Showing posts with label hovnanian. Show all posts
Showing posts with label hovnanian. Show all posts

Saturday, April 4, 2009

Moody's To Arbitrate When A Default Is Not A Default, Hedge Funds To Suffer

A little noticed document Moody's released on March 24 entitled "Moody's Approach to Evaluating Distressed Exchanges", could mean accelerated defaults for troubled companies pursuing debt buybacks in the open market, and the end of this practice, as companies will have no idea if Moody's will decide they merit the unenviable designation of "Limited Default."

Previously, a company pursuing "coercive" distressed tenders and exchange offers would immediately get a phone call from Moody's notifying it it had committed default under its debt. In the March 24's piece, Moody's had this to say on the topic:

In recent months, issuers have increasingly been proposing debt exchanges and tender offers at discounts to par. In many instances, these proposed exchanges reflect an opportunistic motivation as financially healthy issuers see a chance to reduce debt levels at attractive valuations. In other cases, however, the proposals are being made by financially distressed issuers and the effect of the exchange is to allow the issuer to ultimately avoid a default event, whether it is a bankruptcy filing or a missed payment on principal or interest.

Exchanges made by distressed issuers at discounts to par which have the effect of allowing the issuer to avoid a bankruptcy filing or a payment default (i.e., "distressed exchanges") are considered default events under Moody’s definition of default. However, since whether an issuer would have defaulted absent an exchange is unobservable, the determination of whether an exchange constitutes a default event is inherently a judgment call. As such, it is important for market participants to understand the criteria Moody’s considers in evaluating whether a particular exchange offer constitutes an event of default.
The critical take home message here is the subjective determination that Moody's and Moody's alone will make whether or not a company is to be branded a Defaulter or not. The implications across the capital structure, in the case of even one security defaulting, are obviously staggering, due to legacy limitations on what securities can and can not be held in a given defaulted corporate issuer by many asset managers. However, whereas the distressed exchange is much less of a judgment call if one is familiar with Moody's approaches and criteria for evaluating these events, a minor addition to the terminology by Moody's could jeopardize the recently gaining significant popularity phenomenon of open market distressed buybacks. As Moody's says:

All formal debt exchanges and tender offers are candidates for distressed exchanges. Additionally, open market and bilateral negotiated purchases of debt are also possible candidates for distressed exchanges. While purchases and exchanges are typically voluntary transactions, they can have the effect of allowing the issuer to avoid a bankruptcy filing or missed payment and, therefore, constitute an event of default.

In evaluating exchange offers, Moody’s interprets the term "debt exchange" very broadly. For example, when distressed issuers restructure or amend bank loan agreements which have the effect of allowing the issuer to avoid a bankruptcy filing or payment default, such transactions will be classified as distressed exchanges.
And while one may have been forgiven to assume that this is merely posturing on the side of Moody's, the rating agency showed it was not bluffing when it assigned a rating of Limited Default to Hovnanian, following its presumed "debt exchange." From Moody's Hovnanian release:

Moody's Investors Service assigned a Caa1/LD probability of default rating ("PDR") to Hovnanian Enterprises, Inc. ("Hovnanian") following the company's disclosure in its most recent 10-Q filing that between October 31, 2008 and March 11, 2009, it repurchased approximately $368 million face value of senior unsecured and senior subordinated notes at substantial discounts to par. The open market transactions, considered together, constitute a distressed exchange and a limited default by Moody's definition. The LD designation signifies a limited default and also incorporates Moody's expectations of open market transactions at substantial discounts to par over the next twelve months.
Two months ago, Zero Hedge wrote about the incentives, most notably from a tax perspective, for corporate issuers to buy back their "distressed" debt after a proposal by Max Baucus was included in the stimulus bill, made it beneficial for companies to repurchase debt in the open market. The irony of Moody's action is that with one ill-crafted sentence it has the potential to undo the stimulus plan's tax benefit to corporate issuers.

In summary, CFOs of highly leveraged companies that still have substantial cash amounts on their books, will now have to sweat the trade off of purchasing their cheap debt in the open market, since any tax benefit of doing so (see the linked article) will be eliminated by the threat that Moody's may assume the company merits a Hovnanian-like treatment and downgrade it to Limited Default, this making it impossible for the company to even have hope of accessing the capital markets in the future.

One additional implication is that while hedge funds have recently been purchasing the distressed debt of companies that have enough cash to be "potential debt buy back candidates", these very hedge funds will now also be at a loss whether the management team of any particular company will have the incentive to do so going forward, thus eliminating the benefits of "frontrunning" the company in its secondary market repurchases. As this has been a major theme for HFs over the past 2 months, leading to outsized gains in very distressed debt purchases versus less risky tranches, the trade could unwind promptly leading to significant losses for credit funds who are left holding the bag. Sphere: Related Content

Wednesday, March 11, 2009

Hovnanian Gives Latest Negative Earnings Surprise

The carnage in homebuilders continues. Hovnainan posted a $2.29 loss, substantially worse than the consensus estimate of -$1.56 after "joblessness climbed and prospective buyers waited for prices to quit falling." Paul Puryear, director of real estate research at Raymond James had some additional choice words: "A couple of builders are on the critical list, Hovnanian being one. The No. 1 driver of household formation is job growth and job growth is negative. We need to turn that around." Lastly, owner Ara Hovnanian gave his 2 cents on the lack of light at the end of tunnel of 10 consecutive quarterly losses

"Given the lack of steps taken by the federal government to address housing demand, prospective home buyers are still faced with making the decision to buy a home against an exceedingly difficult economic backdrop. We expect demand for all homes, both new and existing, to remain far below normalized levels. While we have experienced a typical, seasonal pickup in traffic and sales since the middle of January, this increase is coming off of extremely low levels that have prevailed since mid-September,”
Hovnanian, which features prominently on Moody's infamous death list, was downgraded on March 6 to Caa1 from B3 with the following caution "Government actions will be helpful largely at the margin liquidity will remain tight and lender behavior uncertain, and2009 will be a year of greatly reduced deliveries."

Which leads us to the broader real estate, both residential and commercial, space of which we think the REIT sector is most poised for some dramatic downside surprises (one only needs to look at the GGP soap opera for a good idea of just how bad things really are). The only potential saving grace would be whether the U.S. decides the REITs are the next sector it considers too big to fail (more on this in a subsequent post). However, as we have seen with what happens to other sectors to which the government decides to provide its helping hand, this too could be a two edged sword. Sphere: Related Content

Wednesday, February 4, 2009

Moody's Prepares to Downgrade Most Homebuilders

In the current amusing race between S&P and Moody's over who can downgrade more companies in a shorter amount of time, S&P easily has the lead. However, Moody's just slapped S&P right back, Judge Peck style, by putting most homebuilders on downgrade review which usually precedes a full downgrade within 2 to 4 weeks. The companies about to be whacked include Beazer (B3 unsecured rating), Hovnanian (Caa1 unsecured), M/I Homes (B3 unsecured) and Standard Pacific (Caa1 sub note rating).

The key text from the release:
New York, February 04, 2009 -- Moody's Investors Service placed all of the ratings of Beazer Homes USA, Inc., Hovnanian Enterprises, Inc., M/I Homes, Inc., and Standard Pacific Corp. on review for downgrade. The review was prompted by Moody's expectation that cash flow generation for these companies will weaken in 2009 and deteriorate further in 2010, that the macro environment will continue to be unsupportive, and that access to credit--both for the industry and for its customers--will tighten. The review will focus on each company's ability to generate cash flow, manage liquidity, and comply with bank covenants beyond 2009.

The easy part of cash flow generation for these four homebuilders as well as for most of the rest of the industry is largely over. From this point on, homebuilders will have to concentrate on achieving additional cost reductions, building largely to order rather than on spec, faster turnover, product differentiation that would permit them to stem the erosion in home prices, more rigorous screening and subsequent handling of potential buyers to chip away at the elevated cancellation levels, and some attention-getting incentives.

Current cash balances and borrowing capacity for the four companies appear sufficient at this time to carry them through 2009, barring another significant jolt to the economy and the financial system. Beyond 2009, the question is whether the companies can re-energize their cash flow machines, handle debt maturities without a glitch, and provide the resources to take advantage of a turn in the market when it comes.

Each of the companies has been to its bank group multiple times for covenant relief, and the current bank covenant requirements are generally nominal. However, a return trip to the banks cannot be ruled out, given the forecast of Moody's Corporate Finance Group for additional home price declines that drive large impairment charges and create additional compliance challenges. If this were to occur, there is no guarantee that the banks would be in any mood to again be cooperative.

Moody's anticipates that the review will be conducted on an expedited basis. If the determination from the review is that ratings should be changed, it is possible that the ratings of one or more of the four companies will be lowered by more than one notch.
Sphere: Related Content