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Agency theory is a principle that is used to explain and resolve issues in the
relationship between business principals and their agents. Most commonly, that
relationship is the one between shareholders, as principals, and company
executive, as agents.
An agency, in broad terms, is any relationship between two parties in which one,
the agent, represents the other, the principal, in day-to-day transactions. The
principal or principals have hired the agent to perform a service on their behalf.
Principals delegate decision-making authority to agents. Because many
decisions that affect the principal financially are made by the agent, differences
of opinion and even differences in priorities and interests can arise. This is
sometimes referred to as the principal-agent problem.
The seeds of a financial crisis are often sown when countries engage in financial
liberalization, the elimination of restrictions on financial markets and institutions,
or the introduction of new types of loans or other financial products. In the long
run, financial liberalization promotes financial development and encourages a
well-run financial system that allocates capital efficiently. However, financial
liberalization has a dark side: in the short run, it can prompt financial institutions to
go on a lending spree, called a credit boom. Government safety nets such as
deposit insurance weaken market discipline and increase the moral hazard
incentive for banks to take on greater risk than they otherwise would. Banks can
make risky, high-interest loans, knowing that they’ll walk away with nice profits if
the loans are repaid, and leave the bill to the taxpayer if the loans go bad and
the bank goes under. Without proper monitoring, risk taking grows unchecked.
Eventually, this risk taking comes home to roost. Losses on loans begin to mount
and the drop in the value of the loans (on the asset side of the balance sheet)
falls relative to liabilities, thereby driving down the net worth (capital) of banks
and other financial institutions. With less capital, these financial institutions cut
back on their lending, a process called deleveraging. Furthermore, with less
capital, banks and other financial institutions become riskier, causing depositors
and other potential lenders to these institutions to pull out their funds. Fewer funds
mean fewer loans and a credit freeze. The lending boom turns into a lending
crash.
Prices of assets such as shares and real estate can be driven well above their
fundamental economic values by investor psychology. The rise of asset prices
above their fundamental economic values is an asset-price bubble. When the
bubble bursts and asset prices realign with fundamental economic values,
stock prices tumble and companies see their net worth drop. Lenders look
askance at firms with little to lose (“skin in the game”) because those firms are
more likely to make risky investments, a problem of moral hazard. Lending
contracts as borrowers become less creditworthy from the fall in net worth
If increased demand for credit or a decline in the money supply market drives up
interest rates sufficiently, good credit risks are less likely to want to borrow while
bad credit risks are still willing to borrow. Because of the resulting increase in
adverse selection, lenders will no longer want to make loans.
Increases in interest rates also play a role in promoting a financial crisis through
their effect on cash flow, the difference between cash receipts and
expenditures. A firm with sufficient cash flow can finance its projects internally,
and there is no asymmetric information because it knows how good its own
projects are.
In 1928 and 1929, prices doubled in the U.S. stock market. Federal Reserve
officials viewed the stock market boom as excessive speculation.
When adverse shocks to the agricultural sector led to bank failures in agricultural
regions that then spread to the major banking centers.
A sequence of bank panics followed from October 1930 until March 1933.
The continuing decline in stock prices after mid-1930 and the increase in
uncertainty from the unsettled business conditions created by the economic
contraction worsened adverse selection and moral hazard problems in the
credit markets
Lenders began charging businesses much higher interest rates to protect
themselves from credit losses. Risk premiums (also called credit spreads)
widened, with interest rates on corporate bonds.
The ongoing deflation that started in 1930 eventually led to a 25% decline in the
price level. This deflation short-circuited the normal recovery process that occurs
in most recessions.
The decline in net worth in the credit markets led to a prolonged economic
contraction in which unemployment rose to 25% of the labor force.
The mortgage brokers that originated the loans often did not make a strong effort
to evaluate whether the borrower could pay off the loan, since they would quickly
sell the loans to investors in the form of security. This originate-to-distribute business
model was exposed to principal–agent problems, in which the mortgage brokers
acted as agents for investors (the principals) but did not often have the investors’
best interests at heart. Once the mortgage broker earns her fee, why should she
care if the borrower makes good on his payment? The more volume the broker
originates, the more she makes. Commercial and investment banks, who were
earning large fees by underwriting mortgage-backed securities and structured
credit products like CDOs, also had weak incentives to make sure that the ultimate
holders of the securities would be paid off. Large fees from writing financial
insurance contracts called credit default swaps. The structured products can get
so complicated that it can be hard to value the cash flows of the underlying assets
for a security or to determine who actually owns these assets. The increased
complexity of structured products can actually destroy information, thereby
worsening asymmetric information in the financial system and increasing the
severity of adverse selection and moral hazard problems.
Credit rating agencies, who rate the quality of debt securities in terms of the
probability of default, were another contributor to asymmetric information in
financial markets. The rating agencies advised clients on how to structure complex
financial instruments, like CDOs, at the same time they were rating these identical
products. The rating agencies were thus subject to conflicts of interest because
the large fees they earned from advising clients on how to structure products that
they were rating meant that they did not have sufficient incentives to make sure
their ratings were accurate. The result was wildly inflated ratings that enabled the
sale of complex financial products that were far riskier than investors recognized.
The subprime mortgage market took off after the recession ended in 2001. By
2007, it had become over a trillion-dollar market. The asset-price boom in
housing, which took off after the recession was over, also helped stimulate the
growth of the subprime market. The growth of the subprime mortgage market, in
turn, increased the demand for houses and so fueled the boom in housing
prices, resulting in a housing price bubble. With housing prices falling after their
peak in 2006, the rot in the financial system began to be revealed.
The decline in U.S. housing prices led to rising defaults on mortgages. As a result,
the value of mortgage backed securities and CDOs collapsed, leading to ever-
larger write-downs at banks and other financial institutions.
The sharp decline in the value of mortgages and other financial assets triggered
a run on the shadow banking system, comprising hedge funds, investment
banks, and other non-depository financial firms. These securities were funded
primarily by repurchase agreements (repos), which are short-term borrowing
which, in effect, use assets like mortgage-backed securities as collateral.
The impact of the financial crisis on firm balance sheets forced major players in
the financial markets to take drastic action such as Bear Stearns, the fifth-largest
investment bank sell itself to J.P. Morgan for less than 5% of what it was worth just
a year earlier.
c.) Height of the 2007–2009 Financial Crisis and the Decline of Aggregate
Demand
The financial crisis reached its peak in September 2008 after the House of
Representatives, voted down a $700 billion bailout package proposed by the Bush
administration. The unemployment rate shot up, going over the 10% level in late
2009.
When banks and other financial institutions are in trouble, governments have a limited
number of options. Defending their currencies by raising interest rates should
encourage capital inflows. If the government raises interest rates, banks must pay
more to obtain funds. This increase in costs decreases bank profitability, which may
lead them to insolvency. Thus, when the banking system is in trouble, the government
and central bank are now between a rock and a hard place: If they raise interest
rates too much, they will destroy their already weakened banks and further weaken
their economy. It they don’t, they can’t maintain the value of their currency.
Speculators in the market for foreign currency recognize the troubles in a country’s
financial sector and realize when the government’s ability to raise interest rates and
defend the currency is so costly that the government is likely to give up and allow the
currency to depreciate. They will seize an almost sure thing bet because the currency
can only go downward in value. Once the country’s central bank has exhausted, it
has no longer has the resources to intervene in the foreign exchange market and
must let the value of the domestic currency fall: that is, the government must allow a
devaluation.
We have seen that severe fiscal imbalances can lead to a deterioration of bank
balance sheets, and so can help produce a currency crisis along the lines described
immediately above. Fiscal imbalances can also directly trigger a currency crisis. When
government budget deficits spin out of control, foreign and domestic investors begin
to suspect that the country may not be able to pay back its government debt and
so will start pulling money out of the country and selling the domestic currency.
Recognition that the fiscal situation is out of control thus results in a speculative attack
against the currency, which eventually results in its collapse.