Sanctions & Oil Prices Bring The Russian Economy Near Collapse

Winston Rowe and Associates

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The Russian economy is experiencing its hardest times since the 1998 Russian financial crisis. The Russian ruble (RUB) has fallen dramatically against the USD and EUR, inflation has increased, and its economic growth has slowed down. What are the factors behind the current Russian economic crisis?

Everything started with the illegal annexation of Crimea by Russia, which prompted many countries to protest the Russian invasion by applying economic and administrative sanctions against this country. The USA, Canada, the European Union, Norway, Japan, Australia, and Switzerland are major countries that imposed sanctions, including a travel ban on key politicians and individuals, the freezing of assets, the imposition of a ban for lending to major state-owned Russian banks etc.

Rise in inflation rate

The Russian government responded to the sanctions imposed by these countries by levying counter-sanctions: restricted import of agricultural products and other consumer goods. This decision had at least two negative consequences for the country:

1)   It increased the cost of goods in local currency, thus resulting in higher inflation. 2)   It decreased the quality of goods available locally in Russia.

The current capacity of Russian agriculture does not allow the country to meet its food needs solely through domestic production. Therefore, the country is dependent on imports. As its number of potential suppliers of key goods shrank as a result of the sanctions, Russia had to turn to neighboring CIS (Commonwealth of Independent States) countries from which to import the required goods. Now that the number of their competitors has diminished, these new suppliers will tend to increase the price of their goods, and Russia has no choice but to accept the increased prices. Decreased competition will also lower the quality of goods, because producers are less concerned about quality standards, due to their confidence that Russia must buy their goods, because of the lack of availability of alternative suppliers. Another factor that affects the quality of goods is that now Russia will import more of its goods from developing countries, which do not possess manufacturing and storage technologies that are as advanced as those of their developed competitors, such as EU states.

As a result of the combined effects of all the factors stated above, in November 2014 Russia’s annual inflation rate was 9.1% — the highest rate since 2011.

Currency depreciation

Since September 2014, the Russian ruble has tremendously depreciated against major world currencies such as the USD and EUR. (For a more in-depth understanding of the processes that drive the rise and fall of currency values.

A decrease in exports resulted in a reduction of the foreign currency flow in the country, and falling oil prices accelerated this process. As of the writing of this article, the price of a barrel of oil hovered below $50 — almost half of what it was a year ago.

The panic of holders of Russian currency who wanted to convert their wealth to USD or EUR before the currency declined too much further compounded this process. The graph below demonstrates the dramatic decrease of the value of the Ruble against the Dollar.

The Russian Central Bank raised interest rates by 6.5% to 17%, hoping that it would, if not reverse the current trend, slow down the free fall of the RUB against the USD.

Russian President Vladimir Putin’s request that Russian billionaires sell dollars and Euros was another action to support the Ruble.

Russian international reserves (the external assets that are readily available to, and controlled by, monetary authorities for meeting balance of payments financing needs, for intervention in exchange markets to affect the currency exchange rate, and for other related purposes) decreased from $510.5 billion to $386.2 billion during 2014.

GDP growth rate decline

As shown below, the combined effect of declining exports of goods and services and low oil prices has resulted in downside pressure to Russia’s GDP. On the other hand, increasing consumption activities have dampened this downside effect. Year-over-year-basis quarterly GDP growth slowed down in the first three quarters of 2014. In the third quarter of 2014, GDP growth was only 0.7%, which is 10 basis points less than it was in the second quarter and 20 basis points less than the first quarter.

The World Bank updated its GDP growth projection for Russia for 2015 and 2016 to reflect the increased volatility in oil prices. According to the organization’s upper-case, baseline and lower–case scenario, real GDP growth projection is estimated as 0%, -0.7% and -1.5% respectively in 2015. Thus, based on the most likely (baseline) scenario, which assumes an average oil price of $78/barrel, in 2015 the World Bank forecasts real GDP contraction by 1.7% for Russia.

Negative impact on neighboring economies

Shifts in the Russian economy, whether upward or downward, affect the economies of neighboring countries, particularly Caucasus and the Central Asia (CCA) region, as a result of the consequent impact on remittances, trade and investments. The recent contraction in the Russian economy will therefore have a negative impact on the economies of these countries.

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Commercial Loans for Borrower’s With Bad Credit

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The Difference Between Primary and Rental Mortgages

Winston Rowe and Associates

Primary Mortgage: The primary mortgage is underwritten based on the assumption that your day job income + other alternative incomes will be around so that you can comfortably pay every month. Your W2 income viability is the ANCHOR that propels a bank to move forward and give you a new mortgage. After assessing your W2 income will the bank then account for your alternative income streams if needed?

The most important ratio your bank will look at is your debt to income ratio. They ratio they are generally looking for is roughly 33% or lower. That said, my recent loan modification required just a D/E ratio of 42% or less. Each bank is different. The number one goal for the bank is to earn a consistent spread over the life of the loan.

Rental Mortgage: Your rental property mortgage is underwritten based on the assumption of the feasibility in collecting rental income. The bank then looks at your W2 income to arrive at your total income. W2 income is preferred, however underwriters try to match income sources with the types of mortgages they are lending. The main issue is the viability of your income streams.

If you are refinancing an existing rental property, you’ve got to come up with a lease and rental history. No lease and a sketchy rental history full of missed payments will probably end your rental property mortgage refinance. Rental property mortgages often require a 30% or more down payments compared with your typical 20% down payment for a primary residence.

Risk Reward: It’s all about risk assessment for a bank. From the bank’s point of view, they are making a default assumption that you as the landlord require rental income to pay the mortgage. Even if you have a huge salary and lots of money saved in the bank with the existing institution, the mortgage underwriter does not put as much weight as the rental history of the property. For rental mortgages, they are essentially making a derivative bet.

Last Property Standing: In a housing downturn, the first properties to go are vacation homes followed by rental properties. A primary residence is the last mortgage a multi-property owner will default on since s/he has to live somewhere. The primary home mortgage is presumably more affordable once the multi-property homeowner gets rid of other debt. Banks know this and are more stringent in their rental mortgage lending practices. The last thing a bank wants is to repossess a property. Banks are not in the business of buying and selling properties!


Now that you understand why a bank places a higher risk on rental properties, you now know why rental property mortgage rates are often 0.5%-1.5% higher than the SAME primary property mortgage rate. Due to higher risk, banks demand a higher return on their investment in you. Banks have tighter lending standards post crisis.

Take my current San Francisco rental for example. My 5/1 ARM rate for a conforming rental loan (<$417,000) is 3.375%. Meanwhile, my 5/1 ARM jumbo primary resident mortgage is only at 2.625%. My primary home mortgage is more than double my rental property mortgage and my rental property income is more than quadruple my rental mortgage interest payments, yet the rental property mortgage is still 0.75% higher.

Source: Financial Samurai

Market Update 2015 Apartment Financing Matrix

Winston Rowe and Associates

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