OK, OK, I shouldn't have said "stupid." I should have said "irrational." Forgive me.
I am a big fan of Robert Frank. I learned from his Microeconomics and Behavior textbook many years ago, and behavioral economists have clearly identified important limitations to the "rational" model of human behavior espoused by traditional economics. Yesterday Frank appeared to argue that some blame for the financial crisis could be placed on plain human fallibility. But if you boil down the piece, there are basically just two main points:
- Rent seeking behavior exists. Yes, if there are opportunities to make a quick buck, people will spend up to 99.9 cents to try to get it, even though all would be better off if they agreed to limit competition. This is just a restatement of the prisoner's dilemma, which has been an element of economics teaching at least since ... well, since I took the course using Frank's textbook back in 1991 (page 200-202 of the first edition). I don't have any trouble believing that these sorts of problems exist out there in the real world, but they won't cause a financial crisis by themselves.
- People don't pay enough attention to the long-run. This is a classic behavioral argument supported by a whole lot of research. But then somehow Frank turns this point into a tirade against leveraged investing. Yes, when you're gambling with borrowed money you'll tend to act more carelessly, but this isn't because you're an irrational or ignorant person. It's because you're in a "heads I win, tails you lose" situation -- it's perfectly rational to bet the house (pun intended) in that sort of situation.
Here's the real story of the financial crisis. You may recall that it all goes back to the housing market.
There are two ways to value a house: a concrete way and an abstract way. With the concrete way (another pun intended), you just add up the price of everything you bought at Home Depot, how much you paid for the land, and how much you paid workers to build the thing. If you try to turn around and sell your house for more than that amount, people will walk away and just build their own (of course, there is the pain of dealing with contractors and all that, but we could easily factor that into the price).
The abstract way is to ask how much money you could make on a house by renting it out forever. This is more of a guessing game, because you have to think about how much rent will cost forever.
In many parts of the country, the concrete method of valuing houses doesn't work anymore. Mr. and Mrs. House-Hunter don't have the option of walking away and building their own, sometimes because there is no land left to build on, or sometimes because government regulations make it impossible. There is a little bit of both of these things going on in California, the Northeast, and Florida. These natural- and man-made restrictions make housing prices exceed what it costs to build.
If you want to figure out how much a house is worth in these areas, you've got to play the guessing game. If you think prices are going to go up in a market, you bid a lot for a house. If you think prices are going to decline, you bid low. If you're not the highest bidder, though, you aren't going to get the house. Only the most optimistic people are going to buy houses. The rational model of economic behavior assumes that people are right on average, but that's very different from being right every single time. Anybody ever hear of the winner's curse?
Now, how exactly are you going to pay for this house? You go to a mortgage broker, who gets paid when you sign the contract and then never sees the loan again. The broker is lending somebody else's money. If you have no money to put down, you won't be able to get a very favorable loan, but the mortgage broker will tell you not to worry, the coming price increases will give you magic equity that will help you get a better loan in a few years. Yes, the mortgage broker may be overly optimistic, but being occasionally over-optimistic is not the same thing as being irrational. All the would-be mortgage brokers who thought the market was going to tank found other lines of work.
The "somebody else" in this process has the consolation that if you are a bum who doesn't pay back the loan, they get to foreclose and take your house. If they think that housing prices are going up, too, then they don't mind if they lend you $500,000 and then you never pay back a dime. They'll just take your house and sell it for a profit. In some cases, lenders are also protected by either a) FHA mortgage insurance or b) the ability to re-sell their loan to Fannie Mae and Freddie Mac. If Fannie, Freddie, or FHA take the hit, guess who stands ready to pay the bill?
The crisis hits when the world runs out of optimistic people to buy houses and/or optimistic lenders willing to finance them. Then prices stop going up, you don't get to refinance your loan, you get hit with payment increases, you lose your house to the lenders, but the lenders have a hard time anyway since what they got from you is worth less than what they lent you.
Is this a story about irrationality? Well, with irrational people this sort of thing might happen more often, but even rational people will get themselves into trouble when a) they have to make guesses and b) they think that somebody else (lender -> Fannie/Freddie/FHA -> taxpayers) will take the hit if they guess wrong. Even the most rational people in the world will get into trouble sometimes.
Frank ends up arguing that an increase in capital requirements will help prevent future bubbles. That's a sensible point, although we didn't really need behavioral economics to derive it. Here are a couple more suggestions for government policy:
- Ease restrictions on building. Yes, I know, I don't want a 30-story apartment building in my backyard and neither do you. Everybody has to recognize, though, that a cost of prohibiting new construction, whether of single-family homes in the suburbs or of higher-rise buildings in the city, is to make the entire housing market more speculative.
- Give responsibility to those who deserve it. In the modern mortgage market, the people lending money (or insuring the people who lend money) are several steps removed from those who actually make loans. Sometimes it isn't even clear who should take the hit in the event of default. Everybody involved in the lending process needs to bear some risk of failure.
Point 1) here has the added virtue of easing housing affordability problems in the nation's most expensive markets. Frank's point and point 2) above have the opposite implication: with less money available to lend, and worse consequences if they lend to a bum, borrowers will find it more expensive to get a loan. The three reforms together, though, could still have a net positive impact on affordability.
Of course, there is also the matter of the huge subsidy to owner-occupied housing written into the income tax code. But that's a subject for another day.