The Residential Collateral Channel
The Residential Collateral Channel Saleem Bahaj Angus Foulis Gabor Pinter∗ June 15, 2017 Abstract We present evidence on a new macroeconomic channel which we call the Residential Col- lateral Channel. Through this channel, an increase in real estate prices expands firm activity by enabling company directors to utilise their residential property as a source of funds for their business. This channel is a key determinant of investment and job creation, with a £1 increase in the combined residential collateral of a firm’s directors estimated to increase the firm’s in- vestment by £0.02 and total wage costs by £0.03. To show this, we use a unique combination of UK datasets including firm-level accounting data matched with transaction-level house price data and loan-level residential mortgage data. The aggregate value of residential collateral held by company directors (around 70% of GDP) suggests that this channel has important macroeco- nomic effects. We complement this with further evidence on the Corporate Collateral Channel whereby an increase in real estate prices directly expands firm activity by enabling businesses to borrow more against their corporate real estate. An estimated general equilibrium model with collateral constrained firms is used to quantify the aggregate effects of both channels. ∗First version: November 2015. We are grateful for helpful comments to Andy Blake, Thomas Chaney, Gian- carlo Corsetti, Wei Cui, Scott Frame, Kris Gerardi, Martin Griffiths, Wouter den Haan, Jonathan Haskel, Zhiguo He, Matteo Iacoviello, Koen Inghelbrecht, Sebnem Kalemli-Ozcan, Sujit Kapadia, Anil Kashyap, Nobu Kiyotaki, Peter Kondor, David Miles, John Moore, John Muellbauer, Daniel Paravisini, José-Luis Peydró, Alexander Popov, Ricardo Reis, Gillian Stebbings, Adam Szeidl, Silvana Tenreyro, Neeltje Van Horen, Gertjan Vlieghe, Martin Weale, Shengxing Zhang, Xin Zhang and Eric Zwick.
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