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MONETARY POLICY ANDMORTGAGEMONEY

A d d r e s s by

President,

DELOS C. JOHNS
Federal
Reserve
Bank of

St.

Louis

Before the
MORTGAGE BANKERS ASSOCIATION OF ST. LOUIS

Park

Plaza Hotel, St. L o u i s . Missouri
Thursday evening May 24, 1951

MONETARY POLICYANDMORTGAGEMONEY

1 want t o t a l k t o you tonight about monetary policy
present t h i s s u b j e c t , I t seemed t o me t h a t i t could be done best
by discussing f i r s t the general economic s i t u a t i o n and the place
of monetary policy In a broad a n t i - i n f l a t i o n a r y

campaign.

This

should out i n t o proper oerspective the monetary policy a c t i o n s
taken in recent months.

Following t h i s I w i l l attempt t o discuss

some of the implications of recent monetary policy a c t i o n s for
the mortgage money market«

Let us look f i r s t a t the general economic s i t u a t i o n .
All of you know t h a t we have been going through a f a i r l y serious
Inflation.

I believe t h a t we face a problem of more i n f l a t i o n a r y

pressures in the f u t u r e .

1 do not intend t o r e c i t e a lot of

figures t o prove the point t h a t we have been experiencing

inflation;

I am sure you a l l knew t h a t prices have r i s e n r a p i d l y . t h a t the
d o l l a r buys l e s s now than i t did a t t h i s time l a s t y e a r .

Nor am

1 going t o discuss the e v i l s of i n f l a t i o n ; t mm equally sure t h a t
you a r e a l l conversant with the®.

1 w i l l have something t o say

about prospects for the future. however.
Actually we have had i n f l a t i o n for most of the time over
the past ten y e a r s ,

ever since 1940 when the defense program

preceding World War II got under way.

The b a s i c underlying forces

in the economy have b e e n on the I n f l a t i o n a r y side during t h a t
whole oeriod.

There have been temporary l u l l s . even a modest

dip in a c t i v i t y . but fundamentally we have had the problem of
i n f l a t i o n before us since 1940.



-2Note t h i s f a c t ; it

has implications for the f u t u r e .

The American economy was moving in a strongly upward trend
t o June, 1950 when the war in Korea began.

prior

Following the modest

d i p in l a t a 1948 and the f i r s t half of 1949. economic expansion
got under way and was proceeding at a f a i r l y rapid r a t a before
t h e outbreak In Korea.

By J u n e , 1950 most of the signs were

pointing t o a resurgence of strong i n f l a t i o n a r y f o r c e s .
With war in Korea came a great projected increase In our
defense program.

We a l l heard t h a t i n f l a t i o n a r y forces would

be i n t e n s i f i e d because a g r e a t l y accelerated defense e f f o r t
would be superimposed upon an economy which
a t the seams.

w a s already s t r a i n i n g

Actually the i n t e n s i t y of economic a c t i v i t y

throughout the l a s t half of 1950 - and most of the increase
r i g h t up t o now - has been due mainly t o

increased

demand since the expanded defense program was s t i l l
paper a t the close of 1950.

civilian
largely

Even today defense expenditures

a r e far from the peak level previously expected. although
are much higher than a t t h i s time l a s t y e a r .
quarter

on

they

In the second

of t h i s y e a r . outlays for defense and foreign aid combined

are running at an annual r a t a of $36 b i l l i o n as compared with an
annual rate of $17 b i l l i o n in the comparable period of 1950.
To reach the goal set for tha program in 1951. these outlays
w i l l have t o ba stepped up t o an annual r a t a of $50 b i l l i o n
by the l a s t ctuartar of t h i s y e a r .

A year from now thay may be

running i t a r a t e of $60«$65 b i l l i o n .
Tha point I an making. of course. is t h a t so far we have
had mainly a c i v i l i a n boos.

Tha m i l i t a r y and foreign aid programs

have had some affect on the economy but t h e i r real Impact I s



- 3 s t i l l t o costs.

Let me say a word about the state of the econony a t t h i s
moment.

We seem to be in another of t h e

in a c t i v i t y

I mentioned e a r l i e r . N e v e r t h e l e s s , w e a r e on a veryhigh level
in t a r n s of employment,

income, production and p r i c e s .

has been no real decline in a c t i v i t y .
t o be somewhat

sideways.

This kind of

There

The movement merely seems

and has been for most of 1951 t o d a t a .

situation

War 11 and the postwar

era.

was not uncommon

The fact t h a t we a r e again moving

sideways i s not t o be taken as i n d i c a t i n g t h a t
forces have disappeared.

during World

inflationary

On the c o n t r a r y . i t seems apparent

t h a t while these i n f l a t i o n a r y forces era somewhat

dormant a t

compared with the l a s t h a l f of 1950, n e v e r t h e l e s s t h e i r
remains

strong and m y grow s t r o n g e r .

we still face

potential

Informed opinion i s that

and w i l l continue t o face i n f l a t i o n a r y problems.

T h a r . have b e e n
settled quickly.

I

and a r e r u m o r s t h a t t h eKoreanwarmayba

c e r t a i n l y hope such rumors prove t o be true.

but I do not have any more definitive information about t h a t
prospect

than you do. However, the end of war in Korea would

not by i t s e l f bring about much moderation in the i n f l a t i o n a r y
potential•

Only if paace In Korea should lead t o our c u t t i n g

back the projected defense program would i t r e d u c ebasic i n f l a t i o n a r y
forces. My guess is t h a t we w i l l continue our defense build-up
pretty
continue
sense.



much
our

regardless
efforts

of developments in Korea} t h a t we will
t o become and retain stronger in a m i l i t a r y

Our problem is not confined t o Korea i t is global in

- 4 its a s p e c t s .

The point t o watch f o r . then. i s not developments

In Korea as such, but t h e i r effect on our defense program.
Assuming t h a t the defense program goes ahead as presently
conceived. with sharply increasing demands, it appears highly
probable t h a t any l u l l w i l l prove temporary. and t h a t the major
domestic economic problem for the next year and longer will
continue t o be how t o r e s t r a i n I n f l a t i o n .

One Important point

t o recognise in t h i s connection Is t h a t recent evidence of
weakness In s a w consumer goods markets. accompanied by Inventory
i n c r e a s e s . r e f l e c t s In part the Influence of r e s t r i c t i v e measures
now In e f f e c t .
Consider a few figures t o emphasise the n a t u r e and extent
of the I n f l a t i o n a r y p o t e n t i a l .

If we work hard in t h i s country.

If we increase our m a t e r i a l s supply. our manufacturing and
t r a n s p o r t a t i o n c a p a c i t y . our employment and hours worked and our
general p r o d u c t i v i t y . we may be able t o r a i s e our t o t a l output
by about 6 per cent between now and t h i s time next y e a r .

It

w i l l not be easy t o do t h i s in an economy already operating at
such a high l e v e l . but t h i s gain is perhaps possible t o a t t a i n .
Convert t h a t increase i n t o d o l l a r s and i t comes out about $19 b i l l i o n
a t present p r i c e s ( t h e d o l l a r value of our present output of a l l
goods and services i s running c u r r e n t l y a t an annual r a t e of
$300 b i l l i o n p l u s ) .

We have seen t h a t present defense and foreign

aid outlays are nam running a t a $36 b i l l i o n annual r a t e . and
by t h i s time next year the r a t e is expected t o be $25 t o $30
b i l l i o n higher.

Just for the sake of s i m p l i c i t y . forget about

b o t t l e n e c k s . m a t e r i a l s d i f f i c u l t i e s and so on. which might keep
us from a t t a i n i n g a f u l l 119 b i l l i o n increase In t o t a l output.




-5-

The figures I have c i t e d show t h a t the take of the defense
program w i l l increase f a s t e r than t o t a l output w i l l

increase.

The r e s u l t w i l l Inevitably be l e s s for the c i v i l i a n economy.
I might note here t h a t the c i v i l i a n economy will not be badly
hurt in such a s i t u a t i o n • o v e r - a l l supplies will be a t near
record l e v e l s .. but t h e r e w i l l be l e s s for c i v i l i a n s . and for
reasons I s h a l l next d i s c u s s . t h a t is, or will be.

Inflationary.

So far 1 have been t a l k i n g mainly about production and
supply of goods and s e r v i c e s . Now l e t us look at the whole
p i c t u r e - the e n t i r e equation of i n f l a t i o n .
goods and services in t h i s country

generates

All production of
income.

Current

income is the major source of current purchasing power. When
an economy is in balance. Income flows out in such an amount and
in such a way that the people receiving It can buy up the production
of goods and s e r v i c e s a s it flows i n t o the market.

When the

a v a i l a b l e supply of goods and s e r v i c e s is in balance with the
supply of purchasing power. a f a i r l y s t a b l e econonmy r e s u l t s .
If the r a t e of flow of purchasing power i s increased r e l a t i v e
t o the a v a i l a b l e supply of goods and s e r v i c e s . t h e economy g e t s
out of balance.

That i s just what has been happening.

The

amount of purchasing power has been increased, and the amount of
goods available t o the c i v i l i a n economy has a l s o been increased.
but in s i m i l a r amount.

And we must not forget t h a t as the

defense program proceeds t h e r e will doubtless be an actual
reduction in the amount of goods a v a i l a b l e for t h e c i v i l i a n
economy.




- 6 I have already said t h a t we a r t producing goods and
s e r v i c e s in t h i s country a t an annual r a t e of about $300
b i l l i o n } and I want now t o emphasise that the production of
t h e s e goods and s e r v i c e s generates equivalent purchasing power
in the form of income•

If we take away, l e t us say, $50 b i l l i o n

of the production and reserve i t for m i l i t a r y use, but do not
take away an equivalent amount of income generated by i t s
production. i t is p e r f e c t l y c l e a r t h a t we have created an
imbalance between the supply of purchasing power and the supply
of goods

available

for the c i v i l i a n economy.

That is not the whole story, however.

Purchasing power

coming from current income can be increased from two other sources.
I t can be increased by the use of past savings. and i t can be
increased by the use of more c r e d i t .

3oth of these f a c t o r s

have been operating and have been widening the d i s p a r i t y between
a v a i l a b l e purchasing power and a v a i l a b l e goods and s e r v i c e s .
The net r e s u l t . a s you see, has been a strong r i s e in p r i c e s .
Now t h a t . a s simply a s I can put it, is the

inflationary

s i t u a t i o n in which we find o u r s e l v e s . Current income i s r i s i n g
f a s t e r than t h e supply of goods and s e r v i c e s . and in a d d i t i o n i s
being reinforced by l i q u i d a t i o n of savings and use of c r e d i t .
What can we do about t h i s !

That i s the Question.

In theory. c o r r e c t i o n can come on e i t h e r side of t h e
money-goods equation.

In other words. the amount of the a v a i l a b l e

purchasing power can be decreased or the




available

supply of

- 7-

goods can be increased, or both,

That is the t h e o r e t i c a l answer,

or perhaps 1 had b a t t e r say, t h a t i s the long-run answer t o
inflation.

From

a p r a c t i c a l point of view, most current a c t i o n

d i r e c t e d a t c o r r e c t i n g the i n f l a t i o n a r y s i t u a t i o n must of n e c e s s i t y
be on the money side of the equation,

I have already pointed

out the short ..run prospect t h a t the supply of goods a v a i l a b l e
for c i v i l i a n s la l i k e l y t o shrink r a t h e r than expand
So we must t r y t o work on the monetary side t o reduce
the a v a i l a b l e amount of purchasing power; in other words, t o
reduce the supply of money, or t o reduce i t s r a t e of turnover,
or both.
That i s the general economic s i t u a t i o n a t i t i s now,
and t h a t is the background against which t o view monetary policy
a c t i o n s taken in recent months.

But before turning t o the

s p e c i f i c a c t i o n s taken in the monetary f i e l d , a most important
point must be made.
Sound monetary policy In an i n f l a t i o n a r y period alms a t
r e s t r i c t i n g t h e amount of c r e d i t flowing i n t o the economy.
Remember t h a t c r e d i t adds t o the supply of purchasing power.
A r e s t r i c t i v e monetary policy operates a s an a n t i - i n f l a t i o n a r y
device by reducing c r e d i t (and hence purchasing power), and
thus causing t h e spending plans of consumers and businesses t o
be revised downward.

It i s e f f e c t i v e a s an a n t i - i n f l a t i o n a r y

device because i t reduces a v a i l a b l e purchasing power in so f a r
as i t reduces a v a i l a b l e c r e d i t ,

I might point out t h a t a

r e s t r i c t i v e monetary policy may merely keep c r e d i t from expanding



-

8 -

f u r t h e r . r a t h e r than a c t u a l l y reducing i t . or i t m a y m e r e l y hold
down the r a t e of c r e d i t expansion.

The problem,

of course. i s

t o make the policy just r e s t r i c t i v e enough and not so r e s t r i c t i v e
as t o c r i p p l e e s s e n t i a l a c t i v i t y .
I t i s , of course. e n t i r e l y c l e a r to you t h a t monetary
policy is hut one phase of an a n t i - i n f l a t i o n a r y campaign.

It

cannot do the job alone; it cannot alone reduce purchasing power
enough t o warrant being considered a panacea for

inflation.

To be e f f e c t i v e it must he accompanied by c o n s i s t e n t and coherent
a n t i - i n f l a t i o n a r y p o l i c i e s in other f i e l d s .

It must be accompanied

by appropriate f i s c a l policy and by s t i m u l a t i o n of savings.

It

should be accompanied by well conceived Governmental policy
with respect t o m a t e r i a l s . wages and p r i c e s . p r o f i t s . a g r i c u l t u r e .
and so on.

I t should be accompanied by e f f o r t s t o reduce l e s s

e s s e n t i a l Government spending. both in and out of the defense
program.

n e v e r t h e l e s s . monetary policy has its e s s e n t i a l part

t o play and can be a powerful force a s part of a general
a n t i - i n f l a t i o n a r y campaign.
The monetary a u t h o r i t i e s have made important moves t o
c u r t a i l i n f l a t i o n a r y e f f e c t s since the Korean war began.

As a

matter of f a c t . the Federal Reserve System was pursuing a moderately
r e s t r i c t i v e policy even before June. 1950. since there were. as
I mentioned e a r l i e r . already strong i n f l a t i o n a r y forces in the
economy.
order)




Since Korea the following a c t i o n s ( i n chronological

have been taken:
(1) The discount r a t e s of the federal Reserve Banks

- 9 were raised somewhat, and short-term money

r a t e s were allowed t orise.(Z)Consumer c r e d i t r e g u l a
(3) A new r e g u l a t i o n dealing with real e s t a t e c r e d i t
was made e f f e c t i v e .
(4) Reserve requirements of member banks were raised
t o s u b s t a n t i a l l y t h e i r upper legal l i m i t s .
(5) The Federal Reserve System discontinued i t s policy
of price support for Government s e c u r i t i e s . thus
c r e a t i n g a f l e x i b l e market in such s e c u r i t i e s .
The l a s t a c t i o n was the most important s t e p and t h e one
exerting the most profound effect on the mortgage money market.
We should discuss t h a t s t e p in some d e t a i l .
The federal Reserve System has i t s major Influence on the
r a t e of c r e d i t expansion through i t s a c t i o n s on bank r e s u m e s .
In t h i s country i t i s important t o d i s t i n g u i s h between two types
of lenders

nonbank lenders a n d commercial banks.

Nonbank

l e n d e r s , of which most of you oeople are r e p r e s e n t a t i v e , cannot
increase the supply of money by t h e i r lending a c t i o n s .

They can

increase to some degree the a c t i v i t y of the money supply but
they cannot increase t h e t o t a l supply.

Their lending operations

r e s u l t merely in t r a n s f e r s of a s s e t s t o t h e i r borrowers and leave
the t o t a l supply of money unchanged.
The commercial banking system, however. can and does
c r e a t e new money by i t s lending a c t i v i t i e s because bank loans
c r e a t e d e p o s i t s and banks are required t o hold only a f r a c t i o n



- 10 of their deposits in the form of reserves. The commercial banking
system therefore creates checkbook money on the basis of its
available reserves.
The primary responsibility of the federal Reserve System
Is to regulate the supply, availability and cost of money; and
the System operates to accomplish this function by varying the
supply, availability and coat of bank reserves. Without free
reserves the banking system

is unable to expand credit.

The Federal Reserve System becomes most restrictive. or
perhaps I should say, it is in position to become moat restrictive.
when it is able to withhold reserves from the banking system - when
it la able to restrict the supply and availability of bank reserves.
Whan the Federal Reserve buys Government securities it adds to
bank reserves. When it sells Government securities it contracts
bank reserves.

If the System wishes to withhold reserves from

the banks it has to be in position to refuse to buy securities
offered in the market and perhaps even to sell securities. It
cannot do this so long as it is pursuing a policy of supporting
Government security prices In order to maintain a predetermined
pattern of rates.

Support means that the System must purchase

securities when they are offered at the support price and there
are no other buyers.
Throughout the postwar period, until March 5, 1951, the
federal Reserve had stood ready to support prices of Government
securities whenever necessary. And support meant support at




- 11 fairly rigid

levels.

We were not always buying s e c u r i t i e s . of

course} some of the time no support was needed. but we were
always ready t o buy if we had t o . On March 5 t h e r e came a majjor
change In the f i n a n c i a l p i c t u r e .

After the much publicized

accord was reached between t h e Treasury and the Federal R e s e r v e .
the System discontinued i t s major support operations In the
Government s e c u r i t y market.

Since t h a t time the market h i t been

much more free -. and much more f l e x i b l e . The r e s u l t . a s you
a l l know, has been t h a t Government s e c u r i t y prices have f a l l e n .
In some cases s u b s t a n t i a l l y below par.

Since we have not bought

such s e c u r i t i e s . except whan we wished t o . and then mainly on
the basis of the c r e d i t s i t u a t i o n . reserves have not bean as
freely a v a i l a b l e t o the banking system as b e f o r e .

No longer can

Government s e c u r i t i e s be regarded as i n t e r e s t bearing c a s h .
1 want t o make a most important point r i g h t h e r e . When
the System cut down its support operations and Government s e c u r i t y
p r i c e s f e l l . the y i e l d s on Government s e c u r i t i e s rose; in other
words. the i n t e r e s t r a t e

increased.

The a c t i o n s taken by the

System were not taken for the mere purpose of increasing the
interest rate.

They were taken t o reduce the a v a i l a b i l i t y of

reserves and of c r e d i t .

Such r e s t r i c t i v e a c t i o n usually r e s u l t s

in higher i n t e r e s t r a t e s . but such an increase in r a t e s should
be viewed as a by-product of r e s t r i c t i v e monetary policy r a t h e r
than as an end r e s u l t .




-

12-

Let as explain here that we do not believe the demand for
c r e d i t i t reduced in any great degree by r e l a t i v e l y small r i s e s
in i n t e r e s t r a t e s .

Some marginal borrowers may be knocked out

of t h e market by s l i g h t l y higher r a t e s , but t h e r e is no great
reduction in t h e amount of c r e d i t demanded.

C e r t a i n l y , higher

i n t e r e s t r a t e s do not d e t e r lenders from making more l o a n s .

The

real e f f e c t i v e n e s s of r e s t r i c t i v e monetary policy t i t s in c u r t a i l i n g
the supply of funds a v a i l a b l e for lending.
I want t o s t r e s s the following key p o i n t s .

Federal Reserve

freedom in the Government s e c u r i t y market means that we do not
have t o buy s e c u r i t i e s a t any given price..
can be sold in the market a t some p r i c e .

Or course, s e c u r i t i e s
But if t h a t price

is

lower than the cost of a c q u i s i t i o n , the owner i s usually not very
e n t h u s i a s t i c about s e l l i n g .

If the owner i s a bank. quotations

for Government s e c u r i t i e s below par mean t h a t the banker has t o
pay a higher price for h i s reserves If he g e t s them through s a l e
of Governments.

If he cannot s e l l s e c u r i t i e s a t a p r i c e

satisfactory

t o him,. he i s simply deprived of t h a t means of acquiring a d d i t i o n a l
reserves.
Federal Reserve a c t i o n t o reduce a v a i l a b i l i t y of reserves
a l s o a f f e c t s nonbank

lenders.

I f the s e c u r i t y owner i s a nonbank

holder, e s s e n t i a l l y the same line of reasoning a p p l i e s .

The

major difference i s t h a t nonbankers cannot multiply c r e d i t
expansion on the b a s i s of free r e s e r v e s ; they can lend only the
proceeds of t h e i r s e c u r i t y s a l e s .




f o r the past several weeks the Government

s e c u r i t y market

- 13 -

has been on i t s own for mil p r a c t i c a l purposes.
and t e l l i n g has been done primarily
credit conditions.

System buying

in the l i g h t of prevailing

We have bought r e l a t i v e l y email quantities

of bonds a t times t o keep the market

orderly, but t h e r e have

been no l a r g e - s c a l e support operations.
The r e s u l t h a . been t h a t the supply of funds a v a i l a b l e for
lending has tightened up considerably.

And a t a r e s u l t of t i g h t e r

money we have seen increasing signs of more expensive money.
The key f a c t o r . however. i s not cost but a v a i l a b i l i t y .
you a r e fully

aware of t h i s f a c t . I am s u r e .

Most of

I understand t h a t

mortgage funds a r e hard t o come by n o w a d a y s . Most insurance
companies, for example. do not seem t o find i t expedient t o s e l l
Government. below per In order t o make mortgage l o a n s .
This discussion of the general economic s i t u a t i o n and t h e
steps taken t o make monetary policy more r e s t r i c t i v e may serve.
I hope. t o bring i n t o focus the factors influencing t h e supply
and demand for mortgage money.

On the supply side these points

should be notedi
1.

As a r e s u l t . for one t h i n g , of attempting t o

get as much money committed before Regulation X and
I t s companion r e g u l a t i o n s by the Housing and Home
finance Agency a n d the Veterans Administration became
e f f e c t i v e . the principal

nonbank

suppliers

of mortgage

funds took on unusually heavy commitment l o a d s .

Thus

they began the year 1951 with much of t h e i r a n t i c i p a t e d







14

available

funds for t h a t year already earmarked.

Sources of a v a i l a b l e funds f a r such lenders were
then considered as being (a) increases in cash
a s s e t s coming from general cash a s s e t growth and
repayments of previous loans and (b) Government
s e c u r i t i e s which could be sold In a supported
market.

The l a t t e r source no longer can be

counted on for two reasons! (1) As a r e s u l t of
the d e c l i n e tn Government

s e c u r i t y p r i c e s , holders

are r e l u c t a n t t o r e a l i s e l o s s e s by s e c u r i t y s a l e s .
and (2) as a r e s u l t of the r i s e In y i e l d s on
such s e c u r i t i e s , they a r t more a t t r a c t i v e as
Investments and thus more competitive with
mortgage loans.

Thus. because of previous

commitments and because of the fact t h a t
Government s e c u r i t i e s a r e no longer the equivalent
of i n t e r e s t bearing cash. the supply of new mortgage
funds has diminished.
Z.

Commercial banks find themselves In much

t h e same p o s i t i o n as nonbank l e n d e r s .

When banks

must s e l l s e c u r i t i e s in order t o make more
mortgage loans, the r e s u l t s of such action have
not r e c e n t l y seemed so a t t r a c t i v e as they used
to be.
3.

Both bank and nonbank lenders a r e

following p o l i c i e s of attempting t o r e s t r i c t
c r e d i t in keeping with the p r i n c i p l e s of the

- 15 Voluntary Credit ntary Credit Restraint Program
The ultimate r e s u l t of these three f a c t o r s i s t h a t mortgage
money i s not s o available a s i t was.
On the demand side these points should be noted:
1.

Higher p r i c e s for housing h a v e d o u b t l e s s

knocked some prospective buyers out of t h e
2.

Regulation X a n d

market.

accompanying regulatory

a c t i o n s , increading down payments and shortening
m a t u r i t i e s of housing c r e d i t

have brought about

some decline in demand for housing and h e n c e for
mortgage f u n d s .
3.

R e s t r i c t i o n sonuseof materials and

d i r e c t r e s t r i c t i o n s on some t y p e s of c o n s t r u c t i o n
(or permit r e q u i r e m e n t s ) a r e in e f f e c t .
defense

As the

program grows, i t seems l i k e l y t h a t uses

of c e r t a i n m a t e r i a l s w i l l b e f u r t h e r r e s t r i c t e d .
These three f a c t o r s tend t o reduce demand for housing and
demand for m o r t g a g e funds.
There i s perhaps good reason t o feel t h a t the r e s t r i c t i v e
f a c t o r s operating on the supply sida a r e more powerful t h a n those
operating on the d e m a n d side. While higher p r i c e s , R e g u l a t i o n X,
m a t e r i a l s shortages and so on are l i m i t i n g d e m a n d tosomedegree,
demand for h o u s i n g i s s t i l l s t r o n g . There i s no appreciable
offering of e i t h e r old o r new houses overhanging t h e




market.

1©

The demand for rental housing c e r t a i n l y has not been

satisfied.

On the other hand, the supply and a v a i l a b i l i t y of mortgage funds
have been reduced considerably.

We are told t h a t a number of

Insurance companies e i t h e r are refusing t o take on a d d i t i o n a l
commitments a t t h i s time or are s u b s t a n t i a l l y r e s t r i c t i n g t h e i r
volume of new commitments.

It Is generally true t h a t banks are

not eager for more real e s t a t e l o a n s .
At t h i s point I suspect you would l i k e me t o say whether
I believe the conditions Just described will continue t o obtain
and, if so, how long.

As much as 1 would l i k e t o know what the

future holds. I must confess a complete lack of clairvoyance.
Moreover, I t Is not within my prerogatives t o preempt your
r i g h t t o make your own a p p r a i s a l s of t h e forces a f f e c t i n g future
developments. a n d base your own decisions t h e r e o n .

If 1 can make

any c o n t r i b u t i o n t o your d e l i b e r a t i o n s and your d e c i s i o n s . 1
believe i t will be by c a s t i n g some l i g h t on present conditions
and t h e i r background. and t h a t 1 have t r i e d t o d o .
In the s t r u g g l e between democratic and t o t a l i t a r i a n ways
of l i f e , I t i s Important t o keep our own economy strong and
h e a l t h y . By holding down I n f l a t i o n we can aid in building up
our economic s t r e n g t h .
t o accomplish t h a t end.

Monetary policy is one important means
In order t o be e f f e c t i v e the makers of

monetary policy must be a l e r t t o constantly changing and s h i f t i n g
conditions.

This is p a r t i c u l a r l y t r u e when I n t e r n a t i o n a l

factors

beyond our control exert such powerful influences on the conditions
with which monetary policy must d e a l .