Some are screaming blue murder about the ‘unforeseen’ rise in interest rates. So I thought it might be worth a look back at what it felt like the last time I saw this movie. Many, many, years ago in 1989, I was that guy. I was paying 7% on a low-start1 IO mortgage with an endowment set against the capital. Unlike, it appears, many new mortgagees now, I had the temerity to ask how much will it be if interest rates double that?
The question shows I failed to understand how this method of paying back a mortgage works, but quick as a flash the mortgage arrangement flack said “your repayments will double, but it’s historically unprecedented that rates double”
I figured I could pay that if I sucked my gut in, so I signed on the dotted line, and wham – biggest financial mistake of my life. It’s not just me – Vicky Spratt is still in negative equity after 2017, and reprises the ‘worst financial decision I have ever made’ quote. And now I hear the fast-rewind chipmunks of the Revox A77s I was working with in the 1980s as we cue the tape up to replay October 1989 interest rates shocks all over again, and I see headlines like The Mortgage Crisis has Changed Our Lives. Back then it took less than a year for the Bank Rate to go up to 14.88% and the unprecedented doubling to actually happen to me.
In itself that doubling wasn’t such a big deal. It is what happened next that has given me a visceral hatred of Britain’s favourite asset class, residential real estate. The lesson history offers y’all is a harsh one, and one that very few people will take, because it runs against the narrative of a dearly-loved asset class.
That history, dear reader, is that if you are struggling with your mortgage now and you only took it out in the last couple of years, then ask yourself what you would think if your house fell in nominal price by 10%. With inflation running closer to 10% than 5%, that is a real-terms fall of 20% in a couple of years, but this is where today’s high inflation rates works for you, because the depreciation of Other People’s Money means the real value of what you have to pay back falls sharply as time goes by.
In that respect you are better off than I was, inflation was ~2.5% in 1992, and 2% p.a. 1992 up to 1999 when I had sort of cleared the negative equity. You could do better, provided inflation stays high for a few years, you stay employed in the teeth of the higher interest-rate induced recession, and that your wages sort of keep up with inflation. And you last that long… Inflation of 8-10% for five years would do you no end of good. If you believe that they will get inflation down to say 4-5% in a couple of years then you need to watch for the second shoe to drop – negative equity.
It took me ten years to break even after negative equity clobbered the value of that house. The right answer would have been to GTFO ASAP while people were still bitching about interest rates, and rent. Sadly your only opportunity to do that is in the phony war part of the fight, when the papers are full of stories about high interest rates. When they start featuring sob stories about negative equity, you have lost the battle. Negative equity is a crafty stealth killer, you only find out how little people will offer for your house when you try and sell it, whereas higher interest rates lollop into your life tooting their horn on the daily news.
History doesn’t repeat, but it rhymes
On the face of it 6% is less than 15%, which Jeremy Warner uses to say it’s not so bad this time. The Bank of England deconstructed some of the 1980s problems in this 1995 report.
One of them was demographic, there were 1.2 million extra stupid 20-29 year old twits like me coming to the start of their housebuying years, and then Nigel Lawson gave the market a fillip by saying ahead of time that he would restrict MIRAS to one person per household. Which was perhaps my cue to say quite frankly, I don’t give a damn because as a single man I was a household of one, and could wait. But I missed that trick.
It’s not as if people didn’t warn me, but eight years at the tender ministrations of Britain’s evil amateur landlord scumbags gave me tunnel vision, must must must HAVE NOW. Which is why I still hate Britain’s amateur landlords with a vengeance. No, not you, dear BTL landlord. You are a special BTL landlord. It’s all them other lot, the bad guys over there. 99% of BTL landlords are self-identifying paragons of virtue not inspired by Peter Rachman, all I can say is that the other 1% sure as hell punch above their weight in misery generation in this septic isle.
The Telegraph’s Jezza W is right that some things were worse back then. If we take a look at the 2021 population pyramid, there’s a little bit of a hump in the 25-35 mark, but not a 15% heft. The attitude to repossessions was more robust, I saw it happen to both neighbours. But it took time – it’s a lot of aggravation, legal fees and bad press to repossess a house, so lenders don’t reach for that as first choice. Contrast that with the current government brokered extend and pretend grace period which by pure coincidence lasts very likely until just after the next election. I am shocked, shocked I tell you, to observe such synchronicity.
A war’s never over by Christmas
It took over ten years to make headway. One year ain’t gonna help you, particularly if the downturn cans your job. If you can’t afford it, then there’s a strong argument to GTFO now, like James in this article, before negative equity traps you for years. At today’s high income multiples, there may be a rational case for declaring bankruptcy if negative equity gets serious.
I did consider skipping the country and doing the Auf Wiedersehen Pet routine, but the trouble is that Germany went through a tough period then, as a result of taking over the moribund East Germany. It was easier to get away with leaving it all behind in those analogue days, but as it was I paid down the negative equity for years, and you, dear readers, have graciously put up with me hissing and spitting about it for a decade now.
I paid a bonkers 4.5 times my gross income for a house in 1989, but I had a 20% deposit, which brought the actual mortgage closer to the then prevailing norm of ~3.5 times gross.
People borrow a much higher percentage of their income nowadays. The trend is to pay about five times joint income, about 10x individual. Both employment and relationships are more fragile now, making the downside risk profile much worse. The Torygraph’s Ruby has some case that this is worse than the 1990s crisis, I guess the editor is on the beach so Torygraph editorial consistency has gone to pot. Bozza’s obviously got to his alma mater what with writing his pro Leave and pro Remain articles. Where he scored in an uncharacteristic display of competence was not publishing both of them on the same day in the same paper. You just can’t get the staff in this tight labour market…
Inequality was lower than it is now, it seems that the wage inflation the Bank of England is fighting is that of the better off City types, so expect everybody else to be on strike soon, if they aren’t already.
It’s a one-two punch – surviving high interest rates doesn’t mean you are out of the woods, negative equity is the slow, silent killer.
I had the experience of high interest rates and negative equity, but I was fortunate enough to be earning enough to be able to afford the higher interest rates, and retain my job through the interest-rate induced recession. It is the experience of ten years of paying down negative equity that was the real killer. Sure, paying higher interest rates is the immediate and present problem, but it’s the second punch that actually floors you. Particularly if you hang on to a marginal situation and the costs overwhelm you and you become a forced seller. The hazard of negative equity is much higher now than it was for the simple reason that income multiples are higher. Interest rates really aren’t the biggest danger
Buyers always get hurt when the government intervenes in the housing market, because in general government favours higher house prices, which shits on people wanting to buy a house. Some of the poor devils that bought a couple of years ago have a serious grievance to press on the government’s stamp-duty holiday, which has some similarities, in a history rhyming way, with the abolition of MIRAS for couples what was the gap I failed to mind in 1989.
A recession coming to somewhere near you
In a delightfully honest account, Karen Ward tells us how it works
The difficulty for the Bank of England — I mean, no-one envies them their job at the moment — is they have to therefore create a recession. “They have to create uncertainty and frailty, because it’s only when companies feel nervous about the future that they will think ‘Well, maybe I won’t put through that price rise’, or workers, when they’re a little bit less confident about their job, think ‘Oh, I won’t push my boss for that higher pay’. “It’s that weakness in activity which eventually gets rid of inflation.
I paid my dues in 1992. The Rt-Hon Norman Lamont delivered himself of this little gem, and indeed that Hansard piece is worth reading if you want to know how it will play out, the tape is cued and ready to roll, SOSDD.
Mr. Lamont : Rising unemployment and the recession have been the price that we have had to pay to get inflation down. That price is well worth paying.
The 2007 GFC was never paid down. It was bought off, and the historically low interest rates since then jammed the workings of capitalism, and a generation have grown up thinking this is the norm. There be much wittering about low growth in Britain, well, the deadwood hasn’t been cleared out for 15 years now.
I personally am grateful for that, I got the three years to run out of my decaying job and save enough to get FI. Perhaps I was the deadwood capitalism and globalisation would have cleared out ASAP had it been left to get on with the job. That is the point of having interest rates greater than inflation – borrowed capital has to be put to work generating real value, rather than chasing its own tail inflating asset prices, particularly unproductive assets like zombie companies. And housing…
I also benefited from the lift in asset prices, but not all of it is real, and those asset prices will fall in real terms over the next few years as the zombies are flushed out. That includes your stock market investments as well as mine, and it includes housing. Ten years plus of historically low interest rates have allowed monsters to grow in the dark. I have the feeling the next few years are payback time.
I paid more than the 6% current interest rates for the entirety of my 20-odd year mortgage term. But I paid that on a smaller capital amount, because having to pay interest on capital is what stops house prices from growing into the sky. No first-time buyer ever asks themselves ‘is this house worth this much money?’, because the backdrop is hateful BTLers screwing them shitless for rent, while occasionally trying to kill them to save a few bob on maintenance. That gives them tunnel vision of ‘anywhere but a BTL landlord’. What they actually ask themselves is ‘can I afford to pay the mortgage on it?’. If you have £500 a month to put toward a mortgage, at 10% interest rates that’s £60k you can pay for a house. At 1% that’s 600k. 2
The early 1990s interest rate peak was a result of the Bank of England losing the bet against George Soros to keep the pound in the ERM, and the bank rate dropped to < 7% by late 1992. It’s likely that interest rates will stay elevated for longer now, because fighting inflation is a marathon, not a sprint if we look back in time, and there is a decade of excessively low-interest rate excess to flush out of the system. The poster child for fighting inflation with interest rates is Paul Volcker, and Britain suffered those recessions too – I graduated into Thatcher’s second recession, it took me six months to find my first job, and the recession ground on for several years. The rhymes of history are there too, an energy shock, high inflation, low growth rising interest rates, an economy in coffin corner. There’s just not that many useful degrees of freedom.
It doesn’t matter who is in charge for the next few years, you will hear the basic sentiment of Norman Lamont delivered, because the only thing that fights inflation like a pro is a recession, as Karen Ward told us. Perhaps Labour will tax more heavily to raise benefits or snow parents with money like they did last time. But you’ll hear the words of John Major again, just like I did in October 1989
I understand the difficulties that many face with high interest and mortgage rates. But they – and the resulting slowing of the economy that we must see – are the means by which we will cure the problem. They are not the problem. […] So inflation must go. Ending it cannot be painless. The harsh truth is that if the policy isn’t hurting, it isn’t working.”
Young mortgage holders, like I was then, are particularly ill-placed for that because leverage is highest at the start of their mortgage journey, which amplifies the adverse impact of interest rates and negative equity. Nowadays renters in general, not particularly the young, are also exposed to the interest rates because so many ‘landlords’ are nothing of the sort. Back in the day, landlords actually owned their shitty hovels outright, because BTL mortgages weren’t a thing. Leveraged BTL exposes today’s renters to interest rates by proxy. Today’s amateur landlords don’t own their properties, they rented the money from a bank for less than the tenants could.
I do feel sorry for the people jumped into taking out a mortgage two years ago, against a background of an existential threat and a government desperate to keep house prices high, because their voters tend to be the sellers to these punters. The death of BTL – not so much. That’s investment for you, doesn’t always work out, particularly on margin.
Don’t fear the interest rates. Fear negative equity
In the meantime, remember that it isn’t high interest rates that kill you. It’s negative equity caused by higher interest rates. At the moment that hazard is lower because of high inflation, which writes off your mortgage for you in real terms without you doing a thing. But if inflation falls and those higher interest rates return to their long-term average, which is about where they are now, according to this mortgage broker, and my memory, then the ghost of negative equity will stalk the land again. If a third falls off the value of your house and inflation doesn’t help you out, that’s the equivalent of eight years of the four percent rise in interest rates we have had so far. I got to pay that down, year on sodding year for ten years, and that’s what gets you down. Oh and you can’t move until you have paid it off, else you now have a large debt following you around like a lost dog.
- although low start/adjustable rate mortgages (ARM) are nowadays associated with the liar loans of the GFC this was a rational choice for me given I had taken the insane step to buy a house then. It gave me a chance to pay off the £10,000 MBNA cheque that formed a good part of my deposit, within the interest-free period, and I cleared the probationary period and my expected salary rose. So I was smart about the micro, and majorly stupid about the macro. Well done me. ↩
- I have cavalierly ignored compounding and the necessity to pay down the capital by the time you retire, though people seem to be moving away from that quaint custom anyway. ↩