VALUED INSIGHTS

Invaluable Valuation Knowledge for the Real Estate Stakeholder

SERIES:
The Savings and Loan Crisis of the 80s:
A Primer for Navigating Today’s Risk
CHAPTER
  1. Reflections On The S&L Crisis: Lessons From The Valuation Profession
    (Published: June 26, 2024)

     

  2. Overview Of The Savings & Loan Crisis – A Real Estate Appraiser’s Perspective
    (Available: July 17, 2024)

  3. Deregulation’s Role
    (Available: July 24, 2024)

  4. Interest Rate Volatility
    (Available: July 31, 2024)

  5. Regional Real Estate Impacts of the S&L Crisis
    (Available: August 7, 2024)

  6. Regulatory Failures & Inaction in the S&L Crisis
    (Available: August 14, 2024)

  7. The Resolution Process: Cleaning Up the S&L Wreckage
    (Available: August 21, 2024)

  8. Legislative & Regulatory Reforms After the S&L Debacle
    (Available: August 28, 2024)

  9. Striking Parallels to the 2008 Financial Crisis
    (Available: September 4, 2024)

  10. Corporate Governance Meltdown in the S&L Debacle
    (Available: September 11, 2024)

  11. Lessons for Policymakers & Industry: Enduring Wisdom from the S&L Crisis (Available: September 18, 2024)

  12. Conclusion: Safeguarding Valuation Integrity to Prevent the Next Crisis
    (Available: September 28, 2024)
SERIES:
The Savings and Loan Crisis of the 80s:
A Primer for Navigating Today’s Risk
CHAPTER:
Lessons for Policymakers & Industry:
Enduring Wisdom from the S&L Crisis  

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Author: Reagan Schwarzlose, FRICS | MAI | CRE | CCIM
Published: September 18, 2024

The savings and loan (S&L) crisis of the 1980s stands out as a pivotal event that continues to offer valuable lessons for policymakers, financial institutions, and real estate professionals alike. The catastrophic meltdown of the S&L industry serves as a stark reminder of the critical importance of proper capital requirements, robust oversight, prudent underwriting, and ethical standards in maintaining a stable financial system and real estate market.

The S&L crisis, which resulted in the failure of over 1,000 institutions and a $160 billion taxpayer-funded bailout, exposed fundamental weaknesses in the regulatory framework and industry practices of the time. By examining the key factors that led to this crisis, we can extract crucial lessons that remain relevant in today’s rapidly evolving financial landscape.

Reagan R. Schwarzlose
FRICS I MAI I CRE I CCIM
CEO | Managing Director
+1-480-440-2842 EXT 06

Importance of Proper Capital and Oversight

One of the most glaring deficiencies exposed by the S&L crisis was the inadequacy of capital requirements and regulatory oversight. In the years leading up to the crisis, S&Ls were allowed to operate with dangerously low capital levels, sometimes as little as 3% of assets. This thin capital cushion left institutions extremely vulnerable to economic shocks and market downturns.

The lesson here is clear: robust capital requirements are essential for maintaining the stability and resilience of financial institutions. In the aftermath of the crisis, regulators implemented more stringent capital standards, requiring S&Ls and banks to maintain higher levels of equity relative to their risk-weighted assets. This approach has since been further refined and strengthened through international accords like Basel III.

Moreover, the crisis highlighted the critical need for proactive and effective regulatory oversight. The Federal Home Loan Bank Board (FHLBB), the primary regulator of S&Ls at the time, was often understaffed and lacked the resources to adequately monitor the rapidly expanding industry. This allowed risky practices to proliferate unchecked.

Today’s policymakers must ensure that regulatory agencies are well-funded, staffed with skilled professionals, and equipped with the necessary tools to identify and address emerging risks. The creation of bodies like the Financial Stability Oversight Council in the wake of the 2008 financial crisis reflects this lesson, aiming to improve coordination among regulators and enhance systemic risk monitoring.

Risks of Excessive Deregulation and New Activities

The S&L crisis also serves as a cautionary tale about the dangers of rapid deregulation without proper safeguards. The Garn-St. Germain Depository Institutions Act of 1982, while intended to revitalize the struggling S&L industry, instead opened the floodgates to excessive risk-taking by allowing S&Ls to expand into unfamiliar and often speculative activities.

This experience underscores the need for a balanced approach to regulation. While innovation and flexibility in financial markets are important, they must be tempered with appropriate risk management practices and regulatory oversight. Policymakers should carefully consider the potential unintended consequences of deregulation and ensure that institutions have the necessary expertise and risk management systems in place before venturing into new activities.

The crisis also highlights the importance of maintaining strong underwriting standards, particularly in real estate lending. Many S&Ls, in their rush to generate higher yields, abandoned prudent lending practices and engaged in speculative real estate investments. This led to a surge in non-performing loans and ultimately contributed to the industry’s downfall.

Today’s lenders and regulators must remain vigilant in maintaining rigorous underwriting standards, even in the face of competitive pressures or economic booms. This includes thorough due diligence, realistic cash flow projections, and appropriate loan-to-value ratios for real estate transactions.

Maintaining Ethical Standards and Public Trust

Perhaps one of the most enduring lessons from the S&L crisis is the critical importance of ethical conduct and maintaining public trust in the financial system. The crisis was marked by numerous instances of fraud, self-dealing, and outright criminal activity, as exemplified by high-profile cases like Charles Keating and Lincoln Savings & Loan.

These ethical lapses not only contributed to the financial losses of the crisis but also severely eroded public confidence in financial institutions and regulators. Rebuilding this trust has been a long and ongoing process.

For today’s industry professionals and policymakers, this underscores the need for strong corporate governance, robust internal controls, and a culture of ethical behavior. Financial institutions must prioritize transparency, accountability, and responsible business practices. Regulators, in turn, must be vigilant in enforcing ethical standards and swiftly addressing misconduct.

The implementation of whistleblower protection programs, enhanced disclosure requirements, and stricter penalties for financial crimes in the years following the crisis reflect the ongoing efforts to address these ethical concerns.

Conclusion

The S&L crisis, while a painful chapter in financial history, offers invaluable lessons that continue to shape regulatory policy and industry practices today. By maintaining strong capital requirements, ensuring effective oversight, approaching deregulation cautiously, upholding rigorous underwriting standards, and prioritizing ethical conduct, we can work towards a more stable and resilient financial system.

As real estate professionals, we play a crucial role in this ecosystem. By adhering to high standards of professionalism, conducting thorough and unbiased appraisals, and staying informed about market trends and regulatory developments, we contribute to the overall stability and integrity of the real estate market.

The lessons of the S&L crisis remind us that vigilance, prudence, and ethical behavior are not just regulatory requirements, but essential components of a healthy and sustainable financial system. As we navigate future challenges and opportunities in the global real estate market, these principles should continue to guide our actions and decisions.

Sources:

Federal Deposit Insurance Corporation (FDIC) – History of the Eighties: Lessons for the Future

U.S. Government Accountability Office (GAO) – Financial Regulation: A Framework for Crafting and Assessing Proposals to Modernize the Outdated U.S. Financial Regulatory System

Journal of Economic Perspectives – The Savings and Loan Crisis and Its Aftermath: An Overview

Federal Reserve Bank of St. Louis – Lessons Learned from the S&L Debacle: What Does the Evidence Show?

Harvard Business School – The Savings and Loan Crisis: Lessons from a Regulatory Failure

Brookings Institution – The Savings and Loan Crisis: Unresolved Policy Issues

Congressional Research Service – The Savings and Loan Crisis and Its Relationship to Banking

Financial Crisis Inquiry Commission – The Financial Crisis Inquiry Report

Basel Committee on Banking Supervision – Basel III: A Global Regulatory Framework for More Resilient Banks and Banking Systems

U.S. Securities and Exchange Commission – Whistleblower Program

Citations:

[1] https://www.ubs.com/global/en/wealth-management/insights/2023/global-real-estate-bubble-index.html

[2] https://www.statista.com/statistics/1189630/commercial-real-estate-market-size-global/

[3] https://www.jll.co.uk/en/trends-and-insights/research/global-real-estate-transparency-index

[4] https://www.fdic.gov/news/financial-institution-letters/2018/fil18014.html

[5] https://consent.yahoo.com/v2/collectConsent5-077c5fbfc6fb/paste-2.txt