REFinBlog

Editor: David Reiss
Cornell Law School

June 1, 2016

Millennials Coming Home

By David Reiss

 

07-08_prod_look_homeward_angel

I was interviewed on Voice of America’s American Café in a story, Millennials Coming Home. The story touches on many of the themes that I blogged about last week. VoA sets up the show as follows:

A new study says that more American young people are moving back home after college than ever before. VOA’s American Cafe host David Byrd talks with three experts about this trend – how did it start, where is it going, and what does it mean?

You can listen to the edited podcast here and the complete interview with me here.

 

June 1, 2016 | Permalink | No Comments

May 31, 2016

The Fed’s Effect on Mortgage Rates

By David Reiss

Federal Open Market Committee Meeting

Federal Open Market Committee Meeting

DepositAccounts.com quoted me in Types of Institutions in the U.S. Banking System – Investment Banks and Central Banks. It reads, in part,

Central Banks

Think of the central bank as the Grand Poobah of a country’s monetary system. In the U.S. that honor is bestowed upon the Federal Reserve. While there are other important central banks, like the European Central Bank, the Bank of England and the People’s Bank of China. For now, focus stateside.

Think of the central bank as the Grand Poobah of a country’s monetary system. In the U.S. that honor is bestowed upon the Federal Reserve.

The Federal Reserve was created by the Congress to provide the nation with a safer, more flexible, and more stable monetary and financial system. The Federal Reserve was created on December 23, 1913, when President Woodrow Wilson signed the Federal Reserve Act into law. To keep it simple, think of the Fed as having responsibility in these four areas:

  1. conducting the nation’s monetary policy by influencing money and credit conditions in the economy in pursuit of full employment and stable prices;
  2. supervising and regulating banks and other important financial institutions to ensure the safety and soundness of the nation’s banking and financial system and to protect the credit rights of consumers;
  3. maintaining the stability of the financial system and containing systemic risk that may arise in financial markets
  4. providing certain financial services to the U.S. government, U.S. financial institutions, and foreign official institutions, and playing a major role in operating and overseeing the nation’s payments systems.

You need look no further than the Federal Reserve FAQs to learn more about how it is structured.

The Federal Reserve may not take your money, but be clear it has much financial impact on your life. Brooklyn Law Professor David Reiss gives one example, “The Federal Reserve can have an impact on the interest rate you pay on your mortgage. Since the financial crisis, the Fed has fostered accommodative financial conditions which kept interest rates low. It has done this a number of ways, including through its monetary policy actions. The Federal Reserve’s Open Market Committee sets targets for the federal funds rate. The federal funds rate, in turn, influences interest rates for purchases, refinances and home equity loans.”

May 31, 2016 | Permalink | No Comments

May 30, 2016

Song of Roland

By David Reiss

photo by Archimatth

A statue of Roland at Metz railway station, France

In commemoration of Memorial Day, a selection from The Song of Roland, an epic poem from the days of Charlemagne:

The Horn

CXLVIII

As Roland gazed on his slaughtered men, He bespake his gentle compeer agen: “Ah, dear companion, may God thee shield! Behold, our bravest lie dead on field! Well may we weep for France the fair, Of her noble barons despoiled and bare. Had he been with us, our king and friend! Speak, my brother, thy counsel lend, How unto Karl shall we tidings send?” Olivier answered, “I wist not how. Liefer death than be recreant now.”

CXLIX

“I will sound,” said Roland, “upon my horn, Karl, as he passeth the gorge, to warn. The Franks, I know, will return apace.” Said Olivier, “Nay, it were foul disgrace On your noble kindred to wreak such wrong; They would bear the stain their lifetime long. Erewhile I sought it, and sued in vain; But to sound thy horn thou wouldst not deign. Not now shall mine assent be won, Nor shall I say it is knightly done. Lo! both your arms are streaming red.” “In sooth,” said Roland, “good strokes I sped.”

CL

Said Roland, “Our battle goes hard, I fear; I will sound my horn that Karl may hear.” “‘Twere a deed unknightly,” said Olivier; “Thou didst disdain when I sought and prayed: Saved had we been with our Karl to aid; Unto him and his host no blame shall be: By this my beard, might I hope to see My gentle sister Alda’s face, Thou shouldst never hold her in thine embrace.”

CLI

“Ah, why on me doth thine anger fall?” “Roland, ’tis thou who hast wrought it all. Valor and madness are scarce allied, Better discretion than daring pride. All of thy folly our Franks lie slain, Nor shall render service to Karl again, As I implored thee, if thou hadst done, The king had come and the field were won; Marsil captive, or slain, I trow. Thy daring, Roland, hath wrought our woe. No service more unto Karl we pay, That first of men till the judgment day; Thou shalt die, and France dishonored be Ended our loyal company A woful parting this eve shall see.”

CLII

Archbishop Turpin their strife hath heard, His steed with the spurs of gold he spurred, And thus rebuked them, riding near: “Sir Roland, and thou, Sir Olivier, Contend not, in God’s great name, I crave. Not now availeth the horn to save; And yet behoves you to wind its call, Karl will come to avenge our fall, Nor hence the foemen in joyance wend. The Franks will all from their steeds descend; When they find us slain and martyred here, They will raise our bodies on mule and bier, And, while in pity aloud they weep, Lay us in hollowed earth to sleep; Nor wolf nor boar on our limbs shall feed.” Said Roland, “Yea, ’tis a goodly rede.”

CLIII

Then to his lips the horn he drew, And full and lustily he blew. The mountain peaks soared high around; Thirty leagues was borne the sound. Karl hath heard it, and all his band. “Our men have battle,” he said, “on hand.” Ganelon rose in front and cried, “If another spake, I would say he lied.”

CLIV

With deadly travail, in stress and pain, Count Roland sounded the mighty strain. Forth from his mouth the bright blood sprang, And his temples burst for the very pang. On and onward was borne the blast, Till Karl hath heard as the gorge he passed, And Naimes and all his men of war. “It is Roland’s horn,” said the Emperor, “And, save in battle, he had not blown.” “Battle,” said Ganelon, “is there none. Old are you grown – all white and hoar; Such words bespeak you a child once more. Have you, then, forgotten Roland’s pride, Which I marvel God should so long abide, How he captured Noples without your hest? Forth from the city the heathen pressed, To your vassal Roland they battle gave, He slew them all with the trenchant glaive, Then turned the waters upon the plain, That trace of blood might none remain. He would sound all day for a single hare: ‘Tis a jest with him and his fellows there; For who would battle against him dare? Ride onward – wherefore this chill delay? Your mighty land is yet far away.”

CLV

On Roland’s mouth is the bloody stain, Burst asunder his temple’s vein; His horn he soundeth in anguish drear; King Karl and the Franks around him hear. Said Karl, “That horn is long of breath.” Said Naimes, “‘Tis Roland who travaileth. There is battle yonder by mine avow. He who betrayed him deceives you now. Arm, sire; ring forth your rallying cry, And stand your noble household by; For your hear your Roland in jeopardy.”

CLVI

The king commands to sound the alarm. To the trumpet the Franks alight and arm; With casque and corselet and gilded brand, Buckler and stalwart lance in hand, Pennons of crimson and white and blue, The barons leap on their steeds anew, And onward spur the passes through; Nor is there one but to other saith, “Could we reach but Roland before his death, Blows would we strike for him grim and great.” Ah! what availeth! – ’tis all too late.

CLVII

The evening passed into brightening dawn. Against the sun their harness shone; From helm and hauberk glanced the rays, And their painted bucklers seemed all ablaze. The Emperor rode in wrath apart. The Franks were moody and sad of heart; Was none but dropped the bitter tear, For they thought of Roland with deadly fear. Then bade the Emperor take and bind Count Gan, and had him in scorn consigned To Besgun, chief of his kitchen train. “Hold me this felon,” he said, “in chain.” Then full a hundred round him pressed, Of the kitchen varlets the worst and best; His beard upon lip and chin they tore, Cuffs of the fist each dealt him four,

Roundly they beat him with rods and staves; Then around his neck those kitchen knaves Flung a fetterlock fast and strong, As ye lead a bear in a chain along; On a beast of burthen the count they cast, Till they yield him back to Karl at last.

CLVIII

Dark, vast, and high the summits soar, The waters down through the valleys pour, The trumpets sound in front and rear, And to Roland’s horn make answer clear. The Emperor rideth in wrathful mood, The Franks in grievous solicitude; Nor one among them can stint to weep, Beseeching God that He Roland keep, Till they stand beside him upon the field, To the death together their arms to wield. Ah, timeless succor, and all in vain! Too long they tarried, too late they strain.

May 30, 2016 | Permalink | No Comments

May 27, 2016

Mommy, I’m Home!

By David Reiss

cartoon by Mell Lazarus

The Pew Research Center has released For First Time in Modern Era, Living with Parents Edges out Other Living Arrangements for 18- to 34-Year-Olds (link for complete report on right side of page). This report adds to the growing literature on changes in household formation (see here, for instance) that have taken hold in large part since the financial crisis. There are lots of reasons to think that the way we live now is different from how we lived one generation, two generations, three generations ago.

The report opens,

Broad demographic shifts in marital status, educational attainment and employment have transformed the way young adults in the U.S. are living, and a new Pew Research Center analysis of census data highlights the implications of these changes for the most basic element of their lives – where they call home. In 2014, for the first time in more than 130 years, adults ages 18 to 34 were slightly more likely to be living in their parents’ home than they were to be living with a spouse or partner in their own household.

This turn of events is fueled primarily by the dramatic drop in the share of young Americans who are choosing to settle down romantically before age 35. Dating back to 1880, the most common living arrangement among young adults has been living with a romantic partner, whether a spouse or a significant other. This type of arrangement peaked around 1960, when 62% of the nation’s 18- to 34-year-olds were living with a spouse or partner in their own household, and only one-in-five were living with their parents. (4, footnotes omitted)

The report found that education, race and ethnicity was linked to young adult living arrangements. Less educated young adults were more likely to live with a parent as were black and Hispanic young adults. Some of the other key findings include,

  • The growing tendency of young adults to live with parents predates the Great Recession. In 1960, 20% of 18- to 34-year-olds lived with mom and/or dad. In 2007, before the recession, 28% lived in their parental home.
  • In 2014, 40% of 18- to 34-year-olds who had not completed high school lived with parent(s), the highest rate observed since the 1940 Census when information on educational attainment was first collected.
  • Young adults in states in the South Atlantic, West South Central and Pacific United States have recently experienced the highest rates on record of living with parent(s).
  • With few exceptions, since 1880 young men across all races and ethnicities have been more likely than young women to live in the home of their parent(s).
  • The changing demographic characteristics of young adults—age, racial and ethnic diversity, rising college enrollment—explain little of the increase in living with parent(s) (8-9)

It seems like unemployment and underemployment; student debt; and postponement or retreat from the institution of marriage all play a role in delaying young adult household formation.

My own idiosyncratic takeaway from the report is that, boy, the way we live now sure is different from how earlier generations lived (look at the graph on page 4 to see what I mean). Moreover, there is no reason to think that one way is more “natural” or better than the other. That being said, it sure is worth figuring out what we are doing now in order to craft policies to properly respond to it.

May 27, 2016 | Permalink | No Comments

May 25, 2016

Evicted by Homeowners Association

By David Reiss

photo by respres

Realtor.com quoted me in Homeowner Evicted for Not Paying HOA Dues: Can This Happen to You? It opens,

Who knew? Even if you pay your mortgage on time every month, your home can still be foreclosed on and sold from under your feet. That, at least, is what Triss McQuiston from Tomball, TX, learned recently when she was notified that she’d have to vacate her place. Why? It turns out she was evicted for not paying her HOA dues.

According to ABC13, McQuiston admits that she was guilty of procrastinating on paying her HOA fees to the Canyon Gate at Northpointe Owners Association in 2014 and 2015. Because she was opening a new business, her HOA bills slipped through the cracks, for a grand total of $1,800 in unpaid dues.

An attorney for the HOA claims that since March 2014, they’d sent McQuiston 12 notices by first-class certified mail to collect these assessments, warning her what would happen if she didn’t. When they received no response, they proceeded with the foreclosure, and sold the home at auction back in September.

Yet McQuiston argues that she’d received no warnings, and was made aware of her dire straits only when she received an eviction notice on her doorstep on May 20. She has since hired an attorney to help fight the case and remain in her home.

“I would never have thought in my wildest dreams that an HOA … would go to these lengths and they’d have this much power,” McQuiston told ABC13.

If this story has you viewing HOAs in a harsh (and terrifying) new light, we don’t blame you. And while the laws vary by state, it turns out that in most cases, HOAs really do have the power to foreclose on your home for unpaid dues, as do condo owners associations.

“Contrary to common perceptions, even if a person is current on a mortgage, the HOA or COA may foreclose,” says Bob Tankel, a Florida attorney specializing in HOA law. “What’s the moral of the story? Pay your assessments. These are not huge amounts. People apparently think that just because assessments are small there’s nothing bad that can happen. But that’s not true.”

To know specifically how your HOA or COA handles late payments, homeowners should “check the Declaration of Covenants, Conditions & Restrictions (CC&Rs),” says David Reiss, research director at the Center for Urban Business Entrepreneurship at Brooklyn Law School. You should check not only what constitutes a late payment, but also how you’ll be penalized; additional fees could include late charges, fines, interest, as well as attorneys’ fees.

It’s also smart to check what rights and recourse you have in your state if you end up unable to pay these assessments. “Some states have enacted some procedural protections for homeowners,” says Reiss. “It’s worth figuring those out if you are not able to pay off your HOA right away.”

May 25, 2016 | Permalink | No Comments

May 24, 2016

FIRREA Blanks

By David Reiss

photo by Mike Cumpston

The Court of Appeals for the Second Circuit reversed the District Court’s judgment (SDNY, Rakoff, J.) against Bank of America defendants for actions arising from Countrywide’s infamous “Hustle” mortgage origination program. The case has a lot of interesting aspects to it, not the least of which is that it does away with more than one billion dollar in civil penalties levied against the defendants.

The opinion itself answers the narrow question, when “can a breach of contract also support a claim for fraud?” (2) The Court concluded that “the trial evidence fails to demonstrate the contemporaneous fraudulent intent necessary to prove a scheme to defraud through contractual promises.” (3)

I think the most important aspect of the opinion is how it limits the reach of the Financial Institutions Reform, Recover, and Enforcement Act of 1989 (FIRREA). Courts have have been reading FIRREA very broadly to give the federal government immense power to go after financial institutions accused of wrongdoing.

FIRREA provides for civil penalties for violations of federal mail or wire fraud statutes, but the Court found that there was no fraud at all. It made its point with a hypothetical:

Imagine that two parties—A and B—execute a contract, in which A agrees to provide widgets periodically to B during the five-year term of the agreement. A represents that each delivery of widgets, “as of” the date of delivery, complies with a set of standards identified as “widget specifications” in the contract. At the time of contracting, A intends to fulfill the bargain and provide conforming widgets. Later, after several successful and conforming deliveries to B, A’s production process experiences difficulties, and the quality of A’s widgets falls below the specified standards. Despite knowing the widgets are subpar, A decides to ship these nonconforming widgets to B without saying anything about their quality. When these widgets begin to break down, B complains, alleging that A has not only breached its agreement but also has committed a fraud. B’s fraud theory is that A knowingly and intentionally provided substandard widgets in violation of the contractual promise—a promise A made at the time of contract execution about the quality of widgets at the time of future delivery. Is A’s willful but silent noncompliance a fraud—a knowingly false statement, made with intent to defraud—or is it simply an intentional breach of contract? (10)

This case emphasizes that “a representation is fraudulent only if made with the contemporaneous intent to defraud . . .” (14) While this is not really new law, it is a clear statement as to the limits of FIRREA. This will act as a limit on how the government can deploy this powerful tool as new cases crop up. Unless, of course, the Supreme Court were to reverse it on appeal.

May 24, 2016 | Permalink | No Comments