LWR Commercial Real Estate
Archive for April, 2009
Major Changes in Commercial Real Estate
Apr 30th
With the mushrooming cloud of commercial real estate loans that are expected to default over the next two years, mortage acquisition groups are gearing up for what some term “the wild wild west”.
Read on:
Two years after fissures in the residential housing market gave way to a national collapse of home prices and sales, experts warn the next shoe to drop is the commercial real-estate market, bringing more woes to the battered economy.
Thousands of commercial mortgages valued at hundreds of billions of dollars are approaching a renewal date. By some estimates, two out of every three will no longer meet the original loan conditions and won’t be able to refinance. And with prices for commercial properties expected to plunge, a vicious cycle may unfold much as it has in the nation’s housing market.
“It’s the next wave to hit. It’s the next round of bad news,” said Scott Talbott, the senior vice president of government affairs for the Financial Services Roundtable, a trade group for big banks and other financial institutions who are collectively concerned about the coming problems.
A commercial mortgage meltdown is likely to prolong the nation’s economic recovery. The falling prices in commercial real estate will lead to additional bank losses at a time when banks are sapped by home mortgage defaults and soaring credit card defaults. This could lead to future additional taxpayer assistance for the banks.
The reality is already on display. On April 16, the nation’s second largest mall developer, General Growth Properties, filed for bankruptcy protection. The Chicago-based company owns more than 200 malls across the U.S., and was unable to renegotiate its debts as they came due.
Six days later, a 40-story office tower on New York’s Avenue of the Americas was seized by its creditor, a Canadian-owned pension fund. The tower’s owner, Macklowe Properties, couldn’t meet loan terms.
“On the street, the rumor is it is coming and it’s going to come fast and furious. Some people are predicting September,” said Paul Waters, a New York-based executive vice president of brokerage operations in North America for NAI Global, a top-five commercial real estate brokerage with operations across the globe.
Just like the housing meltdown, the commercial real estate crunch is likely to begin as a slow bleed that gains momentum. The coming commercial real-estate crunch is likely to be spread evenly across the nation, in large part because of an outgoing economic tide that’s spared few companies anywhere.
“There’s going to be a lot of trouble on Main Street with some of these commercial and industrial buildings. The biggest impact will be on some of the smaller owners,” Waters said. “The smaller local regional players that are stretched thin may have some great difficulties with their mortgages.”
How bad it gets will depend on speed of economic recovery. Office space and multifamily apartments, two huge components of commercial real estate, are highly dependent on employment. Even if the economy begins growing again late this year as forecast, the number of unemployed is expected to keep rising well into next year.
“The translation is that office vacancy rates would continue to rise until mid-to late-2010,” said Christopher Cornell, an economist specializing in commercial real estate for Moody’s Economy.com, adding that “it’s a drag on the recovery” well into next year.
The last crisis in commercial real estate — which includes office space, malls, industrial parks and multifamily apartments — came in the early 1990s. The problem then was an oversupply of new properties. Today, the driver is a deep economic downturn, with the economy contracting by more than 6 percent in each of the last two quarters.
As in the housing meltdown, weakened lending standards are a big part of the story for commercial real estate. Unlike housing, however, the ill effects from weakened commercial lending standards have been camouflaged to date because they’ve had a longer horizon than housing did over which to implode.
“If you take a look between 2005 and 2007, the underwriting standards on both the consumer side and the commercial side were spinning out of control,” said Kevin Blakely, the president of the Risk Management Association, a Philadelphia-based trade group for financial risk managers. “I think it is a bigger issue than we like to admit.”
In housing, many of the loans with poor underwriting went bad within two years, when adjustable-rate mortgages were due to reset to higher interest rates and raise monthly payment costs for homeowners.
However, commercial properties carry mortgages with lives of five years or 10 years. And these loans issued from 1999 to 2007 are coming up for a rollover — refinancing under similar terms. Today’s economic downturn and credit crunch makes that unlikely, however, as credit standards have tightened.
As in housing, many commercial properties have mortgages that were bundled together in pools, sliced and diced and instead of being held by banks were sold to investors as bonds and securities. Thousands of these commercial mortgage-backed securities, or CMBS, are reaching their maturity dates over the next three years. Ten-year mortgages issued in 1999 and 2000 start coming due late this year, and five-year loans issued from 2005 to 2007 come due early next year.
“If you stop and think about what is coming up for maturity over the next couple of years, either on the banks’ books or CMBS, there is going to be a day of reckoning as those loans mature and they have to be rebalanced and reset to today’s underwriting standards,” said Blakely, who worked 17 years as a bank regulator followed by 17 years as a bank executive and risk officer.
A March study by the Wall Street arm of Deutsche Bank, Germany’s largest financial institution, points to this day of reckoning. It found that the number of U.S. commercial loans that hadn’t refinanced within a month of their end date had tripled.
Refinancing usually happens months ahead of the end date. Since October, commercial refinancing has dropped from a pace of more than 400 mortgages a month to fewer than 100 a month, the bank said.
The report, entitled “Commercial Real Estate at the Precipice,” said that under lenient underwriting standards, 56.8 percent of existing commercial mortgages wouldn’t qualify for refinancing. Using conservative standards, two thirds won’t make the grade.
That suggests that lenders will have to extend loans, much like they’ve tried to freeze adjustable-rate residential mortgages at their original lower rate to avoid a foreclosure. Even if the commercial loans are simply extended for a year or two, however, commercial real-estate prices are forecast to keep dropping so the time bomb will be delayed not defused, the report concluded.
“In our view, much of these losses are unavoidable, even in a mass (loan) extension environment,” wrote Richard Markus, the report’s author.
Forecaster Moody’s Economy.com expects $375 billion in losses on the $3.5 trillion in commercial mortgage loans and securities outstanding. That’s a loss rate of about 11 percent, nearly twice the rate of home mortgage foreclosures, and the forecaster thinks that about $200 billion of those commercial losses are still ahead.
“This is significant, but small compared to the over $1.1 trillion losses ultimately expected on residential mortgage loans and securities. Commercial mortgage losses will be a significant problem for many mid-sized and small banks,” said Mark Zandi, the chief economist for Moody’s Economy.com. “In fact, most of the banking failures that occur in the next several years will be due to losses on commercial mortgage loans.”
Earlier this year, the Treasury Department and Federal Reserve announced a program in which they’ll lend to investors willing to purchase the safest, top-rated commercial mortgage-backed securities. The Fed is trying to use its power as a lender of last resort to help keep some credit flowing into commercial real estate markets. This effort, however, is of limited importance because it targets the safest of commercial mortgages and won’t address all that ails this important sector.
Additionally, pools of commercial mortgages are expected to be included in the auction of so-called toxic assets being readied by the Treasury Department through a public-private partnership.
Still, commercial real-estate brokers are bracing for protracted hard times.
“There will be a re-engineering of the culture of the real estate business,” said Waters, the NAI Global executive, who expects few new development projects until the mortgage problem runs its course. “All the avenues to dispose (of bad commercial loans) are going to be utilized.”
Why Commercial Real Estate Hasn’t Been Immune to the Storm
Apr 21st
I believed, as many others did that the commercial market was somewhat immune to the problems afflicting the residential property sector. Among other things,this segment had witnessed less of the speculative excess that had undermined housing markets, the major players were more sophisticated and had deeper pockets, and the revenue streams that supported new and existing developments were solid and dependable.
That being said, I don’t believe anyone could have foreseen the unfolding reality described in the following MSNBC report, “New Crisis in Commercial Real Estate Looms:”
Malls, hotels may foreclose and banks can’t renegotiate loan terms
The full scope of the housing meltdown isn’t clear and already there are ominous signs of a new crisis — one that could turn out the lights on malls, hotels and storefronts nationwide.
Even as the holiday shopping season begins in full swing, the same events poisoning the housing market are now at work on commercial properties, and the bad news is trickling in. Malls from Michigan to Georgia are entering foreclosure.
Hotels in Tucson, Ariz., and Hilton Head, S.C., also are about to default on their mortgages.
That pace is expected to quicken. The number of late payments and defaults will double, if not triple, by the end of next year, according to analysts from Fitch Ratings Ltd., which evaluates companies’ credit.
“We’re probably in the first inning of the commercial mortgage problem,” said Scott Tross, a real estate lawyer with Herrick Feinstein in New Jersey.
That’s bad news for more than just property owners. When businesses go dark, employees lose jobs. Towns lose tax revenue. School budgets and social services feel the pinch.
Companies have survived plenty of downturns, but economists see this one playing out like never before. In the past, when businesses hit rough patches, owners negotiated with banks or refinanced their loans.
But many banks no longer hold the loans they made. Over the past decade, banks have increasingly bundled mortgages and sold them to investors. Pension funds, insurance companies, and hedge funds bought the seemingly safe securities and are now bracing for losses that could ripple through the financial system.
“It’s a toxic drug and nobody knows how bad it’s going to be,” said Paul Miller, an analyst with Friedman, Billings, Ramsey, who was among the first to sound alarm bells in the residential market.
Unlike home mortgages, businesses don’t pay their loans over 30 years. Commercial mortgages are usually written for five, seven or 10 years with big payments due at the end. About $20 billion will be due next year, covering everything from office and condo complexes to hotels and malls.
The retail outlook is particularly bad: Circuit City (CCTYQ.PK) and Linens ’n Things (LIN) have sought bankruptcy protection. Home Depot (HD), Sears (SHLD), Ann Taylor (ANN) and Foot Locker (FL) are closing stores.
Those retailers typically were paying rent that was expected to cover mortgage payments. When those $20 billion in mortgages come due next year — 2010 and 2011 totals are projected to be even higher — many property owners won’t have the money.
Some will survive, but those property owners whose loans required little money up front will have less incentive to weather the storm.
Refinancing formerly was an option, but many properties are worth less than when they were purchased. And since investors no longer want to buy commercial mortgages, banks are reluctant to write new loans to refinance those facing foreclosure.
California, New York, Texas and Florida — states with a high concentration of mortgages in the securities market, according to Fitch — are particularly vulnerable. Texas and Florida are already seeing increased delinquencies and defaults, as are Michigan, Tennessee and Georgia.
The worst-case scenario goes something like this: With banks unwilling to refinance, a shopping center goes into foreclosure. Nobody can buy the mall because banks won’t write mortgages as long as investors won’t purchase them.
“Credit markets have seized up,” corporate securities lawyer Michael Gambro said. “People are not willing to take risks. They’re not buying anything.”
That drives down investments already on the books. Insurance companies are seeing their stock prices fall on fears they are too invested in commercial mortgages.
“The system has never been tested for a deep recession,” said Ken Rosen, a real estate hedge fund manager and University of California at Berkeley professor of real estate economics.
One hope was that the U.S. would use some of the $700 billion financial bailout to buy shaky investments from banks and insurance companies. That was the original plan. But Treasury Secretary Henry Paulson has issued a stunning turnabout, saying the U.S. no longer planned to buy troubled securities. For those watching the wave of commercial defaults about to crest, the announcement was poorly received.
“He’s created havoc in the marketplace by changing the rules,” Rosen said. “It was the stupidest statement on Earth.”
The Securities and Exchange Commission is considering another option that might ease the crisis, one that would change accounting rules so banks don’t have to declare huge losses whenever the market declines.
But the only surefire remedy is for the economy to stabilize, for businesses to start expanding and for investors to trust the market again. Until then, Tross said, “There’s going to be a lot of pain going forward.”
