Showing posts with label 经济“智”多点. Show all posts
Showing posts with label 经济“智”多点. Show all posts

Friday, April 13, 2012

When The Fed Prints Money, What Impact Does It Have On You?

The Federal Reserve, the United States central bank, has “printed” more than $2 trillion since the global economic crisis began in 2008. This has more than tripled the size of its balance sheet. Before this spree of paper money creation began, the Fed held $950 billion in assets; now it holds nearly $3 trillion. Why did they do this and what impact has it had on you, the general public?

They did it to prevent the global credit bubble that had been forming for decades from completely imploding. It is probable that the global economy would have collapsed into a New Great Depression had the Fed not printed so much money. Of course, we cannot know what would have happened for sure. Nevertheless, it is clear that the Fed’s actions supported the economy in three crucial ways.
First, it allowed the US government to finance $4 trillion of budget deficits (over three years) at extremely low interest rates. How did that work? The Fed created $2 trillion from thin air and used it to buy government bonds and other debt instruments (mostly mortgage-backed securities) from the market. The people from whom they bought the bonds then had $2 trillion in cash. Some of that cash was invested in the new Treasury bonds the government had to sell each month to finance its deficit. So, by directly buying government bonds and by injecting cash into the market that other people used to buy government bonds, the Fed made it much easier for the government to spend $4 trillion more than it took in as tax revenues. That government spending kept the economy from collapsing. (To understand how, review Economic Forecasting, 101, posted February 15, 2012.)

Next, that “injection” of $2 trillion of new money meant that there was a lot of money sloshing around in the financial markets. Some of that new money was invested in bonds, which pushed up the price of those bonds. When bond prices rise, their yields (or the interest rate the bonds pay) fall. Therefore, the creation of paper money by the Fed pushed interest rates lower. Consequently, the cost of mortgages, car loans and other consumer credit all fell. Lower mortgage rates kept home prices from dropping even further than they have; and lower interest rates on consumer credit supported consumer spending (and therefore the GDP).
Finally, money printing pushed up the stock market. The Fed does not like to say that it is “printing” or creating new money. Instead, Fed officials use the term Quantitative Easing to describe their money creating activities. There have been two rounds of Quantitative Easing, QE 1 and QE 2. During both rounds, stock prices rose sharply. Higher stock prices make people richer (so long as they remain high, at least); and when people are richer they spend more money. That spending supports the economy and it creates jobs and it generates tax revenues, which reduce the government’s budget deficit.

So, what’s not to like? Paper money creation allows the government to spend more, it keeps interest rates low and it makes stock prices high. It sounds too good to be true. And, it is. There are negative consequences (both actual and potential consequences) that I have not yet mentioned. The worst actual consequence so far has been a sharp increase in food and gasoline prices.
It has been known for centuries that printing money creates inflation. There are different kinds of inflation, however. These can be grouped into three categories: CPI ex-food & energy, asset price inflation and commodity price inflation. Let’s consider each.

The most closely watched kind of inflation is Consumer Price Inflation (excluding food and energy) or core CPI as it is often called. This measures the price increases for the things consumers buy such as clothing, electrical goods and cars; but it excludes the price of food and energy because these are considered to be too volatile. During the 1970s, core CPI spiked as high as 13.6%. Since then it has fallen steadily and it now stands at only 2.2% compared with one year ago. The reason it has fallen is Globalization, which has resulted in a collapse in the cost of hiring workers in the manufacturing industry. Before, it was necessary to pay a blue collar worker in Michigan $200 per day to work in a car factory. Now cars can be built in India using $3 a day labor. This collapse in wage rates has had the benefit of holding down inflation in the US; however, it has produced undesirable consequences of its own (to be discussed some other time). So long as Globalization persists, there will continue to be downward pressure on wages and therefore little core inflation. Protectionism would cause US wages to rise, but it would cause a sharp spike in inflation.
The second category of inflation is asset price inflation, or, in other words, inflation in the price of stocks and bonds. As discussed above, Quantitative Easing did cause a significant increase in stock prices and bond prices. In fact, one of the Fed’s main goals in printing money was to create asset price inflation. In this they have been very successful.

The problem comes with the third category of inflation, commodity price inflation. Gasoline prices are not $4 per gallon due to supply and demand factors, but rather because too much money creation has pushed up oil prices. Even worse, from a global perspective, is the surge in food prices that has resulted from the Fed’s actions. During QE 2, global food prices soared 60%. This has done much more damage than simply driving up the price of milk and bread at the local grocery store. It has created a humanitarian disaster for the 2 billion people (29% of mankind) who live on less than $2 per day. Higher food prices played a leading role in igniting the Arab Spring, the political uprisings that overthrew three North African governments and threaten to overthrow several more governments across the Middle East. The ultimate outcome of those revolutions is still undecided. It has been said that revolutions devour their offspring. They have also been known to frequently devour their neighbors. Saudi Arabia is in that neighborhood. We can hope for a democratic outcome that works to everyone’s advantage. That outcome is by no means assured, however. A third round of Quantitative Easing would cause another spike in food prices and that could cause more hunger-inspired revolutions to erupt all around the developing world, with more destabilizing geopolitical consequences.
Those are the actual consequences of printing money. Hyperinflation is the worst potential consequence. So far, inflation remains low. However, paper money creation has a long and ignoble history. It has almost always ended in tragedy. The great American economist, Irving Fisher (1867 - 1947) put it this way, “Irredeemable paper money has almost invariably proved a curse to the country employing it.” Time will tell if it eventually proves to be a curse for the United States (and Europe and England and Japan and …).


(Retrieved from http://www.richdad.com/Resources/Rich-Dad-Financial-Education-Blog/April-2012/When-The-Fed-Prints-Money,-What-Impact-Does-It-Hav.aspx)

Thursday, January 29, 2009

什么是REITs?

今天与位朋友聊起房地产投资信托基金,与他讨论了一下,为了更进一步的了解,我上网找了其资料,顺便把它上传在部落格上,以跟有兴趣的网友分享。。。

房地产投资信托基金(Real Estate Investment Trusts, REITs)
从国际范围看,REITs(房地产投资信托基金)是一种以发行收益凭证的方式汇集特定多数投资者的资金,由专门投资机构进行房地产投资经营管理,并将投资综合收益按比例分配给投资者的一种信托基金。与我国信托纯粹属于私募性质所不同的是,国际意义上的REITs在性质上等同于基金,少数属于私募,但绝大多数属于公募。REITs既可以封闭运行,也可以上市交易流通,类似于我国的开放式基金与封闭式基金。

房地产投资信托的概述
  房地产投资信托(REITs)最早的定义为“有多个受托人作为管理者,并持有可转换的收益股份所组成的非公司组织”。由此将REITs明确界定为专门持有房地产、抵押贷款相关的资产或同时持有两种资产的封闭型投资基金。此后,伴随着税法的衍变,REITs在美国经历了数次重大的调整,同时REITs在各国推广的过程中也存在许多差异,但都没有改变REITs作为房地产投资基金中一种形式的本质。不过REITs与一般的房地产投资基金有显著区别:REITs通常可以获得一定的税收优惠,但需要满足一定的设立条件等。

  REITs代表着目前全世界房地产领域最先进的生产力。房地产投资信托,是基于房地产行业细分的科学规律,随着房地产六大环节(资本运作、设计策划、拆迁征地、建设施工、销售租赁、物业服务)的分工合作,随着政府执政能力逐渐加强,房地产行业的逐渐规范而出现的。它可以最大限度的保证政府利益,并能有效的实现整个房地产行业的规范,所以,强烈建议尽快在我国立法支持并推广。
通过REITs融资的优势
  REITs不仅资金来源广泛,而且是以专业的人员进行房地产项目的投资选择及运作管理,因此在可运作的资金规范上、管理上及投资策略的制定上都具有先天的优势。

  对于投资者而言,REITs风险低,回报稳定。首先,因为REITs一般是由专业的房地产公司发起并管理的,能够合理地选择投资的项目,并能对其进行科学的管理,所以,相对于我国的由信托投资公司发起的房地产信托而言,从经营管理上大降低了投资风险。其次,由于基金的规模比较大,因而能广泛投资于各种类型的房地产项目,从而分散了投资风险。最后,由于REITs投资于房地产,可获得稳定的租金收入,有一笔持续稳定的现金流,而且收益率也比较可观。在美国,投资房地产的基金年平均收益率可达6.7%,远远高于银行存款的收益,而且其风险却要小于一般的股票。

  对于房地产企业而言,与债务融资相比,REITs是以股权形式的投资,不会增加企业的债务负担。如果从银行贷款,房地产企业要按借款合同约定的还款,财务压力大,而且房地产企业也难以就那些短期内回报低的项目向银行申请贷款;同时,由于REITs的分散投资策略,降低风险的投资原则,其在一个房地产企业的投资不会超过基金净值的规定比例,因而房地产企业不丧失对企业和项目的控制权和自经营权。


REITs国际运行模式的比较
  房地产投资信托基金作为房地产企业一种创新的融资手段,首先产生于20世纪60年代的美国。20世纪60年代后期,美国、日本等发达国家就已经形成了初步成熟的房地产证券化模式。进入20世纪80年代之后,房地产证券化得到了迅猛发展,英国、加拿大等其他国家和地区也先后开展了证券化业务。 2003年,房地产投资信托开始进入香港房地产市场运作,其资金管理采取外部管理方式。2005年6月,香港颁布新规则允许房地产投资信托投资海外地产,并允许借款不超过持有房地产价值的45%。

  美国REITs的设立主要由《证券投资法》和有关的税法决定。REITs像其它金融产品一样,必须符合美国1933年的《证券投资法》和各州的相关法律,而税法则规定了REITs能够享受税收优惠的一些主要条件,从而解释为什么了美国REITs在结构、组织、投资范围,收益分配等的发展都会围绕着税法的变更而展开。2003年7月,香港证券和期货事务监察委员会(香港证监会)颁布了《房地产投资信托基金守则》,对REITs的设立条件、组织结构、从业人员资格,投资范围、利润分配等方面作出了明确的规定。香港在很大程度上借鉴了美国REITs的结构,以信托计划(或房地产地产公司)为投资实体,由房地产地产管理公司和信托管理人提供专业服务。

  按《房地产投资信托基金守则》规定,香港REITs每年必须将不低于90%的净利润以红利形式分配给信托单位持有人。尽管美国、澳大利亚和其他亚洲国家对REITs的收入分配都有要求,但是这些国家对REITs的分配要求与税收条款相联系,尤其是美国的REITs发展基本上是税收优惠驱动,收入分配要求其实是避免双重征税的需要。香港的《房地产投资信托基金守则》规定上市的REITs必须交纳地产税,REITs面临公司资本利得和地产税的双重征税。香港采用的是比较谨慎而且限制性较强的模式,除了对结构、投资目标、收入分配等方面的规定外,《房地产投资信托基金守则》对REITs结构中的各参与方的资格和责任等方面作了非常严格的规定。

  可见,美国的REITs是始终围绕着税法来发展的,其REITs的起源有明显的税收优惠特征;而香港对REITs的规范不是通过税法中税收优惠的杠杆而实现,而是通过专项的立法、修改投资、信托等有关法律或新建法令,对REITs的结构、投资目标、收入分配等方面制定了硬性的规定,并没有明显的税收优惠驱动的特征,因而可以说香港的REITs是发展是专项法规型,这种模式对控制REITs这类新产品的风险有积极的作用。美国的 REITs的发展非常迎合市场的要求,所以可以说非常市场化,其REITs市场化导致的结构变异也得益于比较成熟的市场化经济,以及其较成熟的金融体系;而由于REITs在香港的发展历史较短,所以REITs的形成仅仅是在各个专项法规要求的规范框架内,因而REITs在香港也没有形成由市场环境所致的结构上的变异。
我国建立REITs的发展政策建议
  1、加快相关政策和法律法规制定

  房地产投资信托(REITs)作为一种新的房地产投资工具,是一个需要房地产业和金融业相结合的市场配置资金的投资产品,需要建立完善的法律体系,保证和维持整个市场的公平、公正、公开和透明,进而推进房地产投资信托业健康、理性地发展。要建立完善的法律体系,仅仅只颁布单一的《信托法》、《投资基金法》是远远不够的。必须将法律制定工作细化、完备化,要达到此目标还必须配备一些其他的相关法规。首先应进一步完善《公司法》或制定专门针对投资基金发展的《投资公司法》、《投资顾问法》等法规。其次,还可制定一些房地产投资信托基金的专项管理措施,如对投资渠道、投资比例的限制等等。使我国的房地产投资信托基金从一开始就以较规范的形式发展。另外,还需对目前的税法进行改革,避免双重征税问题,为其发展创造良好的税收环境。

  2、加快房地产信托专门人才的培养

  加快、加强REITs的人才培养。发展REITs需要尽快建立起一支既精通业务、又了解房地产市场、熟悉业务运作的专门管理人才队伍。一个专业的房地产信托运营机构或专业人员通常有较强的房地产项目操作能力,对市场的嗅觉灵敏,能在恰当的时点对恰当的项目进行恰当的投资;同时这种专业机构或专业人员也是证券市场上的分析家。加强房地产信托人才的培养,需要尽快建立起一支既精通信托业务、又了解房地产市场,熟悉业务运作的专门管理人才队伍。与此同时,还需积极促进信托业务所必不可少的律师、会计师、审计师、资产评估师等服务型人才的队伍建设。

  3、防范运作中的道德风险

  从美国的房地产投资信托运作经验来看,其经营与管理由受托人委员会或董事会负责。受托人委员会或董事会通常由三名以上受托人或董事组成,其中大多数受托人必须是“独立”的。借鉴美国经验,我国可以考虑在开展房地产投资信托业务的信托公司中建立类似的受托人委员会,负责制订房地产信托的业务发展计划,并且要求受托人与投资顾问和相关的房地产企业没有利益关系,还要创造一种环境或制度,尽可能使投资者的利益与管理者的利益相一致,对REITs的发展就显得非常关键。另外,有限合伙形式能较好地解决约束和激励的问题,管理者承担的无限责任以及管理者的业绩回报制度,能将管理者和投资者的风险及利益有效地捆绑在一起,激励管理者努力管理好各项投资以实现价值最大化,最大限度地防范风险。

  4、建立信托企业信用制度

  建立信托企业信用制度,以完善的法律体系促进信托市场的诚信,保证信托市场的健康发展。建立信托企业征信体制,划分信托企业信息类型,实现征信数据的开放;发展信用中介机构;建立标准化的信托企业征信数据库;建立健全失信惩罚制度;规范发展信用评级行业;大力发展信托企业信用管理教育。

  5、健全信息披露制度

  有的信托公司将募集资金投入关联方、并由关联公司进行担保,但信托合同中对此没有揭示,使投资者身处风险隐患而不知情。信托投资公司应真实、准确、及时、完整地披露信息,包括经审计的年报和重大事件临时报告等,在年报中披露各类风险和风险管理情况及公司治理信息,并在会计附注中披露关联交易的总量及重大关联交易的情况等。

REITs与国内一般意义上的房地产信托有很大的差别
  第一,REITs是标准化可流通的金融产品,一般从上市或非上市公司收购地产资产包,且严格限制资产出售,较大部分收益来源于房地产租金收入、房地产抵押利息,能够在证券交易所上市流通;目前国内的房地产信托计划是有200份合同限制的集合非标准化金融产品,一般不涉及收购房地产资产包的行为,其收益视信托计划的方案设置而定,目前尚无二级市场,不能在证券交易所上市流通。

  第二,REITs对投资者的回报需要把收入的大部分分配给投资者,比如美国、香港要求把所得利润的95%分配给投资者;国内的房地产信托计划对投资者的回报为信托计划方案中的协议回报,目前一般在3%-9%左右。

  第三,REITs的运作方式是:负责提供资金并组建资产管理公司或经营团队进行投资运营;国内的房地产信托计划的运作方式是:提供资金,监管资金使用安全,或部分或局部参与项目公司运作获取回报。

  第四,REITs的产品周期一般在8-10年,更注重房地产开发后,已完工的房地产项目的经营;国内的房地产信托计划产品周期较短,一般为1-3年。

  第五,在美国,REITs是享有税制优惠的一种工具:如信托收益分配给受益人的,REITS免交公司所得税和资本利得税,分红后利润按适用税率交纳所得税。在香港,则需要承担资本利得税和土地税双重税收,而国内的房地产信托计划目前没有相关的税制安排。

  第六,国内的房地产信托概念较为宽泛,可以是REITs模式,也可以是贷款信托、优先购买权信托、财产权信托、受益权转让信托等等。

  总之,简单地讲,REITs就是将投资大众的资金,由专业投资机构投资在商务办公大楼、购物中心、饭店、公共建设等商用建筑物,投资人不是直接拿钱投资不动产,而是取得受益凭证,报酬以配息方式进行,且REITs可以挂牌公开交易,因此投资人还可以在公开市场买卖,赚取资本利得。