2017 Most Dangerous Emerging Risks

Coastal Mortgage Value Collapse

As seas rise, so does the risk that buyers will become leery of taking on mortgages along our coasts. 
By: | April 7, 2017 • 7 min read

Rising seas encroach on our cities and towns at rates exponentially greater than before.

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So-called King Tides, urged on by climate change and brought about by the close alignment of the sun, the moon and the earth are already producing flooding in Miami 10 days a year.

Debate the cause if you want to expend more hot air denying science. But it’s a fact that resale values of coastal homes in Miami, Atlantic City and Norfolk, Va. are already starting to erode.

These bellwether locations signify a growing and alarming threat; that continually rising seas will damage coastal residential and commercial property values to the point that property owners will flee those markets in droves, thus precipitating a mortgage value collapse that could equal or exceed the mortgage crisis that rocked the global economy in 2008.

“Insurance deals with extreme weather and billions of dollars of losses, but what we are talking about is uninsured loss of fair market value that is trillions of dollars in losses and I am not talking about in 2100, I’m talking about the next mortgage cycle,” said Albert Slap, president of Coastal Risk Consulting, a Florida firm that provides lot by lot modeling of flood risk.

Models created by Coastal Risk Consulting show flooding rates of Miami properties are going to rise substantially between now and 2050, within that 30–year mortgage cycle he refers to.

Albert Slap, president, Coastal Risk Consulting

“The results of our modeling and that of NOAA and many others shows that the increase in flooding on people’s properties, due to astronomy and physics, not weather, is alarming and significant and in all likelihood is not backstopped by insurance,” Slap said.

Adding to the threat is that real estate agents and homeowners aren’t incentivized or required to reveal how frequently properties flood, or how exposed they are to flooding.

“Forty percent of Americans live on the coast, which means you have trillions of dollars at risk for climate change that hasn’t been modeled for default increases,” Slap said.

The Pew Charitable Trusts, as part of its testimony to Congress as the National Flood Insurance Program undergoes review, is asking that all homeowners be required to report on that risk.

Many coastal homes are backstopped by the NFIP, which is still billions in debt from its losses in the Katrina-Wilma-Rita hurricane cycle of 2005.

Private sector insurers are eyeing ways to write more flood business. But if the NFIP suffers further losses, and private sector insurers retreat, what then?

“If you look at it systematically, if a broad number of insurance companies decide that they need to triple homeowners insurance rates, or they need to pull out of a local market, that would create a lot of problems in terms of the value of the properties that are in that locale,” said Cynthia McHale, president of insurance for Ceres, a nonprofit that advocates for sustainable business practices.

In November, Sean Becketti, the chief economist for the economic and housing research group at Freddie Mac, the federally backed housing lender, co-authored a paper that documented this very risk.

The paper referenced the fact that daily high-water levels in Miami are increasing at a rate of an inch per year, much faster than the rate of global sea-level rise. Other cities along the Eastern seaboard are experiencing a 10-fold increase in the frequency of flooding, according to Freddie Mac.

“A large share of homeowners’ wealth is locked up in the equity in their homes,” Becketti wrote.

“If those homes become uninsurable and unmarketable, the values of the homes will plummet, perhaps to zero.”

“Forty percent of Americans live on the coast, which means you have trillions of dollars at risk for climate change that hasn’t been modeled for default increases.” —Albert Slap, president, Coastal Risk Consulting

In the housing crisis of 2008, according to Becketti, a significant percentage of borrowers continued to make their mortgage payments even though the value of their homes was less than their mortgages.

Cynthia McHale, president of insurance, Ceres

“It is less likely that borrowers will continue to make mortgage payments if their homes are literally underwater,” Becketti said.

“As a result, lenders, servicers and mortgage insurers are likely to suffer large losses,” he said.

Insurers would suffer, according to Ceres’ McHale, and not just as backers of insurance policies.

“Insurance companies themselves are major commercial and residential mortgage holders,” she said.

“They assume that the property is going to hold its value and act as collateral if needed. If it doesn’t hold its value, where is the collateral?”

“Not only will their mortgages be metaphorically underwater, they are going to be literally underwater,” said Slap.

“And there is no coming back from it.”

“The New York Times” published a piece in November that detailed the case of Roy and Carol Baker of Sarasota, Fla. The Bakers tried for months to sell their home in Siesta Key, according to the story, but buyers kept backing out when they discovered the annual flood insurance premium was about $7,000.

“This experience will become more common, economists say, as the federal government shifts away from subsidizing flood insurance rates to get premiums closer to reflecting the true market cost of the risk,” reporter Ian Urbina wrote in his piece.

The Climate Race

What Becketti, Slap and others say is true, said Helen Thompson, a director, commercial marketing at Esri, the mapping and analytics company that works with insurers and property owners.

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But she said there is a solution, the public and private sector working together to address the problem: That and about $4 trillion.

“The challenge for a lot of people is to understand the scope and the scale of this issue, and in some ways, like the mortgage bubble before, if you are ignorant of the problem, you can’t fix it,” she said.

“I think taking action means crafting a discussion of the problem and moderated expressions of what those solutions are, based on science and analysis and not hyperbole,” she said.

It’s well documented how dire the nation’s infrastructure needs are.

Thompson compares the current dilemma posed by climate change and sea rise in the U.S. and elsewhere to the cholera epidemic that ravaged London in the mid-19th century. What’s needed now, she said, is something akin to the massive public works projects that were undertaken to provide Londoners with cleaner drinking water.

“They realized the social and political cost of this,” Thompson said.

“We need to change our thinking to say this is not just about handing debt to our children, it’s about maintaining the same level of opportunity and quality of life for our children,” she said.

Thompson points to China, which she says is investing in climate change-resistant ports and additional infrastructure internationally to remain economically competitive.

“It’s in their best interests as a global manufacturing hub to mitigate the cost and the impact of climate change because of how much collateral damage it will do to their economies,” Thompson said.

Helen Thompson, director, commercial marketing, Esri

She said the U.S. needs to go down the same path, and step on it.

“I call it the ‘climate race,’ like the space race,” she said.

“The infrastructure needs to be created to deal with this, and the United States is massively lagging.”

Slap envisions another solution, a “climate ready” mortgage program, similar to the federal government’s energy efficient mortgage program, which gives property owners federally guaranteed loans to make energy efficiency upgrades.

Such a program would provide loans for sewage backflow preventers, changing the grade on a driveway, or elevating a home on a platform

Thompson said the massive infrastructure projects she envisions could include moving the vital container operations at the Port of Miami inland and constructing a berm to defend against sea water.

Office building owners in Lower Manhattan, which was so damaged by Superstorm Sandy, are increasingly investing in flood prevention barricades and moving critical building components like HVAC and plumbing components to higher floors.

Americans just got a chilling reminder of the dangers presented by changing weather patterns and crumbling infrastructure. Fears that the Oroville Dam on California’s Feather River would buckle under heavy rainfall got everyone’s attention.

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“People are looking at that and saying, ‘We didn’t realize what this change in weather patterns means in the long term,’ ” Thompson said, and they are relating the Oroville event to infrastructure in their own towns and the risks they present.

As the NFIP undergoes its annual review in Congress, Slap said administrators would do well to exclude King Tide events.

“If you were to go to NFIP and ask them if they cover King Tide flooding, they would say, ‘If it meets our definition of flood then we must cover it.’ This is a red flag, because what you are saying is the government and the taxpayers are covering sea level rise and that is not something we can afford,” Slap said. &

________________________________________________________________

2017 Most Dangerous Emerging Risks

Artificial Intelligence Ties Liability in Knots

The same technologies that drive business forward are upending the nature of loss exposures and presenting new coverage challenges.

 

 

Cyber Business Interruption

Attacks on internet infrastructure begin, leaving unknown risks for insureds and insurers alike.

 

 

U.S. Economic Nationalism

Nationalistic policies aim to boost American wealth and prosperity, but they may do long-term economic damage.

 

 

Foreign Economic Nationalism

Economic nationalism is upsetting the risk management landscape by presenting challenges in once stable environments.

 

Dan Reynolds is editor-in-chief of Risk & Insurance. He can be reached at [email protected]

More from Risk & Insurance

More from Risk & Insurance

Risk Management

The Profession

Verizon’s risk manager David Cammarata loves when his team can make a real impact on the bottom line.
By: | May 2, 2017 • 4 min read

R&I: What was your first job?

I was a financial analyst with the N.J. Casino Control Commission.

R&I: How did you come to work in risk management?

I was told at a Christmas luncheon in 2003 that I was being promoted into a new job.

R&I: What is the risk management community doing right?

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I think the risk management community is getting a lot better at utilizing big data and analytics to manage risk. Significant improvements have been made, but there is still much more room for improvement.

R&I: What could the risk management community be doing a better job of?

I think that the insurance and brokerage communities need to really start thinking about what this industry is going to look like in 10 years. They need to start addressing how they are going to remain relevant. I think that major disruptions to existing business models will occur and that these disruptions combined with innovation and technological advances may catch many of today’s industry leaders by surprise.

David Cammarata, assistant treasurer, risk management and insurance, Verizon Communications Inc.

R&I: What was the best location and year for the RIMS conference and why?

San Diego, any year.

R&I: What’s been the biggest change in the risk management and insurance industry since you’ve been in it?

I think the advent of cyber risk and cyber insurance. For several years it has been, and it continues to be, the main topic of discussion at industry meetings.

R&I: What emerging commercial risk most concerns you?

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I think the most scary scenarios include a nuclear, biological, chemical or radiological event, a widespread global health epidemic and/or a widespread state sponsored cyber shutdown.

R&I: How much business do you do direct versus going through a broker?

We do almost all of our business through a broker.

R&I: Is the contingent commission controversy overblown?

No. It’s a conflict.

R&I: Are you optimistic about the U.S. economy or pessimistic and why?

Optimistic because hopefully President Trump’s policies (lower taxes and less regulation) will be pro-business and good for the economy.

R&I: Who is your mentor and why?

My dad, who passed away many years ago. He was very influential during the formative years of my career. He taught me how important integrity and reputation were to your brand and he had a very strong work ethic.

R&I: What have you accomplished that you are proudest of?

I would have to say raising two awesome kids. My daughter is graduating from James Madison University this year as co-valedictorian. My son is finishing his sophomore year at Rutgers and has near perfect grades. But more importantly, both of my kids have turned out to be really good people.

R&I: How many emails do you get in a day?

A lot.

“I love it when the risk management organization is able to contribute in a way that makes a real impact to the corporation’s overall objectives. On several occasions we have been able to make real contributions to the bottom line.”

R&I: What is your favorite book or movie?

“My Cousin Vinny.” That movie makes me laugh no matter how many times I watch it.

R&I: What’s the best restaurant you’ve ever eaten at?

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My dad used to take me to a place called Chick & Nello’s. It was an Italian place that did not have a menu. They came to your table and told you the two or three items they were making that day. The food was out of this world.

R&I: What is your favorite drink?

Iced tea. The non-alcoholic kind.

R&I: What is the most unusual/interesting place you have ever visited?

I can think of several places but for me it would be a tie between India and Italy. India just has such a different culture and way of life and Rome has breathtaking historical sites.

R&I: What is the riskiest activity you ever engaged in?

Well, one of the best thrill rides I’ve been on was Kingda Ka at Great Adventure. It feels risky but probably isn’t all that risky. I flew in a prop plane with my brother-in-law one time … that felt kind of risky. I have also parasailed, does that count? I think it definitely has to be driving on the N.J. Turnpike day in and day out.

R&I: If the world has a modern hero, who is it and why?

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What about the Fukushima 50? I don’t think I could have done what they did.

R&I: What about this work do you find the most fulfilling or rewarding?

I love it when the risk management organization is able to contribute in a way that makes a real impact to the corporation’s overall objectives. On several occasions we have been able to make real contributions to the bottom line.

R&I: What do your friends and family think you do?

I don’t think they really know. My children see me as dad; others just see me as an executive with Verizon.




Katie Siegel is a staff writer at Risk & Insurance®. She can be reached at [email protected]