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Real estate

Beirut’s towers top-out

by Executive Staff December 11, 2009
written by Executive Staff

After the striking surge in demand and prices witnessed in the Lebanese real-estate market in 2008, the industry seems to have stabilized in 2009.

Lebanese expatriates and Gulf nationals have been less keen to buy high-end apartments, evidenced by a decrease in activity in that market area. But local demand has remained robust, since it has been largely insulated from the global financial crisis and the country’s political instability.

With the high level of competition in the market, coupled with the effects of the global downturn in the Gulf, buyers are becoming increasingly careful and conscious of costs and quality, which has kept prices from repeating the rapid accession of 2008.

“Buyers used to come and sign their contracts right away. Now they are bringing their lawyers with them, to discuss contracts and the services included,” said Mohamad Saleh, chairman of Noor International. “Buyers are becoming more mature and careful because many projects in the Gulf were cancelled.”

The effect of a decrease in high-end demand and increased scrutiny on the part of buyers has had a cooling effect on prices that spiked wildly in 2008.

“In 2009, there hasn’t been much of a change in prices,” said Hani Haddad, managing director at A&H Construction and Development. “What happened is that if there was a customer and he wanted a 10 to 15 percent discount, you would give it to him, because demand is lower.”

There have also been a series of new trends sweeping the market, as developers look to expand their coverage outside of Beirut, building greener and more environmentally sustainable projects.

High-end hits the brakes

The overriding sentiment in the market at the end of 2009 is that high-end demand has decreased significantly. Some attribute this drop to the fact that expatriates, who represent the bulk of high-end demand, were affected by the financial crisis. Others believe the political void in Lebanon that followed the elections was the prime reason for the slowdown.

Nabil Sawabini, chairman and chief executive officer of MENA Capital, explained that although many think the political situation does not affect the market, those investing large amounts of money think twice if the environment appears unstable.

“If you are a buyer and spending millions of dollars on property, won’t you want to track your investment?” he said.

Elie Harb, president of Coldwell Banker, blames the slowdown on the economic situation.

“Whoever wants to buy for $2 million is thinking twice because the dollar has [lost value] and our products still rely on the European supply,” said Harb. “Secondly, things are very expensive and right now it is not easy to make money. If  [investors] have some cash, they are not trying to buy with it.”

Demand from Gulf nationals has also quietened down. However, it seems the effects were not largely significant because of the strength of domestic demand.

“Foreign demand is less than 3 to 4 percent of the market,” said Harb. “So that demand, even if it vanished, is not a huge blow to the market.”

Even though demand has slowed, prices haven’t followed suit. In most cases they have stabilized, mainly due to Lebanese developers holding low amounts of leverage and being confident that the demand will pick up — they would rather wait for the inevitable upswing than decrease their prices.

David Mansour — developer of high-end projects including Mzar Lodge, Sioufi Towers, Tilal Fakra and others — said that even though expatriates are more encouraged to invest their money in the real estate sector than the stock market, the

increasing number of developments taking place in the city has made more choices available. With supply creeping ahead of demand, prices are kept from increasing as quickly.

“The crazy spike in prices is gone. Now the market is back to normal. Whoever wants to buy a [high-end] house can negotiate the price, he has a lot of options to buy from,” he said. “The market today is not a seller’s market. Buyers are more picky and sophisticated.”

Despite these issues, some high-end developers have increased prices. Greenstone, the real estate division of Johnny R. Saadé Holdings, increased prices per square

meter in their project ‘l’Armonial’ in the Ashrafieh district of Beirut, from $4,300 to $4,500.

“Since the beginning of the year, we have increased our prices because of fluctuations in terms of construction costs, the exchange rate and many other external factors,” said Karim Saadé, general manager at Greenstone.

Average price ($) per square meter for apartments eligible for loans from Habitat Bank

                                                               Mount Lebanon

Source: Habitat Bank

Less land and more expensive

Most agree that the trigger for  the hefty property price increases over the last few years has been the scarcity of available land in the capital. This, in turn, raised developers’ costs, which were then passed on to the end buyer.

“Land value is ridiculous now,” said A&H’s Haddad. “If you ask someone that has land in Ramlet El Baida, they ask for $20,000 to $25,000 per square meter. In

Verdun, they are asking the same.”

In response, developers increase their prices in order to secure profits and facilitate future investment. Haddad explained that usually, land accounts for some 50 percent of the investment costs, and with prices rising, this could soon reach 70

percent of total investment.

“If I want to sell an apartment today, it would not cost less than $8,000 per square meter [in these areas], and of course it would be without a sea view,” added Haddad.

With land becoming ever more expensive in Beirut, prices of properties are expected to continue rising, making it less affordable to buy an apartment in the capital for Lebanese in most income brackets.

Both developers and buyers are now expanding their scope and allocating investment to Beirut’s suburbs and other areas, in order to avoid paying high prices for land, not to mention getting away from the polluted and busy city. Buyers also prefer to take advantage of the greenery that is almost non-existent in the capital.

This trend is supported by the highways now being built, linking the city with the suburbs and encouraging people to move out of the city.

“There are some areas in Lebanon where you would never have thought of buying land and constructing,” said Antoine Chamoun, general manager at the Bank of Beirut Invest, which lends to the real estate sector. “But because things are more expensive, people are being encouraged to buy land in areas which were considered to be [to far from the city center].”

Turning green to gold

To stand out in an increasingly competitive market, real estate developers are focusing on quality and adopting greener initiatives. The latter includes using water and energy conservation techniques and employing waste disposal and water treatments methods. However, with the lack of adequate infrastructure to support these initiatives and the expensive nature of these technologies, going green is harder than is sounds.

“Technology in its early stages is expensive. As you develop, it becomes more affordable,” said Sawabini from MENA Capital, who are behind high-end projects such as Qoreitem Gardens, Sky Gate tower and the Ibrahim Sursock Residences.

“We are going to [start by using] technologies that make more sense to us today, and as technology develops, we are going to use more of it,” he said.

Sawabini added that he expected the trend of ‘green’ buildings will become more common in Lebanon within three to five years.

The bureaucratic issue

One of the main issues from which the industry suffers is the mire of bureaucracy developers face when attempting to elicit a construction license from the government.

“It takes six months to get a license, and longer for a tower,” said A&H’s Haddad.

 Bilal Alayli, president of the Order of Engineers and Architects, added that one of the reasons why licensing takes so long is because the law is hard to understand and it creates a situation where developers find themselves having to go back and forth in order to complete the procedure.

“The law is also written in a way that two engineers can understand it in different ways, which creates a problem…so it should be clearer for everyone,” he added.

What to expect

Expectations in the industry seem to point to a continuing rise in prices because of a lower supply of land and rising local demand.

“Prices will only improve,” said Karim Makarem, director at Beirut-based real estate advisory company Ramco. “We had no prime minister, a war with our neighbor…not to mention the 15 years of Civil War where prices went up and kept on going up. This explains a little bit about the people who are buying for higher prices who don’t want to be quoted out.”

But most industry experts say the price hikes of 2008 are a thing of the past and 2010 will see more moderate pricing levels.

“Demand will remain steady, prices will probably improve by 10 to 15…maximum 20 percent,” said MENA Capital’s Sawabini.

The only caveat is that if lending increases dramatically, the resulting demand could push prices up. However, this could be offset by an increase in competition in the market as new developments begin to come online.

For now, however, the industry looks set to maintain stability through 2010.

December 11, 2009 0 comments
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Real estate

Stalled in the sky

by Executive Staff December 10, 2009
written by Executive Staff

In 2009 the real estate industry in Lebanon witnessed another year of promising growth and continued to represent an integral part of the economy. Despite a slight drop in total transactions, construction activity remained robust with increasing numbers of permits issued and a steady growth in cement deliveries, a major real estate indicator in the country. 

With lending proving to be a challenge in 2009 — particularly in over-indebted real estate markets such as Dubai — Lebanese banks have been offering incentives to the sector since the second half of 2009 in the form of improved lending conditions for both locals and expatriates. As a result, demand on housing is expected to increase in 2010, especially in the middle-income segment of the market. 

Real estate growth

Due to the lack of official figures, the industry is forced to rely on indicators to measure activity in the sector. According to Bilal Alayli, president of the Order of Engineers and Architects, the prime indicator to watch is the number of construction permits issued each year.

Official figures from the Order of Engineers in Beirut and Tripoli show that construction permits in the first ten months of 2009 totaled some 10,172,000 square meters, up by 7.4 percent compared to the same period in 2008 and by 41.2 to the same period in 2007.

According to Bank Audi, 47.9 percent of the total permits were issued in Mount Lebanon, while 20.7 were issued in the North, 15.7 percent in the South, 9 percent in Beirut and 6.8 percent issued in the Bekaa region.

The other major indicator, cement deliveries, also increased; rising by 18 percent in the first nine months of 2009 over the same period in 2008, according to the Banque du Liban, Lebanon’s central bank.

On the demand side, figures did not mirror the growth of other indicators but remained stable, with the number of sales transactions totaling 55,482 in the year to September:  some 3 percent lower than during the first nine months of 2008, according to the General Directorate of Land Registry and Cadastre (GDLRC). The total value of real estate transactions reached $4.3 billion in the same period, 3.7 percent lower than the first nine months of 2008.

According to Lebanon’s finance ministry, property registration fees in 2008 represented 1.3 percent of the country’s gross domestic product and amounted to $415 million, dropping to 1 percent of GDP in 2009.

Karim Makarem, director at Beirut-based real estate advisory company Ramco, said that the GDLRC’s numbers are inaccurate, as more than half of the projects launched are sold ‘off-plan’ — the property is not registered until the development is handed over, which obfuscates figures significantly.

“You will see a much higher figure released in two years, because a lot of properties that were bought in the boom period will be registered in a year or two,” he said.

Makarem also added that some developers might give incorrect statements about the value and size of an apartment.

“You are relying on people to tell the truth, which is very difficult,” he quipped.

Construction permits (in 1000s of square meters) for the first 10 months of the year

Source: Order of Engineers of Beirut and Tripoli, Bank Audi’s research department

Sales transactions in the first 9 months of the year (in numbers)

Source: GDLRC, Bank Audi’s research department

Investments on the rise

Despite the lack of accurate data, one thing seems rather certain: investments in the real estate sector are ever increasing, especially in Beirut, where what little land remains is being bought and developed quickly, pushing prices to record highs.

According to Alayli there were 200 empty land plots in Beirut at the beginning of 2009.

“Recently I received some statistics saying there are still around 139,” he added, noting that the decreasing supply of land will boost prices in 2010.

According to Makarem, at this moment there are around 400 projects in Beirut under construction or in the pipeline, with an average size of 300 square meters per apartment.

“Of the [projects] being completed in 2009, the pre-sale rate is around 85 percent, which is very impressive,” he said.

Foreign investors also seemed keen for a slice of the country’s development market last year; more than 68 percent of total foreign direct investment in 2008 targeted the real estate sector, to the tune of some $2.2 billion, according to the Investment Development Authority of Lebanon (IDAL).

Nonetheless, many in the industry still believe foreign investment in the sector could have been higher, but was stunted by political concerns relating to the political instability surrounding government formation and the restraints of the overriding global financial situation.

“We had a very large American investment development company in town, who commissioned studies and visited a number of locations in Lebanon looking to invest big amounts of money in the country,” said Makarem. “But [they] decided to delay until, most likely, 2011 because of the political vacuum.”

Makarem added that money coming from other Arab countries has slowed due to the effects of the credit crisis and ailing real estate markets in the Gulf Cooperation Council.

A premier example of this phenomenon is the Beirut Gate project, currently being developed in the Beirut Central District by the Abu Dhabi Investment House and Sayfco Holding. Chahe Yerevanian, chairman of Sayfco Holding, explained that the Beirut Gate project had been initially delayed because of the effects of the financial crisis on the Gulf, but has since been reinstated and is back in action.

Antoine Chamoun, general manager at Bank of Beirut Invest said: “People are realizing that real

estate investment is the best investment [they can make]. Those who are not investing in real estate now aren’t doing so because they can’t, not because they don’t want to.”

Surge in lending

To spur on the burgeoning real estate sector, the central bank dropped reserve requirements on 60 percent of loan categories in July 2009, allowing banks to drop interest rates on these categories, which included housing.

Since then, most banks have started offering primary housing loans to both Lebanese locals and expatriates in Lebanese lira at rates of around 5 percent. The directives will stay valid until June 2010 and can be extended until June 2011.

“We have strongly felt the impact [of increasing demand] since interest rates decreased,” said Chamoun, who declined to comment on the total value of loans active in the sector.

For their part, government affiliated lending institutions, such as the Habitat Bank and the Public Corporation of Housing (PCH), have seen constant lending activity in 2009, with better facilities offered to the middle-income segment of the market.

The PCH is owned by the government and gives loans in partnership with private banks, while the government only holds a 20 percent stake in the Habitat Bank.

The difference between the two institutions lies in their lending requirements. PCH only lends to income level segments below or equal to 10 times the minimum wage, or up to $3,300 per month, while Habitat Bank lends to those who earn at least $1,000 per month with no ceiling. The largest loan granted by the PCH is $120,000, while the Habitat Bank will give up to $300,000.

According to Joseph Sassine, president and director general of the Habitat Bank, the interest rate on loans is currently 4.99 percent, as opposed to the 6 to 8 percent seen prior to August of this year.

Sassine added that the Habitat Bank gave around $80 million in loans in 2008 and that it expects to reach the same figure in 2009. That said, he expects loans to increase in 2010 to more than $133 million, mainly as a result of the decrease in interest rates.

The premier grievance of the real estate industry seems to be the fact that banks don’t give loans to off-plan properties, except to some developers, and then only on a case-by-case basis.

“There should be a system where the loans are given right away,” said Elie Harb, president of Coldwell Banker. “The banks have to take a certain risk by providing the developer with a prepaid amount.”

Mohamad Saleh, chairman of Noor International, said banks should give developers loans, in installments as projects are constructed.

FDI inflow to the real estate sector

Source: IDAL

Arab* FDI inflow to the real estate sector

Source: IDAL
*Kuwait, UAE, Qatar, Bahrain, Saudi Arabia, Iraq and Syria

Cement deliveries (in 1000s of tons) in the first nine months of the year

Source: Banque du Liban

Expectations

With the world slowly recovering from the financial crisis and the political and security situation in Lebanon stabilizing, many predict that the real estate sector will witness significant growth in 2010. In their view, investors will see the Lebanese market as a safe haven for investments in the context of the global downturn, especially as the country maintains a healthy banking sector and carries robust local demand.

“All this will allow Lebanon to return to being an investment hub and benefit from the Lebanese diaspora, who were looking at investing in Lebanon for a very long time, not to the mention the Arabs,” said Nabil Itani, chairman of IDAL.

December 10, 2009 0 comments
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Manufacturing

Grinding out a profit

by Executive Staff December 10, 2009
written by Executive Staff

Ramzi Cortas Chairman and general manager, Cortas

Cortas was founded in 1928 by current chairman and general manager Ramzi Cortas’ father, who was 15 years old during the famine in Lebanon in World War One.

“This was an incentive to start a food industry to support people and stop starvation during hard times, a principle that is still there,” said Cortas. The family-run firm is now one of the largest food manufacturers in Lebanon, and has introduced numerous products to the market, including orange marmalade during the Second World War — with expertise provided by the British government to cater to soldiers diets — and the first company to ever can hummus tahini. Employing 75 staff, Cortas produces millions of tins a year, and has revenues in the “tens of millions.”

“We’ve had a lot of attempts by the Turks and the Israelis to go after our market, especially in tahini and grilled eggplant,” said Cortas. The company is currently working on an ISO certification for tahini, and is adding new equipment due to the “digital invasion,” to become more computerized. “There is a lot of competition from Israelis on short shelf-life products in mainstream supermarkets, and they are chipping into our market, but we are working on that with polypropylene packs. It is more a distribution than technical challenge,” he said.

Rival preserved food firm Al Wadi Al Akhdar dominates the shelves in Lebanon, but outside the country Cortas has the upper hand, exporting 85 percent of its products, with the highest percentage to the United States and Canada. Cortas is planning to up domestic sales through a new marketing campaign as the company been “ignoring” the Lebanese market.

“In one supermarket chain in California we sell more jam than in the whole of Lebanon,” said Cortas.

Nizar Raad Managing director, Universal Metal Products

Established in 1971, UMP was the first company of its type in the Middle East to manufacture collapsible aluminum tubes.

“In our business today, we are a top quality producer in the Middle East and comparable to, if not better than Europe,” said Nizar Raad, managing director. Raad’s statement is no boast, with his clients being major multinational and big-brand firms. “International brand companies rely on quality and then price, not price and then quality,” he said.

An advantage for UMP over the five other major aluminum tube factories in the Levant is his native workforce, a relative anomaly in a region which uses foreign labor that typically stay for just three to four years.

“We don’t have a turnover. Our average employee will stay with the company for 20 years, sharing experience and expertise,” said Raad. “We’re relatively stable because we don’t depend on the Lebanese market.”

Expertise is essential for UMP to maintain competitiveness, with 85 percent of its products exported. Raw materials are also of a high quality, with the aluminum pellets used to make the tubes imported from Europe along with specialized paints. But with such import-export dependency, the July 2006 War badly impacted UMP, losing 25 percent of its clients. It was also a close call as to whether the factory might have suffered the same fate as other bombed out industries.

“A drone hovered over the factory and everyone panicked, but luckily [the Israelis] didn’t drop a bomb on us,” said Raad. “And in industry, overheads are sky high and we’ve over 100 employees, it’s not like retail, so we were affected financially by the conflict.”

A governmental loan has helped UMP weather the sustained losses and the company is making headway in regaining clients.

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Manufacturing

In need of a tune-up

by Executive Staff December 10, 2009
written by Executive Staff

The effects of the July 2006 war are still being felt by the country’s industries, and by export orientated businesses in particular. Nizar Raad, managing director of Universal Metal Products (UMP) — a leading manufacturer of collapsible aluminum tubes for pharmaceutical and cosmetic companies that exports 85 percent of its products — said his major customers panicked during the conflict and started looking for alternative suppliers.

“Tubes are an important component in the production system, so if we could not deliver it was a problem for our customers. We lost some market share, around 25 percent since 2006, and have been fighting to get it back,” he said. “We are clawing back, slowly, regaining 10 to 15 percent.”

Tinned and preserved food company Cortas, which also exports 85 percent of its produce, had a rough time during the war as well, but “didn’t really lose clients,” said Ramzi Cortas, its chairman and general manager. “But if the war had not happened we would have progressed more, it was certainly a set back.”

Lights off

In the immediate term, industries have other, more pressing concerns, namely electricity, transportation and customs.

“Energy is the most important issue for us, and our highest expense at 13 cents per kilowatt compared to just 3 cents elsewhere,” said Raad. “Only 50 percent of electricity is provided by the government, and four hours on, four hours off. It would at least help if they were very punctual so we could turn off machines and have a timetable.”

Generators have become essential for everyday business, doubling energy costs when compared to most industrialized nations and placing an extra financial burden on  businesses. Private generators provide an estimated 38 percent of electricity generation in Lebanon, a figure comparable to Bangladesh.

“We’ve requested special rates many times but the government hasn’t helped. Many small industries cannot afford generators. How many businesses can’t take off because of a generator?” asked Raad.

Hauling heavy transport costs

Transportation costs are a further gripe, with a container truck costing $2,500 to go from Beirut to Riyadh, and $900 to $1000 to Damascus.

“If you ship a container from Hong Kong to Dammam it costs $1,000,” said Raad, adding that 1,000 liters of gas in Saudi Arabia costs just $54 compared to a dollar a liter in Lebanon. While Gulf countries have an immediate competitive advantage due to low energy costs, reducing taxation on imports and exports could help Lebanese competitiveness and would take advantage of one value added aspect of the workforce: its higher skill level.

“I’ve said to ministers, ‘Think about exports being tax deductible,’” said Raad. “‘There’s a tax on income, so give a rebate of 50 percent on exports.’ But the government wants to grab everything. It should help by lowering overheads to make us more competitive.”

Cortas wants Lebanon to move towards a more free-market economy to lower import duties.

“Historically, Lebanon has never supported industry and there has always been a very strong lobby from importers to prevent the government from interfering in making it a level playing field,” he said.

Under Lebanese law companies can claim a 10 percent rebate on exports if using imported products. However, Cortas said bureaucratic obstacles make it hard to claim the money back.

“In practice, paperwork is too cumbersome and we can’t take advantage of these savings,” he said.

Customs at the ports are a further bane for Lebanese industrialists. Every week UMP receives a container at the Beirut port, but every time containers have to go through the red and green zones to be checked for a week.

Breakdown of imports ($millions)

Source: Ministry of Industry

According to customs

“It’s a waste of time, especially as we are a registered and legal company receiving goods from a reputable source, importing just one product, and there is a letter of credit opened against it. So why do we always have to go through the red zone?” lamented Raad. “They know us, but say the product needs to go for analysis, and when we are short on raw material we ask for one or two drums, they can keep the rest, but I can’t get even one drum. Inventory blocks a lot of capital and we’re paying high interest on it.”

But while Raad criticized the customs authority, he said the port was better than ports in Europe in terms of stability. “We’ve had containers arriving three weeks later from France due to strikes,” he said.

Both companies have weathered the financial storm, although credit lines were strained in late 2008 and the first half of this year due to delayed payments and orders by companies. Raad said the financial situation has stabilized, and the “outlook for 2010 is positive, as long as no one drops a bomb on Tehran.”

Cortas felt the pinch in the first half of the year but has turned sales around, although not their margins as the distributor was asking for lower prices.

“We will finish the year with sales growth, but profits have not been projected,” said Cortas. “Bar any political surprises, we should have a reasonably good 2010.”

December 10, 2009 0 comments
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Manufacturing

Industry slips a gear

by Executive Staff December 10, 2009
written by Executive Staff

If Lebanon’s real estate, banking and tourism sectors can be called the country’s golden sons, then manufacturing is the under-appreciated, underfed and less glamorous black sheep of the family. Last year, real estate attracted 68.62 percent of Lebanon’s total foreign direct investment (FDI) of $3.19 billion, and the tourism sector 20.6 percent, according to the Investment Development Authority of Lebanon (IDAL).

Industry, at the other end of the stick, attracted just 0.68 percent of FDI in 2008, or $21.3 million, down from 3 percent in 2007. Exports have also declined, from $2 billion from January to August in 2008 to $1.71 billion over the same period in 2009 — a decline of 15 percent, according to the latest figures from the Ministry of Industry and Petroleum. On the other hand, Kamal Hamdan, economist and managing director of the Consultation and Research Institute, said overall imports rose 36 to 40 percent last year.

“In the last few years quite a number of industries have disappeared off the face of the planet,” said Marwan Iskander, economist and managing director of MI Associates.

Awaiting restoration

Lebanese industry has been sliding down a slippery slope since the Civil War, or in a state of “fiasco,” as Hamdan put it, and “the weak partner in the establishment, which is more commercial and financial than industrial.” He estimates industry and agriculture account for just 15 percent of gross domestic product.

Over the past few years, industry has struggled to rebound from the devastating effects of the July 2006 war with Israel, which not only saw 900 factories and commercial buildings bombed to bits, but also torpedoed exports during the 60-day siege of the country’s ports.

Such devastation in part explains the positive blip in FDI the sector received in 2007, as $104.6 million poured in to fund reconstruction and development — more than double 2006’s $46.4 million in FDI.

But while the war clearly had a negative impact, so did the ensuing political crisis that was followed by the global financial crisis, all on top of a sector struggling to compete with relatively high labor costs, high energy costs and daily power cuts, no government subsidies, import monopolies and a lack of long term vision and investment.

Yet while the outlook may seem gloomy for industry, imports of industrial equipment have risen steadily over the past three years, from $163 million at end-2007, to $188 million at end-2008. The 2009 August figure of $140 million looks well on its way to surpassing both marks. Industries are investing, and there are plenty of manufacturers that not only have a strong presence and reputation in the Middle East but on a global level as well.

“People often talk of the negatives in Lebanon, but they never talk of the positives,” said Nizar Raad, managing director of Universal Metal Products (UMP), a leading manufacturer of collapsible aluminum tubes for pharmaceutical and cosmetic companies that exports 85 percent of its products.

After the July war, with tens of millions of dollars in debt payments due, Raad said they turned to the government, “and the government has helped us, they rescheduled debts…with a 12-month grace period and this helped us a lot.”

Number of factories that closed in Lebanon between October 2008 and October 2009

Source: The Lebanese Industrialists’ Association

Dearth of data

Given the lack of up-to-date and accurate data on industry in Lebanon it is hard to access the long term impact of the July war on the sector, and whether the 169 factories that closed over the last year (see chart) went bust because they were badly managed and inefficient, victims of the war, or victims of the global financial crisis.

Indeed, the latest survey on Lebanese industry carried out by the government was over a decade ago, in 1998, finding that there were “around 22,000 industrial establishments,” the bulk, at 88.6 percent, focused on eight sectors: food and beverage, metal products, non-metallic products, furniture and assimilated products, clothing and fur, wood products, leather and tanning, and textiles.

The 169 closed factories therefore account for less than 1 percent of all industries going by 1998 figures. Furthermore there is no indication of the size of the factories that ceased production, although presumably they were small scale, as according to the governmental survey the average number of workers per company is 5.2 people, with 95 percent of enterprises employing less than 10 workers, including owners, and less than 1 percent of firms having more than 100 employees.

The Lebanese Industrialists’ Association was unable to clarify the size of closed factories or the number of jobs lost, although they estimated it in the thousands. Nevertheless, even a few thousand jobs lost have an impact on a country whose population totals scarcely four million, and is indicative of industry’s current state.

“There is not much competition at the high end, but smaller scale industry  that needs consolidation,” said Jad Chaaban, acting president of the Lebanese Economics Association and assistant professor of economics at the American University of Beirut.

A less-than-free market

Iskander said the whole industrial sector has suffered over the years with the exception of “implicitly protected industries,” such as cement and electrical cables, which have been protected since 1977 and 1992 respectively.

Why such sectors are protected by the government as “strategic industries” is not clear, with the March 14 political alliance blaming the March 8’s Amal Party, which ran the industry ministry for decades, while March 8 puts the blame on March 14, which has run the ministry of late. Such industries are connected to the country’s political-sectarian hierarchy however, with the Maronite Patriarchy, affiliated with March 14, a stakeholder in the country’s largest cement manufacturer, Holcim.

Changes to free up the market are not likely however, said Iskander. “Over 50 percent of the GDP is in the hands of the political system, and politicians are used to giving hand outs to supporters and don’t want to rock the boat.”

Competitive pricing is another area that has a negative impact on industries, particularly smaller companies trying to compete with import oligopolies and larger industries that practice price fixing. While a competitive pricing law was drafted in 2003, it has yet to be approved. This fact has had particular impact on food manufacturers.

“The problem with food here is oligopolies and cartels, with, for instance, labneh (yogurt cheese) going from $2 a kilo to $2.33, then to $3.66 for 250 grams because of price fixing,” said Chaaban.

While the law still has to be passed, external pressures are being imposed on Lebanon to free up the economy. Lebanon is still in membership negotiations with the World Trade Organization, but has signed a raft of free trade agreements, namely the Greater Arab Free Trade Agreement, which came into existence in early 2005, and the Euro-Med Association Agreement, which came into force in 2003.

Both agreements have been mixed blessings for industry, enabling Lebanese firms to export more easily throughout the region, but also having to compete with manufacturing giants China and India.

“China has benefited, but not the Arabs,” said Naji Mezannar, a board member of the Beirut Chamber of Commerce, Industry and Agriculture, citing the problem of dumped goods from the Far East.

He added that although such agreements have not negatively impacted on the likes of the textile sector, the Lebanese government’s decision to adopt free market policies has.

“The government decided to reduce customs protection for textiles and left 5 percent protection on cloth, which means more or less nothing,” said Mezannar.

This signaled the beginning of the end for Lebanon’s clothing sector, bar high end products and haute couture. Indeed, of the recently closed factories, 57 were textile companies.

Imports of industrial equipment and machinery ($millions)

Source: Ministry of Industry

Industrial exports ($millions)

Look for the silver lining

Economists are pessimistic about Lebanese industry, but do say the sector could aspire to greater levels of achievement if incentives are provided and regulatory issues overcome.

“A huge amount of jobs could be created in sustainable energy, public works, agro-food and water exports but Lebanon needs large scale specialization and to think of regional compatibility,” said Chaaban. He added that “everyone thinks short term and big profits, not long term and of the next generation.”

Such change requires greater focus by the government on the real economy said Hamdan, rather than focusing on public debt and a rentier economy dominated by real estate. Return migration could help in this regard.

“If there is return migration it may have some limited breakthrough in value added industries,” said Hamdan. “We have good human resources abroad, and if they came back industry could benefit.”

The new government that was finally agreed on in November after five months of political wrangling could also signal positive change for industry, particularly given that the head of the Lebanese Industrialists’ Association, Fady Abboud, has been made Tourism Minister and the Industry Minister is a technocrat, Ibrahim Dedeyan.

“Exports could increase next year, and maybe a new government…will make a difference, as it’s no longer the warlords [running the show], and this will be a better environment for industrial growth,” said Hamdan.

December 10, 2009 0 comments
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Insurance

A word of caution

by Executive Staff December 10, 2009
written by Executive Staff

Fateh Bekdache General manager, Arope Insurance

In the early 1990s, bank insurance — insurance underwritten by a bank’s own insurance company and distributed as a bank product — started to penetrate the market heavily. The phenomenon occurred for a number of reasons. First and foremost, after the war a lot of people went out and bought new cars. This resulted in the introduction of car loans — and then housing loans and credit card loans. All these new loans gave a boost in business for insurance companies, as people with new cars began realizing how important insurance is in a country where accidents are the norm. Prior to that, in the 1970s and 1980s, only importers, exporters and industrialists used insurance to cover their assets. Nowadays, insurance is considered a must, and the fastest growth we are seeing is in the personal line. 

Abraham Matossian President, The Insurance Association of Lebanon

“We are not doing well”

Just because the region is not insurance minded doesn’t mean that we are doing well. We are not doing well. Our penetration should be in the vicinity of 75 to 80 percent, then we can say that Lebanon is as insurance minded as Europe or the United States. But to do so, you need to have a set of compulsory rules like [the ones that] exist everywhere else, which we don’t have. Plus, you need to have a high enough income per capita to give the possibility to the Lebanese to buy insurance. But you should never compare Lebanon with the Arab Middle East countries because it is not the same mentality. It is completely different.

Farid Chedid Managing director, Chedid Re

“Regulation and current laws are Inadequate”

The biggest challenges are related to the fact that there are too many insurance companies. The regulation [and] the current laws are inadequate and cannot cope with the growth of the economy and the growth of the industry. At the same time, there is no regulation that protects local insurance companies, so it’s not only about controlling the insurance companies, but it is also about regulation that helps protect the industry. The percentage of the insurance industry, as a percentage of the economy, is very small. If you look at the assets managed by the local insurance companies, we’re talking about around $1.5 billion to $2 billion. If you compare this to the banking industry — we are at [$110 billion] for the banking industry — the insurance industry is [less than] 2 percent of the size of the banking industry. If you look at the overall profitability of the insurance industry in Lebanon, we’re talking $30 million or $40 million for the entire industry, whilst the banking industry is at multiples of this figure. So, insurance in Lebanon as an industry is struggling, although you have some very good and exceptional companies that have managed to perform despite all of these problems. But the industry needs support. This is for sure.

December 10, 2009 0 comments
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Insurance

The forgotten industry

by Executive Staff December 10, 2009
written by Executive Staff

Lebanon’s insurers soldier on but struggle to hold onto their market without government assistance.

Ignored by the government and plagued by a lack of transparency and an oversaturated market, the country’s insurance industry is struggling to develop in step with the Lebanese economy.

“We’ve been waiting for changes in the law for many years,” said Farid Chedid, managing director of Chedid Re.

Though most executives say the industry is healthy and growing, no reliable performance figures exist for 2008 or 2009. Therefore, the overall effect of the financial crisis on the industry remains unknown.

Abraham Matossian, president of the Association des Compagnies d’Assurance au Liban (ACAL, Lebanon’s insurance association), said the crisis had very little impact.

“The crisis did not affect us directly,” he said. “We may see an indirect impact from the crisis due to the fact that the mega players — those with whom we have operation deals on the reinsurance level — lost money. And it is known that these people, when they lose money, add up this money along with their costs and try to recover it within a year or two depending on the amount. So that bit will affect us, but very remotely, very slightly.”

However, since the Insurance Control Commission (ICC), which is a part of the Ministry of Economy, does not release the figures it collects from the country’s insurance companies in a timely manner, there is no way to see concrete evidence of how the industry has been affected. Individual companies are obliged to publish their own figures once per year, but the laxity of the requirement gives the figures little value.

“The companies have to publish their balance sheet once a year after their audits, which doesn’t mean a lot because these are financials — they don’t indicate a market trend or how the business has been doing,” said Matossian.

Outside the official lines, Al Bayan magazine publishes figures every February for the previous year, but the accuracy of these numbers is also debatable. Al Bayan collects their data for non-life premiums through an exclusivity agreement with the municipalities. Insurance companies are required to pay a 6 percent tax on each policy they issue, and so the paper extrapolates the value of those premiums based on the tax collected.

But this method does not account for canceled policies or policies that are not subject to the same tax, an example being the coverage of diplomats. Neither does it break down non-life insurance into categories of coverage such as car, fire and civil liabilities.

Furthermore, when it comes to the life section of Al Bayan’s report, the chairmen and chief executive officers of Lebanon’s insurance companies are simply asked to send their company’s total premiums for the previous year by email.

“So I can write anything,” said Fateh Bekdache, general manager of Arope Insurance.

Swiss Re, an international reinsurer, also publishes figures from the market but, according to Thomas Schellen, publishing editor at Zawya Dow Jones, these figures are based on the latest ministry releases factoring the average growth from the previous years. The event of the global financial crisis further challenges the accuracy of these figures.

The lack of current information not only affects the ability to examine industry trends, but also the regional reputation of Lebanon’s insurance industry as a whole.

“Unfortunately, whenever we have the big Arab conference for insurance, Lebanon is the only market which doesn’t have an annual report,” said Bekdache.

The ACAL have made it clear that they would like the most recent numbers released, but with little result.

“We’re asking [the ICC] everyday,” said Matossian.

Insurance industry: net profits ($millions)

Source: Insurance Control Commission

Insurance industry: relevant ratios (2007)

Source: Insurance Control Commission

Insurance industry: shareholders’ equity ($millions)

Source: Insurance Control Commission

Stale numbers, moderate growth

In mid-November, the ICC did release figures for 2007, which showed moderate growth in assets compared to 2006, but a dip in profits.

The industry’s consolidated assets grew from $1.6 billion in 2006 to $1.9 billion at the end of 2007. Written premiums showed a 17 percent spike, increasing from $662 million in 2006 to $776.3 million in 2007. Non-life premiums accounted for 64.8 percent of the 2007 total assets.

The figures show profits dropping from $51.2 million in 2006 to $47.2 million in 2007. This was broken down to $36 million in profits for life insurance, $6.1 million for fire insurance and for compulsory car insurance, $4.7 million.

The ratio of claims to gross premiums was negative 54 percent, with the most claims in the unit-linked categories and non-compulsory motor category. However, these figures only represent the industry during the period leading up to the financial crisis.

Loopholes and shady business

The current law governing the insurance industry was drafted in 1973, and according to industry leaders, the law does not properly control or protect the industry. Another law was passed in 1999, raising capital requirements of insurance companies from $200,000 to $1.5 million, but despite its enactment, the original law remains more or less unchanged.

This law lacks what is perhaps the most important feature in legislation supporting an insurance industry: the requirement for compulsory coverage.

Since insurance penetration in Lebanon is relatively low by international standards, at 3.4 percent of GDP — though executives are quick to point out that Lebanon’s insurance penetration is the highest in the region — compulsory insurance is commonly seen as the best way to encourage growth and stability in the industry.

In Lebanon, the only personal compulsory coverage is motor insurance and this need only cover bodily injury. Even this mandatory coverage has not led to a great rise in penetration because of the many loopholes and back alleys that riddle the  Lebanese bureaucracy.

“[Regulation] is somewhat enforced but there are always ways to get around the rules in Lebanon,” said Schellen.

On top of a lack of compulsory coverage, competition between Lebanon’s 54 licensed insurance firms has lead to a “dumping” of cheap products, in turn damaging the market as a whole.

Since bodily injury motor insurance is the only compulsory insurance, some companies may choose to “dump” a product on the market, cutting the cost by more than 50 percent off normal practice. Anti-dumping laws, as they exist in other markets, put a minimum on prices for insurance products to rid the market of this practice.

Chedid said that insurance companies need more protection when attempting to collect on a policy.

“The process to collect money from clients is extremely difficult,” he explained. “The process is very tedious, so you are constantly at the mercy of the goodwill of the client. If the client doesn’t want to pay you, you will have to struggle to recover.”

“This shouldn’t be the case,”  he added. “This is a major burden because the insurance industry relies on the generation of cash flow from clients to generate investment income. If you can’t get your cash flow instantaneously or within a short period of time then you’ve lost half the income.”

These legal shortfalls and the lack of legal support have forced the industry to persevere on manpower alone, said Chedid.

“In Lebanon the insurance industry is only relying on the creativity of its service-oriented individuals and companies. All the rest is luck,” he said.

A new law

In 2004, the ACAL submitted a new bill, compiled with the help of a Canadian delegation, to update the existing one. But the law remains in the long line of bills waiting to go to committee in Parliament. And even with the new government moving in, there is not much optimism that change will come soon.

“It has never been a priority for the government,” said Bekdache. “[In] Paris III, one of the important requirements is a new insurance law. We’ve been fighting with the government for more than 15 years to decide on a good insurance law, but so far we’ve had little success.”

The association has compiled a dossier of issues to discuss with ministries in the new government, and they are trying to remain optimistic.

“We expect a lot — whether we will succeed or not has yet to be seen,” said Matossian. “If we want the insurance industry in Lebanon to be in line with its counterparts in Europe, several ministries have to be involved.”

Left behind

The challenges facing Lebanon’s insurance industry may also endanger the place of Lebanese insurance in the regional market, especially since Lebanon exports much of the manpower and expertise that constitutes the insurance industry in the region.

“The industry grew in 2009, without a doubt,” said Chedid. “But when we compare ourselves with the rest of the region, which grew rapidly for over the five years before 2009, our growth was very slow and even reached zero percent in 2006.”

“The Lebanese insurance industry should be growing at a faster pace than the regional insurance industry,” he added.

But Schellen said some companies are choosing to move their headquarters out of Lebanon, into countries with more supportive regulations and showing a clear investment in the industry’s future.

“Companies are moving into countries like Syria and Jordan,” he explained. “Companies used to have their headquarters here, used to design their policies here, train their people here and have a market with a basic knowledge of insurance here.”

“As insurance is starting to come up in the Gulf, the rationale for being here [in Lebanon] is not as strong anymore,” he added.

Bekdache agreed that without changes in regulation and industry oversight, Lebanon may lose its place as a regional insurance leader.

In terms of Lebanon’s regional competitors, he said, “They will need time but they will surpass us.”

December 10, 2009 0 comments
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Banking

Riad Salameh (Q&A)

by Executive Staff December 10, 2009
written by Executive Staff

With praise from international media raining in for his steadiness at Lebanon’s financial helm, Executive sat down with Central Bank Governor Riad Salameh to discuss the current and future state of Lebanese Banks.

E  As a foil to the rest of the world, Lebanese banks have actually struggled to find profitable uses for their excess liquidity, especially in local currency. Do you believe that the banks have enough tools to keep this liquidity from becoming a burden?

Well, as you know, the amounts that came to the banking sector after the collapse of Lehman [Brothers], and between September 2008 and July 2009, were very large amounts compared to the size of deposits already existing in the banking sector. Plus they were mostly converted into Lebanese pounds. It is normal that the banking sector can’t find immediate use for such amounts when they total around $16 billion. The credit market in Lebanon usually increases by $2 billion to $3 billion a year.

So the central bank issued 5-year certificates of deposit (CDs) in Lebanese pounds in order to mop up some of that liquidity, and the

Ministry of Finance also issued more treasury bills in Lebanese pounds than needed, in order to keep discipline, prevent bubbles, speculation and inflation. And this money will be gradually used again in the economy in Lebanon.

Therefore, we have to face the positive aspect of not having been touched by the crisis and embrace the confidence in our system, and we thought that it was an opportunity for Lebanon to receive and keep all these funds, as there will be a need for them in the future, whether to finance the public sector or the private sector.

E  Why did the central bank stop issuing five-year CDs?

We have issued circulars to enhance credit in Lebanese pounds and we have given incentives to lend for housing without placing price ceilings, so you can now see the banks competing to lend money at rates that are around 5 percent for medium-term [loans].

We have also given incentives for the financing of new projects, not only those covered by the previous circulars, which means that any project besides industry, tourism, agriculture, or technology that is launched between now and June 2010, and we’re going to extend it until June 2011, will be able to be funded with low rates of interest. We have also launched student loans and  environmental loans using those same incentives.

Given this package, we thought that we had to leave some liquidity in the hands of the banks in order to motivate them to lend according to these circulars. As we look forward, we can have good growth in 2010 if the credit activity is maintained and intelligently directed. So, the markets started to find a certain equilibrium despite the fact that we stopped these CDs.

We still had conversions from dollars to Lebanese pounds. We still had a balance of payments that showed a positive balance of $6 billion by the end of October, which is a record for any year in Lebanon for the first 10 months. Therefore, we thought that we can now afford now some gradual decrease in rates.

Nonetheless, if we see that our management of the liquidity in the market requires us to reenter by selling CDs, we will do that, and we have announced that we might come back with 7-year and 10-year maturities.

The idea is to acquaint the market with longer maturities in Lebanese pound denominated papers, and that the government later on can also issue bonds for 7-year and 10-year maturities in Lebanese pounds.

By extending the maturities on debt we will have less pressure on the refinancing of that debt on a yearly basis, and that will help maintain a more acceptable structure of interest rates.

E  As interest rates decline, do you expect the dollarization of deposits to remain around 66 percent?

We think the market is keeping that ratio. This is one of the equilibriums that we are starting to see. And today we have approximately $27 billion in liquid foreign currency on our balance sheet at the central bank, which is also a historical high. This means that out of the capital inflows coming to the country, 66 percent remain in dollars, while the rest are converted to Lebanese pounds. We find that it’s up to the market to define the equilibrium, but I believe we have seen the markets at this level for the past three or four months.

E  Both the prime minister and the finance minister have stated that they are keen to implement Paris III initiatives that include raising taxes on interest earned in local banks from 5 to 7 percent. Do you think this will actually happen in this government’s term?

The tax on the interest on deposits is not, I think, a priority for the time being, especially in that this tax was envisaged before the international crisis. And even though it is presented as a law to be voted, there is an understanding that this cannot be implemented before we have stability in the banking sector worldwide and in the region.

The tax approach is also not the priority, as I understand, because the priority is going to be given to more growth in the economy and to fix activities that are creating large deficits for the government, like Electricite du Liban.

Anyway, the government is presently discussing the economic program that they want to present to the Parliament or at least a declaration on that, and we will wait to see what will be approved. But I know that growth is the priority and for that, everything is going to be done to facilitate growth.

E  You’ve been successful in swapping the short-term debt for long-term debt with more maturity. How do you see Lebanon coming out of its debt situation?

Our priorities really are to reduce the yearly deficit because the present stock of debt that is in the market is perfectly sustainable, due to the high liquidity that we have and also to the increased confidence in the financials of the country. As you can see, the credit default swap that is quoted internationally for Lebanon for the past five years has declined to reach 2.3 percent, at certain times it was at 7 and even at 10 percent. So there is demand on the Lebanese paper, and interest rates in the secondary market have substantially decreased.

The future expectations of inflation are going to diminish the real value of that debt, which is stated today at around $48 billion. And the present value or the real value of that debt will look less important in the next four or five years, as the purchasing power of currency is going to be depleted worldwide. So what the market requires are signals showing that the deficit is declining, and for that purpose we hope that the originators of this big deficit be addressed in the reform program of the government. The most important sector to reform is the energy sector in general and electricity in particular.

We have to wait for the government declaration in order to see if the program of privatization is going to be implemented fully or partially and in what ways.

E  In light of the likelihood of the dollar decreasing in value, is the central bank changing the ratio of its foreign currency reserves?

No. We have the same ratios because we intervene in US dollars, so by departing too much from our structure of reserve in the dollar, we will incur risks on the Forex markets, dollar vis-à-vis euro or sterling or yen, which is not good for a central bank.

We cannot be speculators on the exchange markets, but we have created a model that preserves the real values of our reserves and don’t forget; the central bank, on its balance sheet, has a large stock of gold that represents around 30 percent of that balance sheet today. So the country is well hedged against any future development in terms of inflation internationally or a weaker dollar if this trend continues.

E  Is the devaluation of the dollar going to help us get to a higher balance of payments now that our exports are going to be more attractive?

You know, the dollar is decreasing in value against all of the currencies and most economic activity, whether in terms of production or services, is dollarized. This gives a competitive advantage to the country. And we have seen that in the correlation between the growth in the economy in Lebanon and the decline in value of the dollar. Of course we are talking about the economy in general. We are not talking about savings and the purchasing power of savings but this is an issue that concerns the people, the owners of capital, not the central bank. At the central bank, we have a diversified portfolio in terms of currency. We have a large stock of gold. But our transactions will remain related to the US dollar as long as the markets are dealing in that currency. If the markets change to another currency, then we will change as well.

E  To what extent are banks in Lebanon compliant with Basel II?

They are fully compliant to the criteria of Basel II; the solvency ratio in the country is around 12 percent. As you know, most banks worldwide are struggling to get to 8 percent, which is the norm. And this 12 percent is by applying all the criteria of Basel II. We are also working on the governance issue and on the risk and transparency issues along with the banks. We issued circulars in that regard and we have created, at the central bank, a unit for good governance that is going to work in the field to make sure that good governance is implemented, and we will start by a strict analysis of the composition of the board of directors and their prerogatives in the bank’s management.

The group is within the central bank so effectively it will give its recommendation to the governor. The governor will present it to the central board and there will be a decision that has enforcing powers. This is a follow-up activity, nonetheless there is also the banking control commission that is empowered and has the teams that are in the field working to see how our circulars are being implemented in the banking sector.

E  The sentiment at the Union of Arab Banks conference in November was that Basel II is insufficient to prevent a crisis like we are seeing right now from happening again. Do you agree with that?

The crisis happened after Basel II had been approved, so Basel II is not enough to prevent a crisis. Here, we added to Basel II the liquidity factor that did not exist before. So in Lebanon, the banks have to constitute a liquidity of 30 percent on their balance sheets, 15 percent as a reserve requirement with the central bank and 15 percent on their own books. The fact that we have low leverage and high liquidity has helped the sector refrain from going into adventurous credit, and Basel II is more on the capital side than on the liquidity side. So it has to be developed more. Anyway, Basel II is just guidance because the major countries did not even implement it, like the United States or India. There is no better protection for a bank than its management because they know what is really happening in the bank, and for a banking sector, the local central bank should be aware and prudent, to moderate leveraging in the sector.

December 10, 2009 0 comments
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Banking

Lebanese banking sector takes stock of its priorities

by Nassib Ghobril December 10, 2009
written by Nassib Ghobril

The banking sector remained the backbone of the Lebanese economy in 2009. Bank assets are equivalent to 334 percent of gross domestic product and deposits are equivalent to 274 percent of GDP, among the highest such ratios in the world. The sector displayed its resilience to global financial shocks and domestic political instability, and proved it can finance the private sector while supporting the public sector’s needs at a time when governments around the world have been forced to bail out their banking systems. But, with the rapidly changing global and regional financial landscape, the sector is likely to face new challenges in 2010.

A spotlight on risk management

The credit crisis has revealed glaring gaps in risk management, as banks around the world learn that underestimating liquidity creates severe systemic risk. Commercial banks in Lebanon have a fiduciary responsibility to conserve capital, safeguard deposits and minimize depositors’ risk. In the current climate, most Lebanese banks have focused on increasing liquidity, minimizing risks and increasing quality assets. In the past, risk management at many commercial banks consisted primarily of reassuring large depositors that their money was safe during the political instability and security shockwaves that have characterized the Lebanese economy. Indeed, the structure of bank deposits is concentrated, as between 70 and 80 percent of deposits are held by 20 to 30 percent of depositors. Thus, reassuring large depositors that their money remained safe was the main risk management approach of banks. However, with the regional expansion of banks in recent years, there has been an evident focus on developing advanced risk management systems. This trend has accelerated since the global crisis erupted.

The crisis has clearly reflected the fact that the size of financial institutions is not the most relevant criteria for gauging security, as some of the largest global commercial and investment banks aggressively expanded their balance sheets at the expense of proper risk management, with disastrous results. The larger Lebanese banks are likely to focus increasingly on risk management, internal auditing and corporate governance and transparency, rather than on the aggressive expansion of the balance sheet.  Those who still favor size over more fundamental issues are likely to be more affected by regional developments due to their increased exposure and aggressive risk taking.

Regional expansion, under caution

Lebanese banks have embarked in recent years on a cross-border expansion strategy to take advantage of new markets and to diversify their assets and revenue base. Lebanese banks are currently present in more than 20 markets through about 70 branches, affiliates and sister companies, not only in the Middle East and North Africa, but also in sub-Saharan Africa, Eastern Europe and Central Asia.

The global crisis led banks to take a wait-and-see approach by consolidating their positions and assessing their exposure in the markets where they are already present. But with global and regional conditions stabilizing, and Lebanese banks emerging largely unscathed from the crisis, they continue to lend abroad. Most of them will follow a more cautious approach, while they resume their operational expansion in existing markets. However, regional expansion inevitably has its risks, as one Lebanese bank tested positive to exposure to the Saudi Arabian Saad and Algosaibi conglomerates that defaulted earlier this year. Also, the recent announcement by Dubai World that it is requesting a debt standstill on its obligations and that it will restructure its liabilities, in addition to pre-existing crises like the defaulting investment firms in Kuwait, reflect existing regional risks and are a reminder to Lebanese banks about the need to remain cautious. Furthermore, the slowdown in regional economic growth increases the risk of non-performing loans. Still, Lebanese banks have the liquidity, experience and skills to decide when and where to expand in 2010.

Deposit growth remains a double-edged sword

Early concerns about the impact of the global financial crisis on deposit inflows to the Lebanese banking sector turned out to be unfounded. Indeed, while the growth of deposits slowed down and displayed some volatility in the fourth quarter of 2008, there were no material deposit outflows from the system. The first nine months of 2009 saw unprecedented capital inflows to the sector, with private sector deposits growing by a monthly average of $1.5 billion in the first three quarters of the year and averaging a more impressive $1.8 billion in the third quarter of 2009. Indeed, private sector deposits have grown by 17.2 percent from the end of 2008 and by 21.6 percent year-on-year, with non-resident deposits rising by 40 percent year-on-year. The massive inflows are attributed to the resilience of the sector in the face of the crisis, but also to the interest rate differentials on dollars and Lebanese lira deposits at local banks compared to global rates. Furthermore, the relative political stability in the country since June 2008 encouraged depositors to convert their funds into Lebanese lira to take advantage of higher interest rates, leading to a marked decline in the dollarization rate of deposits from 77 percent at end-2007 to 66 percent at end-September of this year, a still elevated rate. Despite the slight reduction in deposit rates earlier this year, interest rates on deposits in Lebanon are unlikely to decline substantially until the structural imbalances represented by the high fiscal deficit and public debt are addressed, and until long term political stability is sustained. As such, banks are likely to continue to attract deposits, but since part of these deposits is speculative in nature, they will face the challenges of the high cost of funds as well as volatility and the risk of outflows from a potential revaluation of risks for the region as a whole. 

What goes up…

Banks have been faced with a high level of liquidity in both the national currency and in foreign currencies, with not enough outlets to place this liquidity since the start of the crisis. The certificates of deposits issued by the Banque du Liban (BDL) to absorb local currency excess liquidity and its measures to encourage lending in Lebanese lira have helped somewhat. But the sector’s cautious lending approach, fewer lending outlets abroad, record-low interest rates in global money markets, the decline in demand from the non-resident sector and the high cost of funds are likely to combine and affect the banks’ profits this year. To be sure, banks will continue to be profitable in 2009, but the growth rate of their profits will be slower than the 25 percent rise posted last year. Moreover, the profitability ratios are likely to stagnate, as the sector’s average return on assets reached 1 percent as of July 2009 relative to 1.1 percent in 2008, while the average return on equity was 13.9 percent in July on an annualized basis relative to 14 percent in 2008.

An optimistic outlook

The ratings on the long and short term foreign currency debt obligations of Lebanese commercial banks have long been constrained by the sovereign ceiling. Indeed, international rating agencies have argued that the banks’ exposure to the sovereign continues to keep their ratings at the sovereign level, even though rated banks are well managed, profitable, liquid and well capitalized. But recent trends and a closer analysis of the banks’ sovereign exposure warrant a different conclusion. The consolidated balance sheet of commercial banks shows that the banking sector’s exposure to foreign currency denominated sovereign bonds was at $11.7 billion at end-September, which accounts for less than 11 percent of the sector’s total assets. Further, the sector’s total exposure to the public debt in Lebanese lira and foreign currencies accounts for less than 25 percent of the sector’s assets, which is slightly lower than the banks’ lending to the private sector that represents 25.4 percent of the asset base. Rating agencies consider the banks’ reserve requirements at the central bank as part of the sovereign exposure. However, BDL places these reserve requirements in the global money markets, similar to what the banks do themselves to the 15 percent liquidity requirement on their foreign currency deposits. More importantly, the BDL has not utilized these reserves to maintain the stability of the currency and its reserves have reached the equivalent of 100 percent of GDP. So it is not clear why rating agencies continue to consider reserve requirements as part of the sovereign exposure. The share of foreign currency sovereign bonds to the sector’s assets is likely to decline further, depositors have proved to be resilient to domestic political shocks and external financial shocks, and the banks’ share of revenues from foreign operations is increasing as a share of total income. As such, it may be time for rating agencies to reconsider their ratings of Lebanese banks to a level above the sovereign, even though it is way too premature for any Lebanese bank to claim regional status.   

Nassib Ghobril is chief economist and head of economic research & analysis at the Byblos Bank Group. He recently received the World Lebanese League’s award for “Best Economist in Lebanon & the Diaspora for 2009”

December 10, 2009 0 comments
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Banking

Lending an ear

by Executive Staff December 10, 2009
written by Executive Staff

Makram Sader Secretary general, The Association of Banks in Lebanon

We have good trends in terms of increases in our deposit base, in terms of increases in our credit portfolio, in terms of liquidity ratios and even in terms of profits. We hope these trends will continue in 2009. My opinion is that they will continue. It seems logical that these positive trends will continue during 2010 because with the current political stability in the country, due to the newly established government, we hope the level of activity will increase, and maybe we will even see the initiating of some big public projects. Any new activity, either public or private, usually translates into increased activity within the banking industry. I hope that we will have a higher volume of credit. It will be very good for us to continue this year’s poitive trend of a yearly 20 percent increase in deposits.

Marwan Barakat Head of research, Bank Audi

“The banking system…has been supporting the state”

While a large number of governments around the globe have intervened recently to support their banking systems — either in the form of liquidity facilities, emergency lending programs, capital injections or acquisition of toxic asset portfolios, or maybe a combination of all such support initiatives — the Lebanese banking system has been, on the contrary, supporting the State of Lebanon prior to, and in the aftermath of, the eruption of the global financial turmoil. As a matter of fact, the Lebanese banking system has almost doubled in size during the past five years, over a period characterized by erratic political and security developments. Its capacity to finance the government’s borrowing needs has been recently fostered by an outstanding resilience to the external crisis environment, with funding growing at an unprecedented pace within the context of massive capital inflows towards Lebanon’s financial system, encouraged by the domestic regulatory framework and the conservative practices of Lebanese banks themselves.

Within such an environment, I do not personally believe that the Lebanese banking sector will be looking to the new national unity government to support Lebanese banks in 2010, but rather to ensure a sound environment for its own public finances as a step on the road to a fiscal soft landing. It is always important to recall that the observed Lebanese banking resilience to crises is not equivalent to permanent financial immunity in a country that is still suffering from significant structural imbalances. To reinforce the Lebanese resilience to crises, drastic structural reforms need to take place by the Lebanese state in an attempt to ensure a soft-landing scenario for its own public finance conditions that remain shaky and are where the main vulnerability lies. It is then that we can comfortably say that Lebanon and its financial sector could be a unique model of immunity serving as a viable example to a large number of countries in the region, in the emerging countries’ arena and across the globe at large.

Francois-Pascal de Maricourt Chief executive officer, HSBC Lebanon

“Your first priority is to ensure that you have enough liquidity”

When you are working in an environment like Lebanon, where you have crises from time to time and where the local banks have proven to be resilient, your first priority is to ensure that you have enough liquidity. A bank doesn’t close because it has made a loss; a bank closes because it is short of liquidity. The top priority for a banker, and this is true across the world, is to ensure that your balance sheet is structured well enough so that you will not have a liquidity crisis. And this is even more prevalent since the beginning of the financial crisis. We saw some major institutions that had to be saved at the very last minute by some governments because they were short of cash. If I were the CEO of a [Lebanese] bank, clearly my priority would be to ensure that it has sufficient liquidity so that in the event of a crisis, it can meet all its commitments. When it comes to profitability, the profitability of local banks is relatively acceptable. Some of them are now able to get a return on liquidity in the region of 20 percent plus, which is quite good, and the profitability is something that you access over the length of a cycle. You can’t just look at the profitability in one year and say, this bank is profitable or not, as there are years when you make more investments than other years, and you have to remember that local banks are investing quite heavily in some markets.

Walid Raphael Deputy general manager, Banque Libano-Francaise

“When the crisis came at the end of 2008, the banking system had already been tried several times”

Here [in Lebanon] the system is extremely resilient, given the strong banking sector that has shown its ability to endure over 15 years of war, the assassination of Prime Minister Hariri — which was an earthquake in Lebanon — and the war in 2006. When the crisis came at the end of 2008, the banking system had already been tried several times and the banks’ confidence was extremely strong, so that what we have seen is contrary to what is going on outside of Lebanon. We have seen an inflow of money coming at the end of last year. This in fact has continued this year. The question that some analysts were asking last year was “Will we have the same level of remittances?” and in fact the remittances were not affected. We are expecting to have $7 billion in remittances this year, which is very close to the number we saw last year.

December 10, 2009 0 comments
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