Deterioration of government services is bad enough, but imposing austerity due to lack of trust in a time of high unemployment and slack resources is tragic. It is a means to accelerate the decline of living standards of those who have taken a beating since 2007. Double dip or stagnation is too subtle a distinction. We are amidst an unfolding collective choice to pursue a downward spiral.
The government has taken several dramatic steps to repair the nation's financial system, but it has done almost nothing to help troubled borrowers and not nearly enough to create jobs. Some of this is due to misguided policies enacted by President Barack Obama, and much of it is due to cynical obstructionism. But we cannot repair the economy without fixing jobs and housing. Both are still in a full-blown crisis, and policymakers should feel an urgent need to deal with them.
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21 Comments so far
Show AllThere is no such thing as a middle class, only people who are slightly better off than the rest of their proletariat brothers and sisters.
iow, the above is just another liberal article in support of the status quo.
Home "ownership" for ordinary people has always been an illusion because if you get laid off and don't pay your property taxes the government will seize your house. The property tax for home "owners" is equivalent to the poll tax for voters.
Are you serious?
The price of Homes is not true measure of their "Value". It is a measure of how much the market feels it can extract from a given homebuyer.
Prices are manipulated via Zoning bylaws , the artificial creation of "land shortages" and economies that by design need to "Inflate prices" in order to have growth.
If you take the materials/labor that goes into a home it considerably less then what people pay for that home.
If one is paying 50,000 in one jurisdiction and 500000 in annother for the same size house/lot then the difference can only be attributed to the "Market" . I suggest this means that a great percentage of a new homes cost is due to "perception" and "speculation".
Given this it seems clear to me there no reason at all that low cost housing could not be provided to every citizen.
(My Grandfathers 7 bedroom home built by the hands of himself his sons and their neighbours cost two years savings and he was hardly a wealthy man though they did supply their own timber , another story entirely)
GW NORTH: The land/location has its own core value, although you could attribute this to "market" forces. A home situated near a thriving cultural metropolis attains greater value because it's constructed on far more expensive land (or real estate) than one in the middle of nowhere. My home, if situated in the Florida Keys woud be considered worth 5X its local price/value.
Other than that factor, you raise a valid point.
Ah SR but therein lies the problem. The "core value" is merely set by the Market. Thus its value "inflates" based upon a "perceived value". That is an artificial construct. The "supply" of land is always constant.
This is why I made the point some time ago about the concept of "Private ownership" of property and whether the time had come for that concept to be thrown out the window entirely.
As example we have the Squamish First nations holding land under COMMON ownership on their reserves. This land is in UBER prime real estate yet housing can be provided to their tribal members at a fraction of what it would cost off reserve. This is because the land owned in common and no tribal member owns it.
You go off reserve in this area to buy a house and they will be priced STARTING at 1 million dollars. There is no way these tribal members have 1 million dollars.
I am suggesting "property" (specifically land) should be owned by the Commons rather then an individual wherein the person residing in a given home on said lot never really "owns" the land beneath him/her. This would make housing much more affordable no matter the location.
Further to that your mentioning homes being higher priced due to local conveniences (Theatres, Museums schools and the like) is also an issue as it implicitly suggested lower income people should not have access to such. (I know that YOU personally do not believe this, just pointing out the problem with that arguement)
Good Governance(an oxymoron to some) would ensure an equitable allocation of housing on these lands to all levels of income so that people with lower incomes are not "Housed" in slum areas and forced to commute to their places of work.
If you go to Whistler BC as example (A resort town north of Vancouver) there virtually no housing for all the people that work in the stores, or the ski lifts and the like so they all live many miles out of town and drive to work every day.
That is not logical.
GW: I believe that "Collapse," to quote Jared Diamond, and/or "The Great Coming Asunder" is already taking place. Furthermore, I expect that conditions will further deteriorate. The ensuing chaos will make space for a new plan for "the commons," an outcome that may please Dubet.
While it's evident that big money has purchased politicians to lean law in their own favor, and thus created what Chris Hedges recently referred to as a new order of serfdom, I still see privacy (and sometimes that is enacted through private ownership) as sacrosanct.
There is a lot of savagery going on that now passes for sane or normal behavior in this nation. The place where my walls stand to protect me (and granted, I no longer see this promise as an absolute, nor do weather events bode well for this status to endure) is a fact that I am fond of.
Until such time as we see higher values (those not held in homage to Mars rules) cultivated on a grand scale, the idea of communes or open commons will not work. Gun-toting gangsta types will play fast and loose and do their best to turn these places into 19th century versions of "Shoot-outs at the OK Corral."
Human nature, as Anne Frank postulated, may well be good... but in America, the good in it has been almost bred away by a media so infused with violence as to make that state the default behavior for too many.
I purposely purchased a very modest home precisely to be able to stand on what's left of the "private property" clause. If Dubet's idyllic world of naked nymphs frolicking about, with everyone serene thanks to easy access to gardens resplendent with marijugana plants, were a plausible outcome... perhaps I'd amend my case.
Until then: I gratefully hold the key to my private domain, modest as it may be.
BTW: Virginia Wolfe lamented that in her time it was rare for a woman to have a room of her own, a place to go and be alone to think. Perhaps that is why women of my generation are so enamored with finally having those rooms of our own. Not that it's just a gender thing.
Every entity has its own personality, and if posters were honest, they'd know this was true of cities and places. The astrologer has her own means for explaining this. The United States, becoming an official entity on July 4, operates as a Cancer entity. In astrology, Cancer is defined by and through home and family. Thus the idea of home ownership resonates profoundly with "the nation's psyche." Israel is Taurus, and it happens that these two signs both identify strongly with turf. They are also naturally compatible. This influence in no way alters (or attempts to explain away) the political and economic dynamics, nor their current nefarious engagements. Rather, it is another way of viewing events in our world and considering what makes it all cosmically tick.
Well then let us just say I must disagree. The fact that one does not own property UNDER a home does not preclude privacy.
As example a development nearby on First Nations lands. The people that decided to live there are still safe in their homes. No one can just walk in. They have all the privacy that you do (and more as Canada has stricter privacy laws then the USA) even though they do not OWN the land under the home. It belongs to the Tribe.
As to family. I would point out countries such as France, the Netherlands and Sweden have a stronger sense of "family" then does the USA as does any number of other nations (Japan etc). Yet they have a much lower rate of home "ownership". The sense of Family is kept via progressive social policy that allows working parents MORE time with their "family".
For housing to be more affordable the prices have to go down. One sure way to accomplish that is thru foreclosure and/or short sale. The government has been interfering with that process thus denying new buyers teh opportunity to own a home.
chameleon,
What happens to the people that have to "short sell"? I had a home in a very desirable suburb of St. Louis which had a property tax appraised value of $174,000. Because of a divorce I had taken out a 1st mortgage for $130,000 and a second for $30,000 (to pay of the ex and get a mortgage-through a local small town bank-on my current country place-nothing fancy). At the time homes such as mine were listing for over $200,000 and selling in a month. I started out asking $199,000. Unfortunately for me that was right as most home loans were drying up. Had a couple of offers for the mid 170's and accepted but they fell through for lack of financing. Push came to shove and 9 months later I had to short sell at $125,000. Still paying that debacle off. So yeah those short sells are good for someone (many of whom are predators who will buy because they can and not because they need the housing) not the homeowner who supposedly did what they were supposed to do, i.e., not take all the "equity" out in second mortgage. I thought what I did was conservative considering what was going on at the time.
At least I have my little place out in the hinterlands of southern Warren County and am slowly paying it off. It could be worse I guess. The ones I owe will eventually get their jack but quite frankly I'm in no hurry and they (not including my local small town bank) can kiss my ass if they want to get it sooner.
oye
"Some of this is due to misguided policies enacted by President Barack Obama, and much of it is due to cynical obstructionism."
Mr. Obama would beg to differ, I'm sure. If Mr. Obama were, in fact, not that bright, then you can call it misguided. After all, there are plenty of other people who could advise him and tons of literature on the subject (as many of us have been reading and educating ourselves). But Obama is bright, right -- the sharpest tool in the shed, shall we say.
As for the obstructionism, well, the Republicans members of Congress -- and the Blue Dogs -- are allowed to blather on and on, and never asked hard questions about what they would propose.
And as for questions of Obama, if he is asked pointed questions, well, he's simply very good at dancing around them and speaking in generalties, and never answers the question. There have been many examples of this.
And this is the problem. Obama and his Repub/Blue Dog friends are never challenged.
The only other comment I have on this is the definition of middle class. Who is the middle class? Whenever I hear anyone attempt to answer that question it's like opening Pandora's Box.
Low cost housing.
Are you talking about the initial cost of the house, which means that the materials you use will not last you four years? Do you mean that you will use really low end insulation, so that your heating and cooling bills are so high that you are actually contributing to your poverty and global warming by using the industrial energy?
The single family home, on an independent piece of land, that hogs energy, and requires your time and energy for upkeep.
They have been built cheaply, so that the people who put them could make maximum profit. For a century they have been built the same way, and they have caused real harm to the environment and the economy.
Habitat for Humanity, which is a racket for those in the loop, builds similar projects.
No one has thought about doing it differently. The size of these monsters has grown 3 fold. In the last thirty years, the worst of the damage has been done. The materials used in these houses is killing you.
Couple this with the middle class dream of being affluent, and they buy these material and energy hogs making real a mirage of a dream. It has established a lifestyle that is anti human.
When we make affordable housing, it has to be designed well, and energy efficient. Such examples are found in new east germany. It is not a new Kebrini Greene.
The social seperation the suburbs have caused are well known.
As an architect, now umemployed, I would love to have the opportunity of putting together such a complex layout of buildings. It would be a dream.
Love
Zero
To make a middle class requires a tax structure that says nobody is better than the rest, or earns their income without the help of the rest of society.
Tax the rich (over $300K per year: my definition) at greater rates until income over $3 million is at 90%!
That's how you grow a middle class. Housing is a second tier concern
The original American reference to a "middle class" probably comes from Britain. It referred, as on the continent, to the propertied but untitled yeomanry of the countryside, the rising burghers in the cities, and the mercantile classes as a whole. It was an accurate naming. What was to become the bourgeoisie really did originally stand between the aristocracy and the property-less classes.
The next stage in this evolution was the rise of the absolute monarchies with the former middle class becoming a major, and sometimes equal, pillar of the state, alongside the aristocracy (the "Third Estate" in France, as an example). In Britain, this evolution was stillborn in many ways because the British bourgeoisie came to power much earlier than in many other countries (in the Civil War of 1648). The English bourgeoisie followed regicide with a “restoration” of a slavish monarchy, and then merged the old aristocracy with itself. Large estates became alienable, titles could be bought and sold, and the monarchical institutions became largely ceremonial. In turn, the middle class "gentlemen" of the 18th century really were an income tier - possessing enough property to avoid the coarser trades but lacking the wherewithal to buy title and transcendence. The Americas were colonized by such... or at least the local power descended from such.
At this point, the meaning of middle-class diverges. On the Continent, the middle-class came to be a description of the mass of small property holders, owning their own means of production but typically employing only their own labor or perhaps a handful of others and even that, often seasonally. This is the infamous "petite-bourgeoisie" and it owed its infamy to its instability. Aspiring to raise itself within the ranks of the property owners on the one hand, it was continuously expropriated and diminished in numbers on the other. The story of the next 100 years of European history is precisely that story.
In Britain, a similar process transpired, but with two counteracting influences. Just as in Europe, the lands were "cleared" and the small holders were expropriated, but at the same time the British mercantile monopolies bore fruit. A worldwide colonial empire was transformed into the engine of capital accumulation and its essential product was the industrial revolution. In both cases, it was not just a vast army of proletarians who were created but also a sea of unusually skilled “labor aristocrats”, specialists, managers, colonial officials, minor civil servants, and professionals of every type and description. This was more a new social stratum than a class, but it echoed some of the perspectives of that which came before it, and it was dependent on and wedded to the social system of Empire. It was not so much that the proceeds of Indian labor went to London bank clerks, as it was that Indian banks were located in London… certainly their management and their hierarchy of favored positions was located in London. This is the genesis of the transformation of the British middle-class, from a continental to an Imperial definition.
That British middle-class, the source of endless political stability and social philistinism, lasted as long as the Empire and industrial ascendancy did. The bankruptcy of that Empire after WW2 and its rapid dismantling also ended the rein of middle-class politics. Politics, in turn, was just a reflection of the decomposition of the “class”, itself. While middle-class nostalgia was producing Thatcher Tories, the British standard of living was falling to the same level as that of Italy or Portugal. Today, few such illusions remain, although a “New” Britain has risen in the nexus of EU and American economics.
With this allegory in mind, it is possible to look at America. While, the origin of the term may be British, for most of its history, the American middle-class went by a Continental definition. America was a “middle-class” country from its inception… built on “free” land (in the dual sense… i.e. also “freed” from its former inhabitants). As late as the decades after the Civil War, 70% of the population owned their own means of production, even if it was modest in most cases. The subsequent transformation of that status was partly the operation of the very same forces as we have already described and partly the result of the flood of European immigrants, recently freed from their property. Daveparts has referred to the backwardness of rural America in the 1930s. On this, he is quite right. In approximately 60 years, the population of freeholders fell from 70% to less than 10%. It is less than 5% today, once the various tax schemes and contractor rackets are abstracted away. The story of America before the War is the story of The Grapes of Wrath and in no way could the U.S. be accurately described as a “middle-class country”.
So what has changed, since? Was it FDR, the New Deal, Democrats… a new “Enlightenment” perhaps? In fact, it was a positive outcome to the Second World War. What Britain lost, the U.S. inherited. And among that inheritance was a new definition for “middle-class”, adopted from the English. Social mobility, the movement up the division of labor, a certain level of prosperity, advancement through education… and all of it made possible from industrial ascendancy and the fact that Indian banks were now located in New York. The end of that era comes with globalization. It makes little difference whether the new era produces a new capitalist competition or whether the very success of American Empire relocates Indian banks to India. The inevitable result will be the decomposition of the American middle-class and there is not a single political perspective which promises otherwise. It is the division of misery in the decline that is in question.
All attempts to paint the existence of the middle-class as an aspect of “politics” or policy, positively or negatively, are simply wrong. The "middle-class" is a historically created, changing, and ultimately decomposing social structure which is no more a permanent part of America than Conestoga Wagons or the railroads.
MCOYOTE: Thank you for this detailed post. You fill in the blanks left open by every history/social studies teacher I ever had! Gracias!
The status quo has got to go. The "security" that is behind the desire of "home ownership" will only arrive when people realize that we must care for one another. This is also known as right relationship. A system that tolerates and encourages a few having much more than they need while the true needs (food, clothing, shelter) of masses of people are inadequately met if at all must be seen as criminal and dismantled.
It is time to separate the banks and brokerage firms. Banks should be in business of providing credit cards, checking and savings accounts, business and consumer loans. Brokerage firms should not be allowed to be involved in banking. There should be a wall between the two and the same owner could not own one of each. Savings and Loan companies should be started again with the sole purpose of providing savings accounts and making home loans. This was the norm and it worked very well until the politicians and lobbyists worked to allow banks to own brokerage firms. Savings and Loan companies decided they were at a disadvantage when this happened and they lobbyed to be allowed to do the same. Remember the big Savings and Loan scandals? That was not unlike the recent bank scandals. Too many risky loans were made and a lot of outright stealing occured.
It is time to stop the cycle from repeating.
Fannie and Freddie should be 100% governmental agencies. They were places for hacks to spend time and amass fortunes in the tens of millions of dollars before moving on, or back, or whatever.
Put Fannie and Freddie in a lockbox and throw away the key, i.e., wind down their businesses once and for all. Adopt the Canadian model for mortgage industry practices. As I understand it, their system has no government backing and functions on good, old common sense banking management and makes individuals responsible for unpaid balances even after foreclosure. Guess what, you better damn sure you can afford the mortgage or keep renting! Oh, Canada has just as high a home ownership rate and they didn't have a meltdown. What's the difference in the US? Big government/Wall Street middlemen gaming the system for their own purposes.