The BRICS and the Almighty Dollar

When the BRICS (Brazil, Russia, India, China, and South Africa) summit was held last month in South Africa, it highlighted both the group’s main economic strengths and the divergent interests that make it difficult for them to leverage those strengths.  Whether those differences can be resolved will have a major impact on the U.S. in general, and the dominance of the dollar in particular.

Nearly two dozen countries formally applied to join the group. The bloc invited top oil exporter Saudi Arabia, along with Iran, Egypt, Argentina, Ethiopia, and the United Arab Emirates, to join in an ambitious push to expand their global influence as a viable counterweight to the West.  This is certainly the goal of Beijing and Moscow.

Developing countries are increasingly the biggest the most dynamic parts of the world economy.  This has resulted in both the shift of a vast amount of know-how from the West to the rest and the development of new know how in the rest—not just in China but also in India.

The new BRICS members bring together several of the largest energy producers with the developing world’s biggest consumers, potentially giving the bloc outsized economic clout.  Most of the world’s energy trade takes place in dollars, but the expansion could enhance the group’s ability to push more trade to alternative currencies.

This is a win for China and Russia, who would very much like to undermine the dominance of the US dollar. This would be especially helpful to Russia as its economy struggles with sanctions imposed after its invasion of Ukraine last year.  China is looking to build a broader coalition of developing countries to extend Beijing’s influence and reinforce its efforts to compete with the US on the global stage.

Former French President Valery Giscard d’Estaing called the dollar’s role as the world’s reserve currency “America’s exorbitant privilege.” Most Americans don’t think about the value of the dollar.  But for the rest of the world, its value on currency exchanges is a big deal.

U.S. monetary policy is closely watched around the world because interest rate hikes by the Federal Reserve increase the dollar’s value and make loans denominated in dollars more expensive to repay in local currencies. This is certainly an advantage for the U.S.

But the dollar’s unique position is under threat on several fronts and will likely experience a stress test in the future. The most immediate and unnecessary threat would stem from the self-inflicted wound of the U.S. defaulting on its debt.

One of the bedtime stories D.C. politicians tell themselves is that the dollar is unassailable. If Americans have learned anything from history, it is that there is no escaping it. Moving on from history requires some honesty and truth telling, but truth tellers are an endangered species among the political elite.

There are a growing number of countries, notably China and Russia, that resent the US’s weaponization of the dollar on global markets.  Their de-dollarization efforts bear watching. Another threat arises from technology, as central banks around the world work to develop their own digital currency networks.

Though home to about 40 percent of the world’s population and a quarter of global GDP, the bloc’s ambitions of becoming a global political and economic player have long been thwarted by internal divisions and the lack of a coherent vision.

The BRICS countries also have economies that are vastly different in scale and governments that often seem to have few common foreign policy goals, which complicates their decision-making.  China’s economy, for example, is more than 40 times larger than South Africa’s.

Russia, isolated by the United States and Europe over its invasion of Ukraine, is keen to show Western powers it still has friends. Brazil and India, in contrast, have both forged closer ties with the West.  Given these differences it is unclear how the group will be able to act in unison and enhance their clout on the global stage.

Is 2% The Right Inflation

People the world over have been facing a poisonous new economic reality, as inflation has emerged from multi-decade hibernation.  And many of the people dealing with it are too young to remember when inflation was last a serious issue.  It is economically damaging, socially corrosive, and very hard to bring down.

Both the U.S. Federal Reserve (Fed) and the European Central Bank appear dead set on getting inflation back to their 2 percent target. Why did these and other banks, such as the Bank of Canada, Sweden’s Riksbank, and the Bank of England gravitate to this 2 percent figure?

In January 2012, a thousand years ago in internet time, the Fed, under Chairman Ben Bernanke, formally adopted an explicit inflation target of 2 percent. This marked the first time the Fed ever officially established a specific numerical inflation target. The 2 percent target was seen as a way to provide clarity and enhance the effectiveness of monetary policy.

Bernanke’s successor Janet Yellen and current chair Jerome Powell maintained the 2 percent inflation target. While Powell has a laser focus on the 2 percent target, the Fed has recently moved to a more flexible 2 percent average over time. This means the Fed would tolerate some periods of inflation above 2 percent to offset periods when inflation was below that level.

The 2 percent target was not established based on any specific formula or fixed economic rule. Despite its widespread adoption by central banks, there is little empirical evidence to suggest that 2 percent is the platonic ideal for addressing the Fed’s dual mandate of price stability and maximum employment.

This inflation target is an arbitrary number that originated in New Zealand. Surprisingly, it came not from any academic study, but rather from an offhand comment during a television interview.

During the late 1980s, New Zealand was going through a period of high inflation and inability to achieve stable economic growth – the financial equivalent of a bloody nose.  In 1988, inflation had just come down from a high of 15 percent to around 10 percent. New Zealand’s finance minister, Roger Douglas, went on TV to talk about the government’s approach to monetary policy.

He was pressed during the interview about whether the government was satisfied with the new inflation rate.  Douglas replied that he was not, saying that he ideally wanted inflation between zero and 2 percent.  This involved targeting inflation, a method that had kicked around in economic literature for years but had not been implemented anywhere.

At the time there was no set target for inflation in New Zealand; Douglas’ remark was completely off the cuff. But the inflation target caught the attention of economists around the world and went viral, becoming a kind of orthodoxy.  The approach gained recognition and as noted, was subsequently adopted by many other central banks, making inflation targeting a widely used monetary policy strategy – a classic example of how ideas spread within the small priesthood of central bankers.

The hard truth is that many economic luminaries have tried to come up with what is thought to be the optimum inflation rate, but with little success.

All things considered the 2 percent target was seen as a kind of sweet spot for inflation despite the lack of serious intellectual groundwork. Simply stated, there is nothing magical about 2 percent.  It is low enough that the public doesn’t feel the need to think about inflation, but not so low as to stifle economic growth.  That’s how it goes, but not so much more.

Bankers Once Went to Prison in the U.S.

Once upon a time in America, bank executives went to prison for white-collar crimes. During the Savings and Loan (S&L) debacle, between 1985 and 1995, there were over 1,000 felony convictions in cases designated as major by the U.S. Department of Justice.

In contrast, no senior bank executives faced prosecution for the widespread mortgage fraud that contributed to the 2008 financial apocalypse that precipitated the Great Recession. Not a single senior banker who had a hand in causing the financial crisis went to prison.  Rather than reining in Wall Street, President Obama and Congress restored the status quo ante, even when it meant ignoring a staggering white-collar crime spree.

Indeed, the Department of Justice did not prosecute a single major bank executive in the largest man-made economic catastrophe since the Great Depression. They went after the small fish, not the mortgage executives who created the toxic products or the senior bank executives who peddled them.

The S&L crisis was arguably the most catastrophic collapse of the banking industry since the Great Depression.  S&Ls were banks that for well over a century had specialized in making home mortgage loans.  Across the United States, more than 1,000 S&Ls had failed, nearly a third of the 3,234 savings and loan associations that existed in 1989.  It is estimated that by 2019, there were only 659 S&L institutions in the United States.

In 1979, the S&L industry was facing many problems.  Oil prices doubled, inflation was in double digits for the second time in five years, and the Federal Reserve decided to target the money supply to control inflation. This not only let interest rates rise, it also made them more volatile.

As inflation continued to soar, S&Ls, with their concentration in home loans, found themselves squeezed by an interest rate mismatch.  The 30-year mortgages on their books earned single-digit interest rates, but they either had to pay depositors double-digit rates or lose them to competitors. Overnight, long-term depositors turned short term.  Funding long-term assets like mortgages with short-term liabilities like deposits is a risky formula, and in a high-inflation environment, it quickly makes insolvency inevitable.

For sure there are several parallels between then and the failures of Silicon Valley Bank and other banks over the last several months.  Just as many S&Ls went bust because surging interest rates increased their costs as mortgages brought low fixed rates of interest, many of today’s banks face similar balance sheet problems.

The changing economic and financial environment ruined the “3-6-3” business model that had served thrift executives well for decades: pay 3 percent on savings deposits, charge 6 percent on mortgages, pocket the difference, and play golf at 3:00.

In 1982, lobbying from the S&L industry led Congress to permit them to make highly leveraged investments far removed from their original franchise to provide mortgage funding.  In response, the federal government also enacted statutory and regulatory changes that lowered the capital standards that apply to S&Ls.

For the first time, the government approved measures intended to increase S&L profits, as opposed to promoting home ownership.  The premise underlying the changes was that deregulation of markets could let the S&Ls grow out of their insolvency.  Instead, the crisis culminated in the collapse of hundreds of S&Ls, which cost taxpayers many billions of dollars and contributed to the recession of 1990-1991.

And some S&Ls contributed to the development of a Wild West attitude that led to outright fraud among insiders. Many S&Ls ended up defrauding their depositors and speculating on high-risk ventures, engaging in illegal land flips, engaging in accounting fictions, and other criminal activities.

The S&L crisis teaches at least one important lesson: There is no ending financial chicanery without holding senior bankers accountable for their wrongdoing.

Ford Motor Co. and Industrial Policy

The U.S. government is giving the Ford Motor Co. a $9.2 billion loan, by far the biggest infusion of taxpayer cash for a U.S. automaker since bailouts during the 2008 financial crisis, to build three battery factories in Kentucky and Tennessee.  Neither Ford nor the Energy Department (DOE), which provides loans at far lower interest rates than those available in the private market, have revealed details about the loan.

The U.S. is taking a page from Beijing’s playbook.  China has a top-down industrial policy, with serious government planning and support of target industries. China’s sustained industrial policy has yielded the world’s largest battery manufacturers.  Between 2009 and 2021, the Chinese government poured more than $130 billion of subsidies into the EV market, according to a report last year by the Center for Strategic and International Studies.  Today, more than 80 percent of lithium-ion battery cell manufacturing capacity is in China.

Simply put, industrial policy means that centralized agencies formulate national visions and programs to develop specific industries.  It has been a toxic phrase in American politics.

As Gary Becker, who won the Nobel Prize for Economics in 1992, said, “The best industrial policy is none at all.” It has long been associated with pork barrel politics, picking winners, and crony capitalism.  The political rhetoric has been that the free market works best and is closely associated with freedom and democracy. The history of the U.S. does not square with this perspective.

On the surface, Ford would seem an unlikely party to receive the largest loan ever extended by the Department’s Loans Programs Office.  Just last month, Ford touted having almost $29 billion of cash on its balance sheet and more than $46 billion in total liquidity.  It is worth nothing that one of the best known loans made by the DOE was $465 million to Tesla in 2010 to support manufacturing of the Model S.

Ford aims to close the gap with Tesla on electric vehicles, just as the U.S. aims to close a similar gap with China. Ford told investors early last year that it would put $50 billion into its EV manufacturing efforts. By the end of 2026, the company wants to make two million EVs a year.

Starting with Alexander Hamilton, the first Secretary of the Treasury, who outlined a strategy for promoting American manufacturing both to catch up with Britain and provide the material base for a powerful military.  Hamilton’s “Report on the Subject of Manufacturers” promoted the use of subsidies and tariffs.  Similar practices have been expressed in various forms throughout American history.

During the 19th and 20th centuries, the government played an active role in promoting economic growth, using policies such as high tariffs to protect strategic industries, federal land grants, and subsidies for infrastructure development. The federal government has sometimes backed failures, but it also has remarkable success stories, such as nuclear energy, computers, the Internet, and building the interstate highway system

These days, industrial policy is viewed more positively, spurred by bipartisan concerns about the competitive threat China poses.  U.S. programs are now underway to cover semiconductor production, development of critical technologies, to secure key domestic supplies and support industries that are considered strategically important.

For example, subsidies from the Inflation Reduction Act and Infrastructure Investment and Jobs Act are spread across the EV value chain and are carpet bombing the entire automobile industry.  There are tax credits for sourcing critical minerals within the U.S. or friendly countries, for manufacturing or assembling the batteries and EVs they go into, for the consumers who buy the vehicles, and even for anyone building the public chargers needed to keep those vehicles moving.

The debate over industrial policy will continue because it gets to the longstanding controversy over the role of the government in our economy.  One thing is clear: the rosy rhetoric about the U.S. not engaging in industrial policy is contradicted by the country’s history.

Inflation, Interest, and the Fed

Interest rates play a crucial role in the economy, influencing savings, investment, consumption and overall growth.  Central banks around the world cut benchmark interest rates sharply following the 2007-09 financial meltdown that  tanked the global financial system. In many cases, the nominal interest rate was cut to zero, close to zero or even negative territory.

It was thought that these aggressively low interest rates helped stimulate economic activity, although there remain uncertainties about the side effects and risks. 

Distressed, or “Zombie,” companies feasted on cheap credit. These firms tied up resources that could have been better allocated to more productive and efficient businesses, hindering overall economic growth.

For example, companies such as Bed Bath & Beyond earned just enough money to continue operating, but were unable to pay off their debts as interest rates rose.  As rates have risen, many of the loans banks made to these firms have turned out to be stinkers, as borrowers miss payments or default. 

Indeed, cheap credit, by way of low interest rates, was allowed to persist for an improbable 14 years – much too long in the minds of many analysts.  What was initially seen as a blessing turned out to be a curse. 

When continued for too long, cheap credit effectively inspires excessive borrowing – some of it speculative.  And bubbles do eventually burst. 

A lot has happened since the 2007-09 financial crisis. Recently, inflation has returned with a vengeance.  The Federal Reserve and other central bankers are trying to stop surging prices by raising short-term interest rates, which is not necessarily a boom for the stock market or the economy.

Rising interest rates help control demand for credit, soften growth of the money supply and therefore help control demand.  In theory, higher mortgage rates may slow housing price inflation and help make property more affordable over time. 

Others argue that today’s rate hikes threaten to push up tomorrow’s housing costs amid high prices for materials and loans.  This creates a threat of future housing shortages that could lead to more inflation.

High interest rates prevent a misallocation of capital goosing the price of the riskiest assets in the shares casino.  Then there are investment projects, often vanity projects, that only proceed because of cheap capital. 

As interest rates rise, they incentivize savings in contrast to the recent near-zero interest rates that made savers – including many retirees – feel like fools.  

Finally, high interest rates give central banks room to cut interest rates in the event of a negative external shock. In sum, they act as a deterrent to excessive borrowing and spending, curbing inflationary pressure and preventing the formation of bubbles.

But higher interest rates also bring with them the risk of significant slowdowns in consumption.  They might choke off much needed business investment in new home building and renewable energy capacity, for example. 

Rising interest rates may cause the dollar to appreciate, making exports less competitive and leading to an export slowdown and perhaps a worsening trade deficit.

Higher interest rates certainly make government debt more expensive, sending debt costs soaring and eating up a bigger share of public budgets.

Finally, higher interest rates might lead to a broad-based economic slowdown that could hit stock prices, pension fund assets, and dividend incomes.

In recent months, inflation has been as persistent as gravity.  A cold dish of truth is that it is unclear when prices will moderate.  The Fed took a break from raising interest rates at its June meeting after a string of 10 consecutive rate hikes in just over a year. Still, the benchmark rate could go a bit higher in the near future.  

The Fed is taking some time to assess the effects of its prior rate hikes on inflation and the overall economy, as well as the impact of other economic activity – namely the collapse of three banks this spring.  Improvisation is clearly the order of the day.

Playing Let’s Pretend

One definition of intellectual dishonesty is the practice of ignoring reality when it interferes with what you want to believe about the way the world works.  The bipartisan deal President Biden signed on June 3, after months of political brinkmanship to raise the debt limit for two years and increase the amount of money the federal government can borrow, is an example.

Cynics might be forgiven for insisting there is a great deal to be said for intellectual dishonesty in American society.  They would remind us that the body politic is much more likely to enjoy an adequate supply of the public goods and services that are so vital to the national welfare if Americans can convince themselves that “someone else” is paying for them.

Whenever we admit to ourselves that the cost is coming out of our pockets, we inevitably try to cut corners or do things on the cheap, and ultimately deprive ourselves of much that is really needed.

Many Americans would argue that government has played a major role in this national con game since the early days of the republic.  By cleverly manipulating things like tax rates, deductions, and public accounting practices, the government has made it easy for Americans to persuade themselves that “the other guy” is paying most of the bill for the things we need.  All of which has helped make the United States great—in the sense of becoming the world’s most ostensibly successful national economy for the moment.

The national debt has soared, nearly tripling since 2009, forcing the U.S. Treasury Department to borrow more to pay for government spending.  The legislative curb on this borrowing is known as the debt ceiling.  When Treasury spends the maximum amount authorized under the ceiling, Congress must vote to suspend or raise the limit on borrowing.

The latest deal includes caps on federal spending, additional work requirements for food stamps and welfare, and reforms to build energy projects more quickly.  But the caps would not actually reduce spending.  The end game is to make it grow more slowly, say more slowly than the rate of inflation.

Divided government is never pretty.  But if you are of a Panglossian persuasion, you will rejoice that this deal enables both sides to claim a win of sorts.

Neither wants to be responsible for a catastrophe, so each pretends it is a win-win deal. Republicans can say they cut spending since spending will grow more slowly than it might have otherwise. Democrats can argue that they prevented actual cuts.  In theory, everyone wins and politicians insist they conducted themselves in an intellectually honest fashion.

But the American public, not elected officials and government bureaucrats, is to blame for this.  They insist on receiving more from government than they’re willing to pay for, and they don’t ask any serious questions about the charades and fiscal shenanigans necessary to sustain the illusion of a free lunch.

The U.S. is up to its neck in debt – $31.4 trillion as of January 2023.  Since it cannot increase its income in the short term, it needs to exchange new debt for old debt, leaving no choice but to raise the debt ceiling to avoid global economic chaos.  The annual federal deficit has averaged nearly $1 trillion since 2001, meaning government spends that much more money than it receives in taxes and other revenue.

To make up the difference, the government has to borrow to finance payments that Congress has already authorized. Even with the debt limit raised, the best way to repay the debt is to figure out how to revive the economy.

Good government types and fiscal moralists may be outraged by these shell games and urge Americans to stop acting like children.  But Americans have a long and pragmatic tradition of believing that fiscal morality, like religion and the law, is great as long as it doesn’t get in the way of anything really important.

The Feds Recent Rate Hike

So, things really are different this time.  The Federal Reserve Bank decided to raise its Federal Funds Rate on May 3 by a quarter-point, to 5.00-5.25 percent, in spite of a banking crisis that has seen three large banks fail in the space of six weeks, with remarkably little spillover into the economy at large. The misery mostly limited to shareholders in the banks concerned.   This is where rates sat before the financial crisis hit in 2008.

This recent rate hike has caused plenty of controversy as fears grow that further hikes risk tipping the economy into recession.  The inflation rate sat at 5 percent on the year in March, but core inflation (which excludes fuel and food) slightly increased in March, up to 5.6 percent. So, the Fed raised rates once again, in an effort to get price hikes under control, reiterating their focus on dragging inflation back down to earth even if it means tipping the economy into recession.

It should be noted that unemployment fell to 3.4 percent last month, matching the lowest reading since 1969.  So far, historically high inflation, slowed economic growth, increasing interest rates and banking turmoil has not cracked the still hot labor market.

For the past two decades, this sort of thing didn’t happen.  Under the unwritten laws of the “Greenspan put”, the Fed could be relied upon to provide some form of stimulus at the first sign of financial trouble.  It began with the collapse of the hedge fund Long Term Capital Management in 1998, when the Fed put together a $3.6 billion bailout funded by a consortium of banks, and it carried on long after former Fed chair Alan Greenspan himself had departed the scene.

Greenspan argued with monotony that “free markets are inherently self-regulating”, (like foxes are inherently the best guardians of chickens).  If markets wobbled, if banks got into a spot of trouble, an interest rate cut, or quantitative easing was never far behind.  He took the Fed in a direction quite different from the previous ruling guideline expressed by William McChesney Martin, Fed Chairman from 1951 to 1970, who’s famous for supposedly having said: “The Fed’s job is to take the punch bowl away just when the party’s going good”.  Or words to that effect.

Investors formed an expectation that the Fed would always help.  It was an Alice in Wonderland world where bad economic news often became good—good because investors calculated that the Fed would respond with a stimulus package.  By such means, the country ended up with the bubble economy of the past 20 years.

But this time around, the Fed has failed to oblige.  True, until the collapse of the Silicon Valley Bank, the Fed had been expected to raise rates by half a percentage point compared with the quarter point increase announced May 3.  But by raising rates at all the Fed has signaled that yes, it really did mean it when it said it was going to tackle inflation.  Not even falling US inflation has persuaded the Fed to take a break from its tightening program.  The Fed officials have said they want to see sustained evidence that inflation is moving toward their 2 percent goal.

The Fed finds itself in a tricky situation, having failed to act on price rises early on, so now they are playing catch up.  They were too late to the game to keep prices under control—having suffered a hit to credibility, have had to keep hiking rates, putting a damper on economic growth.  The Fed is clearly hoping this is the end of the line.

It softened its language in its statement after the May 3 hike, no longer preparing investors for further rate hikes, but rather noting that a myriad of factors—including economic growth—would feature in the “extent to which additional policy firming may be appropriate”.  In other words, interest rates may still rise, but it is by no means certain.  Ergo, only a naïve or ignorant person who say the worst if over.

Monetary Mischief

The past two and a half years have been extraordinary.  The unnerving combination of a global pandemic exacerbated by energy scarcity, supply chain disruptions, the return of inflation,  rising multipolar geopolitical tensions, and a new monetary era have people wondering what certainties are left. Still, in times of rapid change, it’s nice to know that some things stay the same.

Take The Federal Reserve for an example.  The Fed does not learn from its mistakes.  The Fed lost control of the money supply, causing inflation to soar.  In the two years following the March 2020 COVID-induced recession, the Fed allowed the broad money supply to expand by a staggering 40%.

It did so by keeping its policy rate at its zero-lower bound and increasing the size of its balance sheet by almost $5 trillion through its aggressive purchases of Treasury bonds and mortgage-backed securities.

In 2021, not hemming and hawing, the Fed kept assuring the American public that the inflation they were experiencing was a transitory phenomenon.  The Fed lost much credibility by failing to acknowledge inflation was surging back in 2021 and it is not obvious it has rebuilt its reputation.  This despite warnings that the explosion in money supply growth would take the country back to the inflation of the 1970s.

Not to forget, the Fed effectively pursued a policy of zilch interest rates or free money for 14 years since the 2008 financial crisis.  Individuals and institutions happily adapted to a universe in which money was practically free.  They forgot that free money turns out to be expensive. By failing to return the price of credit to something normal the Fed was fueling greater risk taking.

A sign of an intelligent mind is learning from one’s mistakes.  This is not the case with the Fed. The technocrats, the boffins, and the cognitive elites didn’t know what they were doing. Worse than not knowing what they were doing, Americans suffered big declines in disposable incomes over long period as a result of their policy choices. The economy did not deliver to the great majority of Americans the sort of life they wanted and hoped for.

People bought houses they could only afford with tiny interest payments, companies borrowed to buy back their own shares, investors borrowed to buy stock in a can’t lose stock market, and politicians ran up national debts whose servicing was only possible if interest rates remained negligible forever, putting the country on an unsustainable fiscal trajectory.

Then in 2022, the wise men at the Fed started raising interest rates at the fastest pace in half a century: 500 basis points in pursuit of lower inflation.  That is a lot to cram through the economy in a year and something just might break. And it did.  March madness was the appropriate tag line applied to last month’s scare provoked by the collapse of three U.S. banks as a result of rate hikes poor management, and the abject failure of regulators.

Of course, none of this would have been necessary had the Fed started tightening monetary policy a year earlier. The inflation was not transitory. It’s a bitter solace to savers that they can earn a meager say, 4.5 percent interest on their savings only now that, inflation being so high, that their funds on an inflation adjusted basis are still losing value and adding to the cost of living crisis for the ordinary American.

Ushering back in a new era of cheap money is by no means a requirement but would be a tempting one at that given how addicted to mass spending everyone has become.  But that if the Fed has learned anything would have serious repercussions.

Looking forward it may well be that in God’s newly automated earth, AI will offer a precious escape from the problem of setting interest rates, avoiding the friction and stress and politics which accompanies developing monetary policy.  Just as the intelligent ChatGPT is churning out poetry better than Milton,  surely this new technology can design, plan, and execute monetary policy in the future.   They are becoming quite good at that.

The Next Banking Crisis

When markets are in a “seek and destroy” mode, like the last dragon in Game of Thrones, it’s fruitless to guess where they might attack next in search of weaklings. But their next focus, alongside the impact of fast-rising interest rates on bond portfolios, may be commercial property and commercial real estate loans.

Concerns about a commercial office space crash have followed the collapse of Silicon Valley Bank, Signature Bank, and the regional banking crisis that began in early March. Federal Reserve officials have stressed that the collapse of these two banks had nothing to do with commercial real estate.

So often used for investment purposes, higher interest rates are making the commercial office property sector far less enticing.  Fast increases in the Federal Reserve Bank’s benchmark interest rate have led to significant shifts in customer behavior.  Institutional investors are shunning real estate for higher yields at lower risk on government bonds.

Fragility in parts of the banking system has not stopped the Federal Reserve from pushing up interest rates to subdue stubbornly high inflation.  The Fed recently voted to raise the benchmark borrowing rate by a quarter of a percentage point, the ninth increase over the past year.  That brought the fed funds rate to a target range of 4.75-5 percent, its highest level since late 2007. Another part of the motivation to raise rates might be to show—rather than simply tell—that the central bank has faith in the banking sector.

As property deals become more expensive to finance, the appetite for them wanes, which means fewer projects being built. Across, the sector, the Green Street Commercial Property Price Index is down 15 percent in a year, with the biggest drops in urban office real estate, where space stands empty as working from home takes permanent hold and people predict the death of the office.

U.S. office occupancy rates are between 40 and 60 percent of pre-COVID levels, according to the real estate firm JLL. Further, almost a quarter of the mortgages on office building must be refinanced in 2023, according to Mortgage Bankers’ Association data, which will bring higher interest rates.

COVID changed everything when employees were forced to work from home.  While some companies have pushed for a return to the office, others have adapted to the change and are allowing their workers to stay remote.  That is a bad sign for office owners.  As leases come up for renewal, many companies that have embraced work from home as the new normal will opt to terminate the leases.  That leaves some banks, especially regional ones, facing losses on real estate loans.

Consider that commercial real estate is a highly leveraged asset.  When mortgages on these properties mature and owners have to refinance, interest costs increase and adversely impact cash flow. Higher interest rates and more vacancies also decrease the value of some office buildings.  Indeed, some bank commercial office real estate loans may be threatened.

This is especially concerning for smaller banks, due to larger exposure as a percentage of their assets. For example, before its collapse, Signature Bank had the 10th-largest commercial real estate book in the United States. Another bank in the news, First Republic, had the ninth-largest loan portfolio in the same market.

According to Fitch Ratings “the office sector faces asset quality deterioration, putting smaller banks at risk.” It may turn out that the pretense that Silicon Valley Bank was a one-off is finished.

In 1992, Warren Buffet coined the phrase: “It’s only when the tide goes out that you learn who’s been swimming naked.” Now that the flood of cheap money has drained away and interest rates are on the rise, there may be more unpleasant revelations.

It’s unclear what the market dragon’s breath may scorch next.  But the next banking calamity may be commercial office real estate

It’s Déjà vu All Over Again

What’s telling about the Silicon Valley Bank collapse is that no one saw it coming.  When, on a visit to a London business school after the 2008-09 global financial crisis the late Queen Elizabeth asked why nobody saw it coming, no one had a clear answer.  Why, in a financial world crawling with regulators, did no one realize that subprime mortgages were toxic and on the brink of falling apart?

It looks like the regulators dropped their guard again.  Had they come to simply and blindly assume another set of false beliefs that ultra-low interest rates, designed to help tackle recession, were here to stay?

Entire business models were built on this assumption.  But then inflation returned and interest rates shot up.  And now we’re learning just how many banks bet the house on the idea that rates would never rise again.

Regulators closed Silicon Valley Bank, which catered to the tech industry for three decades, on March 10.  After an old-fashioned bank run, it did not have enough cash to pay its depositors.  It was the biggest bank to fail since the 2008-2009 financial crisis and the second biggest ever, after Washington Mutual fell in the wake of the collapse of investment bank Lehman Brothers, which nearly took down the global financial system.

During the COVID pandemic, Silicon Valley and other banks were raking in more deposits than they could lend out to borrowers.  In 2021, deposits at the bank doubled.

But they had to do something with all that money.  So they invested the excess in long-term ultra-safe U.S. treasury securities and mortgage bonds.  But rapid increases in interest rates in 2022 and 2023 caused the value of these securities to plunge.

The bank said it took a $1.8 billion hit on the sale of these securities and was unable to raise capital to offset the loss as their stock began to drop.  The bank’s client base, which included a lot of tech companies, exacerbated the problem.  Venture capital firms advised companies they invested in to pull their business from the bank.  This led to a growing number of the bank’s depositors to withdraw their money, too.  The investment losses, coupled with withdrawals, were so large that regulators had no choice but to step in and shut down the bank.

Despite being the 16th largest bank in the United States, Silicon Valley Bank was exempt from many stress- testing regulations other banks were compelled to follow.  It did its best to show it was one of the good guys.  Last year, for instance, it publicly committed $5 billion in “sustainable finance and carbon neutral operations to support a healthier planet.”

But how sustainable were the bank’s own finances?  It turns out its business model was hugely sensitive to interest rate hikes.  It had tied up its money in government bonds, which decrease in value as rates rise.

Here again the Queen’s question is relevant: Why did no one see it coming?  In this case, why was the bank so complacent in the year leading up to the crisis, when inflation was soaring?  And what other problems are lurking in the banking system as interest rates move back toward historical averages?

Silicon Valley Bank’s collapse highlights how blind regulators were to the scenarios that ultimately led to the bank’s demise—large and rapid increases in interest rates.  Do the Federal Reserve’s bank regulators not talk with or read about what their monetary brethren are doing?  Are the regulators fighting the last war, the last crisis?

More laws and regulations don’t always help if regulators are incompetent.  If they are, they should be terminated – along with the senior management at failed banks.