Thursday 31 March 2011

Economic growth will underpin property

I’M not worried about the current weakness in the economy. There is no major shock lying in wait.

There are some hangovers from the global financial crisis, and a series of natural disasters here and abroad are hampering activity and confidence. But the weakening of growth is really a changing of gears as the private sector takes over from government expenditure as the primary driver of growth.
Will private expenditure come through in time to fill the gap left by the public sector? We think so. Our gross domestic product forecast is for a quick rebound from 2.6 per cent growth this year to 4 per cent next financial year.
Over the next five years the economy will be strong, underpinning demand for property.
Our problems will be on the supply side as a residual consequence of the GFC, as insufficient investment to underwrite future growth comes home to roost in property and other sectors.
The economy has paused after the initial rebound following the GFC-induced downturn.
To me, that demonstrates the strength of government stimulus to cushion the Australian economy. It worked. Without it we would have had a recession. But now, as governments focus on reducing their budget deficits, government expenditure will start to wind down. Hence the current weakening of growth. We’re switching gears from government to private drivers of growth.
The economy may be a little weak now but it has an underlying strength. Apart from the winding down of major government projects, the current weakness is due to precautionary savings by households and businesses.
Apart from resources, private investment remains patchy. But that will change amid emerging capacity constraints, tighter leasing markets, rising incomes and strong returns on investment.
The commercial office markets are a classic example. My last column argued that we were headed for an office market boom. Indeed, across the board, the undersupply of commercial and industrial building — the collateral damage of the GFC — will recover strongly in a series of rolling investment cycles.
The scene is set for strong growth in private investment to drive economic growth over the next five years. We are already well into the second major phase of resources investment.
Residential construction has picked up strongly and, though currently pausing, will resume its growth over the next few years until rising interest rates trigger a downturn. Next comes a recovery in retail development, followed by industrial and then the office market.
These rolling investment cycles will underpin growth in the medium term, hence my optimism about growth prospects.
But it’s not all rosy.
Current underinvestment means capacity constraints will emerge within two or three years. Add the problem of emerging skilled labour constraints and we have a dangerous demand-inflationary mix. Two years from now we’ll be back to pre-GFC conditions, with capacity and labour constraints inducing demand-inflationary pressure and strongly rising interest rates. Here we go again.
The Reserve Bank sees its primary task as containing inflation. Inflation is not a problem now but the RBA knows it will be, and sees its job as making room for the minerals boom.
Already cash rates have risen from a stimulatory level of 3 per cent to 4.75 per cent. Current economic weakness has allowed a pause but there will be more rate rises. We expect three more over the next year in response to signs of economic strength.
But that’s not the main game. When capacity and labour constraints lead to demand-inflationary pressure in two years’ time the RBA will become really aggressive. We think home loan rates will be 9.5 per cent or higher three years from now. That will kill housing demand.
How can we make room for the minerals boom? Apart from housing, the major collateral damage will be in the domestically produced tradeables sectors — manufacturing, tourism, education and business services. The high dollar, strong commodity prices and comparatively high interest rates will do the damage by hurting competitiveness in both export and import markets. This process of slow and painful structural change has already begun.
Will we continue to see a two-tiered economy? Of course. There will be major differences between winners and losers. The impact of the high dollar will be compounded by high interest rates.
So you see, I’m not worried by the current weakness in the economy. Growth will pick up strongly, but not uniformly. The minerals boom means tradeables gloom, with higher rates and a limited life for the housing upswing.
But there are plenty of opportunities in the underpriced and soon to be undersupplied investment markets. And there are ways to insure ourselves against rising interest rates.

Tuesday 29 March 2011

Property Investment Wise: Negotiating With Property Sellers For The Best Deal

Talking to new investors you could be excused for thinking that the price of the property was the most important issue when purchasing an investment property, and in most instances this would be right, but also there are often circumstances where this is not so.
Sellers also have a agenda when it comes to selling their property and buyers should always find out just what it is that they want to achieve from selling the property.  You see different reasons will mean you have different strategies for negotiation and could get you a better deal.
Let’s look at some of the scenarios that a buyer could be faced with as a property investor:
Buying from an estate – this seller could be interested in the price because it may be money they had not counted on, but more important to them may be the fact that they have an unconditional contract which means that they may be happy to have a longer than normal settlement – this may benefit a buyer from:
  1. a finance point of view,
  2. because they need to sell a property,
  3. they want to have some time to arrange contractors for a renovation,
  4. they want to let it out as soon as it settles but the property needs some tidying up which they are prepared to do but want to do it before settlement
Buying from a seller who is building
  1. the seller may be building a new home so they need the money, but don’t want to move just yet because the house is not finished so right here and now the investor has a tenant! The buying price in this situation is often adjusted to take into consideration some rent, but of course care needs to be taken in this regard.
  2. the seller may be building and needs some finance so you may negotiate a partial release of monies prior to settlement (usually the deposit), the date of which is when their new property is finished
Buying from another investor who needs to go to contract before the end of the financial year
A seller who does this is working the sale to their tax advantage, but they may not necessarily need an early settlement because it is the date on the contract that is the ‘date the property is sold‘ so as long as it is a signed contract before the end of the financial year the sale is deemed to be  in that financial year.
***You can see that there can be quite different situations where a seller may negotiate a contract quite differently from what was initially intended.  Not only can the time be advantageous to an investor, but if an investor works with the seller they will often save a few thousand dollars as well.  A double move within a few months, for example, would cost a vendor more than a few thousand dollars! Never mind all the hassle!
***Always make sure a solicitor knows exactly what you are trying to achieve with these types of deals and get them to write the clauses that affect anything different than a standard sale contract.

Sunday 27 March 2011

Low-risk on offer in France

France offers property investors a low-risk, value for money option when it comes to real estate, it has been claimed.
A growing number of British property buyers are now looking at investing in the market, with the country accounting for more than 40 per cent of all mortgage enquiries from Brits buying overseas.
Speaking to A Place in the Sun, Patrick Joseph, of property portal My-French-House.com, believes that stable prices and close proximity to the UK are the main factors behind the trend.
"Property in France doesn’t devalue and although the financial gains won’t be dramatic there is an almost guaranteed return on investment over time," he said.
Indeed, it would appear that the long-term security offered in France is an attractive prospect for investors, particularly those who have experienced market volatility in other parts of Europe in recent years.
According to France’s national association of estate agents, the FNAIM, there will be price rises this year between three and six per cent.

House prices falling in Portugal

Weak demand and falling confidence in the Portuguese property market is causing residential home prices to fall in the country.
This is according to the latest survey from the Royal Institution of Chartered Surveyors, which noted that property values in February have continued to decline at roughly the same pace as the previous two months.
Indeed, many real estate agents are recording large price falls and the outlook for prices remains negative, the data shows.
The news may lead a number of individuals to consider making a property purchase in Portugal, with current low prices meaning that there is an opportunity to pick up a bargain home.
According to a spokesman from the firm, the main concerns of Portuguese real estate agents and developers relate to the financial constraints felt in the market.
"These concerns are being amplified by higher unemployment and political uncertainty," he said. "On the other hand, some expect a boost from tourism due to the political changes taking place in competitor countries in the Maghreb."
Amanda Lamb, presenter of A Place in the Sun, recently named Portugal as one of the most popular destinations to buy property.

Florida home to 1.6m empty properties

Some 1.6 million homes are sitting empty in Florida, the state’s census bureau has revealed.
The number of unoccupied homes in the region has risen by 63 per cent over the past ten years, with such high levels of oversupply expected to keep home prices depressed.
In California, eight per cent of the state’s housing units are now vacant, while in Nevada 14 per cent of residential homes are empty.
As such, full recovery of the housing market is expected to be a long and drawn out process, according to Ingo Winzer, a housing market analyst and founder of Local Market Monitor.
Mr Winzer forecast that prices in Florida will drop even further, another five per cent in 2011 and three per cent in 2012.
"Even after that, they’re not going to rebound, they’ll just sit on the bottom," he said.
The news may prompt some individuals to look at property in the US, with the current low prices meaning that there is an opportunity to pick up a bargain.

Friday 25 March 2011

Helpful Information To Know About Mortgages

The first thing you need to know when looking for the right home loan is your mortgage principal, which is the amount you will borrow from the lending company minus your down payment. Determining how much the lender or banks will be able to let you borrow depends on your income and credit score.
After knowing your principal, determine the type of mortgage you will be able to afford. Fixed interest rate, which is higher, allows you to pay a mortgage in a fixed amount throughout your term, making budgeting easier and more manageable while adjustable rate mortgages (ARM), which is lower, usually provide you with an initially lower interest rate which could change depending on the market, entailing a possibility of higher paying rates in the future.
When looking for a home loan, acquiring a low-interest deal does not mean cheaper monthly dues. Low interest rates are usually only applicable to high principal home loans which can have a higher monthly due than a high interest rate with lower principal.
The monthly payment can be determined by computing your principal and interest rate by the number of months you are going to pay. Choose a mortgage that you think has the most maintainable monthly fee. Make sure you can afford to pay the fee and keep up with payments on a consistent basis.
Mortgage terms vary on loans you apply and depend on how much you can shell out for monthly dues. A short-term mortgage carries higher monthly payments but includes a lower interest rate while a long-term mortgage has a lower monthly due at a higher rate.
When applying for a mortgage, it is advised to ask your lenders for lock-in rates for a specific period of time since the market can change dramatically causing rates to go up and down. If there is no added cost of if fees are refundable for having this service, agree on a lock-in rate and have it in writing.
Lenders usually charge for deals that they close in your behalf which may cost to thousands of dollars depending on the state rules that apply where you live. Ask your lenders for an estimation of this cost to give you an idea how much more will be added to your principal.
Applying for a mortgage may sound complex to the virgin ears. But with proper understanding, anyone can make a smart decision on their mortgage to buy their new home.

Now There Is Mortgage Help for Unemployed Homeowners

There has been a lot of press regarding programs to help struggling homeowners stay in their homes. The Home Affordable Mortgage Program is just one avenue to avoid possible foreclosure. Up until this point, however, homeowners could only get assistance if the situation that put them in financial distress in the first place had been resolved. Unfortunately, this left people who were victims of the declining job market without options for aid. Now unemployed homeowners in 18 states can also get the help they need.
The federal government realized that some states throughout the country were worse off than others and established the Hardest Hit Fund in February 2010. States exhibiting a greater than 20% decline in home prices since the downward spiral of the housing market or states struggling with unemployment rates at or above the national average were designated to receive funds. Eighteen states were designated to receive funds: Alabama, Arizona, California, Florida, Georgia, Illinois, Indiana, Kentucky, Michigan, Mississippi, Nevada, New Jersey, North Carolina, Ohio, Oregon, Rhode Island, South Carolina and Tennessee.
President Obama’s Hardest Hit Fund was established over a year ago and was specifically intended to help homeowners that were out of work. Depending on the state you live in, unemployed homeowners can receive up to $3,000 a month to pay their mortgage, up to a maximum of 36 months. The rules and guidelines vary in each state.
Although the federal government provided each designated state with anywhere from 20 million to almost 2 billion dollars as part of this program, states have been slow to roll the program out. This is due, in part, to each state being given the flexibility to create state specific guidelines for assistance. The government felt this was the most effective way for each state to tailor the program to best meet the needs of their specific economic situation.
The 32 states that were not included in the Hardest Hit Fund were left to take care of themselves. Or, so they thought. The Housing and Urban Development (HUD) program has stated they will help any state not covered by Obama’s program that has a high foreclosure rate. HUD’s plan is to make accessible no interest loans for emergency mortgage relief.
If you are unemployed and need help staying in your home, there are options available to you. The U.S. Treasury website lists the guidelines for each Hardest Hit Fund state. Additionally, if you live in one of the undesignated states, you can look to HUD’s website for more information on their program.

Thursday 24 March 2011

US homes sales fell in February

Existing home sales in the US fell in February, following three consecutive month’s worth of increases.
This is according to the latest data released by the National Association of Realtors (NAR), who noted that transactions dropped 9.6 per cent month-on-month and 2.8 per cent compared to the previous year.
"Housing affordability conditions have been at record levels and the economy has been improving, but home sales are being constrained," Lawrence Yun, NAR chief economist, said.
The industry expert warned that those looking to buy property in the US could expect recovery to be unsteady, especially as a result of the tighter lending market.
NAR added that the decrease in sales was accompanied by an increase in supply. Inventory rose 3.5 per cent to 3.49 million units.
Meanwhile, recent research from the University of Florida found that sales of single family homes and condominiums are increasing, as well as investments in land are increasing.
And speaking to Overseas Property Professional, the organisation forecast that 2011 will see a greater number of potential buyers making house purchases in the US.

UK property prices rise for second consecutive month

Property in the UK enjoyed its biggest increase in asking prices since May 2010 this month, the latest figures have found.
According to statistics compiled and released by the Find a Property website, prices climbed by 0.5 per cent over the course of the month.
The news may be of interest to individuals looking at UK property, with the rise suggesting that there are now opportunities to make a return on real estate within the country.
The price increase is the second month in a row that the housing market has seen a return to positive growth, following an increase of 0.3 per cent in February, the real estate portal said.
Nigel Lewis, property analyst at the firm, noted that it has been a year since asking prices rise for consecutive months.
"The unpredictable nature of the housing market means that it’s impossible to predict how prices will behave throughout the rest of 2011, but this month’s figures do indicate that consumer confidence is still present," he added.

Tuesday 22 March 2011

Price rises in France tempting investors

A growing number of overseas investors are looking to take advantage of rising prices in France, it has been suggested.
According to the latest monthly report from Rightmove International, internet searches for real estate in the country have risen dramatically.
Indeed, the firm explains that included within its top ten climbers were several French regions.
The Midi-Pyrenees was up 6.87 per cent, Alpes-Maritimes up 6.53 per cent, the Loire Valley up 5.59 per cent and the Pays de la Loire which was up 2.5 per cent.
It comes in the wake of new figures which show that residential home values in Paris increased by almost 18 per cent in 2010, following after a four per cent decline a year earlier, according to Paris Chamber of Notaries.
Righmove added that other top climbers were Ireland, up four places and Germany, up one place, with price making a big difference according to Robin Wilson, head of Overseas at the firm.

Monday 21 March 2011

$30 million ranch for sale near Zion National Park

http://upload.wikimedia.org/wikipedia/commons/1/10/Zion_angels_landing_view.jpg 

Are you in the market for some real estate with a scenic view? Are you looking for a place that will let you get away from it all? If so, then I've got just the deal for you. The beautiful Trees Ranch, located right next to Zion National Park in Utah is on the market, and can be yours for just $30 million.

The ranch, which consists of nearly 2200 acres of land, is bordered on two sides by Zion, but the other two neighbors aren't bad either. One of the other boundaries is the Canaan Mountain Wilderness and a fourth border sits next to acreage that is overseen by the U.S. Bureau of Land Management. I think it is safe to say that this prime piece or real estate has the "scenic view" covered quite nicely.

And what exactly do you get for your $30 million? Glad you asked! Trees Ranch comes with 2066 acres of pristine land, 200 of which are dedicated to an organic apple orchard which provides inventory for the the Springdale Fruit Company. There is also several ranch houses, an on site vineyard, a stable and corral, and even a lake complete with a dock for launching boats. There are several historic sites on the premises as well, including an old pioneer homestead and cemetery, as well as ruins from the Anasazi Indian tribes that once lived in the area.

Best of all, the natural landscapes that surround the ranch are amongst the most beautiful in the entire western United States. Zion is well known for its towering rock spires and walls, while Canaan Mountain Wilderness is nearly 45,000 acres of public land, bounded by wind swept sandstone cliffs. The ranch exhibits much of the same scenery, giving the buyer of the property their very own personal national park to explore.

Seems like the perfect haven after a long day at the office. Now if only I could come up with down payment.

UK mortgage market 'stuck in a rut'

Activity in the UK property market has remained subdued over recent weeks, the latest figures from the Council of Mortgage Lenders (CML) show.
According to the statistics published by the industry body, gross mortgage lending stood at £9.5 billion in February.
Given that a figure of £9.475 billion was recorded for the previous month, the CML has noted that the market is failing to pick up pace as prospective buyers stay away until prospects for the UK economy as a whole improve.
"The housing market is stuck in a rut," explained the council's chief economist Bob Pannell.
"This is going to be a challenging year for households and the housing market," he added.
At the same time, however, property market observers are likely to be heartened by the latest figures from the National Association of Estate Agents, whose members have reported a 25 per cent year-on-year rise in housing stock for February.

Sunday 20 March 2011

Australian property listings at all time high

The number of properties listed for sale in Australia recently hit an all time high, new research has found.
According to RP Data findings, total advertised listings are now 24.2 per cent higher than they were at the same time last year. Within capital cities, listings are 29.1 per cent higher than last year.
But despite the positive news, research analyst Cameron Kusher said there is clear disconnect between the number of properties being brought to the market and the activity amongst buyers, with recent data showing sales volumes were 20 per cent below 10-year average levels during 2010.
In addition, FHB finance commitments currently account for just 15.2 per cent of the owner occupier market are also at their lowest levels since July 2004. The total value of investor finance commitments is at its lowest level since March 2009 and is down -8.3 per cent for the year.
“These two findings are the major contributing factors to the elevated level of listings, evidence suggests that many vendors have brought their property to the market hoping to sell and upgrade.
“The issue is there is not enough active FHB or investors in the market currently to allow them to sell their property,” Mr Kusher said.

Saturday 19 March 2011

How to make money from Property TODAY

With so many mixed messages this is a timely reminder about what really drives property and some strong evidence that there won’t be a better time than right now…
It’s the economy
It may sound simple but sometimes people forget that the economy drives markets – all of them. When someone is telling you how great or terrible a particular market is or isn’t, a good indicator is how is the rest of the economy doing. Then ask ‘what are the implications for property?’. Today the Reserve Bank is telling us we are already in a boom that may last decades. They don’t know how it (the effect on the overall economy) will look yet, but they recommend that it is deserving of a total rethink by the Government.
History shows that when there is a positive structural (permanent) change to the economy markets can take some time to react. This is particularly true for property. As a (simplistic) example, the freeing up of funds through deregulation in the late 70’s didn’t have its full effect until the late 80s. Similarly the increase in affordability through inflation targeting in the mid 90’s wasn’t fully absorbed until the early 2000s. So, how long until the current change is fully understood and felt?
Similar, not the same
Sometimes we forget that Australia is a Commonwealth of States and Territories, with each being significantly different to the others in size, demographics, geography and most importantly, economically. Therefore if the economies are different and run at different cycles then surely so does property? … the short answer is yes. This is why the QLD and WA property market cycles have historically followed NSW and Victoria by as much as one to three years!
This also holds true today where in the last two years we have seen an upswing in NSW and Victoria while QLD and WA have languished, despite the onset of a mining boom in the country’s two biggest resource states. There are of course other factors driving this but its not an outright negative as it bodes well for the future as the QLD and WA economies benefit from the flow through of the mining boom (particularly for QLD when other market fundamentals are considered and the additional boost from the reconstruction after floods and cyclones).
Trends are not the ‘be all’
So many property investors focus on ‘trends’ as the answer. While trends are important, especially in long established areas, they are not always the best indicator of potential future performance. It is also vitally important to understand how the economic fundamentals have driven the particular market in the past and what are the changes to these fundamentals in the future, either directly or as a function of changes in the economy. In 2000 there were plenty of people talking up Sydney and Melbourne. 10 years later the same money would have returned far more had you put it in Perth or Brisbane – over 5% more. New rule of thumb, don’t follow the trends, hunt out the new ones!
It’s like printing money
For us the current lack of activity and position in the market cycle in QLD means that there are some great opportunities to be had in areas we beleive have all the right fundamentals in place for strong ‘above trend’ growth into the future. What do these ‘opportunities’ look like? – they look like several properties we’ve been able to source recently for our clients: CBD (or close to CBD) house and land packages with 5-6% yields and significant additional equity (some $50,000 to $100,000) on completion.
Why, because the market is ‘quiet’ – this is exactly the time to buy. It doesn’t get better than this. When everyone else catches on (that delay I was talking about) how much more has already been made by those acting today?!
It’s not only our clients who can see the ‘today’ window in the right market who are benefiting, we’re putting our money where our mouth is too. Based on our research we are sourcing a number of larger opportunities through our development company and having just secured a unit development in North Queensland, we are currently looking for others in the South East corner. Today is the time!
When you are seeking advice for your trusted circle of experts – ask them this question ‘what are you doing with your money?’… I guarantee the answers will be very revealing.

The Daily Reckoning Australia: Collateral Damage

'The Great Moderation' is the name given to the time leading up to the 2008 financial crisis. (Different people give it different starting dates.) The idea is (now was) that regulation and central banking had given rise to stability and growth.

Part of this moderation was attributed to derivatives. By allowing companies to hedge the risks inherent in their primary business, derivatives were supposed to make those primary businesses safer.

A company dealing in lots of foreign cash could secure an exchange rate by buying a foreign exchange derivative. Pension funds could insure their portfolios by buying options. Insurers could insure themselves against wild weather by buying a weather-linked derivative.

But the practice didn't just allow risk to be mitigated. Someone had to take the opposite side of each trade. So, pretty quickly, derivatives got turned into financial gambling steroids. They allowed leveraging of positions without actual leverage. Heck, they changed the very definition of 'leverage'. It used to mean using debt. Now it describes bets that move in multiples to the underlying asset's movement.

Aside from derivatives, which are of course a major factor, there is another story that allowed The Great Moderation to take hold and then blow up. And it's one we haven't really read about. At least not with this angle.

When people engage in transactions, they often demand collateral from their counterparty. The idea being to reduce the risk of something going wrong. 'If you don't pay, then I have the right to sell your house.' Or something like that.

Banks and financial institutions often use collateral to back up promises. And many companies hold safe assets on their balance sheet as a type of collateral to creditors. If the company fails, there are plenty of assets to go around. It may not be collateral in the strict sense of the word, but the effect is much the same: to reduce counterparty risk... the financial fallout of the other person not doing what they are supposed to under the agreement.

But using collateral exposes you to a whole new risk. If housing is used as collateral, then house prices are a risk. If collateralised debt obligations (CDOs) are used as collateral, then you are exposed to CDO price risk. If an implied government backing, or 'too big to fail' status is used as a type of collateral, you are exposed to political indecision risk. (Ask Lehman Brothers creditors about this one.) If access to the central bank's discount window is used as a type of collateral, you expose yourself to risks in the discount rate.

In other words, reducing counterparty risk by using collateral, or something that has the effect of collateral, may leave you with a new type of risk that can infect the rest of the transaction or relationship. Collateral can add to your overall risk instead of reducing it.

So, what do you do? Not use collateral? More on that below. First, let's look at just how prevalent this issue is. Based on Ben Bernanke's comments at the Financial Crisis Inquiry Commission, the Tri-party Repo Market in 2008 was a prime example of how collateral can turn on you. With no small consequences.

' ... runs in the tri-party repo market, where what we used to think was very stable funding, which is funding through repurchase agreements where the investment banks would put out assets overnight and use that as collateral, they thought that was a pretty much foolproof form of short-term funding.'

To clarify, a repurchase agreement, or 'repo' is like a short-term loan with collateral. You sell assets with the agreement to buy them back. If you can't finance the repurchase, the holder of the collateral is left holding assets. Which is much better than a claim on assets as with normal lending agreements. Bernanke continues:

'But in a crisis where people began to doubt the liquidity or the value of those assets, the haircuts went up and you got into a vicious cycle which led to the Bear Stearns collapse and was important in the Lehman collapse as well.'

In other words, the collateral used in the repo agreements added risk instead of reducing it. The value of the assets fell, making the repo transactions dubious. That interrupted the funding structure of two major investment banks, marking the onset of a major financial crisis.

Many of the assets used in these repo agreements were linked to real estate and mortgages. This is the crucial link between sub-prime lending, securitisation and the collapse of financial institutions. They used securitised loans as collateral in their repos. Assets that were conveniently rated AAA by credit ratings agencies, which is a common requirement for collateral in repo markets.

Had Bear Stearns borrowed in straightforward lending agreements without collateral, the falling asset prices of the collateral used may not have caused the collapse of the company.

This is of course an over-simplified view, as Bear Stearns would have had the assets used as collateral on its balance sheets instead of in the repo market. But the risk would have been within the company, which changes the nature of the risk. For example, by using housing-linked assets as collateral for so much of its funding (enough to cause it to fail), Bear Stearns was playing the game with an open hand. Its creditors knew the assets Bear Stearns held, as they themselves held them as collateral. The famous secrecy with which investment banks conduct their affairs allows them to hide such structural weaknesses.

Also, when the repo market dried up, Bear was forced to sell exactly those assets that were being used as collateral in the repo market. This pushed the price down further, exacerbating the problem. The predictability of this sequence of events from the perspective of Bear's repo counterparties is a major factor to the sudden loss of willingness to lend to Bear.

If Bear had had access to a lending facility that was not as directly linked to the assets it held on its balance sheet, its funding crisis may have slowed significantly. Whether it could have been saved is pure speculation.

It could be argued that by relying on funding that is directly linked to assets held (by using them as collateral), a company is asking for trouble. If something goes wrong with the assets held, not only is the balance sheet in trouble, but funding the balance sheet is too.

Remembering the point made above about derivatives providing leverage, this is much the same concept, but applied to corporate finance. It is not traditional leverage, although that forms part of the equation. It is a speculative type of leverage, which changes the odds of the game.

By tying funding (via collateral) and profit (via assets held) to the same set of assets, you get leveraged profits. In a good year, the price of the assets go up, improving the quality of your collateral, which lowers funding costs. The gains in the value of assets held also show up as revenue. A double-sided benefit. In a bad year, the collateral is perceived risky and funding costs rise, while the falling price of assets pushes down revenue. Good and bad are exacerbated. Much like with the derivatives used to earn multiples of returns, rather than the inherent return of the underlying asset.

The idea that collateral can make things safer by reducing risk is a remarkably similar fraud to the derivatives story in many other ways. But an even closer parallel is likely to be found in your own portfolio.

How many times has your financial advisor or broker told you to hold a diversified portfolio? Well, aren't you just assuming a larger number of different types of risk each time you buy a stock different to the ones you already hold?

If you are optimistic on retail and your portfolio consists of retail stocks only, then you are exposed to risks affecting retail. If you buy mining stocks, you take on the risk of mining as well. You may be less exposed to risk in retail, but you now have two sectors of the economy for which bad news will affect you. To do well, you have to be right on both counts.

As for the mathematical justification for diversification, your editor has studied it. And it relies on many theories that are now considered laughable by anyone who has followed the news during the financial crisis. But even before 2008, the idea that diversification was a good idea never really held up. For example, when your broker shows you how well the All Ords has performed over the long term, ask them what happens to the companies that fail and drop out of the index. What if you had bought and held them? How would your portfolio look compared to the index?

The source of capitalism's strength is that everyone is not in it together. People can dissent. This allows those who are prudent to do well, and those who aren't to be taken over by better decision makers. If you force all to sink or swim together by assuming each other's risk, you lose this dynamism.

The purpose of collateral is to soften those effects of capitalism. Some would call it risk management. But, as mentioned above, it often fails miserably.

The solution is painfully obvious. Use collateral that is inversely correlated to your existing risk. Cancel the risk out. Do the opposite of firms like Bear Stearns. But now we are back to where we started - derivatives. The agreements designed to hedge risk, which can be abused to gamble. Collateral can be used in much the same way.

But many people do use derivatives well and responsibly. So collateral can be used effectively too. And it should have similar attributes to the way derivatives are used well. The assets used as collateral should be inversely correlated to your inherent risk.

Otherwise, don't call it collateral.

So, we've had derivatives and collateral blow up. What's next? What asset class is currently being designated as 'risk mitigating' when it is actually increasing risk.

In keeping with the idea that the economy is going from bad to worse and that the risk has gone from the balance sheets of the banks to the balance sheet of governments, bonds are the place to look. US treasuries are used by finance professionals as the risk-free benchmark. And what could better blow up than a risk-free asset?

But how? Well, like the risk-mitigating abilities of derivatives and collateral encouraged bad behaviour, so too do government bonds. Designating the bonds 'risk free' created massive demand for them, which has allowed governments to spend and borrow their way to presidencies and prime-ministerships. But, like with derivatives traders and collateral users, the concept was taken too far.

Now the so-called risk-free asset class looks like it could bring down the system completely. It will make derivative and collateral collapses look boring when it does. Japan, Europe and the US are playing a combination of spin the bottle and Russian roulette on this one.

Nick Hubble

For Daily Reckoning Australia