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Steven Chu: Energy Efficiency: Achieving the Potential, Realizing the Savings

March 16, 2010

For the next few decades, energy efficiency is one of the lowest cost options for reducing US carbon emissions. Many studies have concluded that energy efficiency can save both energy and money. For example, a recent McKinsey report calculated the potential savings assuming a 7% discount rate, no price on carbon and using only “net present value positive” investments. It found the potential to reduce consumer demand by about 23% by 2020 and reduce GHG emissions by 1.1 gigatons each year — at a net savings of US$ 680 billion. Likewise, the National Academies found in 2009 that accelerated deployment of cost-effective technologies in buildings could reduce energy use by 25-30% in 2030. The report stated: “Many building efficiency technologies represent attractive investment opportunities with a payback period of two to three years.” Some economists, however, don’t believe these analyses; they say there aren’t 20-dollar bills lying around waiting to be picked up. If the savings were real, they argue, why didn’t the free market vacuum them up? The skeptics are asking a fair question: why do potential energy efficiency savings often go unrealized? I asked our team at the Department of Energy to review the literature on savings from home energy retrofits. We are pursuing energy efficiency in many areas — from toughening and expanding appliance standards to investing in smart grid — but improving the efficiency of buildings, which account for 40% of US energy use, is truly low hanging fruit. In this review, we looked only at studies that compared energy bills before and after improvements and excluded studies that relied on estimates of future savings. We found that retrofit programs that were the most successful in achieving savings targeted the least efficient houses and concentrated on the most fundamental work: air-tight ducts, windows and doors, insulation and caulking. When efficiency improvements were both properly chosen and properly executed, the projected savings of energy and money were indeed achieved. In science, we would call the successful programs an “existence proof” that efficiency investments save money. Too often, however, the savings went unrealized, due to a number of reasons, including poor efficiency investment decisions and shoddy workmanship. There are other reasons why energy savings aren’t fully captured. Market failures include inertia, inconvenience, ignorance, lack of financing and “principal agent” problems (e.g., landlords don’t install energy efficient refrigerators because tenants pay the energy bills). To persuade the skeptics and spark the investments in efficiency we need, the Department of Energy is now focused on overcoming these market failures. First, the Department is working to develop a strong home retrofit industry. We are creating a state-of-the-art tool that home inspectors can use on a handheld device to assess energy savings potential and identify the most effective investments to drive down energy costs. We’re also investing in training programs to upgrade the skills of the current workforce and attract the next generation. The Department is also focused on measuring results — to both provide quality assurance to homeowners and promote improvement. For example, we’re pursuing new technologies such as infrared viewers that will show if insulation and caulking were done properly. Post-work inspections are a necessary antidote and deterrent to poor workmanship. To address inconvenience and to reduce costs, we’re launching an innovative effort called “Retrofit Ramp-Up” that will streamline home retrofits by reaching whole neighborhoods at a time. If we can audit and retrofit a significant fraction of the homes on any given residential block, the cost, convenience and confidence of retrofit work will be vastly improved. Another goal of this program is to make energy efficiency a social norm. To help pay for investments, we’re working with the Department of Housing and Urban Development to encourage new financing tools. For example, homeowners might pay back energy improvement loans via an assessment on their property tax bill. Out-of-pocket expenses are eliminated and energy savings will exceed the increase in property tax. Both the savings and the loan payments would stay with the house if the owners decide to sell. Another opportunity comes when a property changes hands. Banks require a structural inspection and a termite inspection; they should also ask for the last year’s worth of utility bills, which speaks directly to the home’s affordability. If improvements are needed, the costs could be seamlessly tacked onto the mortgage. The greatest gains can be realized in new construction. By developing building design software with embedded energy analysis and building operating systems that constantly tune up a building for optimal efficiency while maintaining comfort, extremely cost-effective buildings with energy savings of 60-80% are possible. Regardless of what the skeptics may think, there are indeed 20-dollar bills lying on the ground all around us. We only need the will — and the ways — to pick them up. This op-ed appears in a new report by the World Economic Forum and IHS Cambridge Energy Research Associates entitled “Energy Vision 2010: Towards a More Energy Efficient World.” The full report can be found here .

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CoStar’s Retail News Roundup: Mar. 14 – 20, 2010

March 14, 2010

This week in the Retail Roundup, CoStar reports on expansions or new concepts at Urban Outfitters and Genesco; closings, cutbacks, bankruptcy, default, receivership or foreclosure news at French Connection, Men’s Wearhouse, American Eagle and Williams…

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Obama Admin Too Busy To Deal With Fannie, Freddie, Says Assistant Treasury Secretary

March 11, 2010

The Washington Post reports that according to Michael Barr, the assistant Treasury secretary for financial institutions, the Treasury Department has been meeting with the White House and the Department of Housing and Urban Development “to develop principles for overhauling Fannie Mae and Freddie Mac” and wind down the bailout. The principles include proposals that would help American families through the downturn — one, for instance, would “ensure borrowers could still get mortgages even when the private market is no longer offering loans” — but despite missed deadlines, “So far, Barr said, the administration has been too busy to build out the principles.”

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Hong Kong Raises Tax on Luxury Homes to Cool Market After 29% Price Gain

February 23, 2010

By Frederik Balfour Feb. 24 (Bloomberg) — Hong Kong raised the transaction tax on luxury homes and said it would boost the supply of residential apartments in an attempt to cool the property market as the economy expanded faster than economists estimated. Stamp duty on homes selling for more than HK$20 million ($2.6 million) will rise to 4.25 percent from 3.75 percent, Financial Secretary John Tsang said today in his budget speech for the year beginning April 1. The government will also put more residential sites up for auction, depending on market conditions, he said. The lowest mortgage rates in at least two decades drove a 29 percent gain in home prices last year. Buyers of luxury properties were undeterred by an October increase in down- payment requirements from 30 percent to 40 percent. Tsang said inflows of capital raise the risks of asset bubbles in Hong Kong. “The inflow of funds has fuelled an increase in the prices of luxury flats, which to some extent has affected the prices of small and medium-sized flats,” Tsang said. “This, together with a relatively low supply of flats in the past two years, has led some people to worry that their plans to buy a home may be frustrated.” Luxury property prices, for which there is no official index, may have risen as much as 40 percent, according to Nicole Wong , a Hong Kong-based real estate analyst at CLSA Asia-Pacific Markets, the regional brokerage unit of Credit Agricole SA. Prices Jump Sun Hung Kai Properties Ltd. , the world’s biggest developer by market value, reported selling 900 homes in the suburban Yuen Long area for HK$4.2 billion on Feb. 20 and 21, or an average of HK$5,400 per square foot. That compared with HK$3,000 in the same area a year ago, Centaline Property Agency Ltd. said. Gross domestic product rose a seasonally adjusted 2.3 percent in the fourth quarter from the previous three months, Tsang said. That compared with a 0.4 percent gain in the third quarter and the 2 percent median estimate in a Bloomberg News survey of five economists. A stimulus-driven rebound in mainland China, the fastest- growing major economy, is aiding Hong Kong via demand for exports and financial services and 18 million tourist arrivals in 2009. Tsang forecast an expansion of between 4 percent and 5 percent this year. Fiscal stimulus measures by governments around the world have created a spike in liquidity, much of which has found its way to Asia, driving up asset prices, Tsang said. Hong Kong isn’t alone in worrying about asset bubbles. The Chinese government has raised the amount of money banks are required to keep as reserves twice this year and raised taxes on homes sold within five years of their purchase. Property prices across 70 cities in the country increased 9.5% in January from a year earlier. Supply Side In Hong Kong, the primary source of land available to property developers is through government auctions. The operator of the city’s Mass Transit Railway, the MTR Corp. , and the Urban Renewal Authority also put land up for tender. A number of developers also own farmland on which they must pay a land premium to the government before building on it. The Hong Kong government will change the way it puts sites up for auction, Tsang said. Under the current system, developers must indicate interest in a site on a government list. Once a “trigger price” has been met, the site is auctioned. Tsang said the government would consider putting sites up for sale even if they haven’t been triggered. “Overall the government wants to increase the land supply,” said Buggle Lau, chief property analyst at Midland Holdings Ltd., who noted there were only two land auctions last year. “In the past the land bank replenishment pace has not been very fast.” The government is also pushing the MTR and URA to sell more sites, Tsang said. To contact the reporter on this story: Frederik Balfour in Hong Kong at fbalfour@bloomberg.net

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Video: Donovan Expects Additional Foreclosure-Prevention Aid: Video

February 19, 2010

Feb. 19 (Bloomberg) — U.S. Housing and Urban Development Secretary Shaun Donovan talks with Bloomberg’s Peter Cook about President Barack Obama’s foreclosure-prevention initiative. Donovan said the $1.5 billion initiative targets the housing markets that need it most and additional programs may be created. (Source: Bloomberg)

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Federal Housing Administration Subpoenas 15 Lenders With High Default Rates

January 12, 2010

WASHINGTON — Federal housing officials on Tuesday served subpoenas on 15 mortgage companies with suspiciously high default rates for loans backed by the Federal Housing Administration. The actions are part of a broad crackdown on dubious lenders as the agency tries to stem losses. After the housing market went bust, the FHA became the major source of funding for first-time homebuyers. But the agency, which insures roughly 30 percent of new loans, has seen its losses rise dramatically. While the agency has avoided a taxpayer rescue so far, its reserves have sunk below the minimum level required by Congress. There also have been fears that subprime lenders have shifted their business to the FHA after the subprime business went bust. The agency has already taken action against several problem lenders. One of the nation’s biggest mortgage bankers, Taylor, Bean & Whitaker Mortgage Co. of Ocala, Fla., was banned from the FHA program in August and filed for Chapter 11 bankruptcy protection. Another mortgage company, Lend America, was kicked out in November. On Tuesday, Department of Housing and Urban Development’s inspector general, Kenneth Donohue, said he wanted to determine why defaults are so elevated among the 15 companies being probed and whether any have committed fraud. “Many of these target loans didn’t last but a short time before defaulting,” Donohue said. “We will conduct an investigation, if appropriate, to determine who is responsible and will recommend that appropriate action be taken against individuals and corporations.” The FHA does not make loans, but rather offers insurance against default. Borrowers are willing to pay for the insurance because FHA loans only require down payments of 3.5 percent of the purchase price. The lenders targeted by FHA officials include some of its worst-performing active lenders. For example, almost one in five loans made by Alethes LLC of Lakeway, Texas, over the past two years went into default, compared with a national average of about 5 percent. “We are reviewing each of these files to determine what commonalities there are, if any,” said Danny Smith, president of Alethes, wrote in an e-mail. He later added that the subpoena requested “information which has already been provided.” Two other FHA lenders being scrutinized, Alacrity Lending Co. of Southlake, Texas and Pine State Mortgage Corp. of Atlanta, each had default rates of about 15 percent. “We intend to comply and get as much information to them as fast as we can,” said Lonnie Brantley, chief executive of Alacrity. The government inquiry, he said, applied to a small portion of the company’s loans, and attributed the company’s high default rate to “bad economic times.” Pine State Mortgage could not be immediately reached for comment and the company’s Web site was down Tuesday afternoon. The largest lender under the FHA’s magnifying glass was First Tennessee Bank, a subsidiary of Memphis, Tenn.-based First Horizon National Corp. A spokesman said the company sold its mortgage division in August 2008 and scaled back dramatically on new FHA loans since then. That could be artificially inflating the company’s default rate because the company is making fewer new FHA loans. The crackdown was welcomed by John Courson, chief executive of the Mortgage Bankers Association. “We’re concerned about the viability of the program and we want to make sure that the bad apples and the bad players, frankly, are eliminated,” he said. __ AP Real Estate Writer Adrian Sainz contributed to this report.

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Financial Crisis Inquiry Commission Announces Full Witness List For First Public Hearing

January 10, 2010

Next week, the Financial Crisis Inquiry Commission — the bi-partisan 10-member panel established by Congress to examine the causes of the financial crisis — will hold its first public hearings featuring a selection of the nation’s top bank executives — Lloyd Blankfein of Goldman Sachs, Jamie Dimon of JPMorgan Chase, John Mack of Morgan Stanley and Brian Moynihan of Bank of America. On Sunday night, FCIC released the full witness list for the first public hearing. List and press release below: The Commission will begin its thorough examination of the root causes of the crisis, hearing testimony on the causes and current state of the crisis from top leaders of both private and public sector entities. When: Wednesday, January 13, 2010: 9:00 a.m. ET Thursday, January 14, 2010: 9:00 a.m. ET Where: 1100 Longworth House Office Building, Washington, DC Day One Panel 1: Financial Institution Representatives Mr. Lloyd C. Blankfein, Chairman of the Board and Chief Executive Officer Goldman Sachs Group, Inc. Mr. James Dimon, Chairman of the Board and Chief Executive Officer JPMorgan Chase & Company Mr. John J. Mack, Chairman of the Board Morgan Stanley Mr. Brian T. Moynihan, Chief Executive Officer and President Bank of America Corporation Panel 2: Financial Market Participants Mr. Michael Mayo, Managing Director and Financial Services Analyst Calyon Securities (USA) Inc. Mr. J. Kyle Bass, Managing Partner Hayman Advisors, L.P. Mr. Peter J. Solomon, Founder and Chairman Peter J. Solomon Company Panel 3: Financial Crisis Impacts on the Economy Dr. Mark Zandi, Chief Economist and Co-founder Moody’s Economy.com Dr. Kenneth T. Rosen, Chair, Fisher Center for Real Estate and Urban Economics University of California, Berkeley Ms. Julia Gordon, Senior Policy Counsel Center for Responsible Lending C.R. “Rusty” Cloutier, President and Chief Executive Officer MidSouth Bank, N.A. and Past Chairman of the Independent Community Bankers Association Day Two Panel 1: Current Investigations into the Financial Crisis – Federal Officials Honorable Eric H. Holder, Jr., Attorney General U.S. Department of Justice Honorable Lanny A. Breuer, Assistant Attorney General, Criminal Division U.S. Department of Justice Honorable Sheila C. Bair, Chairman U.S. Federal Deposit Insurance Corporation Honorable Mary L. Schapiro, Chairman U.S. Securities and Exchange Commission Panel 2: Current Investigations into the Financial Crisis – State and Local Officials Honorable Lisa Madigan, Attorney General State of Illinois Honorable John W. Suthers, Attorney General State of Colorado Ms. Denise Voigt Crawford, Commissioner Texas Securities Board and President, North American Securities Administrators Association, Inc. Mr. Glenn Theobald, Chief Counsel Miami-Dade County Police Department, Chairman, Mayor Carlos Alvarez Mortgage Fraud Task Force ### About the Financial Crisis Inquiry Commission (FCIC) The bi-partisan 10-member Financial Crisis Inquiry Commission was created by Congress and is charged with examining the causes of the financial meltdown. It is also examining causes of the collapse of major financial institutions that failed or would likely have failed had they not received exceptional government assistance. The Commission is comprised of Chairman Phil Angelides, Vice Chairman Bill Thomas, and Commissioners Brooksley Born, Byron Georgiou, Robert Graham, Keith Hennessey, Doug Holtz-Eakin, Heather Murren, John W. Thompson, and Peter Wallison. Findings and conclusions are to be presented in a formal report to Congress and the President by December 15, 2010.

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Urban Meyer Takes Leave as Florida Gators’ Football Coach Due to Health

December 27, 2009

By Nancy Kercheval Dec. 27 (Bloomberg) — Urban Meyer will leave his University of Florida football coaching position for health reasons after the No. 5 Gators play the third-ranked University of Cincinnati in the Sugar Bowl. The 45-year-old coach was hospitalized with chest pains after then top-ranked Florida lost 32-13 to No. 2 University of Alabama in the Southeastern Conference title Dec. 5. The Gators will meet Cincinnati on Jan. 1 in New Orleans. “I have given my heart and soul to coaching college football and mentoring young men for the last 24-plus years and I have dedicated most of my waking moments the last five years to the Gator football program,” Meyer said yesterday in a statement on the Gainesville university’s Web site. “I have ignored my health for years, but recent developments have forced me to re-evaluate my priorities of faith and family.” Meyer led the Gators to two National Championships and two SEC conference titles in 2006 and 2008. He is the only coach to win two Bowl Championship Series titles and the only coach in the history of the SEC to win two outright National Championships. Meyer has a 95-18 record for an .841 winning percentage over nine seasons. During the past five at Florida, he is 56-10 for an .848 winning percentage, the best in the school’s history and 32-8 in the SEC to earn the top career conference winning percentage of .800 among head coaches who were in the SEC at least five years. BCS Winner “I’m very thankful for the chance to work with some of the best assistants in college football and coach some of the best college football players and watch them grow both on and off the field as people,” said Meyer, who coached 2007 Heisman Trophy winner Tim Tebow . “I will cherish the relationships with them the most.” Under his direction, the Gators twice beat the BCS top- ranked teams in consecutive games by defeating Alabama in the SEC Championship in 2008 and then the University of Oklahoma in the national title game. The previous year, Florida beat Ohio State University in the national championship game to make Meyer the only coach to defeat three No. 1-ranked teams in his career. “The bottom line is that Coach Meyer needed to make a choice that is in the best interest of his well being and his family,” Athletics Director Jeremy Foley said. “I have never seen anyone more committed to his players, his family and his program.” ‘Lasting Legacy’ Four of the 17 Gators he coached who were selected for the National Football League Draft were picked in the first round. During his career, he has coached 62 players who signed NFL contracts. Meyer began his head coaching career in 2001 at Bowling Green State University, which went from a record of 2-9 to 8-3. He moved to the University of Utah, tallying 16 consecutive victories at the end of his time there in 2004. He extended his winning streak to 20 games when the Gators won their first four contests under his coaching expertise. “As a Gator, Urban has done everything we asked of him and more,” said university President J. Bernard Machen . “He leaves a lasting legacy on the field, in the classroom and in the Gainesville community. I am saddened that Urban is stepping down but I have deep respect for his decision.” To contact the reporter on this story: Nancy Kercheval in Washington at nkercheval@bloomberg.net .

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Urban Meyer Resigns as Florida Gators’ Football Coach for Health Reasons

December 27, 2009

By Nancy Kercheval Dec. 27 (Bloomberg) — Urban Meyer will leave his University of Florida football coaching position for health reasons after the No. 5 Gators play the third-ranked University of Cincinnati in the Sugar Bowl. The 45-year-old coach was hospitalized with chest pains after then top-ranked Florida lost 32-13 to No. 2 University of Alabama in the Southeastern Conference title Dec. 5. The Gators will meet Cincinnati on Jan. 1 in New Orleans. “I have given my heart and soul to coaching college football and mentoring young men for the last 24-plus years and I have dedicated most of my waking moments the last five years to the Gator football program,” Meyer said yesterday in a statement on the Gainesville university’s Web site. “I have ignored my health for years, but recent developments have forced me to re-evaluate my priorities of faith and family.” Meyer led the Gators to two National Championships and two SEC conference titles in 2006 and 2008. He is the only coach to win two Bowl Championship Series titles and the only coach in the history of the SEC to win two outright National Championships. Meyer has a 95-18 record for an .841 winning percentage over nine seasons. During the past five at Florida, he is 56-10 for an .848 winning percentage, the best in the school’s history and 32-8 in the SEC to earn the top career conference winning percentage of .800 among head coaches who were in the SEC at least five years. BCS Winner “I’m very thankful for the chance to work with some of the best assistants in college football and coach some of the best college football players and watch them grow both on and off the field as people,” said Meyer, who coached 2007 Heisman Trophy winner Tim Tebow . “I will cherish the relationships with them the most.” Under his direction, the Gators twice beat the BCS top- ranked teams in consecutive games by defeating Alabama in the SEC Championship in 2008 and then the University of Oklahoma in the national title game. The previous year, Florida beat Ohio State University in the national championship game to make Meyer the only coach to defeat three No. 1-ranked teams in his career. “The bottom line is that Coach Meyer needed to make a choice that is in the best interest of his well being and his family,” Athletics Director Jeremy Foley said. “I have never seen anyone more committed to his players, his family and his program.” ‘Lasting Legacy’ Four of the 17 Gators he coached who were selected for the National Football League Draft were picked in the first round. During his career, he has coached 62 players who signed NFL contracts. Meyer began his head coaching career in 2001 at Bowling Green State University, which went from a record of 2-9 to 8-3. He moved to the University of Utah, tallying 16 consecutive victories at the end of his time there in 2004. He extended his winning streak to 20 games when the Gators won their first four contests under his coaching expertise. “As a Gator, Urban has done everything we asked of him and more,” said university President J. Bernard Machen . “He leaves a lasting legacy on the field, in the classroom and in the Gainesville community. I am saddened that Urban is stepping down but I have deep respect for his decision.” To contact the reporter on this story: Nancy Kercheval in Washington at nkercheval@bloomberg.net .

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Nearly 1,500 Car Dealership Closed in 2009, Says Urban Science

December 22, 2009

Detroit-based automotive retail consulting firm, Urban Science, announced that 1,467 U.S. car dealerships closed during the first 10 months of this year, leaving 18,617 auto dealerships in operation as of Nov. 1, 2009. This follows 2008′s net loss of…

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East Coast Snow Storm May Damp TJX, Kohl’s Sales, Stifel Nicolaus Says

December 18, 2009

By Chris Burritt Dec. 18 (Bloomberg) — TJX Cos. , Kohl’s Corp. and other strip shopping-center retailers may be hurt the last weekend before Christmas if an East Coast snowstorm prompts consumers to stay home and buy more online, Stifel Nicolaus & Co. said. Companies with popular Web sites, such as Urban Outfitters Inc. and J.Crew Group Inc., may counter sales declines at their stores with higher online revenue, Richard Jaffe , a Stifel analyst in New York, wrote today in a note. Internet sales probably won’t overcome lower store revenue “during what historically has been the busiest weekend of the year,” he said. A storm moving north from North Carolina to New England may dump as much as 16 inches in the Washington-Baltimore corridor and 6 inches to 12 inches in New York, according to the National Weather Service. The storm is likely to hit all large Eastern Seaboard cities hard, said Tom Kines , a senior meteorologist at private forecaster AccuWeather.com in State College, Pennsylvania. “If the storm comes to fruition,” or if the media continues reporting about it, “consumers will likely stay home,” according to the note by Jaffe and fellow New York-based Stifel analysts Megan Roesch and Beth Stewart. “If consumers venture out in the storm, they will likely travel to malls, where they can shop indoors and have numerous retail options.” Chains with stores in strip shopping centers will suffer the most as people avoid outlets exposed to the weather, according to the analysts. They rate TJX and Urban Outfitters “buy” and Kohl’s and J.Crew “hold.” Waiting Game Sherry Lang , a spokeswoman for Framingham, Massachusetts- based TJX, which operates the T.J. Maxx and Marshalls clothing- store chains, didn’t immediately return a telephone call seeking comment. Nor did Jen Johnson, a spokeswoman for Menomonee Falls, Wisconsin-based Kohl’s. Urban Outfitters, based in Philadelphia, and J.Crew, based in New York, didn’t return calls for comment. More consumers are waiting until the last minute to complete gift purchases this year, prompting the National Retail Federation to repeat its forecast for a 1 percent drop in holiday sales. Consumers on average had completed 46.7 percent of their shopping by the second week in December. That’s the lowest level since 2004, according to a survey by BIGresearch released Dec. 16 by the National Retail Federation. The projected 1 percent slide in sales in November and December compares with last year’s decline of 3.4 percent, the first drop since the Washington-based group started tracking holiday sales in 1995. To contact the reporter on this story: Chris Burritt in Greensboro, North Carolina, at cburritt@bloomberg.net .

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Jo Guldi: The Anti-Development Crisis: Who’s Really to Blame for Lost Jobs This Christmas

December 15, 2009

The depression didn’t start on Wall Street; it started in Flint, Michigan several decades ago. Thirty years ago, city elders in the Rust Belt announced their plan to rescue economic elites from the sinking ship of car manufacture. Ominously dubbed “Shrinking Cities,” the plan evicted tax-delinquent working-class people from their homes and resold the remaining houses on double-wide lots. The Shrinking Cities plan did two things. First, it created a class of former-homeowners desperate to own property again. Second, wherever poor homeowners were evicted, mortgages weren’t being paid. The plan broke thousands of mortgages and made far-off banks hungry for capital. Between 1975 and 2002, Rust-belt city leaders put into motion the two demographics responsible for the present crisis. The story begins with what appeared to be a cure for deindustrialization. As early as the late 1970s, economists already were warning that America’s industrial jobs would never come back. Across the Rust Belt, 10% to 25% declines in population signaled a problem. In 1986, one third of Cleveland residents lived below the poverty line. American cars, competing against cheaper state-protected industries in Japan and Korea, were already losing the domestic market. Rust-belt politicians proposed a cure that depended upon removing poor homeowners and aggressively subsidizing new construction in their wake. Shrinking Cities policy would scale back city services in peripheral neighborhoods, allowing the city to continue spending on concentrated development downtown. The project’s authors explained the trends in migration from the city. They would tear down abandoned and neglected homes. They would replace eyesores with community gardens and double-wide lots. They would court hospitals and universities, breathing new life into the graveyards of the industrial past. Few of those promises came to fruition. Among its few successes were the urban clearances of delinquent taxpayers in poor neighborhoods. In Michigan, politicians passed legislation to streamlined evictions in the 1970s. After only two delinquent payments, the city evicted householders and called in bulldozers. Cleveland used foundation funding to clear properties in the predominantly black neighborhood of Hough by 1986. By the late 1990s, the Cleveland Land Bank seized properties in the black and white working-class enclave of Slavic Village, the neighborhood that would later become the epicenter of foreclosure policy. In 2002, Detroit promised to raze 5,000 houses. A diaspora of tens of thousands of homeless individuals resulted. All were former Rust-belt homeowners who were desperate for the chance to own homes again. While homeowners were forced from their houses, stadiums and towers sprouted nearby. In the 1980s, cities like Fort Wayne and Detroit issued trillions of bonds for new construction projects. In 1981, Cleveland was one of the few cities in the nation building, with a new skyscraper for Standard Oil. Cleveland’s Beacon Place condos went up in 1995 atop 10 acres of land donated free of cost by the city council. In 2002, Pittsburgh dedicated $522 million to tearing down buildings and replacing them with shopping malls, condos, and a baseball stadium. Detroit’s Renaissance Center towers were renovated in 2003, and the city’s riverfront developed in 2004. The idea of providing for growth by merely replacing poor people with rich people reflect the urban planning of an older generation. From the 1880s to the 1970s, urban planners had combated blight by clear-cutting established working-class neighborhoods in London and Paris. In New York and Boston, they targeted ethnic neighborhoods of Italians and Irishmen. After 1950, even broader schemes clear-cut the neighborhoods of middle-class and working-class blacks, a policy now understood to have torpedoed the economic rights of black families at the very moment when they achieved nominal equality under the 1965 Civil Rights Act. Like the advocates of these earlier schemes, Rust-belt politicians targeted poor and ethnic populations. Their reports identified working-class people with the source of crime, not a resource for development. They plotted a way of moving them along and turned to bulldozers as a cure. By the year 2000, city leaders in Cleveland, Youngstown, and Pittsburgh saw Shrinking Cities as a chance to take development into their own hands. Land Banks began tear-downs in Youngstown, Baltimore, Memphis, Pittsburgh, and Philadelphia. Razed houses meant doubling the size of every remaining lot on the block. Old houses could be resold to younger, whiter populations. Meanwhile, subsidies flowed to sports stadiums and medical research facilities designed to lure young PhDs away from San Francisco and New York. The Rust Belt would be saved by the inflow of capital, but the first step was to do away with poor people. The policy created an expensive problem for the banks: the bank lost the mortgage on bulldozed lots and frequently gained a bill from the city for the cost of bulldozing. Shrinking Cities Policy created a pool of hungry mortgage officers desperate to make up their losses. Shrinking Cities Policy did not create the hoped-for gentrification of former working-class neighborhoods in Flint, Cleveland, and Pittsburgh. Nor did it float those cities to safety atop a post-industrial economy built upon tourism, sports, and medical technology. Instead, Shrinking Cities Policy directly contributed to the nation-wide financial crisis. In 2008, when the entire nation examined the mortgage crisis for the first time, researchers began to understand exactly how the calamity unfolded. In cities like Cleveland, analysts compiled a database of properties “flipped,” or turned around on one to three months, too short a period for repairs. The properties’ cost had been inflated, often ten times their original amount. The properties were almost entirely located in Slavic Village, the epicenter of land bank foreclosure policy. A handful of real-estate retailers handled the vast majority of homes, selling overvalued houses to the victims of Shrinking Cities policy, almost all of whom were members of the local African-American community. Valdis Krebs, the analyst who followed the trail of Cleveland mortgages all the way to the bank that bought them in San Diego, explained his conclusion: “The conspiracy was local.” Through the 1990s and into the 2000s, Shrinking Cities created an expanding swath of desperate, former homeowners and ravenous, cheated national banks, both manipulated by local government. Fully mobilized by 2006, those two populations played starring roles in the crisis that followed. The rest of the story is now familiar. Risky mortgages produced unprecedented rates of foreclosure among high-risk clients, and bankruptcy then spiraled from portfolio to portfolio through the whole of the international financial system, which teetered on the verge of total collapse before President Obama’s $3 trillion bailout saved it. The national debt doubled, the dollar hung on a thread, and unemployment doubled, while foreclosure victims flooded homeless shelters. – It’s comfortable to believe that the foreclosure crisis began three years ago on Wall Street with faulty mortgages, corporate greed, and tricky mathematics. Unfortunately, that’s not how it happened. The real problem happened thirty years ago, when America accepted a vision of an economy that saved the rich alone. Who got jobs from Shrinking Cities? Only the bulldozer operators and their bosses. The policy did nothing to foster native entrepreneurship in the Rust Belt. When Flint’s City Council ordered working-class men to clear city lots, it ordered them to dig the region’s economic grave. Even as it failed to produce jobs, Shrinking Cities Policy was expensive: Flint, Cleveland, and Baltimore used city tax dollars and federal housing funds to bulldoze city lots, approximately 6,000 lots in each. Buffalo paid $100 million in demolishing vacant structures. New York spent $5 million and New Jersey $20 million to pay wrecking crews in 1999 alone. Some of these debts were paid out of federal funds, some by the city, and some split between city and bank. The federal housing funds earmarked for demolition were funds that another generation had spent on swimming pools, schools, and public housing. City elders drafted a plan that required the exodus of thousands of families for economic indicators to improve. They would secure the economic recovery of the construction industry, floated upon property stolen from homeowners in the poorer half of their own cities. That was bad enough, but ultimately their project destabilized the rest of the nation’s economy as well. To understand the crisis, we must embrace the fact that the “experts” behind Shrinking Cities never offered a roadmap to prosperity; what they designed was a plan for development’s opposite. Rust-belt politicians funded short-term city tax revenues at the cost of long-term regional development. They expropriated the resources of ordinary people, permanently setting back decades of national investment in education and housing. Across the Rust Belt, Americans with money misunderstood the nature of development. Dystopian city planners believed that in economic collapse, only the elite would survive. They betted on an economy in which their best possible strategy was to convince working-class people to move away. Their vision was short-sighted and their sense of justice clouded. Economic policy is not only a matter of the developer and the dollar. It is also a matter of participation in a market where ordinary people have a chance at employment. The culprits for the current depression are more numerous than the mortgage vendors and Wall Street bankers who profited from it. The deeper culprits are the economists and politicians who sold a plan for fake development to city governments across the nation. Rust Belt cities fueled the cycle of expropriation that spiraled last year into an economic crisis of unprecedented proportions. Where those experts failed in the Rust Belt, little now grows. We need a change of guard, and we need it now. Shrinking Cities Policy is directly standing in the way of more progressive solutions. In 2007, as mortgages crashed, the Washington Post lauded Dan Kildee, founder of Flint’s Land Bank and evangelist of the Shrinking Cities plan. In June of this year in the New York Times, Harvard economist Ed Glaeser urged the Obama administration to take on Shrinking Cities as national policy. Trusted experts propounded their projects without countenancing the cost of the broached property rights and forced migration. When we construct stadiums atop bulldozed slums, boost medical technology, and bail out Wall Street, we create jobs for the few. It may be a plan, but it’s not a solution for the macro-economy as a whole. We must demand an actual plan for economic development, one that takes advantage of Adam Smith’s insight that connecting the entire nation actually builds the economy for all. When we pool our money to modernize public transportation and extend existing lines to outlying communities, we employ thousands locally and raise the quality of life for all their members. We need economists, investors, and community leaders who will seek out development. We need to define development again in terms of access to the market and secure property rights irrespective of class or color. Here are six points to push forward development and eliminate the mountebanks who curtailed its chances: Banish eminent domain. It is too often applied to destroy the neighborhood organizations and homeownership of poor communities of color, the most fragile of homeowners. Ban the use of federal grants-in-aid for demolition projects. Funds earmarked for sustainable housing, homeless shelters, swimming pools, and schools should pay for those things, not for some developer’s new hotel. As individuals, we should invest in local startups designed to survive deindustrialization. We should contribute to and visit working-class projects where local adults train local teenagers in organic agricultural production, skills that will appreciate as health and nutrition become more important. In the Adamah Project in Detroit, locals train high school students in farming and architectural students help design working structures; at the Chicory Center in Michigan, families displaced from the wreckage of Chicago’s Robert Taylor Homes teach each other to farm the land. Throughout the Rust Belt, constituents should elect decision-makers who will act in the community’s interest. In Chicago, the Daley administration, in Philadelphia, Mayor Street; in Michigan, Dan Kildee, and in Ohio, Rep. Voinovich have orchestrated the expansion of Shrinking Cities. The entire country suffers from the Rust Belt’s misguided politics, and locals must react. On the current terrain of politics, all the rest of us can do is talk back: in a web 2.0 world, readers must demand an economic policy that actually explains development and ask questions about who gets jobs. Pay working-class people to dig the roads of the future, not their own graves. We should invest in faster transport, not reduplicating old systems. We’d extend trains to ethnic suburbs and working-class communities, and we’d install broadband so that people without jobs could market their talents to the online global community. Cities such as Portland and Arlington, VA that followed transit-oriented development actually recovered after the 1970s. Infrastructure alone can offer a bridge for the people left behind by fake development. Fake development doesn’t make jobs grow. Fake development only weaves a life raft for the few out of the shredded hopes of the many. We must distinguish between grave-digging and plans that insure development for all. This Christmas, we must look at the big picture. First, we should dismiss the experts who brought us here. Then, as investors and entrepreneurs and neighbors and voters and readers, we must begin to reconstruct an economy that connects all our human resources.

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Realtors appeal FHA loan limits in Garfield County (The Aspen Times)

December 11, 2009

GLENWOOD SPRINGS – Area real estate brokers are looking to the local governing boards to support them in an attempt to convince the U.S. Department of Housing and Urban Development to raise the FHA conforming loan limits within Garfield County. The current limit for Garfield County on FHA loans is $425,000. But according to Sarah Thorsteinson, director of Glenwood Springs Association of Realtors …

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Chinese Drywall Leads To Corrosion In Homes

November 23, 2009

WEST PALM BEACH, Fla. — The federal government said Monday that it has found a “strong association” between problematic imported Chinese drywall and corrosion of pipes and wires, a conclusion that supports complaints by thousands of homeowners over the last year. In its second report on the potentially defective building materials, the U.S. Consumer Product Safety Commission said its investigation also has found a “possible” link between health problems reported by homeowners and higher-than-normal levels of hydrogen sulfide gas emitted from the wallboard coupled with formaldehyde, which is commonly found in new houses. The commission, along with the Environmental Protection Agency and the Centers for Disease Control and Prevention, continues to study the potential health effects, and the long-term implications of the corrosion. “We can say that we believe that there’s a number of different chemicals that when brought together can be related to some of these irritant health effects that we’ve been getting reports of,” said CPSC spokesman Scott Wolfson. “But we’re still working toward that exact nexus.” The commission said it can now move forward with additional studies to identify effective remediation of the problem and potential assistance from the federal government. However, Warren Friedman of the U.S. Department of Housing and Urban Development said it’s too soon to discuss specifics of any financial assistance homeowners could get. The CPSC has spent more than $3.5 million on the studies, and has received more than 2,000 homeowner complaints from 32 states, Washington, D.C., and Puerto Rico, in what is now the largest consumer product investigation in U.S. history. Most of the complaints have come from Florida, Louisiana, and Virginia. Wolfson said the CPSC has committed nearly 15 percent of its staff to the issue. The results released Monday came, in part, from a 51-home indoor air quality study. However, officials cautioned that not all Chinese drywall is necessarily problematic and that homes with American-made drywall also are being studied. “Not all drywall is alike,” said Jack McCarthy, president of Environmental Health & Engineering Inc., the firm hired by the government to perform the air quality tests. “It depends on what it’s made of, not necessarily the country where it came from.” Added Wolfson: “We are not limited in the scope of our investigation to just Chinese drywall.” The commission released its first report on the drywall last month, noting further studies were needed before it could consider a recall, ban or other action. Thousands of homeowners who bought new houses built with the imported Chinese building product are finding their lives in limbo as hundreds of lawsuits against builders, contractors, suppliers and manufacturers wind through the courts. During the height of the U.S. housing boom, with building materials in short supply, American construction companies imported millions of pounds of Chinese-made drywall because it was abundant and cheap. An Associated Press analysis of shipping records found that more than 500 million pounds of Chinese gypsum board was imported between 2004 and 2008 – enough to have built tens of thousands of homes. They are heavily concentrated in the Southeast, especially Florida and areas of Louisiana and Mississippi hit hard by Hurricane Katrina. The suspect building materials have previously been found by state and federal agencies to emit “volatile sulfur compounds” and produce a rotten-egg odor. Homeowners complain the fumes are corroding copper pipes, destroying TVs and air conditioners, blackening jewelry and silverware, and making them sick. The federal government says China is assisting with the investigation. ___ On The Net: http://www.cpsc.gov/info/drywall/index.html

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Jim Carr: Navigating the Jobs Crisis: 3 Strategies for Real Economic Recovery

November 20, 2009

As part of the Roosevelt Institute’s 10-part series on the Jobs Crisis, running on the New Deal 2.0 blog from Nov. 12-25, I was asked to reflect on what can be done to get Americans working again. Here’s my take. As this month’s unemployment numbers confirm , the nation’s economy continues to suffer despite recent positive and relatively impressive productivity numbers . Unemployment now exceeds 10 percent for the general population. Unemployment for African Americans and Latinos exceeds 15.5 percent and 13 percent respectively. For Native Americans living on reservations, it is just below the fabled and feared 25 percent of the Great Depression. For all families out of work, the economy is in a depression. Unable to find a suitable job, more than a third of those out of work are classified as long-term unemployed. The longer they remain out of the labor market, the more difficult it will be for them to reenter the workforce. It also makes them less likely to regain a job paying the same or higher wages than the job they have lost, and more likely to run out of unemployment insurance and potentially end up on the streets with few, if any, options. In fact, prior to the recent extension of unemployment benefits, roughly 7,000 people per day were losing their benefits. Many economists dismiss the bad news on the employment front arguing that unemployment is merely a lagging indicator. But a recovery without jobs is meaningless for families worried about paying their mortgages, purchasing food, affording health care, sending their kids to college, and saving for a decent retirement. And, a recovery without jobs presents the prospect for further damage to the financial system as growing numbers of households are unable to pay their debts. Most concerning, continued significant job losses open the door for a possible “double-dip recession” given the key role played by consumer spending. While there is legitimate concern over the size of the federal deficit, the threat to the economy of continued high levels of unemployment is more urgent. The foreclosure crisis — which sparked the collapse of the credit markets and economy — continues to grow. But unemployment is now the leading reason families are losing their homes. Moreover, more than $13 trillion of household wealth has been lost since the crisis began. While it’s hard to estimate how much of that wealth was an illusion, much of it was real savings. So, more must be done to help the nation recover from its sudden and dramatic loss. Creation, retention, and access to jobs must be a focal point for additional recovery spending, as well as management of current available recovery dollars. Employment strategies should focus on three major efforts: Job training that translates directly into real jobs or careers — For those out of the labor market or marginally employed, we should create job-training programs in the form of apprenticeships that are directly linked with job placement and retention strategies or first-source hiring agreements with industry. Job training programs should also focus on long-term career opportunities (i.e. teach transferable skills, create opportunities for future training and education, technical assistance for those who want to start their own businesses), wrap-around services and ongoing case management. Increased access to existing jobs for the hardest hit communities — Every agency within the federal government has annual contracting goals to increase the participation of small, disadvantaged, and women-owned businesses. Adherence to these goals varies greatly by agency with some key programs poorly enforced. The US Department of Housing and Urban Development estimates that for one of its largest programs (Section 3 requirements), only 25 percent of HUD funded recipients report their compliance and 80 percent of those reporting fail to meet the minimum requirements. Compliance with these types of guidelines consistently across agencies could channel tens of thousands of jobs to the hardest hit families and communities in America. Rebuild the middle class — We should implement policies that encourage the creation of reliable and sustainable jobs that allow families to earn a living wage, receive reasonable benefits, build assets, and retire in dignity. Investing in clean energy and energy efficiency programs can replace many manufacturing jobs that have been lost over the past few decades and position the nation to be a leader in many industrial jobs of the future. Federal policies should also protect American workers from direct competition with countries that fail to respect worker rights and not reward firms that ship economic opportunities abroad. This pose originally appeared on New Deal 2.0 .

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Economists Tout Health Care Reform In Letter To Obama

November 17, 2009

In a boost to the Obama administration’s efforts to frame health care reform as an economic boon, a group of 20 health economists sent a letter to the White House on Tuesday touting the fiscal results of passing reform legislation. The group lists four specific elements of reform as crucial to controlling costs and righting the fiscal trajectory of the health care system’s overhaul. They include making legislation deficit neutral (which describes both the House and Senate version of reform), including an excise tax on high-cost insurance plans (which is part of the Senate’s version of reform, but not the House’s version), creating an independent Medicare commission (also in the Senate bill), and general changes to the delivery system. There is, notably, no mention of a public option for insurance coverage, which is estimated by other analysts as a major price savor in the health care system. But the note from the group of economist could give a needed boost to those conservative Democrats who are already skittish about the costs and size of congressional reform efforts. As the economists write: “we believe that it is important to enact health reform, and it is essential that health reform include these four features that will lower health care costs and help reduce deficits over the long term. Reform legislation that embodies these four elements can go a long way toward delivering better health care, and better value, to Americans.” econ – The list of signatories is below: Dr. Henry Aaron, The Brookings Institution Dr. Kenneth Arrow, Stanford University, Nobel Laureate in Economics Dr. Alan Auerbach, University of California, Berkeley Dr. Katherine Baicker, Harvard University Dr. Alan Blinder, Princeton University Dr. David Cutler, Harvard University Dr. Angus Deaton, Princeton University Dr. J. Bradford DeLong, University of California, Berkeley Dr. Peter Diamond, Massachusetts Institute of Technology Dr. Victor Fuchs, Stanford University Dr. Alan Garber, Stanford University Dr. Jonathan Gruber, Massachusetts Institute of Technology Dr. Mark McClellan, The Brookings Institution Dr. Daniel McFadden, University of California, Berkeley, Nobel Laureate in Economics Dr. David Meltzer, University of Chicago Dr. Joseph Newhouse, Harvard University Dr. Uwe Reinhardt, Princeton University Dr. Robert Reischauer, The Urban Institute Dr. Alice Rivlin, The Brookings Institution Dr. Meredith Rosenthal, Harvard University Dr. John Shoven, Stanford University Dr. Jonathan Skinner, Dartmouth College Dr. Laura D’Andrea Tyson, University of California, Berkeley

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Municipal Bonds Gain Most in Two Months as New York Sells $1.47 Billion

November 17, 2009

By Jeremy R. Cooke Nov. 17 (Bloomberg) — New York state leads municipal borrowers today with a $1.5 billion sale of so-called PIT bonds, backed by a priority pledge of personal income taxes, whose ratings have withstood a 22 percent drop in revenue. The state’s Urban Development Corp. is offering tax-exempt and taxable debt including Build America Bonds to fund public works and economic-development projects. Ten-year tax-exempts from the sale had an estimated 3.46 percent yield yesterday, compared with the 4.54 percent that California agreed last month to pay on similar-maturity debt backed by sales tax revenue. “It doesn’t have the same kind of risk premium that you’re seeing in California bonds,” said Evan Rourke , a municipal portfolio manager who helps oversee $7.5 billion of bonds at a New York-based unit of Eaton Vance Corp. “The PIT name has been pretty well received.” New York, whose total net tax-supported debt is second only to California in the U.S., is commanding better borrowing costs than its West Coast peer, even as the Empire State faces the need to close a recession-induced budget deficit of $3.2 billion for the year ending March 31. Yields on benchmark 10-year general obligation bonds fell 1 basis point, or 0.01 percentage point, to 3.14 percent yesterday, the lowest in five weeks, based on a daily survey by Municipal Market Advisors of Concord, Massachusetts. Personal income-tax collections this fiscal year have fallen $4.4 billion, or 22 percent, the New York Division of the Budget said in a statement on Oct. 30. This will be the seventh time that total PIT revenue has declined since 1964, according to Standard & Poor’s, which gives the bonds offered today its top AAA rating. Set Aside New York sets aside the first 25 percent of its personal income tax revenue to cover PIT bonds, which are sold through different issuers including the state’s Dormitory Authority. The set-aside “fully discounts any concerns about its volatility,” S&P analysts led by David Hitchcock said in a Nov. 10 report. Officials project the decline in PIT revenue will be 5 percent by the end of fiscal 2010, after accounting for a temporary increase in the tax, according to Fitch Ratings, which assigns its AA- grade and a stable outlook. Moody’s Investors Service doesn’t rate the bonds. Fitch expects “the state will be able to address the budget shortfall in a manner consistent with the current rating level,” analysts led by Laura Porter said Nov. 6. “Volatile personal income tax revenues as well as the extent of actual financial services industry losses, and the ultimate shape that the industry takes, remain major uncertainties.” Avoiding PIT Bonds The drop in New York’s tax revenue has been enough for investors such as Rourke’s Tax-Advantaged Bond Strategies group to avoid new investments in the debt. The New York-based team primarily invests in highly rated bonds. “We’re not buying PIT bonds at the moment,” Rourke said. “The TABS group elected not to participate in PIT deals due to the deteriorating condition of tax receipts in New York.” Investment banks led by Goldman Sachs Group Inc. are to offer New York’s PIT bonds to institutions such as funds and insurers today after taking an estimated $200 million in orders from individuals the past two trading days, Rourke said. The proceeds will finance projects for state prisons, courts, public universities and police facilities; grants to local governments; and state-agency equipment purchases. The deal also will help fund a computer-chip research and development center in New York for Sunnyvale, California-based Globalfoundries Inc. New York previously has sold PIT bonds twice through the Build America initiative, under which the federal government pays 35 percent of the taxable interest cost. Taxable New York bonds set to pay 5.628 percent until March 2039 recently had a yield of 5.67 percent, JPMorgan Chase & Co. analysts said in a Nov. 14 note to clients. That was 131 basis points more than Treasuries and 40 basis points more than comparable corporate bonds, according to the note. Following are descriptions of additional pending municipal- bond sales; the timing and amounts may change. CALIFORNIA’S STATE PUBLIC WORKS BOARD intends to raise about $1.34 billion on Nov. 19 by selling federally subsidized taxable Build America Bonds and tax-exempt securities , all payable from state appropriations. Banks led by Jefferies Group Inc. and Wells Fargo & Co. will underwrite the deal, the sixth of $1 billion or larger in the state since the beginning of October. The money raised will fund capital projects including work at San Quentin State Prison, veterans homes in Fresno and Redding and the J. Paul Leonard & Sutro Library at San Francisco State University. All of the bonds received ratings of BBB- from Fitch and A- from S&P. Moody’s Investors Service gave an A1 to the $162.7 million portion of the deal for the university library, and Baa2 to the rest. (Updated Nov. 16) LOS ANGELES INTERNATIONAL AIRPORT, the third-busiest in the U.S. last year, is planning to sell as much as $1.3 billion of bonds beginning this week through banks including Barclays Plc, Morgan Stanley and Ramirez & Co. The sales, comprising taxable Build America and tax-exempt bonds, will cover construction costs and refinance as much as $610 million of debt subject to the federal alternative minimum tax. The two-year U.S. stimulus law passed in February allows airports to replace select recent issues of AMT debt with lower-cost, tax-exempt bonds. Only airports in Atlanta and Chicago handled more passengers than the facility known as LAX last year, according to Airports Council International. (Added Nov. 16) AMERICAN MUNICIPAL POWER , a Columbus, Ohio-based supplier to public electric systems, intends to offer $600 million of bonds this week to refinance short-term notes and fund work on three hydroelectric generators on the Ohio River. Underwriters led by Bank of Montreal’s BMO Capital Markets GKST Inc. will handle the offering. It may include a mix of tax-exempt securities and taxable Build America Bonds, for which the federal government pays 35 percent of the interest cost. The bonds are secured by payments made under power sales contracts with municipal utilities in Ohio, Kentucky, Michigan, Virginia and West Virginia. (Updated Nov. 16) PENNSYLVANIA TURNPIKE COMMISSION, operator of the state’s toll-road system, plans to sell $524.8 million of fixed-rate, tax-exempt bonds as soon as today through Morgan Stanley to replace variable-rate debt and make termination payments on associated interest-rate swaps. The bonds, backed by a senior lien on revenue from the Pennsylvania Turnpike, are rated A+ by Fitch and S&P. (Updated Nov. 17) LOS ANGELES DEPARTMENT OF WATER & POWER, the largest U.S. municipal utility, plans to raise $500 million for its water system this week by selling a mix of federally subsidized, taxable Build America Bonds and tax-exempt securities. Banks led by Citigroup Inc. and Siebert Brandford Shank & Co. are to underwrite the taxable series of bonds, and De La Rosa & Co. will handle the tax-exempt portion. The bonds, backed by revenue from a system that serves about 4.1 million residents in the city of Los Angeles, received ratings of AA from Fitch and S&P and Aa3 from Moody’s. (Updated Nov. 17) CHARLOTTE, NORTH CAROLINA, the state’s most populous city, plans to borrow $367 million for improvements to its water and sewer system and to pay off commercial paper. The tax-exempt revenue bonds, which underwriters led by Wells Fargo & Co.’s Wachovia Bank will market to investors this week, are rated Aa1 by Moody’s and AAA by S&P and Fitch. After the latest sale, Charlotte’s water and sewer system will have more than $1.5 billion in equivalent debt. (Updated Nov. 17) CHILDREN’S HEALTHCARE OF ATLANTA plans to refinance variable-rate debt by selling $302.2 million of fixed-rate, tax- exempt bonds as soon as this week through public authorities in DeKalb and Fulton counties and underwriters led by JPMorgan Chase & Co. Children’s is the only independent, freestanding pediatric hospital in Georgia’s most populous city, according to Moody’s. Its bonds are rated Aa2 by Moody’s and AA by S&P. After the latest deal, about 60 percent of Children’s $500 million in long-term debt will be fixed-rate bonds. The rest is variable and paired with interest-rate swaps, according to S&P. (Added Nov. 16) UNIVERSITY OF NORTH CAROLINA AT CHAPEL HILL plans to sell $115 million of 30-year taxable Build America Bonds and $109 million of tax-exempt securities due from 2010 through 2029. Underwriters led by Bank of America Corp.’s Merrill Lynch & Co. will underwrite the offering as soon as today. The proceeds will pay off commercial paper and fund capital projects for utility infrastructure and facilities for athletics and research, Fitch said. The public university, which enrolls almost 29,000 students, is rated AA+ by Fitch and S&P and a comparable Aa1 by Moody’s. (Updated Nov. 17) NEW YORK, the third most-populous U.S. state after California and Texas, will take bids on Nov. 23 from banks seeking to underwrite $351.3 million of tax-exempt general obligation bonds. The transaction will replace variable-rate debt with fixed-rate securities due from 2010 through 2030. The state, home to about 19.5 million people, carries ratings of AA- by Fitch, AA by S&P and Aa3 by Moody’s. Only about 7 percent of New York’s debt carries its general obligation pledge, Fitch said. The rest is secured by state appropriations or dedicated revenue streams. (Added Nov. 17) To contact the reporter on this story: Jeremy R. Cooke in New York at jcooke8@bloomberg.net .

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Obama Targets Financial Fraud in Executive Order Creating U.S. Task Force

November 17, 2009

By Justin Blum Nov. 17 (Bloomberg) — The Obama administration today announced a coordinated federal attack to combat financial fraud. President Barack Obama issued an executive order creating a task force drawing upon numerous government agencies to investigate and prosecute cases. The government-wide initiative, announced at a Justice Department news conference in Washington, replaces a corporate fraud task force created under President George W. Bush in 2002. The aim is “to prevent another meltdown from happening,” Attorney General Eric Holder said. “We will be relentless in our investigation of corporate and financial wrongdoing.” The U.S. recession has caused an increase in economic crimes, including mortgage fraud, white-collar crime and health- care fraud, according to the Justice Department’s inspector general. The task force will be led by the Justice Department and include representatives from agencies including the Securities and Exchange Commission, the Treasury Department and the Department of Housing and Urban Development. To contact the reporter on this story: Justin Blum in Washington at jblum4@bloomberg.net

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Obama Administration Set to Unveil Multi-Agency Attack on Financial Fraud

November 17, 2009

By Justin Blum Nov. 17 (Bloomberg) — The Obama administration plans to announce today an effort by multiple government agencies to combat financial fraud, according to a person familiar with the matter who spoke on condition of anonymity. The Justice Department scheduled a news conference to discuss financial fraud for noon Washington time, according to an advisory sent by e-mail yesterday that didn’t provide details of the announcement. The U.S. economic downtown has caused an increase in economic crimes, including mortgage fraud, white-collar crime and health-care fraud, according to the Justice Department’s inspector general. U.S. Attorney General Eric Holder said in an interview in April that he was working on a plan to step up prosecutions of corporate fraud, mortgage fraud and public corruption with help from state and local law enforcement. “We are putting together an effort to really emphasize this whole need for white-collar prosecutions and investigations,” Holder said at the time. The Justice Department’s advisory said the news conference will include Holder, Treasury Secretary Timothy Geithner , Housing and Urban Development Secretary Shaun Donovan and Robert Khuzami , enforcement director of the Securities and Exchange Commission. Tracy Schmaler , a Justice Department spokeswoman, declined to comment. To contact the reporter on this story: Justin Blum in Washington at jblum4@bloomberg.net

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New York Offering Will Lead Biggest Week for Muni Bond Sales Since April

November 16, 2009

By Jeremy R. Cooke Nov. 16 (Bloomberg) — U.S. state and local governments plan to sell the most fixed-rate bonds in almost seven months this week, including about $2.5 billion of Build America Bonds and non-subsidized taxable issues. New York’s Urban Development Corp. leads $12 billion in municipal borrowing plans, with a $1.5 billion sale of bonds backed by revenue from the state’s personal income taxes. Half of the offering will come in the form of taxable BABs, for which the U.S. government pays 35 percent of the interest expense under the Obama administration’s two-year economic stimulus. The authorization to sell Build America Bonds, which have helped raise more than $51 billion for infrastructure and bring down long-term, tax-exempt borrowing costs, at the end of 2010. The program’s success so far may merit an extension, Obama’s nominee to be assistant secretary for tax policy at the Treasury, Michael Mundaca, said earlier this month. “The future of the BAB program is the most important question facing the municipal bond market today,” John Dillon , a fixed-income strategist in Purchase, New York, for Morgan Stanley Smith Barney, the world’s largest retail brokerage, said in a Nov. 12 report. “The landscape could be permanently altered by an extension and/or expansion of the program.” If the BAB program sunsets and municipal issuers have to rely more on tax-exempt issues to fund public works again, municipal bond yields may be dragged higher along with rates on Treasuries, Dillon said. If Congress allows Build America issues to continue past the end of next year, municipals may “significantly outperform” U.S. debt, he said. 20-Year Index Falls The weekly Bond Buyer 20 index of benchmark 20-year yields has dropped 52 basis points, or hundredths of a percentage point, to 4.4 percent since the first public Build America offerings in mid-April. The New York issuer, which also does business as Empire State Development Corp., is offering $775.6 million of Build America Bonds, $501.5 million of tax-exempt debt and $224.1 million of taxable notes without federal subsidies. Individual investors can place orders today through banks led by Goldman Sachs Group Inc. Tomorrow, institutions such as mutual funds can buy the debt, rated AAA by Standard & Poor’s and AA- by Fitch Ratings. The proceeds will fund projects for state prisons, courts, public universities and police facilities; grants to local governments; and state agency equipment purchases. The deal also will help fund a computer-chip research and development center for Globalfoundries Inc., created by Advanced Micro Devices Inc. and the government of Abu Dhabi, Lisa Willner, an Empire State Development spokeswoman, said in an e-mail. Backed by Income Tax New York has twice previously sold Build America bonds backed by personal income tax revenue through the state’s Dormitory Authority. Taxable bonds set to pay 5.628 percent until March 2039 recently had a yield of 5.72 percent, according to JPMorgan Chase & Co. analysts in a Nov. 11 note to clients. That was 132 basis points more than Treasuries and 41 basis points more than comparable corporate bonds, according to the note. The last time municipal issuers sold more than $12 billion of fixed-rate bonds in one week was the one ended April 24, when a taxable California deal pushed the total to $15.4 billion, Bloomberg data show. Following are descriptions of additional pending municipal- bond sales; the timing and amounts may change. CALIFORNIA’S STATE PUBLIC WORKS BOARD intends to raise about $1.34 billion by selling federally subsidized taxable Build America Bonds and tax-exempt securities , all payable from state appropriations on Nov. 19. Banks led by Jefferies Group Inc. and Wells Fargo & Co. will underwrite the offering, the sixth of $1 billion or larger in the state since the beginning of October. The money raised will fund capital projects including work at San Quentin State Prison, veterans homes in Fresno and Redding and the J. Paul Leonard & Sutro Library at San Francisco State University. All of the bonds received ratings of BBB- from Fitch and A- from S&P. Moody’s Investors Service assigned an A1 to the $162.7 million portion of the deal for the university library, and its Baa2 to the rest. (Updated Nov. 16) LOS ANGELES INTERNATIONAL AIRPORT, the third-busiest in the U.S. last year, is planning to sell as much as $1.3 billion of bonds beginning this week through banks including Barclays Plc, Morgan Stanley and Ramirez & Co. The sales, comprising taxable Build America and tax-exempt bonds, will cover construction costs and refinance as much as $610 million of debt subject to the federal alternative minimum tax. The two-year U.S. stimulus law passed in February allows airports to replace select recent issues of AMT debt with lower-cost, tax-exempt bonds. Only airports in Atlanta and Chicago handled more passengers than the facility known as LAX last year, according to Airports Council International. (Added Nov. 16) AMERICAN MUNICIPAL POWER , a Columbus, Ohio-based supplier to public electric systems, intends to offer $600 million of bonds this week to refinance short-term notes and fund work on three hydroelectric generators on the Ohio River. Underwriters led by Bank of Montreal’s BMO Capital Markets GKST Inc. will handle the offering. It may include a mix of tax-exempt securities and taxable Build America Bonds, for which the federal government pays 35 percent of the interest cost. The bonds are secured by payments made under power sales contracts with municipal utilities in Ohio, Kentucky, Michigan, Virginia and West Virginia. (Updated Nov. 16) LOS ANGELES DEPARTMENT OF WATER & POWER, the largest U.S. municipal utility, plans to raise $500 million for its water system by selling a mix of federally subsidized, taxable Build America Bonds and tax-exempt securities. Banks led by Citigroup Inc. and Siebert Brandford Shank & Co. are to underwrite the taxable series of bonds, and De La Rosa & Co. will handle the tax-exempt portion. The bonds, backed by revenue from a system that serves about 4.1 million residents in the city of Los Angeles, received ratings of AA from Fitch and S&P and Aa3 from Moody’s. (Added Nov. 12) CHARLOTTE, NORTH CAROLINA, the state’s most populous city, plans to borrow $367 million for improvements to its water and sewer system and to pay off commercial paper. The tax-exempt revenue bonds, which underwriters led by Wells Fargo & Co.’s Wachovia Bank will market to investors this week, are rated Aa1 by Moody’s and AAA by S&P and Fitch. After the latest sale, Charlotte’s water and sewer system will have more than $1.5 billion in equivalent debt. (Added Nov. 12) To contact the reporter on this story: Jeremy R. Cooke in New York at jcooke8@bloomberg.net .

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CoStar’s Retail News Roundup: Nov. 15-21, 2009

November 15, 2009

This week in the Retail Roundup, CoStar reports on expansions or new concepts at Apple and Urban Outfitters; closings, cutbacks, defaults, or bankruptcy news at Trans World, InkStop, and Hacketts; acquisition, merger, loan, sale, or IPO activity at…

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CoStar’s Retail News Roundup: Nov. 15-21, 2009

November 15, 2009

This week in the Retail Roundup, CoStar reports on expansions or new concepts at Apple and Urban Outfitters; closings, cutbacks, defaults, or bankruptcy news at Trans World, InkStop, and Hacketts; acquisition, merger, loan, sale, or IPO activity at…

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2010 Spells Pain, Except for Smart Investors

November 6, 2009

bring even more pain to the market before showing signs of improvement. According to more than 900 commercial real estate professionals polled by the Urban Land Institute and PricewaterhouseCoopers, the industry is expected to bottom out at some point

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Report paints gloomy picture of Las Vegas commercial real estate (Las Vegas Sun)

November 6, 2009

When it comes to optimism about commercial real estate, Las Vegas received an unsurprising negative mention in a national report issued Thursday by the Urban Land Institute and accounting firm PricewaterhouseCoopers LLP. The institute and accounting firm issued their Emerging Trends in Real Estate 2010 report, based on interviews and surveys involving some 700 industry professionals around the …

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Beyonce Tops MTV Europe Awards; Eminem, U2, Jay-Z Victorious in Berlin

November 6, 2009

By Mark Beech Nov. 6 (Bloomberg) — Beyonce Knowles was the biggest winner at the 2009 MTV Europe Awards in Berlin last night. The 28-year-old singer, writer and producer took home three trophies, for best female star, best song and best video. Her husband, Jay-Z, won the Best Urban category and Eminem was named best male star. U2 was honored as best live act, in the Irish band’s third win since the MTV Europe Music Awards debuted in 1994. The quartet performed “Sunday, Bloody Sunday” at the Brandenburg Gate in front of 10,000 fans. The main ceremony was held at the O2 World in the German capital to commemorate the 20th anniversary of the fall of the Berlin Wall. Lady Gaga was named best new act while Green Day took the Best Rock title. The local crowd cheered as German rock band Tokio Hotel became best group. The awards were decided by online votes. ( Mark Beech writes for Bloomberg News and is the author of “The Dictionary of Rock and Pop Names.” The opinions expressed are his own.) To contact the writer on the story: Mark Beech in London at mbeech@bloomberg.net .

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Michelle Obama Shows How Health-Care Changes Make People Resist

November 5, 2009

By John Lippert Nov. 5 (Bloomberg) — From the red-brick mansion Barack and Michelle Obama own on Chicago’s South Side, it’s a three-block walk to Washington Park, a neighborhood that’s home to some of the sickest people in the developed world, according to a 2008 press release from the University of Chicago Medical Center. Washington Park’s population is 97 percent African-American and suffers rates of heart disease, cancer and diabetes at twice the average of Hyde Park, the multiracial enclave that’s home to the university, city data show. When they need help, many Washington Park residents look to the nonprofit university hospital’s emergency room. Some 80 percent of the ER’s patients aren’t covered by private insurance and 3 in 10 don’t have a family doctor. The influx of patients seeking help reduces resources for more-complicated, revenue-generating operations — a situation familiar to executives at hospitals across the U.S. and one that President Barack Obama is trying to address by reshaping the nation’s medical system. Americans spend $2.5 trillion a year on health care and some 47 million citizens still don’t have coverage. Part of the solution to insuring more Americans and driving down costs may be found in a Chicago health-care experiment that Michelle Obama helped develop. The rollout of the Urban Health Initiative has sparked criticism from all sides. Some university doctors say it diverts personnel and funding from emergency rooms, while a number of local people complain they’re being cut off from the best medical care. Health Care Advocate In 2002, the hospital hired the Harvard University-trained lawyer as executive director of community affairs to reach out to South Side residents who often viewed the university as a bastion of white privilege. Three years later, as the university organized a network of neighborhood clinics offering preventive and primary care, it handed the future First Lady control of what later became known as the Urban Health Initiative. In that role, Michelle Obama worked to improve the clinics the university once fought as rivals and turn them into “medical homes” for routine care. The UHI’s so-called patient advocates — administrative gatekeepers hired by the university — help ER patients find family doctors. Some clinics are staffed by university physicians or by doctors whose student loans are forgiven for community service. The program now includes 28 clinics and hospitals on the South Side. It costs an average of $100 to treat a patient with routine ailments at a local clinic. That’s one-tenth the price of similar care at the ER, says Eric Whitaker , a longtime friend of the Obamas who took over the program after Michelle, 45, left for Washington in January. Congressional Support The clinic concept has gained support in Congress. On Oct. 13, the U.S. Senate Finance Committee approved an $829 billion health-care bill . A key provision of the proposed legislation: $10 billion over 10 years for a Medicaid “innovation center” to ease pressure on ERs. Then on Oct. 29, House Speaker Nancy Pelosi introduced a comprehensive health-care bill that the Congressional Budget Office says would cost $1.055 trillion. It includes provisions for clinic care. Republicans say they’re planning to propose their own health-care legislation. The UHI will cut the hospital’s portion of revenue derived from Medicaid in half so it’s in line with Chicago competitors like Northwestern Memorial Hospital , Whitaker says. Medicaid, an assistance program jointly administered by states and the federal government, provides coverage for the poor and disabled and for children. The total cost of the program was $339 billion in 2008, according to the U.S. Department of Health and Human Services. Medicaid payments dropped from 26 percent of the hospital’s $1.1 billion of revenue in 2007 to 23 percent in the year ended on June 30, 2009. Cutting Costs The Chicago program’s defenders say it helps show the way in driving down unnecessary costs. “The UHI is an important model for the country in building health delivery systems that are cost-effective and yet accessible for vulnerable populations,” says Patricia Terrell , an analyst in Chicago for Health Management Associates , a medical consulting company based in Lansing, Michigan. Ties between the Obamas and the University of Chicago run deep. The future president taught constitutional law at the school while serving as a state legislator and turned down an offer of a permanent position there after losing a race for Congress in 2000. Valerie Jarrett , 52, a lawyer who was chairwoman of the hospital board from 2006 to 2009, hired Michelle Obama in 1991 to be an assistant to Chicago Mayor Richard M. Daley . Jarrett is now a White House senior adviser. ‘Working Together’ Michelle Obama’s credibility was boosted by her biography: She’s a daughter of the South Side whose late father, Fraser Robinson, worked in a city water plant, while her mother, Marian , was a secretary at the University of Chicago for several years. “We’re working together to get people to the right place,” Michelle Obama said in the medical center’s 2006 annual report , “to make sure everyone stays generally healthy with routine care.” Even with new options for treatment, patients like Virgil Willis still turn to the ER when they feel sick. On an August morning, the 23-year-old father of four, who doesn’t have insurance, arrives at the hospital seeking treatment for a headache. He hasn’t seen a doctor in eight years. Two Vicodins After three hours, Willis gets two Vicodin pain-killers. Before he leaves, he meets with a UHI patient advocate named Wanda Trice, whose casual clothes contrast with the white coats worn by the doctors scurrying around the ER. Willis later doesn’t show up for a follow-up clinic appointment set up by Trice. He says his ER bill was $1,000 and he won’t be back anytime soon. Kohar Jones, a faculty doctor who studied medicine at Yale University in New Haven, Connecticut, says the UHI will need 20 years to reach its potential. She says the program stumbled at first by reducing Medicaid treatments at the hospital before patients knew about alternate care sites in the community, and by not having family doctors on hand to explain what was happening. “It was one stranger saying, ‘Go see another stranger,’” Jones, 32, says. “People felt cut off.” Jones spends four days a week at the Chicago Family Health Center at the southeastern tip of the city. Eighty percent of its 23,000 patients have household incomes below the federal poverty level, which for a family of four is $22,050. In 2007, the center completed a $6 million renovation anchored by a glass-enclosed atrium. The UHI, which subsidizes Jones’s salary, contributed $150,000. Doctors Protest Earlier this year, as the university offered more support to local clinics, a cash crisis brought on job cuts and led to a plan to reduce the number of beds available for ER walk-ins. Those moves triggered a protest from some of the hospital’s 700 doctors, who claimed the university was turning its back on the poor. Dr. Terry Vanden Hoek resigned as emergency medicine chief rather than implement the changes. Vanden Hoek, who remains on the faculty, declined to comment. Soon afterward, the American College of Emergency Physicians denounced the UHI. “The University of Chicago’s policy reflected an effort to cherry-pick wealthy patients over poor,” the group said in a Feb. 19 press release . Former ACEP President Nick Jouriles says the UHI wastes money because community clinics duplicate the equipment and staffs that ERs have already. Medicaid should spend more on ERs, since nonemergency patients account for a fraction of their costs, Jouriles says. Racial Wounds Steering Medicaid patients to nearby clinics also stirred up memories of Chicago’s discriminatory history. Robert Hutchins , university president from 1929 to 1945, supported real estate contracts written to stop African-Americans from moving to Hyde Park, according to Timuel Black , professor emeritus at the City Colleges of Chicago. The problems the university encountered in changing how health bureaucracies function presages the conflicts to come under President Obama’s changes, UHI head Whitaker says. “My experience here has made me concerned about implementation of health reform at the national level,” he says. “Even common-sense changes bump up against the desire to not change by patients and health professionals.” White House Insiders Although many of the principals involved in the UHI are members of Obama’s kitchen cabinet, the administration hasn’t made Michelle’s involvement part of its legislative campaign. Whitaker, 44, former head of the Illinois Public Health Department , earned a master’s in public health at Harvard, where he met the future president. He vacationed with the first family on Martha’s Vineyard in August. David Axelrod , 54, Obama’s chief political strategist, conducted focus groups and advised officials on how to sell the UHI to the South Side. Susan Sher , 61, now the First Lady’s chief of staff, was the hospital’s general counsel from 1997 to 2009. Michelle Obama declined to comment for this story through her spokeswoman Catherine McCormick-Lelyveld . Jarrett, Axelrod and Sher also declined to comment. “At the White House, they don’t want anything to do with the UHI,” Whitaker says, adding that political attacks and superficial journalism have hurt the program’s image. “The story’s nothing but trouble.” ‘No-Win Situation’ Michelle Obama’s reluctance to comment is understandable, says Harlan Krumholz , a public health professor at Yale who backs community clinics. “I think she is in a no-win situation — and is trying to stay away from anything partisan,” Krumholz says. “I don’t think it says anything about the program — more about the tenor of political discourse in this country.” As it’s currently structured, Medicaid effectively discourages hospitals from practicing preventive medicine. For every million dollars the University of Chicago spends to care for 2,179 family medicine patients, Medicaid reimburses $163,000, says James Madara , the hospital’s chief executive officer until October. By contrast, money spent by neighborhood clinics buys a lot more, at least in terms of volume. With $1 million, UHI clinics can treat 6,289 family medicine patients and get reimbursed $1.08 million from Medicaid, Madara says. Facilities that specialize in complex procedures benefit from treating patients with private health insurance, he says. If the hospital spends $1 million on 24 neurosurgeries, it will be reimbursed $1.02 million from Medicaid or $2.04 million from private insurers. ‘Expensive Resource’ “There’s a public policy signal in there to not use this expensive resource unless the disease requires it,” says Madara, whose views on Medicaid fueled criticism that helped drive him from his administrative post. Some of the criticism of UHI clinics comes from locals who want access to the superior facilities at the University of Chicago for chronic ailments. Henry Patton, a 63-year-old retired taxi driver who relies on Medicaid disability insurance, arrives at the hospital’s reception area on an August morning complaining of back pain. His sister, Sarah Barber, who has driven him to the ER, debates with UHI patient advocate Lolita Smith about what to do. Barber, a retired school administrator, says her brother can’t do what Smith suggests, which is to wait four months for a cardiologist or to search online himself for another doctor. “He doesn’t know how to use computers,” Barber says, her voice piercing the gray curtains that separate her brother from the other patients. “He’s been coming here 15 years.” Smith works the phones to help find an appointment six days later. Barber is grateful but says she believes that if a reporter hadn’t been present, Henry would have had to wait until December for an appointment. Chronic Asthma Twelve blocks southwest, Penny Walton says the Parkway Gardens housing complex is being shortchanged by the university hospital. She says many residents in the low-income, three- and seven-story brown-brick apartments suffer from asthma. Walton, a community organizer trained in asthma education at the University of Illinois, worked for the Grand Boulevard Federation community group teaching Parkway residents how to take medication and kick their cigarette habits. She lost her job in July when the federation, which is unaffiliated with the UHI, cut its budget. When UHI patient advocates sent them to community clinics, patients complained, Walton says. “The university is trying to get away from people with medical cards,” she says, referring to Medicaid. “People without jobs get just as sick as those who are paying and should be treated the same.” Sick Baby Michelle and Barack Obama have themselves benefited from having an emergency room less than a mile from their house. In 2001, they rushed to the university’s ER when their doctor suspected that 4-month-old daughter Sasha had developed meningitis. They stayed in the hospital for three days before Sasha’s health started to improve. “It is that moment which flashes through my head every time we engage in this health insurance conversation,” Michelle said in a speech to women’s groups in Washington in September. “What would have happened to this beautiful little girl if we hadn’t been able to get to a pediatrician who was able to get us to an ER?” After Michelle began working at the hospital in 2002, Sasha was healthy enough to accompany her on tours of neighborhood clinics. ‘Like an Island’ In 2005, Michelle Obama successfully lobbied the U.S. Department of Health and Human Services for a $1.5 million grant that helped the UHI hire additional patient advocates. In 2007, the university also won a $23 million National Institutes of Health grant to study drugs tailored to individual patients. The NIH said Obama’s neighborhood outreach was crucial for translating research into real-world treatments. “We’ve been able to survive like an island,” Obama said in the center’s 2006 annual report . “But now the world is seeping in, and our salvation will be in the success of our partners.” As Michelle Obama took a leave of absence from the hospital job to help her husband’s presidential campaign, the hospital’s finances worsened. During the year ended on June 30, 2008, the hospital earned $194 million on revenue of $1.23 billion from patient care, teaching and research. It spent almost that much — $153.3 million — covering Medicaid and Medicare treatments for which it had not been fully reimbursed, charity care and bad debts, up from $127 million a year earlier. Job Cuts, Protests The burden threatened a planned $700 million expansion , including operating rooms with computers, robots and imaging technology. In February 2009, the hospital cut 600 jobs — one in nine positions. The cuts, which occurred as the Obamas were settling in at the White House, inflamed long-festering tensions on campus. Seventy-six faculty members signed a letter complaining that Madara had abandoned faculty-centered governance in 2006 when he took the CEO post in addition to being dean of biological sciences and the medical school. He controlled 60 percent of the university budget. “The initial decisions to rapidly reduce intensive care and emergency room capacity would have led to patient abandonment,” the letter said. The cuts also threatened the recruitment of top scientists, it said. ‘Get It Right’ Officials acknowledge that mistakes have been made. “Did we implement everything optimally at first?” University of Chicago President Robert Zimmer says. “Probably not. It takes a lot of patience and communication. That’s what we’re trying to do now so we get it right.” Madara resigned from his administrative post in October. “When one piles change upon change, the pushback is just enormous in our health-care system,” he says, declining to comment further. He remains on the faculty. Following the faculty protest, medical center management strengthened UHI by establishing more links to South Side clinics and hospitals. On July 1, the university expanded an affiliation with Mercy Hospital , 3 miles (4.8 kilometers) north. Mercy had a 39 percent occupancy rate in 2007 while university beds overflowed. The medical center assigned doctors to Mercy and increased general medicine beds there to 40 from 14, offsetting a reduction in Hyde Park to 35 from 48. Transplant Surgeon Michael Millis , a Hyde Park organ transplant surgeon, is a UHI supporter. He says that the UHI’s opening of more general- purpose beds at Mercy offered more space to critically ill patients who need the university hospital’s sophisticated care. Millis, 50, speaks with a Tennessee drawl and smiles as he describes patients that he says scare most surgeons. In August, these included 11-month-old Raquel Allen, who received a partial liver transplant from a live donor, and a man whose liver tumor rested against veins leading to his heart. Millis is studying how to grow organs from stem cells, how to harvest them from animals and how to make artificial livers. “If our beds aren’t filled with people who don’t need these services, we can treat patients no other hospital can handle,” he says. The UHI also has the support of Stephanie Comer . Her father, Gary , founded Lands’ End Inc. and contributed $80 million toward a university children’s hospital that opened in 2004. Comer, whose father died in 2006, is paying consultants to help Illinois design Medicaid reimbursements based on the local clinic concept. She’s also a trustee of the university medical center. “Ten years from now, health care on the South Side will be in a better place because of the UHI,” Comer says. Fresh Fruit Whitaker says the UHI can provide valuable research material through a 20-year study of South Side health that will be modeled on a project that revolutionized heart treatment in 1948. By tracking two generations of residents in Framingham, Massachusetts, research showed the importance of lower cholesterol and exercise. In Chicago, the UHI would measure the impact of everything from any health care changes introduced by President Obama to the benefits of having a corner store selling fresh fruit, Whitaker says. “We’ll find out if every diabetic is getting a foot exam, an eye exam, a kidney function test and a hemoglobin A1C test,” he says. “We’ll avoid blindness and amputations and save money.” ‘Lots of Squawking’ Patrick Soon-Shiong , 57, executive chairman of Abraxis BioScience Inc . in Los Angeles, supports the UHI concept because of those research opportunities. He committed $12.5 million to the UHI and may give another $90 million. Through the UHI, South Side patients can benefit from new technology as much as residents of Beverly Hills, California, Soon-Shiong says. He’s starting with digital eye scans to test for diabetes. Even if president Obama signs health care legislation, such bright promises are years away from reality, Yale’s Krumholz says. “No change will be positive for everyone,” he says. “We’re looking at a bridge period with lots of squawking and nobody really sure what’s been accomplished.” The only way to resolve this uncertainty, he says, is to turn to large-scale surveys — such as data gleaned from UHI patients — on which health-care methods work best. The Urban Health Initiative championed by Michelle Obama in Chicago reflects the gap between promise and delivery that’s being played out in Washington. It’s also a reminder that the best of intentions can be hobbled by misunderstandings, inconsistent enforcement and just plain resistance. To contact the reporter on this story: John Lippert in Chicago at jlippert@bloomberg.net

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Home-Buyer Tax Credit of $8,000 Should Be Expanded, Extended, Dodd Says

October 21, 2009

By Dawn Kopecki Oct. 20 (Bloomberg) — The $8,000 homebuyer tax-credit should be extended beyond next month’s expiration and expanded to more borrowers to buoy housing sales, Senate Banking Committee Chairman Christopher Dodd said. Dodd, a Connecticut Democrat, and Senator Johnny Isakson , a Georgia Republican and former Realtor, urged colleagues to extend the credit through next June and to expand it to all couples earning $300,000 or less. The Obama administration’s tax credit for first-time buyers helped stabilize sales this year after the worst housing slump since the Great Depression, Realtors and mortgage bankers said. Lawmakers are struggling to find ways to fuel real estate demand amid rising unemployment and a jump in foreclosures that may add to inventories of unsold homes. “The work of stabilizing the housing market won’t be done” when the credit expires next month, Dodd said at a hearing of his panel today. “We still need to use every tool at our disposal to fix this problem.” Purchases of existing homes in August were up 3.4 percent compared with a year earlier, the National Association of Realtors said. New home sales were up 30 percent from January’s record low, government figures show. The Washington-based Mortgage Bankers Association projects that foreclosure rates already at a record will climb through late next year, peaking only after the U.S. unemployment rate reaches 10.2 percent in the second quarter. An estimated 3.9 million houses for sale, and as many more homes with mortgage payments that are at least 90 days past due make up a “shadow” foreclosure inventory, according to Mortgage Bankers data. $17 billion Cost “With numbers of that magnitude, it is clear that recovery in the housing market will occur when the number of jobs in the economy begins to expand, thus creating the economic demand needed to absorb some of this excess inventory,” Mortgage Bankers Chief Economist Jay Brinkmann told the panel in written testimony. The Mortgage Bankers, National Association of Realtors and National Association of Homebuilders all backed the extension, saying it has helped home sales. About 2 million people this year have used the credit, which expires Nov. 30 and is available to individuals who earn less than $75,000, or $150,000 for couples. Isakson estimates that extending it through June 30 and expanding to more borrowers will cost the federal government less than $17 billion. Inflated Home Prices Alabama Senator Richard Shelby , the committee’s ranking Republican, cautioned lawmakers against continuing policies that artificially inflated home prices and exacerbated the run-up in real estate values that caused the bubble. “We must recognize and understand that much of the decrease in home values was simply a deflation of the bubble created in part by our own housing policies,” Shelby said. “If we don’t do something, we’re damned and if we do something, we’re damned.” Shaun Donovan, secretary of the Housing and Urban Development Department, called the tax credit a “positive force” in the housing market. “The end of the tax credit would have some negative affect in the market,” he said. He said he doesn’t think it would cause a “catastrophic decline” in home prices. To contact the reporter on this story: Dawn Kopecki in Washington at dkopecki@bloomberg.net .

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Homebuilder Confidence in U.S. Unexpectedly Drops as Credits Set to Expire

October 19, 2009

By Shobhana Chandra Oct. 19 (Bloomberg) — Confidence among U.S. homebuilders unexpectedly fell in October on mounting concern sales will retrench once government credits expire. The National Association of Home Builders/Wells Fargo confidence index declined to 18 from a reading of 19 in September that was the highest in more than a year, the Washington-based association said today. Figures less than 50 mean most respondents view conditions as poor. Builders are fretting as time runs out for purchasers to take advantage of the Obama administration’s $8,000 tax credit for first-time buyers, which expires at the end of November. All three components of the index, including measures of current and future sales and buyer traffic, dropped, signaling the market may take a step back after advancing for five consecutive months. “Clearly, builders are experiencing the effects of the expiring tax credit on their sales activity, since it would be virtually impossible at this point to complete a new home sale in time to take advantage of that buyer incentive,” David Crowe , the NAHB’s chief economist, said in a statement. Crowe said 85 percent of the members polled thought an extension of the credit would boost sales. The builder confidence index was forecast to rise to 20 this month, according to the median of 44 estimates of economists surveyed by Bloomberg News. Projections ranged from 18 to 21. The gauge, which was first published in January 1985, averaged 16 last year. Survey Components Builder shares fell for a third consecutive day. The Standard & Poor’s builder supercomposite index was down 0.8 percent to 267.09 at 1:38 p.m. in New York. The broader market rallied, sending the S&P 500 Index up 1.1 percent to 1,099.77 on better-than-anticipated earnings. “I would regard today’s numbers as a temporary blip,” said Michelle Meyer , an economist at Barclays Capital Inc. in New York. “Once we smooth through that volatility, home sales will continue to improve. The tax credit isn’t the only thing that’s helping sales.” The drop in prices, which has made buying more affordable, and a general improvement in the economy are among the factors that will contribute to a rebound, she said. The builder survey asks builders to characterize current sales as “good,” “fair” or “poor” and to gauge prospective buyers’ traffic. The survey also asks participants to gauge the outlook for the next six months. Broad Decline All three measures dropped for the first time since November. The builders group’s index of current single-family home sales fell to 17 this month from 18 in September. The gauge of buyer traffic dropped to 14 from 17, and a measure of sales expectations for the next six months decreased to 27 from 29. Confidence decreased in three of four regions, led by a four-point slump in the West. The Northeast was the only region to register a gain. The Mortgage Bankers Association, National Association of Home Builders and the National Association of Realtors today sent a letter to Treasury Secretary Tim Geithner , White House economic adviser Lawrence Summers and Housing and Urban Development Secretary Shaun Donovan requesting an extension of the credit for at least a year after it expires on Nov. 30. The three groups urged Congress to expand the initiative to include all, not just first-time, buyers of primary residences, increase the amount of the credit and make the funds available for closing. The Realtors’ association estimated the program generated about 355,000 more home sales than would have been the case. Sales Gains Sales of new homes dropped to a four-decade-low 329,000 annual pace in January. Purchases climbed in six of the next seven months, reaching a 429,000 pace in August. Commerce Department figures on September sales are due next week. If Congress extends the credit and credit begins to flow again “we can turn this thing around by the middle of next year,” NAHB President Jerry Howard , said in an interview on Bloomberg Television. If lawmakers don’t act quickly, “then the housing industry is in jeopardy. The group projects an extension for another year will create 350,000 jobs, generate $28.2 billion in wages and business income and $11.6 billion in additional tax revenue. Preparing for Rebound D.R. Horton Inc., the largest U.S. homebuilder by revenue, is among companies projecting the recent improvement will be sustained. The Fort Worth, Texas-based company said last month it is buying finished lots, rather than building on undeveloped land it already owns, to boost its construction pipeline in anticipation of a housing revival. “There have been some small encouraging signs in our sales and our average sales prices,” Bill W. Wheat, D.R. Horton’s chief financial officer, said on a Sept. 30 call with investors. Stabilization in residential construction is among the reasons economists project the U.S. began to grow again last quarter. The world’s largest economy probably expanded at a 3.2 percent annual pace from July through September, according to the median estimate of economists surveyed earlier this month. To contact the reporter on this story: Shobhana Chandra in Washington schandra1@bloomberg.net .

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Industry Implores HUD to Delay RESPA

October 14, 2009

Mortgage industry groups are warning Department of Housing and Urban Department officials that they have to postpone the Jan. 1 effective date of a new Real Estate Settlement Procedures Act rule to avoid a compliance train wreck.

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FHA’s $54 Billion in Losses May Require a Bailout by U.S., Pinto Says

October 8, 2009

By Jody Shenn Oct. 8 (Bloomberg) — The Federal Housing Administration , which insures mortgages with low down payments, may require a U.S. bailout because of $54 billion more in losses than it can withstand, a former Fannie Mae executive said. “It appears destined for a taxpayer bailout in the next 24 to 36 months,” consultant Edward Pinto said in testimony prepared for a House committee hearing in Washington today. Pinto was the chief credit officer from 1987 to 1989 for Fannie Mae, the mortgage-finance company that is now government-run. The FHA program’s volumes have quadrupled since 2006 as private lenders and insurers pulled back amid the U.S. housing slump, Pinto said. The trend has left the agency backing risky loans and exposed to fraud in a “market where prices have yet to stabilize,” he said. The program insures loans with down payments as low as 3.5 percent and has no formal credit-score requirements. FHA Commissioner David H. Stevens , who will also speak today, said last month that falling prices would push its single-family fund’s reserves below a 2 percent cushion required by Congress. “Under no circumstances will a taxpayer bailout be needed” because the shortfall will be cured over time, he said. Brian Sullivan , a spokesman for the Housing and Urban Development Department, which oversees the FHA, declined to comment. The idea the FHA needs a rescue is “just plain wrong,” Stevens said in an Oct. 6 letter to the Wall Street Journal. That’s in part because the FHA’s accounting method mean its reserves are enough to cover more than 30 years of projected losses, assuming no revenue from new business. Total Reserves FHA’s total reserves exceed $30 billion, or more than 4.4 percent of its insurance, according to Stevens. The loan- insurance ratio, which compares the reserves with the loans insured, was 6.4 percent a year ago, government data shows. The agency said last month it would tighten some credit, appraisal and lender standards and appoint a chief risk officer. In the first half of the year, FHA insured more than $178 billion of new mortgages, or about 19 percent of the total, according to the newsletter Inside Mortgage Finance. Official figures on FHA’s reserves as of Sept. 30 won’t show a shortfall when released because “the assumptions used will be overly optimistic relative to loss mitigation resulting from both loan modifications and recent and expected underwriting changes,” Pinto said. Seized by Regulators Last December, three months after regulators seized Fannie Mae and rival Freddie Mac of McLean, Virginia, Pinto told lawmakers “taxpayers will have to stand behind hundreds of billions of dollars” of losses at the companies. That was before the firms tapped almost $100 billion of their capital lifelines at the Treasury, which this year grew from the $100 billion each initially pledged to $200 billion. Pinto’s testimony says he based his FHA estimates on his performance projections for high loan-to-value ratio loans insured by Fannie Mae in 2006, about 20 percent of which he expects to default costing 50 percent of balances. About 14.4 percent of FHA loans were delinquent as of June 30 and 2.98 percent were already being foreclosed upon, according to the Mortgage Bankers Association. The combined percentage for all mortgages was a record 13.16 percent, according to data from the Washington-based trade group, which said in releasing the figures the share of FHA loans past due is being suppressed by the large amount new debt. Boyd Campbell , testifying on behalf of the National Association of Realtors, said that the FHA has helped avoid a worse collapse, according to his prepared remarks. Changes to the agency should include moves meant to bolster its technology and staff, ease its restrictions on condominium loans and extend its ability to back larger mortgages, he said. “Due to solid underwriting requirements and responsible lending practices, FHA has avoided the brunt of defaults and foreclosures facing the rest of the real estate finance industry,” Campbell said in the prepared testimony . To contact the reporter on this story: Jody Shenn in New York at jshenn@bloomberg.net

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Sycamore Urban Properties Revives Distressed Inland Empire Asset it Purchased from a Bank (Multi-Housing News)

October 5, 2009

Rancho Cucamonga, Calif. Sycamore Urban Properties, a multifamily investment and development company based in Irvine, rescued a troubled 41-unit townhome development in a successful demonstration of its model for acquisition, stabilization and rapid revival of financially distressed real estate

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Minority Firms Team to Promote Affordable Homeownership

September 26, 2009

management firm BA Urban Solutions, headquartered in Sugar Land, Texas, recently announced the addition of all Casa Latino real estate agents to its nationwide network of minority real estate agents. BA Urban Solutions has taken a novel approach to REO

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Why Authorities Haven’t Been Able To Stop The Growth Of "Foreclosure Rescue" Scams

September 24, 2009

By Paul Kiel, ProPublica This story was produced by ProPublica under a Creative Commons license. During the go-go years of the real estate bubble, shady mortgage brokers [3] thrived, thanks to the sluggish response of regulators and law enforcement agencies. Amid the ruins of the crash, there’s a new boom attracting unscrupulous mortgage professionals: “Foreclosure rescue” companies promising — in exchange for a large up-front fee — to persuade lenders to modify desperate homeowners’ mortgages. And authorities are again finding themselves ill-equipped to deal with the deluge. In a giant game of whack-a-mole, law enforcement agencies at all levels across the country have filed suit against 150 such companies, but they continue to proliferate, and the number of consumer complaints continues to rise. “This is a very big scam,” says California Attorney General Jerry Brown. “They’re all over the place, and as soon as you get one, they migrate to somewhere else.” The case of one particularly aggressive firm, 21st Century Legal Services, shows just how ineffective authorities’ moves against the companies often are. Four states have sued 21st Century, and at least three more have open investigations. Over 150 consumers from more than 30 states have filed complaints against 21st Century with the Better Business Bureau. No active firm has more complaints. Yet the company forges on. Operating under a new name, Fidelity National Legal Services, it continues to solicit consumers nationwide, even in states where authorities have won court injunctions. Homeowners do not have to pay a company to negotiate on their behalf: they can always contact their mortgage servicer directly for a loan modification, at no cost. But consumers often find the process frustrating [4]. For those who want guidance, nonprofit housing counselors approved by the Department of Housing and Urban Development [5] will help for free. Consumers should especially be wary of companies charging up-front fees or touting guarantees. The Illinois attorney general says that her office has yet to see any such company operate within the boundaries of state law. Deception seems to be at the heart of the business model. Internal e-mails [6] from an Anaheim-based firm sued in July by the Federal Trade Commission alongside the states of California and Missouri reveal a boiler-room sales operation where management motivated its “counselors” with commissions and “Rolex races.” When the company’s operations manager wrote that the firm ought to inform clients that it couldn’t stop foreclosure, a sales manager, Feisal Cortez, replied [6]: “If we say ‘WE DO NOT STOP FORECLOSURE’ we are going to lose 75% of our business. If they implement this verbage (sic) in customer service … excuse my language but WE’RE FUCKED!” The ongoing suit charges that the company, US Foreclosure Relief, and eight associated firms deceived consumers. Steve Krongold, the lawyer for the firm’s owner, said there were “a couple errant rogue salespeople who lied in e-mails and on calls,” but that the company had been making progress in modifying its customers’ loans when a court order in the case this summer allowed authorities to take control of the company. Real estate professionals and mortgage brokers are the driving force behind the boom. Indeed, some of the same brokers who stoked the housing boom are now making their living off homeowners stuck in the sort of toxic loans they peddled. “The mortgage brokerage business dried up, and so the same loans that they went out and originated, they’re coming in to try and modify,” said Thomas McNamara, a former prosecutor appointed by the federal court to assess US Foreclosure Relief’s business. Take the case of the Southern California-based 21st Century Legal Services, and its president, Andrea Ramirez. In a lawsuit filed in federal court in California, former clients have accused Ramirez, then working as a mortgage broker, of fabricating documentation to support their application in 2006 for an adjustable-rate loan they couldn’t afford. Susan McClanahan and her husband say that it was only after they signed their loan documents that they discovered the application misstated their income and assets. They also found that Ramirez had included in their application a letter from a James C. Henry, who claimed to have prepared the couple’s income tax returns for the past 11 years. (Henry told us he hadn’t written the letter and said his only contact with Ramirez came when he prepared her returns a few years ago.) Ramirez did not respond to multiple requests for comment. Ramirez’s lawyer, Kathleen Moreno, responded only with a statement that she’d been “informed of hundreds of positive statements regarding [21st Century's] services.” Since no one from 21st Century or Fidelity National Legal Services would answer questions about the company, it’s impossible to verify such a claim. It does appear, however, that the company hasn’t even been able to prevent foreclosures for its own employees. Ruby Encina, a close business associate of Ramirez, was foreclosed on and declared bankruptcy in July. In her bankruptcy petition, she listed her occupation as “Customer Service,” 21st Century Legal Services. Encina could not be reached for comment. In nearly a dozen interviews, recent clients of 21st Century Legal Services told the same story over and over again. Loan mod firms pull in clients via TV, radio, direct mail, Web sites, e-mail, and phone calls. 21st Century has used all of these avenues, but it has been most persistent in directly calling struggling homeowners. One homeowner complained that the firm had been calling three or four times each day. 21st Century’s pitch is particularly alluring, because it goes even beyond a guarantee to provide the “proposed loan modification.” All of its potential clients get this letter [7], which goes so far as to detail what the new monthly payment (based on a rock-bottom interest rate ranging from 3.25 percent to 4.5 percent) will be and when it will start. Some think 21st Century is offering a refinancing. An undercover tape (MP3 [8], transcript [9]), made by the North Carolina attorney general’s office shows a 21st Century salesman in action [9]. Over the course of the 18-minute phone call, the rep, who refused to give his full name, threw everything he had at his mark, from “30-year fixed or whatever kind of fix you need” to criticizing all those misguided homeowners who’ve tried to modify their loans “for free.” Homeowners have paid the company anywhere between $1,200 and $6,700, depending on the size of their mortgage (or, sometimes, two mortgages). Many customers of 21st Century say they were told to stop mortgage payments. The company also instructs its clients not to contact their lenders about a modification, because “providing details regarding your modification to your lender may compromise the negotiation process,” as a “Disclaimer Notice” given to clients [10] puts it. It’s often months before homeowners learn that 21st Century made no attempt to negotiate on their behalf. Sometimes, that discovery comes via a foreclosure notice. When customers try to recoup their money, they’re given the runaround. One scammed homeowner in North Carolina said she’d called 21st Century 30 times trying to get a refund. After countless calls to 21st Century, Debbie Merritt of Collingswood, N.J., still hasn’t gotten her roughly $1,600 back. “Now when we get things in the mail that say ‘we can get you a modification,’ we just throw it away,” Merritt says. ProPublica’s numerous attempts to get someone from 21st Century to answer questions about the company were fruitless. We were told management was busy with clients or everyone was in an “important meeting,” or we were promised that someone would call in 10 minutes. No one ever did. The company has been similarly reluctant to answer questions from other news outlets – with the exception of NBC affiliate WCNC in North Carolina [11]. A reporter at the station spoke with a man who identified himself as Mike Nehmeh, a lawyer at 21st Century. Nehmeh denied that the company had told any of its customers to stop their mortgage payments and called those who’d demanded a refund “crybabies.” Nehmeh did not respond to our calls for comment. 21st Century has attracted plenty of attention from authorities, so how is it that despite all the letters, lawsuits and court injunctions, the company continues to operate? The fight against 21st Century and companies like it has been largely left to state law enforcement agencies, which have limited means and powers to stop them. Federal, state and local authorities have mainly attacked the problem through a combination of attempts to boost consumer awareness and through lawsuits, which typically seek to stop the company from operating in a single state. In April and again in September, the heads from HUD, the FTC, the Treasury and the Justice Department, along with state attorneys general, met and held press conferences about the “foreclosure rescue” boom. Collectively, the states have investigated at least 500 companies and filed at least 150 suits, according to statistics gathered by a working group of attorneys general. The FTC has filed suit against 22 companies since February 2008. By the end of July, court injunctions prevented 21st Century from operating in Arkansas, North Carolina, Ohio and Indiana. Yet it has largely ignored the injunctions. In three of the states – Arkansas, Indiana and Ohio — it has continued to operate, just under the new name Fidelity National Legal Services. Fidelity is registered at the same address as 21st Century. Its pitch letter to consumers [7] is identical to 21st Century’s. It even appears to share the same employees. The Arkansas Securities Department has filed three separate actions after court orders failed to stop solicitations in the state, the third filed against Fidelity National. Finally, this month, a judge permanently banned 21st Century from the state and ordered the company to pay $130,000 in fines. But it is difficult for Arkansas to pursue a California-based company, even to enforce a court-ordered fine. Currently, only about half of states have laws that impose constraints on “foreclosure rescue operations,” according to a July report from the National Consumer Law Center. These typically ban up-front payments. The FTC is currently considering proposing a rule that would ban up-front fees to “foreclosure rescue” companies nationwide. In a comment letter [12] to the FTC about the proposed rule, the National Association of Attorneys General said it would “provide a means to end piecemeal enforcement actions.” Deborah Hagan, the chief of the Illinois attorney general’s Consumer Protection Division, says such a rule would allow state law enforcement to obtain nationwide injunctions against firms like 21st Century in federal court, pool resources with other states, and make judgments easier to enforce. Many “foreclosure rescue” companies such as 21st Century also use a loophole that allows attorneys to collect up-front fees. “All that stuff on the news about fraudulent companies asking for money up-front is a bunch of garbage,” says the 21st Century salesman on the undercover tape [9]. “We ask for a percentage up-front because it’s a retainer fee for our attorney.” Many state laws, including California’s, have such an exemption. The National Association of Attorneys General has urged that all up-front fees should be barred without exception for lawyers or anyone else. Hagan said such a blanket ban would help send consumers a clear message that up-front fees are a red flag. An FTC spokesman said he couldn’t say when the FTC might issue its rule. Meanwhile, authorities say that the number of consumer complaints about these firms continue to rise. The boom dates to at least 2007, said Alison Southwick of the Better Business Bureau, when the BBB issued its first warning about “foreclosure rescue” companies. “At the time, there were a handful of companies that were producing hundreds of complaints across the country,” says Southwick, but since then, there’s been an explosion. “Now we’re seeing hundreds and hundreds of companies producing a handful of complaints each.” More than 730 foreclosure rescue firms have set up shop in Southern California alone, according to the BBB. Southwick and others attribute the success of the firms mainly to the increase in delinquencies and foreclosures. But consumer advocates also say the failure of mortgage servicers to deal with the volume of troubled homeowners has helped drive consumers to foreclosure rescue firms such as 21st Century. “For people who are desperate, who’ve tried and tried to contact their servicer, this type of scam can get some traction,” says O. Max Gardner III, a bankruptcy lawyer in North Carolina. “At least you’re talking to a real person.” “Because of the vulnerability of homeowners facing foreclosure, they’re easy pickings for those who would exploit the situation,” says Brown, the California attorney general. In August, his office unveiled a Loan Modification Fraud Web site [13], complete with consumer tips to avoid being scammed. It also demanded that 27 loan consultants, 21st Century among them, justify suspect marketing claims. Brown says 21st Century hasn’t responded to the order. Emily Witt contributed reporting to this story.

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Mark Sinclair: Smart Solar Marketing

September 22, 2009

A window of opportunity has opened in the world of solar power. With the cost of solar panels decreasing as well as expanded state and federal incentives, the average American can now have a realistic reason to go solar. But there’s a problem: Americans still believe that solar energy technology is too expensive, unreliable, and hard to purchase. As a result, solar comprises less than a fraction of 1% of U.S. electricity generation and is selling to only a small group of early adopters. To overcome these misperceptions and create a robust marketplace, the solar industry must begin to market solar energy like Coca-Cola sells soda or McDonald’s sells hamburgers. Essentially, the industry must create a greater demand for solar energy than exists now. For the solar power industry to grow and attract mainstream buyers, it must create a new “buzz” about the technology. From a marketing perspective, if granite counter-tops are in demand for new homes, solar should be too. Today, states and the federal government are spending a considerable amount of money on solar incentives. In addition to creating these financial inducements, part of the public funding should be used to teach people about the financial advantages and overall benefits of having solar energy in their lives. No amount of tax credits is going to get Americans to buy into solar if they don’t think it is reliable. States must start to think and act like retailers. By creating new marketing initiatives, solar incentive programs can help potential customers understand that solar power is both a smart financial investment and a reliable source of energy, and that there are many new state and utility financing programs that make buying solar as easy as financing a car. Increasing consumer interest is not the only reason that a better marketing strategy is important. The more consumers invest in solar panels, the more green jobs will be created. There are examples where this marketing strategy is working in states like Arizona, California, Connecticut and Oregon, and in the Department of Energy’s “Solar America Cities” partnership. These state and federal programs are headed in the right direction. Just as states compete against one another today for technology, corporate investment and manufacturing jobs, they also compete for clean energy jobs. If solar providers don’t see a robust market in one state, they will just move their operation to another. With that company could go hundreds of green jobs, and the wealth that’s created by economic opportunity. To be effective retailers and compete in this new green economy, it is important for states to learn how to market solar effectively. Recent research by SmartPower, an energy marketing nonprofit, found that in the clean energy area, the traditional “environmental” or “save the planet” message is not compelling to the broader public. However, when renewable energy is depicted as a cost-saving measure, the public is more likely to adopt solar. Consumers must hear the positive message that solar can reduce a homeowner’s annual electric bill by as much as 60% and increase a home’s property value an average of $20 for every $1 annual reduction in utility costs (Source: U.S. Housing and Urban Development Department, CNN.) The industry needs to do a better job of showing that a solar home is a wise investment. So, while the future of solar looks bright, solar programs, state clean energy funds and the industry must learn to tell its “value” story. Doing so will mean stronger state economies, more jobs, a cleaner environment and another step toward energy independence.

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Pittsburgh Rising From Urban Decay May Offer Some Lessons for G-20 Leaders

September 22, 2009

By Michael McKee Sept. 22 (Bloomberg) — Pittsburgh’s journey from a symbol of urban decay to a high-tech and health-services center may offer some lessons to the Group of 20 finance ministers meeting there this week. So, too, may its stubborn financial problems. Pittsburgh survived the implosion of its major industry, steel, and the loss of a generation of workers. Its 7.8 percent unemployment rate, low among big U.S. cities, is almost 2 percentage points less than the national average . Its foreclosure rate is one of the lowest. Those victories are tempered by Pittsburgh’s finances remaining under effective control of the state of Pennsylvania as the city struggles with a shortfall of almost $1 billion for pension and bond obligations, a legacy of its wrenching transformation. “Pittsburgh’s message is you can come back successfully from major economic decline with the right kind of leadership and support,” said Harold Miller , president of Future Strategies LLC, a Pittsburgh-based business consulting firm. “The other lesson of Pittsburgh is don’t try to hang on too long or wait for what you lost to come back.” Pittsburgh was devastated when overseas competition , new technology and a national recession combined to all but kill the area’s steel industry in the 1980s. From 1981 through 1984, Pittsburgh lost 120,000 manufacturing jobs . “It was a lot of jobs in a short period of time, in an undiversified industry base,” said Christopher Briem , a regional economist at the University of Pittsburgh Center for Social and Urban Research . “There was nothing to pick up the slack. That created a great out-migration.” Young Workers Drained Workers in their 20s and 30s were most affected. More than 50,000 a year left during the middle of the decade, an enormous demographic shift that’s still felt. Pittsburgh is the only major metropolitan area in the U.S. where deaths exceed births each year, according to the U.S. Census Bureau . “They took with them their families, and their future families,” Briem said. “A whole generation between their 20s and 40s left. We lost not only a lot of people, but the people who were best equipped to take up new industries and skills.” The road back was a “combination of some fortuitous circumstances, some strategy, and some luck,” Miller said, and may be a model for other down-and-out older cities. Universities The University of Pittsburgh and Carnegie Mellon University provided the luck, offering critical research talent and serving as business incubators. Pitt had a major health sciences center, a legacy of the cradle-to-grave society the steel mills once offered, and Carnegie Mellon was a pioneer in the study of robotics. “Part of it was karma,” said Mike Langley , a consultant to the Allegheny Conference on Community Development , an organization of local business leaders. “The areas of the national economy that started to see growth in the 1980s and ‘90s were the areas of strength here.” In 1987, Carnegie Mellon spun off RedZone Robotics Inc. , whose machines allow cities to inspect sewer pipes for damage without digging them up. “We build things” in Pittsburgh, said the company’s 39- year-old president and chief executive officer, Eric Close . “What’s changed is in the past they built large steel slabs. Today we’re moving that toward production of highly sophisticated robotics.” Another Carnegie Mellon spinoff, ReCaptcha, was acquired by Google Inc. on Sept. 16. ReCaptcha’s technology helps prevent fraud at Web sites by presenting a distorted word or phrase that users must type to proceed. Diversity Yields Immunity “Pittsburgh is a demonstration of what can be,” said Paul O’Neill , the former chairman of Pittsburgh-based Alcoa Inc. and Treasury secretary in the George W. Bush administration, who has lived in the city since 1987. He said diversifying the economy created “an immunity to economic ebbs and flows.” A century of smokestacks had enabled earlier fortunes to be made at the confluence of the Ohio, Allegheny and Monongahela Rivers. The Carnegies, Heinzes, Mellons and other industrial barons left a legacy of fine arts, museums and libraries. Rather than let them wither, Pittsburgh raised sales taxes in 1994 to support them. The city also made neighborhood development a priority, rather than focusing on downtown construction. Its Mainstreets Pittsburgh program provides funding for building restoration and facade renewal. Housing “We have some of the most beautiful housing stock I’ve ever seen in an East Coast city, much of it well preserved, much of it rehabilitated,” said Kyra Straussman , the program’s director. “The kind of homes you can buy for half a million dollars would blow everyone away.” Pittsburgh not only preserved a large network of parks, it changed land-use laws to provide more, reclaiming many old industrial sites along the rivers. In 2007, Pittsburgh was ranked as America’s most livable city by “Places Rated Almanac.” “There are these things that will make a difference in the long haul,” said Frank Giarratani , director of the Center for Industry Studies at the University of Pittsburgh. “If you let them go, the quality of life deteriorates. They didn’t let the city deteriorate.” Pittsburgh benefited from the fierce loyalty of area residents. Rather than fold or move when the steel mills closed, many of the industry’s suppliers sought other markets or diversified into other businesses. Tube City IMS Corp. , a scrap iron dealer in nearby Glassport, expanded and exported its expertise in scrap management, recycling and processing to mills around the world. Shrunken City Officials realized that Pittsburgh would become — and remain — a smaller city. Last year’s population of 310,000 was down from 424,000 in 1980 and from a peak of 677,000 in 1950, when Pittsburgh produced half the nation’s steel. “Cities succeed if they connect to smart people, who innovate and work off each other,” said Edward Glaeser , an economics professor and expert on urban development at Harvard University in Cambridge, Massachusetts. “The best economic development policy is attracting smart people and getting out of the way.” What the city couldn’t do was meet all its bond and pension obligations as residents left. Instead of changing the system, it patched, selling its water department and tax liens. “That paid the operating bills for a few years,” Briem said. “Then they were right back in difficulty.” Shared Responsibility The city is only a small piece of the metropolis, leading to duplication of services. The seven-county metropolitan population has shrunk to 2.3 million from 2.7 million in 1960. “The financial system here is not very good and to a significant degree it’s because of the overwhelming political jurisdictions,” O’Neill said. The cities and counties of the area have squabbled over how to divide up power, much as the G- 20 has found it difficult to harmonize international regulation. In 2003, the state took oversight of Pittsburgh’s budget, requiring spending cuts and tax increases. While the city has an operating budget surplus today, it still has $1.3 billion in legacy costs, including $899 million owed to its pension fund. Pittsburgh’s pension system lost more than $100 million between January 2007 and November 2008 amid market declines, and is now only 29 percent funded, according to George Cornelius, director of the Pennsylvania Department of Community & Economic Development. The city spent nearly 20 percent of its annual revenue last year on debt service, “far higher than comparable cities,” he said. Pittsburgh’s general obligation debt is rated Baa1 by Moody’s Investors Service, its third-lowest investment grade. Standard & Poor’s rates the city one level lower at BBB. “Call it ironic” that the G-20 is meeting in Pittsburgh, Briem said. “The bottom line is we’re doing pretty well. But the city’s financial issues are real.” To contact the reporter on this story: Michael McKee in New York at mmckee@bloomberg.net .

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AP: Layoffs toughest on young, older workers

September 6, 2009

ORLANDO, Fla. — Marcus Wells and Shirley Walker view their economic prospects from opposite ends of the age spectrum. Wells, 25, was initially optimistic about his prospects for finding a new job after he was laid off as a systems analyst in January in San Jose, Calif. Now unemployment has begun to wear on the him, and he believes his age has factored into his frustration. “More experienced people are getting hired, and they’re downgrading their skills to get the job,” Wells said. “I feel like I’m competing with older workers, not college graduates. It wears on your confidence.” Walker, 58, lost her job running a nonprofit which helped minority women in business in Orlando and hasn’t had any luck finding new work in the three months since. “What they tell us is that they’re looking for more mature and experienced workers, but they want us to work for less, or what they could pay younger people to do,” she said recently outside an Orlando job fair. “Maybe younger people would be willing or able to accept lesser pay.” Would-be retirees have watched their savings dwindle and health care costs soar, while workers recently out of school and burdened by debt try to advance in careers that no longer have room for them. The results show up on the map: Places with high concentrations of people in their late 20s or nearing what they thought would be their retirement age are feeling the recession the hardest, as measured by The Associated Press Economic Stress Index. The index assigns each county a score from 1 to 100, with higher numbers reflecting greater stress, based on its unemployment, foreclosures and bankruptcy rates. California’s Santa Clara County, where Wells lives, registered 14.41 on the stress index in July, the most recent month for which figures are available, while Walker’s Orange County, Fla., came in at 15.76, both well above the average county’s 10.54. The groups associated with the highest stress scores in each U.S. county are men and women between ages 25 and 29 and women over age 55. That doesn’t necessarily mean having a high percentage of people in those groups causes a county’s economic health to worsen, though the two appear to go hand in hand. Experts said a variety of factors may be at play. Young adults are more at risk for losing their jobs and homes in a recession, while people later in life are more likely to declare bankruptcy in order to protect their assets, said Tay McNamara, director of research at the Center on Aging and Work at Boston College. “Last hired, first fired. Generally, that is very true,” McNamara said. Chanel Moore knows how that goes. The 25-year-old Orlando resident was laid off last year from a job in retail and has found herself competing with older workers in her jobs searches. “I’m young, trying to get on my feet, and then you have people older than me who are already on their feet looking for jobs with more experience than me,” Moore said. Workers in the 25 to 34 age group have seen the most dramatic rise in unemployment during the past year compared to other age groups. Their unemployment rate went from 5.7 percent in July 2008 to 10 percent in July 2009, according to the Bureau of Labor Statistics. Compounding the pain for some young workers can be big bills from their careers as students. The average undergraduate finishes college with $17,700 in debt at four-year public schools and $22,375 in debt at four-year private schools. Also, student loan provider Sallie Mae reported this year that seniors graduated college with an average credit card debt of more than $4,100 in 2008, up from $2,900 four years earlier. If there is a bright side for this age group, it’s that they are less likely than older workers to have a family to feed or mortgage to pay. “They’re a pretty flexible group,” said Tom Smith, a labor economist at Emory University. “They have fewer ties to a community and can travel or relocate.” Though younger people may be more likely to be laid off, older workers are less likely to recover from a layoff, experts said. Part of the reason stems from the myths surrounding older workers – that they’re tough to train, more expensive and not comfortable with new technology, said Joseph Quinn, a professor of economics at Boston College. “Once they do get laid off, they’re really hosed,” Quinn said. Unemployment rates for older workers have increased in this recession more than in past recessions, and the unemployment rate for adults over age 65 is at an all-time high – 7 percent in July. That is up from 3.3 percent at the start of the recession in December 2007, but still below the national unemployment rate of 9.7 percent in August. The previous high was 6.6 percent in February 1977. The rise in unemployment for older workers is partly the result of a mobile work force that hasn’t stayed with a single employer for long periods of time as in the past, said Richard Johnson, a senior fellow at The Urban Institute in Washington. “What seemed to protect older workers in the past is that they had a lot of seniority,” Johnson said. “Now there is much more churning going on with these older workers. Even though they’re older and experienced, they haven’t been with the employer for very long.” Recent figures from the Bureau of Labor Statistics back this up. The BLS data shows that workers over age 55 have found their share of mass layoffs increasing during the past decade – from just over 12 percent in 1999 to almost 18 percent in 2009. Laid-off older workers are more likely this recession than in past recessions to try to find other jobs, rather than drop out of the labor market, since the tanking of the stock market last year has caused their retirement nest eggs to shrink, Johnson said. Retirees, and near-retirees, also are more vulnerable to stock market fluctuations than in past decades as retirement benefits have shifted from defined-benefit pensions to 401(k) plans. About two-thirds of assets in 401(k) plans were invested in stocks in 2007, according to a study by the Investment Company Institute. Estimates vary on how much was lost last year in retirement accounts, though most assessments have those accounts losing about a quarter to a third of their value. Even though Medicare provides health insurance coverage to those age 65 and older, out-of-pocket medical expenditures increase with age. They were on average $2,900 during a two-year period for those ages 55 to 64 but grew to $4,400 for people age 85 and older, according to a federal Health and Retirement Study survey that was taken in 2002 before prescription drugs were covered by Medicare. Walker, the Orlando executive, worried recently that she might have to take any job that becomes available to her, no matter if it fits her career path or salary expectations that come with an MBA. “If you’ve been out there working, and you have a career, now it’s like starting a career all over again,” she said. Out in California, former systems analyst Wells is living with his girlfriend, who supports the couple on her income, and he is looking for jobs outside of his field. Recently, he considered joining the military. “I’m looking for part-time, temporary … I’m looking for everything,” Wells said. “I don’t have another year of emergency funds to tough it out. I’m getting desperate. I’m 25 and I need to start making it happen.” ___ Errin Haines reported from Atlanta.

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Florida’s Crist Names Former Aide LeMieux to Senate Seat He Plans to Seek

August 28, 2009

By Jerry Hart Aug. 28 (Bloomberg) — Florida Governor Charlie Crist chose George LeMieux, a former chief of staff, to serve out the U.S. Senate term of Republican Mel Martinez , who announced this month he would resign when a replacement is named. LeMieux, Crist’s deputy when the governor was Florida’s attorney general, served as chief of staff for a year and is currently chairman of the law firm Gunster Yoakley & Stewart. LeMieux, 40, is from Fort Lauderdale and served as chairman of the Broward Republican Party from 2000 to 2002. LeMieux might serve little more than a year. Crist, 53, a first-term Republican, said in May he will seek the seat in the November 2010 election. He led his closest Republican challenger, former Florida House Speaker Marco Rubio , 54 percent to 23 percent in a Quinnipiac University poll released June 10. Martinez, 62, a first-term senator elected in 2004, said Aug. 7 he’d leave as soon as his successor was chosen and that he planned to return to private life. He had announced that he wouldn’t seek re-election in December after a Quinnipiac poll showed that only 36 percent of respondents said he deserved another term. Martinez, born in Cuba, was secretary of Housing and Urban Development under President George W. Bush and resigned in December 2003 to run for the Senate. He was chairman of the Republican National Committee in 2007. As a senator, he was a member of the committees on armed services; banking, housing and urban affairs; and science and transportation. One Hispanic Senator Martinez’s departure leaves Robert Menendez , a New Jersey Democrat, as the only Hispanic U.S. senator. Eight senators, including six Republicans, have announced they won’t seek re- election next year. A special election will be scheduled in Massachusetts to fill the seat of the late Democratic Senator Edward Kennedy , who died this week. Crist, who was empowered by Florida law to fill the seat, ran for the Senate in 1998 and lost a bid to unseat Democrat Bob Graham , who didn’t seek re-election in 2004. Bill Nelson , a Democrat first elected in 2000, holds Florida’s other Senate seat. In the race to succeed Crist as governor, Florida Attorney General Bill McCollum , a Republican, led Democrat Alex Sink , the state’s chief financial officer, by 38 percent to 34 percent in an Aug. 19 poll by the Hamden, Connecticut-based Quinnipiac University Polling Institute. The margin of error was plus or minus 2.9 percentage points. To contact the reporter on this story: Jerry Hart in Miami at jhart@bloomberg.net .

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Brokers, Bankers, Regulators Get Notice That Taylor, Bean Halts Mortgages

August 5, 2009

By David Mildenberg and Jody Shenn Aug. 5 (Bloomberg) — Taylor, Bean and Whitaker Mortgage Corp. , the 12th-largest U.S.

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Federal Reserve Is Set to End Treasuries Purchases, Former Governors Say

August 5, 2009

By David Mildenberg and Jody Shenn Aug. 5 (Bloomberg) — Taylor, Bean and Whitaker Mortgage Corp. , the 12th-largest U.S. home-loan company, shuttered its mortgage-lending business after being suspended by federal agencies

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Middle-Income Family Spends $221,000 To Raise Baby: Report

August 4, 2009

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Asian Stocks Advance for Seventh Day on Speculation Profits Will Increase

July 21, 2009

By Masaki Kondo and Shani Raja July 22 (Bloomberg) — Asian stocks rose for the seventh day, the longest streak of gains for the MSCI Asia Pacific Index since January, as Shin-Etsu Chemical Co. sought to raise prices and BHP Billiton Ltd. pumped a record amount of crude oil.

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