a conference on postcrisis banking this essay provides an introduction to the special issue we focus on four themes which are important for policymakers and researchers alike in view of the experiences of the global financial crisis of 2007 2009 and the ensuing sovereign debt crisis in the euro area the relevance of the banking sector for the real economy the future structure and regulation of the banking sector the efficacy of past and current regulatory reforms and the impact of crossborder banking on economic stability and financial development

production flexibility as a motive for multinationality this paper examines how uncertainty in future operating costs at the time of undertaking long lived and irreversible capital investment projects may provide an incentive for multinational production this incentive may be present even if firms are risk neutral as long as they face a downward sloping demand curve the lower the international correlation between marginal cost shocks and the lower the elasticity of demand the greater the benefit to establishing plants in different countries however even if cost fluctuations are perfectly correlated internationally there may still be gains from multinational production

prices and investment with collateral and default abstract this paper uses the framework of an olg economy with three period lived agents in which a durable good serves as collateral for loans to study the effect of an unanticipated income shock when the economy is in a steady state equilibrium we focus on the consequence of default on loans when the value of the collateral falls below the value of the debt it secures we analyze the impulse response functions of the price and production of the durable good and show that there is an asymmetry between the response of the price and investment of the durable good to a positive and a negative income shock arising from default on the collateralized loans we show that this asymmetry can be seen in the data on housing prices and construction and is attributable to the default on mortgages in periods of decreasing prices which acts as a turbo mechanism magnifying the decline in investment

on the integration of production and financial hedging decisions in global markets we study the integrated operational and financial hedging decisions faced by a global firm who sells to both home and foreign markets production occurs either at a single facility located in one of the markets or at two facilities one in each market the company has to invest in capacity before the selling season starts when the demand in both markets and the currency exchange rate are uncertain the currency exchange rate risk can be hedged by delaying allocation of the capacity to specific markets until both the currency and demand uncertainties are resolved and or by buying financial option contracts on the currency exchange rate when capacity commitment is made a mean variance utility function is used to model the firm s risk aversion in decision making we derive the joint optimal capacity and financial option decision and analyze the impact of the delayed allocation option and the financial options on capacity commitment and the firm s performance we show that the firm s financial hedging strategy ties closely to and can have both quantitative and qualitative impact on the firm s operational strategy the use or lack of use of financial hedges can go beyond affecting the magnitude of capacity levels by altering global supply chain structural choices such as the desired location and number of production facilities to be employed to meet global demand

collateral damage refinancing constraints and regional recessions in the current structure of the u s residential mortgage market a decrease in property values may make it very difficult for homeowners to refinance their mortgages to take advantage of declining interest rates in this papr we show that this form of collateral constraint has greatly reduced refinancing in statds with depressed property markets we outline the interaction between regional recessions and refinancing constraints when adverse economic shocks cause property values in a region to decrease the damage to the collateral makes it difficult or impossible for some homeowners to obtain new mortgages in the recent period this has meant that homeowners in economically depressed regions have been unable to refinance their mortgages to take advantage of declining interest rates this inability to refinance has further economic impacts on the region through lowering the wealth and the discretionary income of local homeowners thereby deepening the regional recession while the possible link between regional declines in property values and refinancing activity has been understood for some time for example monsen 1992 the subject has received very little empirical attention we provide the first quantitative assessment of the impact of constraints arising from regional property market dynamics on refinancing activity to accomplish this we use a new data set on more than thirty five thousand individual mortgages the sample consists of all mortgages serviced by chemical bank with originations between june 1989 and may 1992

payment changes and default risk the impact of refinancing on expected credit losses abstract this paper analyzes how access to credit and the path of mortgage rates can affect borrower credit risk this is a crucial issue for evaluating refinance programs as a form of loss mitigation and it became prominent in the debates around the treasury department s home affordable refinance program harp these debates exposed gaps in the literature on the relationship between credit performance and changes in borrowers monthly mortgage payments since then several new studies have attempted to fill these holes each pursing a different methodology in this paper we review the relevant debates and look at what downward adjustments in prime adjustable rate mortgages can tell us about modifications of prime fixed rate mortgages we argue that this method better addresses the various sampling biases that plague all attempts to predict harp s impact our analysis indicates that typical monthly payment reductions under harp would reduce credit losses by 56 basis points

subprime cohorts and loan performance abstract loan performance of subprime originations during the boom years of 2004 2006 is contrasted with that of subprime originations during the early period of 2000 2002 a counterfactual technique is developed to determine how originations during the early period would perform in a different environment namely the environment faced by originations of 2004 2005 and 2006 in an environment where house prices are increasing rapidly low credit score originations do not show high rates of default as was witnessed for 2000 2002 cohorts however in an environment of stagnant or deteriorating home prices low credit score originations show significantly higher rates of default than high credit score originations with a greater proportion of low credit score originations earlier cohorts of 2000 2002 were no less vulnerable to the environment faced by cohorts of 2004 2006 in essence these results raise concerns about the viability of all cohorts of subprime originations because of their reliance on the appreciation of the underlying collateral rather than the creditworthiness of the borrower

stochastic capacity investment and flexible vs dedicated technology choice in imperfect capital markets this paper analyzes the impact of endogenous credit terms under capital market imperfections in a capacity investment setting we model a monopolist firm that decides on its technology choice flexible versus dedicated and capacity level under demand uncertainty differing from the majority of the stochastic capacity investment literature we assume that the firm is budget constrained and can relax its budget constraint by borrowing from a creditor the creditor offers technology specific loan contracts to the firm after which the firm makes its technology choice and subsequent decisions capital market imperfections impose financing frictions on the firm our analysis contributes to the capacity investment literature by extending the theory of stochastic capacity investment and flexible versus dedicated technology choice to understand the impact of capital market imperfections and by analyzing the impact of demand uncertainty variability and correlation on the operational decisions and the performance of the firm under different capital market conditions we demonstrate that the endogenous nature of credit terms in imperfect capital markets may modify or reverse conclusions concerning capacity investment and technology choice obtained under the perfect market assumption and we explain why the theory developed in this paper suggests some rules of thumb for the strategic management of the capacity and technology choice in imperfect capital markets this paper was accepted by john birge focused issue editor

when does delinquency result in neglect mortgage distress and property maintenance abstract numerous studies have found that foreclosed properties sell at a discount and push down the sale prices of nearby properties which may be partly driven by poorer maintenance of the foreclosed homes however direct evidence of foreclosure related property neglect has been scarce this paper uses data on constituent complaints and requests for public services made to the city of boston to examine the incidence and timing of this type of foreclosure externality interior and exterior property conditions appear to suffer most while homes are bank owned although complaints about reduced maintenance are also common earlier in the foreclosure process

bank bonuses and bail outs this paper shows that bonus contracts may arise endogenously as a response to agency problems within banks and analyzes how compensation schemes change in reaction to anticipated bailouts if there is a risk shifting problem bailout expectations lead to steeper bonus schemes and even more risk taking if there is an effort problem the compensation scheme becomes flatter and effort decreases if both types of agency problems are present a sufficiently large increase in bailout perceptions makes it optimal for a welfare maximizing regulator to impose caps on bank bonuses in contrast raising managers liability can be counterproductive

operational flexibility and market valuation of earnings this paper examines the association between the stock returns and accounting earnings of firms that have different levels of operational flexibility operational flexibility is a firm s ability to respond profitably to environmental fluctuations by shifting factors of production within a multinational network of subsidiaries the geographic breadth and depth of a firm s multinational network are used as indicators of operational flexibility we find a significantly greater coefficient relating stock returns and accounting earnings for multinational firms that operate in many countries but limit their concentration in any one foreign country than for other multinational firms or domestic firms this coefficient is significantly smaller for multinational firms whose foreign subsidiaries are highly concentrated in a few countries when all multinational firms are pooled together we find their earnings returns association does not differ from that of domestic firms copyright 1999 john wiley sons ltd

valuation of the operating flexibility of multinational corporations the returns to multinationality are estimated as the value of operating flexibility empirical measures of the return of multinationality require a precise specification of the extensiveness of the mnc s transnational network to measure the degree of multinationality this precise empirically grounded definition of multinationality has been absent from the academic literature to date we address this omission and we find that two characteristics of the transnational network its breadth number of foreign countries in which the mnc has operations and depth the concentration of foreign subsidiaries in a few countries are significant in explaining the value of operating flexibility in particular we find that the returns to multinationality are maximized for firms with networks that have breadth but not depth the role of market intangibles such as r d and advertising on mnc market valuation is shown to depend on the flexibility regime

looking behind mortgage delinquencies abstract delinquency rates for mortgages originated before and after the financial crisis are examined using a novel and large panel obtained by merging data from tax records and credit registers first we estimate the selection into the mortgage market using an exogenous index of local credit supply as exclusion restriction second controlling for selection we estimate the impact of income shocks on the delinquency rate we find that since 2008 the selection process has led to the halving of the delinquency rate conditional on the creation of a new mortgage job losses nearly double the delinquency risk estimates uncorrected for selection are severely downward biased

regional heterogeneity and the refinancing channel of monetary policy we argue that the time varying regional distribution of housing equity influences the aggregate consequences of monetary policy through its effects on mortgage refinancing using detailed loan level data we show that regional differences in housing equity affect refinancing and spending responses to interest rate cuts but these effects vary over time with changes in the regional distribution of house price growth we build a heterogeneous household model of refinancing with mortgage borrowers and lenders and use it to explore the monetary policy implications arising from our regional evidence we find that the 2008 equity distribution made spending in depressed regions less responsive to interest rate cuts thus dampening aggregate stimulus and increasing regional consumption inequality whereas the opposite occurred in some earlier recessions taken together our results strongly suggest that monetary policy makers should track the regional distribution of equity over time

persistent trade effects of large exchange rate shocks this paper presents a theoretical basis for the argument that large exchange rate shocks such as the 1980s dollar cycle may have persistent effects on trade flows and the equilibrium exchange rate itself we begin with a partial equilibrium model in which large exchange rate fluctuations lead to entry or exit decisions that are not reversed when the currency returns to its previous level then we develop a simple model of the feedback from hysteresis in trade to the exchange rate itself here we see that a large capital inflow which leads to an initial appreciation can result in a persistent reduction in the exchange rate consistent with trade balance

subprime mortgage design abstract this paper offers evidence on the design of subprime mortgages as bridge financing products we show that the viability of subprime mortgages was uniquely predicated on the appreciation of house prices over short horizons high rates of early prepayments on subprime mortgages suggest the use of prepayments as an exit option this paper argues that high early defaults on post 2004 originations can be explained when one considers high early prepayment rates for pre 2004 originations

how firms should hedge substantial academic research explains why firms should hedge but little work has addressed how firms should hedge we assume that firms can experience costly states of nature and derive optimal hedging strategies using vanilla derivatives e g forwards and options and custom exotic derivative contracts for a value maximizing firm facing both hedgable price and unhedgable quantity risks customized exotic derivatives are typically better than vanilla contracts when correlations between prices and quantities are large in magnitude and when quantity risks are substantially greater than price risks finally we discuss how our model may be applied in practice copyright 2002 oxford university press

integrated operational and financial hedging with capacity reshoring abstract we consider a multinational corporation that employs capacity reshoring production switching and financial hedging to manage supply demand mismatches and currency risk we optimize mean conditional value at risk cvar by decomposing operations and finance operational flexibility maximizes expected profit subject to a cvar constraint whereas financial hedging minimizes cvar subject to a minimum expected profit we report three main findings first operational flexibility and financial hedging can be complements operational flexibility enhances profitability and reduces downside risk while financial hedging minimizes downside risk and can affect the feasible set of capacity portfolios albeit indirectly by relaxing a cvar constraint second operational flexibility and financial hedging are substitutes in risk reduction though the latter has greater risk reduction effects in cvar when used alone third coordinating operations and finance is crucial for minimizing substitution effects efficient financial hedging depends on rigorous estimation of cash flow distribution as shaped by operational flexibility and a capacity portfolio s feasibility relies on financial hedging because of the cvar constraint

resolving the exposure puzzle the many facets of exchange rate exposure theory predicts sizeable exchange rate fx exposure for many firms however empirical research has not documented such exposures to examine this discrepancy we extend prior theoretical results to model a global firm s fx exposure and show empirically that firms pass through part of currency changes to customers and utilize both operational and financial hedges for a typical sample firm pass through and operational hedging each reduce exposure by 10 15 financial hedging with foreign debt and to a lesser extent fx derivatives decreases exposure by about 40 the combination of these factors reduces fx exposures to observed levels

mortgage terminations heterogeneity and the exercise of mortgage options as applied to the behavior of homeowners with mortgages option theoiy predicts that mortgage prepayment or default will be exercised if the call or put option is in the money by some specific amount our analysis tests the extent to which the option approach can explain default and prepayment behavior evaluates the practical importance of modeling both options simultaneouisly and models the unobserved heterogeneity of borrowers in the home mortgage market the paper presents a uinified model of the competing risks of mortgage termination by prepayment and default considering the two hazards as dependent competing risks that are estimated jointly it also accounts for the unobserved heterogeneity among borrowers and estimates the unobserved heterogeneity simultaneously with the parameters and baseline hazards associated with prepayment and default functions our results show that the option model in its most straightfolward version does a good job of explaininig default and prepayment but it is not enouigh by itself the simultaneity of the options is very important empirically in explaining behavior the results also show that there exists significant heterogeneity among mortgage borrowers ignoring this heterogeneity results in serious errors in estimating the prepayment behavior of homeowners

capacity decisions with debt financing the effects of agency problem abstract this paper studies the capacity management problem for a firm that uses debt financing this is done by analyzing the effect of the associated agency problem when making capacity decisions the agency problem arises when there are potential conflicts of interest between the firm owner and the lender we show that this agency problem can constrain the firm s optimal capacity decision because the borrowing rate will increase as the risk of default increases with capacity level chosen the firm will therefore try to optimally choose the level so as to reduce the risk of bankruptcy which the lender will take into account and as a consequence the firm will try to control the risk associated with potentially high borrowing costs however even when the expected bankruptcy cost is carefully controlled the optimal capacity decision is still made at the risk of incurring considerable agency costs in addition the corporate tax level can also play a significant role in capacity choice we show that although a higher tax rate leads to bigger tax benefit of debt and lower agency cost it also gives rise to a higher tax liability after balancing the tax benefit of debt with the agency cost the firm can make an optimal decision on the capacity level required the efficacy of financial hedging for mitigating the agency cost is also analyzed finally we compare and contrast our analysis with existing studies and it appears that we have been able to obtain a deeper insight into the problem

real flexibility and financial structure an empirical analysis i examine the empirical relation between real flexibility and financial structure i test whether real flexibility increases debt capacity by lowering default risk and making assets more marketable or decreases debt capacity by facilitating risk shifting and asset substitution i measure real flexibility as the sensitivity of marginal production and investment decisions to variations in the economic environment i find that financial leverage is negatively related to production flexibility but positively related to investment flexibility this split in results suggests that although asset substitution facilitated by investment flexibility can be prevented contractually risk shifting facilitated by production flexibility is intractable copyright 2003 oxford university press

internal net worth and the investment process an application to u s agriculture recent models of firm investment decisions stressing informational imperfections in capital markets provide a foundation for interpreting evidence that movements in internal finance can predict investment spending even after one controls for measures of firms investment opportunities while such evidence is suggestive it is often open to other interpretations we examine these models using data on equipment investment in the u s agricultural sector this sector is particularly interesting because it has experienced large fluctuations in net worth and the profitability of investment and reasonable measures of net worth can be constructed our findings provide support for a class of internal funds models of investment under asymmetric information

on the growth of foreign affiliates multinational plant networks joint ventures and flexibility we take a flexibility perspective to analyse employment growth in a large sample of japanese manufacturing affiliates in nine asian countries during the years leading up to and into the asian financial crisis 1995 1999 we find that joint ventures are less flexible than wholly owned affiliates in responding to changing environmental conditions in the focal country and underperform in high growth environments multinational enterprises mnes use the flexibility created by their multinational plant network to adjust affiliate employment in response to labour cost changes in other countries in which they operate plants however no evidence was found that the presence of joint ventures in multinational plant networks reduces this network flexibility our findings suggest that more research is needed on the heterogeneous responses of mnes and their affiliates to changing economic environments

the effect of domestic uncertainty on the real options value of international investments scholars have noted that international investments have the potential to provide firms with real options value under uncertainty to assess this issue prior studies have tended to focus primarily on exchange rate volatility although multinational firms face other types of uncertainty as well including those stemming from their domestic operating environment the role of such uncertainty for firms flexibility needs has not been previously considered in this study we compare the influence of both domestic economic uncertainty and exchange rate uncertainty on the real option value of international investments of korean firms over 16 years of varying uncertainty we find evidence that an international investment network characterized by greater breadth and lower depth is associated with higher firm value under domestic economic uncertainty exchange rate uncertainty however was not found to play a role in firms need for flexibility the results suggest that firms are able to hedge exchange rate uncertainty by using mechanisms such as forward contracts or derivatives thus potentially reducing the impact of this type of uncertainty on their operations

the provision of incentives in firms i ncentives are the essence of economics despite many wide ranging claims about their supposed importance there has been little empirical assessment of incentive provision for workers the purpose of this paper is to critically overview existing work on the provision of incentives since the interests of workers and their employers are not always aligned a large theoretical literature has emphasized how firms design compensation contracts to induce employees to operate in the firm s interest this literature has reached into many areas of compensation and has pointed to a multitude of different mechanisms that can be used to induce workers to act in the interests of their employers these include piece rates options discretionary bonuses promotions profit sharing efficiency wages deferred compensation and so on my objective here is to evaluate this literature in the light of a growing empirical literature on compensation where possible i will address the literature from two perspectives first an underlying assumption of this literature is that individuals respond to contracts that reward performance accordingly i consider whether agents behave in this way and whether these responses are always in the firm s interest second i address whether firms write contracts with these responses in mind in other words do contracts look like the predictions of the theory incentives are provided to workers

an integrated model of multinational flexibility and financial hedging abstract we construct a model of a multinational firm with flexibility in sourcing its production and with the ability to use financial markets to hedge exchange rate risk agency costs generated by the firm s capital structure create a link between the firm s financial policy and its production decisions the firm s need for hedging is directly related to the degree of flexibility and the production plan it chooses is a function of the hedging strategy it employs consequently the firm s ability to exploit its competitive position depends upon the degree to which its flexibility is matched by the construction of an appropriate hedging strategy

hedging the value of waiting abstract we analyze the optimal hedging policy of a firm that has flexibility in the timing of investment conventional wisdom suggests that hedging adds value by alleviating the under investment problem associated with capital market frictions however our model shows that hedging also adds value by allowing investment to be delayed in circumstances where the same frictions would cause it to commence prematurely thus hedging can have the paradoxical effect of reducing investment we also show that greater timing flexibility increases the optimal quantity of hedging but has a non monotonic effect on the additional value created by hedging these results may help explain the empirical findings that investment rates do not differ between hedgers and non hedgers and that hedging propensities do not depend on standard measures of growth opportunities

supply chain network equilibrium with strategic financial hedging using futures abstract in this paper we develop a network equilibrium model for supply chain networks with strategic financial hedging we consider multiple competing firms that purchase multiple materials and parts to manufacture their products the supply chain firms procurement activities are exposed to commodity price risk and exchange rate risk the firms can use futures contracts to hedge the risks our research studies the equilibrium of the entire network where each firm optimizes its own operation and hedging decisions we use variational inequality theory to formulate the equilibrium model and provide qualitative properties we provide analytical results for a special case with duopolistic competition and use simulations to study an oligopolistic case the analytical and simulation studies reveals interesting managerial insights

can t pay or won t pay unemployment negative equity and strategic default this paper uses new data from the psid to quantify the relative importance of negative equity versus ability to pay in driving mortgage defaults between 2009 and 2013 these data allow us to construct household budgets sets that provide better measures of ability to pay changes in ability to pay have large estimated effects job loss has an equivalent effect on the propensity to default as a 35 decline in equity strategic motives are also found to be quantitatively important as we estimate more than 38 of households in default could make their mortgage payments without reducing consumption received september 29 2015 editorial decision june 2 2017 by editor philip strahan authors have furnished an internet appendix which is available on the oxford university pressweb site next to the link to the final published paper online

modelling and forecasting mortgage delinquency and foreclosure in the uk in the absence of micro data in the public domain new aggregate models for the uk s mortgage repossessions and arrears are estimated using quarterly data over 1983 2014 motivated by a conceptual double trigger frame framework for foreclosures and payment delinquencies an innovation to improve on the flawed but widespread use of loan to value measures is to estimate difficult to observe variations in loan quality and access to refinancing and shifts in lenders forbearance policy by common latent variables in a system of equations for arrears and repossessions we introduce for the first time in the literature a theory justified estimate of the proportion of mortgages in negative equity as a key driver of aggregate repossessions and arrears this is based on an average debt equity ratio corrected for regional deviations and uses a functional form for the distribution of the debt equity ratio checked on irish micro data from the bank of ireland and bank of england snapshots of negative equity we systematically address serious measurement bias in the months in arrears measures neglected in previous uk studies highly significant effects on aggregate rates of repossessions and arrears are found for the aggregate debt service ratio the proportion of mortgages in negative equity and the unemployment rate economic forecast scenarios to 2020 highlight risks faced by the uk and its mortgage lenders illustrating the usefulness of the approach for bank stress testing for macroeconomics our model traces an important part of the financial accelerator the feedback from the housing market to bad loans and hence banks ability to extend credit

the effects of interest rates on mortgage prepayments three main types of mortgages are fixed interest contracts which automatically fall due on the sale of a dwelling fixed rate loans which are assumable by a buyer and floating rate instruments when interest rates rise the fall in the economic value of these assets in savings and loan associations portfolios varies from one form of mortgage to another for either of the fixed interest rate contracts the cash flow from the mortgage is constant as long as it has not been prepaid if the interest rate rises the homeowner has a nominal capital gain since his loan is then at a below market interest rate he would therefore be less likely to prepay the fall in the savings and loans net worth arises from two factors 1 the interest rate differential for mortgages of a fixed duration and 2 the endogenous lengthening of the duration this paper is an attempt to measure the dependence of the duration of mortgages on the implicit unrealized capital gain of mortgage holders resulting from interest rate changes our estimate is based on a sample of 4 000 mortgages issued in california which were active in 1975 we follow their payment history from 1975 to 1982 using a proportional hazards model we estimate the percentage reduction in prepayment probability associated with interest rate changes our results indicate that for due on sale fixed interest rate mortgages a sudden increase in the interest rate from 10 to 15 percent would induce a 23 percent loss in the economic value of the mortgage if the mortgage were assumable this loss would be 28 percent correspondingly the 6 year average time to repayment of mortgages at a constant interest rate would be lengthened to nine years for due on sale mortgages and 13 1 2 years for assumable ones the definitive version is available at www blackwell synergy com this abstract was borrowed from another version of this item

multinational capital structure and financial flexibility abstract we address multinational capital structure decisions when firms have varying degrees of financial flexibility for shifting income and or tax shields between subsidiaries we find 1 firms can use leverage to dramatically reduce negative valuation effects from operating in a high tax country 2 financial flexibility is a key determinant of optimal capital structure acting as both a substitute and a complement for leverage 3 multinational firms derive a synergistic effect from financial flexibility which can enhance their value beyond that for a single country firm from a low tax jurisdiction and 4 optimal capital structure typically differs substantially across subsidiaries with each having positions in multiple currencies

what motivates a subprime borrower to default this paper uses a real options approach to analyse the exercise of the default option embedded in mortgages in particular it examines a subprime household who borrows at a premium but hopes to refinance at prime rates if their house appreciates we show how these optimal default decisions can be used to calculate probabilities of default an important input for risk management and pricing purposes numerical examples are provided calibrated to us data in a low interest rate environment the credit upgrade potential may discourage subprime borrowers from defaulting however default probabilities are highly sensitive to changes in interest rates and house prices this provides a rational explanation for the prevalence of adjustable rate mortgages among subprime borrowers and the subsequent large numbers of defaults when interest rates rose and house prices declined

racial segregation and the american foreclosure crisis although the rise in subprime lending and the ensuing wave of foreclosures was partly a result of market forces that have been well identified in the literature in the united states it was also a highly racialized process we argue that residential segregation created a unique niche of poor minority clients who were differentially marketed risky subprime loans that were in great demand for use in mortgage backed securities that could be sold on secondary markets we test this argument by regressing foreclosure actions in the top 100 u s metropolitan areas on measures of black hispanic and asian segregation while controlling for a variety of housing market conditions including average creditworthiness the extent of coverage under the community reinvestment act the degree of zoning regulation and the overall rate of subprime lending we find that black residential dissimilarity and spatial isolation are powerful predictors of foreclosures across u s metropolitan areas in order to isolate subprime lending as the causal mechanism whereby segregation influences foreclosures we estimate a two stage least squares model that confirms the causal effect of black segregation on the number and rate of foreclosures across metropolitan areas in the united states segregation was an important contributing cause of the foreclosure crisis along with overbuilding risky lending practices lax regulation and the bursting of the housing price bubble

spatial lock in do falling house prices constrain residential mobility abstract falling house prices have caused numerous homeowners to suffer capital losses those with little home equity may be prevented from moving because of imperfections in housing finance markets the proceeds from the sale of their home may be insufficient to repay their mortgage and provide a down payment on a new home a data set of mortgages is used to examine the magnitude of these constraints estimates show that average mobility would have been 24 higher after 3 years had house prices not declined and after 4 years it would have been 33 higher among those with high initial loan to value ratios the differences are even greater

paying for observable luck this article examines why ceos are rewarded for luck namely for observable shocks beyond their control i propose a simple hidden action model where the agent has implicit incentives to avoid bankruptcy after signing the contract but before acting the agent observes a signal on future luck implicit incentives are weaker after good news and call for higher pay for performance sensitivity in good times as a result managerial pay is tied to luck the model is also consistent with recent evidence of asymmetric pay for luck that is a larger exposure of managerial pay to good luck than to bad

you can take it with you proposition 13 tax benefits residential mobility and willingness to pay for housing amenities abstract the endogeneity of prices has long been recognized as the main identification problem in the estimation of marginal willingness to pay mwtp for the characteristics of a given product this issue is particularly important in the housing market since a number of housing and neighborhood features are unobserved by the econometrician this paper proposes the use of a well defined type of transaction costs moving costs generated by property tax laws to deal with this type of omitted variable bias california s proposition 13 property tax law is the source of variation in transaction costs used in the empirical analysis beyond its fiscal consequences proposition 13 created a lock in effect on housing choice because of the implicit tax break enjoyed by homeowners living in the same house for a long time its importance to homeowners is estimated from a natural experiment created by two amendments that allow households headed by an individual over the age of 55 to transfer the implicit tax benefit to a new home indeed 55 year old homeowners have 25 higher moving rates than those of comparable 54 year olds these transaction costs from the property tax laws are then incorporated into a household sorting model the key insight is that because of the property tax laws different potential buyers may have different user costs for the same house the exogenous property tax component of this user cost is then used as an instrumental variable i find that mwtp estimates for housing characteristics are approximately 100 upward biased when the choice model does not account for the price endogeneity

second chances subprime mortgage modification and redefault we examine how the structure of mortgage modification affects the likelihood that the mortgage redefaults over the next year we focus on pre hamp home affordable modification program subprime modifications where the borrower was seriously delinquent and the monthly payment was reduced the average redefault rate over the year following the modification is 56 redefault rates decline with the magnitude of reduction in monthly payments and redefault rates decline more when the payment reduction is achieved through principal forgiveness as compared to lower interest rates

no job no money no refi frictions to refinancing in a recession we study how employment documentation requirements and out of pocket closing costs constrain mortgage refinancing these frictions which bind most severely during recessions may significantly inhibit monetary policy pass through to study their effects on refinancing we exploit a federal housing administration policy change that excluded unemployed borrowers from refinancing and increased others out of pocket costs substantially these changes dramatically reduced refinancing rates particularly among the likely unemployed and those facing new out of pocket costs our results imply that unemployed and liquidity constrained borrowers have a high latent demand for refinancing cyclical variation in these factors may therefore affect both the aggregate and distributional consequences of monetary policy

houses as atms mortgage refinancing and macroeconomic uncertainty we estimate a structural model of household liquidity management in the presence of long term mortgages households face counter cyclical idiosyncratic labor income uncertainty and borrowing constraints which aect optimal choices of leverage precautionary saving in liquid assets and illiquid home equity debt repayment mortgage renancing and default taking the observed historical path of house prices aggregate

liquidity coinsurance moral hazard and financial contagion we study the propagation of financial crises between regions characterized by moral hazard problems the source of the problem is that banks are protected by limited liability and may engage in excessive risk taking the regions are affected by negatively correlated liquidity shocks so that liquidity coinsurance is pareto improving the moral hazard problem can be solved if banks are sufficiently capitalized under autarky a limited investment is needed to achieve optimality so that a limited amount of capital is sufficient to prevent risk taking with interbank deposits the optimal investment increases and capital becomes insufficient to prevent excessive risk taking thus bankruptcy occurs with positive probability and the crises spread to other regions via the financial linkages opening the financial markets is nevertheless pareto improving consumers benefit from liquidity coinsurance although they pay the cost of excessive risk taking finally we show that in this framework a completely connected deposit structure is more conducive to financial crises than an incompletely connected structure

top management compensation and capital structure the interrelationship between top management compensation and the design and mix of external claims issued by a firm is studied the optimal managerial compensation structures depend on not only the agency relationship between shareholders and management but also the conflicts of interests which arise in the other contracting relationships for which the firm serves as a nexus we analyze in detail the optimal management compensation for the cases when the external claims are 1 equity and risky debt and 2 equity and convertible debt in addition to the role of aligning managerial incentives with shareholder interests managerial compensation in a levered firm also serves as a precommitment device to minimize the agency costs of debt the optimal management compensation derived has low pay performance sensitivity with convertible debt instead of straight debt the corresponding optimal managerial compensation has high pay to performance sensitivity a negative relationship between pay performance sensitivity and leverage is derived our results provide a reconciliation of the puzzling evidence of jensen and murphy 1990 with agency theory other testable implications include 1 a relationship between the risk premium in corporate bond yields and top management compensation structures and 2 the announcement effect of adoption of executive stock option plans on bond prices the model yields implications for management compensation in banks and federal deposit insurance reform our results explain the dynamics of top management compensation in firms going through financial distress and reorganization

juvenile delinquent mortgages bad credit or bad economy abstract we study early default defined as serious delinquency or foreclosure in the first year among nonprime mortgages from the 2001 to 2007 vintages after documenting a dramatic rise in such defaults and discussing their correlates we examine two primary explanations changes in underwriting standards that took place over this period and changes in the economic environment we find that while credit standards were important in determining the probability of an early default changes in the economy especially a sharp reversal in house price appreciation after 2004 were the more critical factor in the increases in default rates that we observe an important additional result is that in spite of our rich set of covariates much of the increase remains unexplained even in retrospect thus the fact that the credit markets seemed surprised by the rate of early defaults in the 2006 and 2007 nonprime vintages becomes more understandable

the dark side of sunshine regulatory oversight and status quo bias abstract as the mortgage foreclosure crisis accelerated in the u s in the late 2000s state level policymakers implemented measures designed to protect consumers and stem the tide of foreclosures one form of policy was simply to require lenders to report on foreclosure prevention activities such policies represented a shift from the status quo for mortgage loan servicing firms operating under incomplete information doing nothing with non paying loans while waiting for more information to be revealed to either foreclosing on the borrower or offering the borrower a modification of loan terms using a difference in difference in differences empirical strategy we exploit one policy implemented in maryland for a subset of mortgage servicers and find evidence that firms perform more loan modifications as well as file more foreclosures increasing foreclosure filings was contrary to the intent of the policy suggesting that policymakers should be aware of how firms exhibit systematic biases much like individuals

exposure to exchange rate movements abstract this paper suggests an approach to measuring a firm s exposure which depends on the stochastic relationship between the firm s real rate of return and exchange rate movements using a simplified two country model exposure is shown to depend on the extent to which individual asset prices adjust with exchange rates the distribution of such adjustments between countries and the relationship between domestic inflation and exchange rate movements while the distribution of real and nominal positions across countries is also a determinant of exposure it is shown that purely domestic firms no foreign assets or liabilities will typically be exposed

models of the multinational enterprise flexibility is identified as the hallmark of recent modelling of the multinational enterprise the focus on flexibility is a response to the rationalization and restructuring of international business which has occurred since the end of the golden age of western economic growth flexibility has been south in factor markets intermediate product markets and markets for final products it has been sought by both governments and firms flexible firms are attracted to locations with flexible host governments this article contrasts the modern research agenda based on flexibility with the more traditional research agenda which predominates in the literature reviewed by caves 1996

corporate risk management integrating liquidity hedging and operating policies we analyze the value created by a dynamic integrated risk management strategy involving liquidity management derivatives hedging and operating flexibility in the presence of several frictions we show that liquidity serves a critical and distinct role in risk management justifying high levels of cash we find that the marginal value associated with derivatives hedging is likely to be low though we explain why some empirical studies find a higher value we explore the complex interactions between operating flexibility and financial risk management finding that substitution effects are nonmonotonic and are affected by operating leverage the nature of operating flexibility and the effectiveness of the hedging instrument this paper was accepted by jerome detemple finance

loan originations and defaults in the mortgage crisis the role of the middle class this paper highlights the importance of middle class and high fico borrowers for the mortgage crisis contrary to popular belief which focuses on subprime and poor borrowers we show that mortgage originations increased for borrowers across all income levels and fico scores the relation between mortgage growth and income growth at the individual level remained positive throughout the pre 2007 period finally middle income high income and prime borrowers all sharply increased their share of delinquencies in the crisis these results are consistent with a demand side view where homebuyers and lenders bought into increasing house values and borrowers defaulted after prices dropped

risk based pricing and the enhancement of mortgage credit availability among underserved and higher credit risk populations this paper estimates an option based hazard model of the competing risks of fha mortgage termination results indicate that the elevated default risks of loans originated among lower credit quality and minority borrowers are more than offset by the damped prepayment speeds of those loans so as to result in markedly lower loan termination probabilities among underserved borrower groups those damped termination risks translate into sizable reductions in risk premia to investors in simulated lower creditquality mortgage pools empirical findings suggest that such pooling and risk based pricing of fha insured mortgages could serve to substantially reduce housing finance costs among underserved borrowers so as to advance both their homeownership opportunities and related federal housing policy objectives

taxation agency conflicts and the choice between callable and convertible debt abstract we analyze debt choice in light of taxes and moral hazard the model features an infinite sequence of nonzero sum stochastic differential games between equity and debt closed form expressions are derived for all contingent claims if equity can increase volatility without reducing asset drift callable bonds with call premia are optimal although callable bonds induce risk shifting call premia precommit equity to less frequent restructuring and are tax advantaged convertible bonds mitigate risk shifting but only induce hedging if assets are far from the default threshold convertibles are optimal only if risk shifting reduces asset drift sufficiently

subprime mortgage default abstract this paper constructs a reduced form credit risk model of mortgage default the data used is of privately securitized subprime arms adjustable rate mortgages originated between 1997 and 2008 and observed between 2000 and 2009 the period studied thus encompasses the beginning of the subprime crisis given the estimated model contractual properties of the loans are then used to infer the market price of default risk for the various quarters of origination it is empirically determined that a change in the inherent nature of borrowers led to a deterioration in their default performance a change which can be first detected in late 2004 on the other hand the evidence also indicates that the secondary mortgage market became aware of this change at about this same time the large rise in defaults in 2007 cannot therefore be attributed to any surprise other than the unexpectedly large fall in housing prices

homeownership and the american dream for decades it was taken as a given that an increased homeownership rate was a desirable goal but after the financial crises and great recession in which roughly eight million homes were foreclosed on and about 7 trillion in home equity was erased economists and policymakers are re evaluating the role of homeownership in the american dream many question whether the american dream should really include homeownership or instead focus more on other aspects of upward mobility and most acknowledge that homeownership is not for everyone we take a detailed look at us homeownership from three different perspectives 1 an international perspective comparing us homeownership rates with those of other nations 2 a demographic perspective examining the correlation between changes in the us homeownership rate between 1985 and 2015 and factors like age race ethnicity education family status and income 3 and a financial benefits perspective using national data since 2002 to calculate the internal rate of return to homeownership compared to alternative investments our overall conclusion homeownership is a valuable institution while two decades of policies in the 1990s and early 2000s may have put too much faith in the benefits of homeownership the pendulum seems to have swung too far the other way and many now may have too little faith in homeownership as part of the american dream

interactions of corporate financing and investment decisions the effects of agency conflicts abstract we examine interactions between flexible financing and investment decisions in a model with stockholder bondholder conflicts over investment policy we find that financial flexibility encourages the choice of short term debt thereby dramatically reducing the agency costs of under and overinvestment however the reduction in agency costs may not encourage the firm to increase leverage since the firm s initial debt level choice depends on the type of growth options in its investment opportunity set the model has a number of testable predictions for the joint choice of leverage and maturity and how these choices interact with a firm s growth opportunities

operational flexibility and financial hedging complements or substitutes we consider a firm that invests in capacity under demand uncertainty and thus faces two related but distinct types of risk mismatch between capacity and demand and profit variability whereas mismatch risk can be mitigated with greater operational flexibility profit variability can be reduced through financial hedging we show that the relationship between these two risk mitigating strategies depends on the type of flexibility product flexibility and financial hedging tend to be complements substitutes i e product flexibility tends to increase decrease the value of financial hedging and vice versa financial hedging tends to increase decrease the value of product flexibility when product demands are positively negatively correlated in contrast to product flexibility postponement flexibility is a substitute to financial hedging as intuitively expected although our analytical results assume perfect flexibility and perfect hedging and rely on a linear approximation of the value of hedging we validate their robustness in an extensive numerical study

optimal mortgage refinancing a closed form solution we derive the first closed form optimal refinancing rule refinance when the current mortgage interest rate falls below the original rate by at least in this formula w is the principal branch of the lambert w function where is the real discount rate is the expected real rate of exogenous mortgage repayment is the standard deviation of the mortgage rate is the ratio of the tax adjusted refinancing cost and the remaining mortgage value and is the marginal tax rate this expression is derived by solving a tractable class of refinancing problems our quantitative results closely match those reported by researchers using numerical methods