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Tag: Bill Pulte

  • White House’s 50-year mortgage proposal has one notable benefit but a number of drawbacks

    NEW YORK (AP) — The White House says it is considering backing a 50-year mortgage to help alleviate the home affordability crisis in the country. But the announcement drew immediate criticism from policymakers, social media and economists, who said a 50-year mortgage would do little to resolve other core problems in the housing market, such as a lack of supply and high interest rates.

    Bill Pulte, director of the Federal Housing Finance Agency, said on X over the weekend that a 50-year mortgage would be “a complete game changer” for homebuyers. FHFA is the part of the federal government that oversees Fannie Mae and Freddie Mac, which buy and insure the vast majority of mortgages in the country.

    The 30-year mortgage is a uniquely American financial product and the default way to buy a home since the New Deal. Politicians and policymakers at the time wanted to create a standardized mortgage that borrowers could afford and pay off during their working years, when the average lifespan for an American was 66 years old.

    Lower payment

    Extending the life of a mortgage to 50 years does decrease a borrower’s monthly payment.

    The average selling price of a home in the U.S. was $415,200 in September, according to National Association of Realtors. Assuming a standard 10% down payment and an average interest rate of 6.17%, the monthly payment on a 30-year mortgage would be $2,288 while the payment on a 50-year mortgage would be $2,022. That’s presuming a bank would not require a higher interest rate on a 50-year mortgage, due to the longer duration of the loan.

    But significantly higher interest

    Because even more of the monthly payment on a 50-year mortgage would go toward interest on the loan, it would take 30 years before a borrower would accumulate $100,000 in equity, not including home price appreciation and the down payment. That’s compared to 12-13 years to accumulate $100,000 in equity when paying off a 30-year mortgage, excluding the down payment.

    A borrower would pay, roughly, an additional $389,000 in interest over the life of a 50-year mortgage compared to a 30-year mortgage, according to an AP analysis.

    Other analysts came to a similar conclusion.

    “Extending a mortgage from 30 years to 50 years could double the (dollar) amount of interest paid by the homebuyer on a median priced home over the life of the loan and significantly slow equity accumulation,” wrote John Lovallo with UBS Securities.

    Broader housing issues

    A 50-year mortgage does nothing to solve one critical issue when it comes to housing affordability — the lack of supply of homes. States like California and cities like New York have recently passed legislation or made regulatory changes to allow builders to build homes faster with less regulatory red tape.

    There’s also the raw cost of homebuilding in the country. Products such as steel, lumber, concrete, copper and plastics that go into home construction are now subject to tariffs under President Trump. Further, many construction jobs were being done by undocumented workers, particularly in the Southwest, where deportations are impacting the ability for homebuilders to find enough labor to build homes.

    “Many of the big things that would address supply right now are going in the wrong direction,” said Mike Konczal, senior director of policy and research at the Economic Security Project.”

    Pulte said on X that the introduction of a 50-year mortgage was just a “potential weapon,” among other solutions the White House has considered to combat high housing prices.

    Americans don’t live long enough

    The average age of a first-time homebuyer has been creeping up for years and is now roughly 40 years of age. A 50-year mortgage would be difficult to underwrite for a bank for a 40-year-old first-time homebuyer, who would be 90 years old by the time that home is paid off. The average life expectancy of an American is now roughly 79 years, meaning there’s 11 years of life expectancy not covered in a 50-year loan.

    “It’s typically not a goal of policymakers to pass on mortgage debt to a borrowers’ children,” Konczal said.

    Others have tried longer loans

    Other parts of the financial system have extended loan terms, to mixed results. The seven-year auto loan has become increasingly common as car prices have risen and Americans keep their cars longer. Despite longer loan terms, auto loan delinquencies have been rising, and the average price of a new car is now $49,740 compared to a price of $38,948 for a new vehicle five years ago.

    Student loans were originally designed to be paid off in 10 years, and now there are multiple payment options that extend repayment out to 20 years.

    Economists pointed out that a 50-year mortgage may do the opposite of helping with home affordability by causing home price inflation by introducing more potential buyers into a market struggling with supply.

    Trump downplays idea

    After significant criticism, President Trump seemed less enthused about the 50-year mortgage. When asked by Laura Ingraham of Fox News about the idea, President Trump said it “might help a little bit” but seemed to brush it off.

    Under the Dodd-Frank Act, the mortgage giants Fannie Mae and Freddie Mac cannot insure a mortgage that is longer than 30 years, so any 50-year mortgage would be considered a “non-qualifying mortgage” and would be more difficult to sell to investors. Congress would have to amend U.S. financial laws in multiple places to allow for 50-year mortgages, and there seems to be little appetite for Congress to take this on immediately.

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  • Supreme Court puts off decision on whether Trump may fire Federal Reserve Governor Lisa Cook

    The Supreme Court on Wednesday put off a decision on whether President Trump can fire Federal Reserve Govenor Lisa Cook and said it would hear arguments on the case in January.

    The court’s action allows Cook to remain in her position, and it prevents Trump from taking majority control of the historically independent central bank board.

    Last month, the president said he fired Cook “for cause,” citing mortgage documents she signed in 2021 confirming that two different properties were her primary residence.

    But the flap over her mortgages arose as Trump complained that the Federal Reserve Board, including Cook, had not lowered interest rates to his satisfaction.

    “We will have a majority very shortly,” Trump said after he fired Cook.

    In September, Trump appointed Stephen Miran, the chair of of his White House Council of Economic Advisers, to serve a temporary term on the seven-member Federal Reserve Board. He joined two other Trump appointees.

    Congress wrote the Federal Reserve Act of 1913 intending to give the central bank board some independence from politics and the current president.

    Its seven members are appointed by the president and confirmed by the Senate, and they serve staggered terms of 14 years, unless “removed for cause by the president.”

    The law does not define what amounts to cause.

    President Biden appointed Cook to a temporary term in 2022 and to a full term a year later.

    In August, however, Bill Pulte, Trump’s director of the Federal Housing Finance Agency, alleged that Cook committed mortgage fraud when she took out two housing loans in 2021. One was for $203,000 for a house in Ann Arbor, Mich., and the second was for $540,000 for a condo in Atlanta. In both instances, he said she signed a loan document saying the property would be her primary residence.

    Mortgage lenders usually offer a lower interest rate for a borrower’s primary residence.

    Cook has not directly refuted the allegation about her mortgage documents, but her attorneys said she told the lender she was seeking the Atlanta condo as a vacation home.

    Trump, however, sent Cook a letter on Aug. 25. “You may be removed, at my discretion, for cause,” citing the law and Pulte’s referral. “I have determined that there is sufficient cause to remove you from your position,” he wrote.

    Cook refused to step down and filed a suit to challenge the decision. She argued the allegation did not amount to cause under the law, and she had not been given a hearing to contest it.

    A federal judge in Washington agreed and blocked her firing, noting that unproven allegation of mortgage fraud occurred before she was appointed to the Federal Reserve.

    By a 2-1 vote, the appeals court also refused to uphold her firing.

    Trump’s lawyers sent an emergency appeal to the Supreme Court on Sept. 18 arguing Congress gave the president the authority to fire a Fed governor he concludes she is not trustworthy.

    “Put simply, the President may reasonably determine that interest rates paid by the American people should not be set by a Governor who appears to have lied about facts material to the interest rates she secured for herself — and refuses to explain the apparent misrepresentations,” wrote Trump Solicitor Gen. D. John Sauer.

    But the justices refused to act on an emergency appeal and decided they will give the case a full hearing and a written decision.

    David G. Savage

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  • Trump asks Supreme Court to uphold his firing of Federal Reserve Governor Lisa Cook

    President Trump appealed to the Supreme Court on Thursday seeking to fire Federal Reserve Governor Lisa Cook from the independent board that can raise or lower interest rates.

    The appeal “involves yet another case of improper judicial interference with the President’s removal authority — here, interference with the President’s authority to remove members of the Federal Reserve Board of Governors for cause,” Solicitor Gen. D. John Sauer wrote.

    The appeal is the second this month asking the court to give Trump broad new power over the economy.

    The first, to be heard in November, will decide if the president to free to impose large import taxes on products coming into this country.

    The new case could determine if he is free to remake the Federal Reserve Board by removing a Democratic appointee who he says may have broken the law.

    Trump’s lawyers argue that a Fed governor has no legal right to challenge the president’s decision to fire her.

    “Put simply, the President may reasonably determine that interest rates paid by the American people should not be set by a Governor who appears to have lied about facts material to the interest rates she secured for herself — and refuses to explain the apparent misrepresentations,” Trump’s lawyer said.

    Trump has chafed at the Federal Reserve board for keeping interest rates high to fight inflation, and he threatened to fire board Chairman Jerome Powell, even though Trump appointed him to that post in 2018.

    But last month, Trump turned his attention to Cook and said he had cause to fire her.

    Congress wrote the Federal Reserve Act of 1913 intending to give the central bank board some independence from politics and the current president.

    Its seven members are appointed by the president and confirmed by the Senate, and they serve staggered terms of 14 years, unless “removed for cause by the president.”

    The law does not define what amounts to cause.

    President Biden appointed Cook in 2023 and she was confirmed to a full term.

    In August, however, Bill Pulte, Trump’s director of the Federal Housing Finance Agency, alleged Cook committed mortgage fraud when she took out two housing loans in 2021. One was for $203,000 for a house in Ann Arbor, Mich., and the second was for $540,000 for a condo in Atlanta. In both instances, he said she signed a loan document saying the property would be her primary residence.

    Typically, borrowers obtain a better interest rate for a primary residence. But lawyers say charges of mortgage fraud are extremely rare if the borrower makes the required regular payments on the loan.

    About 30 minutes after Pulte posted his allegations, Trump posted on his social media site: “Cook must resign. Now!!!”

    Cook has not responded directly to the allegations, but her attorneys pointed to news reports that said she told the lender her Atlanta condo would be a vacation home.

    Trump, however, sent Cook a letter on Aug. 25. “You may be removed, at my discretion, for cause,” citing the law and Pulte’s referrral. “I have determined that there is sufficient cause to remove you from your position,” he wrote.

    Cook filed a suit to challenge the decision. She argued the allegation did not amount to cause under the law, and she had not been given a hearing to contest the charges.

    U.S. District Judge Jia Cobb, a Biden appointee, agreed she made a “strong showing” the firing was illegal and blocked her removal.

    She said Congress wrote the “for cause” provision to punish “malfeasance in office,” not conduct that pre-dated her appointment. She also said Cook had been denied “due process of law” because she was not given a hearing.

    The U.S. appeals court in Washington, by a 2-1 vote, refused to lift her order Monday.

    Judges Bradley Garcia and J. Michelle Childs, both Biden appointees, said Cook had been denied “even minimal process — that is, notice of the allegation against her and a meaningful opportunity to respond — before she was purportedly removed.”

    Judge Gregory Katsas, a Trump appointee, dissented. He said the “for cause” removal provision was broader than misconduct in office. It means the president may remove an officer for “some cause relating to” their “ability, fitness, or competence” to hold the office, he said.

    And because a government position is not the property of office holders, they do not have a “due process” right to contest their firing, he said.

    David G. Savage

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  • Fed Gov. Lisa Cook claimed Atlanta condo as ‘vacation home,’ undercutting Trump fraud claims

    Federal Reserve Governor Lisa Cook has been allowed to remain in her position after securing an injunction against the Trump administration’s attempt to fire her over allegations of mortgage fraud.

    President Donald Trump has sought to remove Cook from the Federal Reserve Board, citing claims that she improperly designated two properties as her primary residence to obtain favorable mortgage terms.

    Cook referred to her Atlanta condominium she purchased in June 2021, as a ‘vacation home’ in a loan estimate, which contradicts the administration’s allegations.

    Bill Pulte, a Trump appointee, accused Cook of signing documents claiming both the Atlanta condo and a home in Ann Arbor, Michigan, as primary residences.

    This led to a criminal referral to the Justice Department, which is investigating the matter.

    Cook described the Atlanta property as a ‘second home’ on a security clearance form, further complicating the allegations against her.

    The administration’s appeal of the injunction is pending, with an emergency ruling requested before the Federal Reserve’s upcoming meeting to decide on interest rates.

    TRENDING STORIES:

    Fulton County tax records indicate that Cook has not claimed a homestead exemption on the condo, which would typically be used by someone designating a property as their primary residence.

    The outcome of the Justice Department’s investigation and the administration’s appeal remains uncertain, leaving Cook’s future at the Federal Reserve in question as the central bank prepares for its next meeting.

    Information from this article from the Associated Press.

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  • A Trump donor, now a regulator, leads effort to accuse president’s foes of mortgage fraud

    Behind a White House effort to saddle President Trump’s political foes with accusations of mortgage fraud is a 37-year-old home construction executive with a deep partisan past.

    Bill Pulte, a Florida native, rose in Trump’s orbit toward the end of his first term. After courting Trump for years on social media and through generous donations, he now runs the Federal Housing Finance Agency — a perch that has allowed him to target prominent figures who have crossed the president.

    In the last five months, Pulte has referred three claims of mortgage fraud against Trump’s foes to the Justice Department, leveled against Letitia James, the attorney general of New York; Adam Schiff, the Democratic senator from California; and this week, Lisa Cook, a governor on the board of the Federal Reserve.

    Each has denied wrongdoing. Trump announced on Monday night that he was moving to fire Cook.

    It is an unusual role for a director of the FHFA, which regulates Fannie Mae — the nation’s largest company by assets — and Freddie Mac. The two mortgage financing organizations, which support nearly half of the U.S. residential mortgage market, were taken over by the FHFA during the 2008 economic crisis.

    The grandson of one of Michigan’s wealthiest and most prolific homebuilders, Pulte made a name for himself on Twitter in 2019 with public cash giveaways to individuals in need. He dubbed himself the “inventor of Twitter philanthropy,” vowing to give two cars away in exchange for a Trump retweet that year, which he received. He subsequently built a following of over 3 million.

    Records show Pulte donated substantially to Trump, the Republican National Committee and related super PACs leading up to the 2024 election.

    Pulte’s letters to Atty. Gen. Pam Bondi have been tightly and cautiously written. But his social media posts, celebrating the targeted attacks, have not.

    “Trump becomes the first president ever to remove a sitting Federal Reserve governor,” he wrote on X, between retweets of right-wing commentators praising the move. “Mortgage fraud can carry up to 30 years in prison.”

    In another post on X, quoting a CNN headline, Pulte wrote that Trump’s firing of Cook was “escalating his battle against the central bank” — seeming to acknowledge that targeting Cook was motivated by Trump’s ongoing grievances with Fed leadership.

    Cook’s firing is legally dubious, and her attorney, Abbe Lowell, said in a statement that Cook plans on suing the administration while continuing to perform her duties for the Fed. Lowell also represents James in her defense against the Justice Department case.

    While the Supreme Court ruled in May that Trump may fire individuals from independent federal agencies, the justices singled out the Fed as an exception, calling it a “uniquely structured, quasi-private entity.” The Federal Reserve Act of 1913 states that the president may fire a member of its leadership only “for cause.”

    But cause has not been definitively established to fire Cook, with Pulte writing in his letter to Bondi that the Fed governor had only “potentially” committed mortgage fraud, accusing her of falsifying bank documents and property records to acquire more favorable loan terms.

    Pulte has accused Cook of listing two homes — in Ann Arbor, Mich., and in Atlanta — as her primary addresses within two weeks of purchasing them through financing. Cook said she would “take any questions about my financial history seriously” and was “gathering the accurate information to answer any legitimate questions and provide the facts.”

    Pulte’s other accusations, against James and Schiff, have been similarly superficial, publicly accusing individuals of potential criminality before a full, independent investigation can take place.

    And whether those investigations will be impartial is far from clear. Earlier this month, Bondi appointed Ed Martin, a conspiracy theorist who supported the “Stop the Steal” movement after Joe Biden’s election victory over Trump in 2020, as a special prosecutor to investigate the James and Schiff cases.

    Pulte accused James — who successfully accused Trump of financial fraud in a civil suit last year — of falsifying bank statements and property records to secure more favorable loan terms for homes in Virginia and New York. He made similar claims weeks later about Schiff, who maintains residences in California and the suburbs of Washington, D.C.

    Schiff, who led a House impeachment of Trump during the president’s first term and has remained one of his most vocal and forceful political adversaries since joining the Senate, dismissed the president’s claims as a “baseless attempt at political retribution.”

    A spokesperson for Schiff said he has always been transparent about owning two homes, in part to be able to raise his children near him in Washington, and has always followed the law — and advice from House counsel — in arranging his mortgages.

    In making his claims, Trump cited an investigation by the Fannie Mae “Financial Crimes Division” as his source.

    A memorandum reviewed by The Times from Fannie Mae investigators to Pulte does not accuse Schiff of mortgage fraud. It noted that investigators had been asked by the FHFA inspector general’s office for loan files and “any related investigative or quality control documentation” for Schiff’s homes.

    Investigators said they found that Schiff at various points identified both his home in Potomac, Md., and a Burbank unit he also owns as his primary residence. As a result, they concluded that Schiff and his wife, Eve, “engaged in a sustained pattern of possible occupancy misrepresentation” on their home loans between 2009 and 2020.

    The investigators did not say they had concluded that a crime had been committed, nor did they mention the word “fraud” in the memo.

    Michael Wilner

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  • Trump fires Fed governor Lisa Cook, opening new front in fight for control over central bank

    President Donald Trump said Monday night that he’s firing Federal Reserve Governor Lisa Cook, an unprecedented move that would constitute a sharp escalation in his battle to exert greater control over what has long been considered an institution independent from day-to-day politics.Trump said in a letter posted on his Truth Social platform that he is removing Cook effective immediately because of allegations that she committed mortgage fraud.Cook said Monday night that she would not step down. “President Trump purported to fire me ‘for cause’ when no cause exists under the law, and he has no authority to do so,” she said in an emailed statement. “I will not resign.”Bill Pulte, a Trump appointee to the agency that regulates mortgage giants Fannie Mae and Freddie Mac, made the accusations last week. Pulte alleged that Cook had claimed two primary residences — in Ann Arbor, Michigan, and Atlanta — in 2021 to get better mortgage terms. Mortgage rates are often higher on second homes or those purchased to rent.Trump’s move is likely to touch off an extensive legal battle that will probably go to the Supreme Court and could disrupt financial markets. Stock futures declined slightly late Monday, as did the dollar against other major currencies.If Trump succeeds in removing Cook from the board, it could erode the Fed’s political independence, which is considered critical to its ability to fight inflation because it enables it to take unpopular steps like raising interest rates. If bond investors start to lose faith that the Fed will be able to control inflation, they will demand higher rates to own bonds, pushing up borrowing costs for mortgages, car loans and business loans.Cook has retained Abbe Lowell, a prominent Washington attorney. Lowell said Trump’s “reflex to bully is flawed and his demands lack any proper process, basis or legal authority,” adding, “We will take whatever actions are needed to prevent his attempted illegal action.”Cook was appointed to the Fed’s board by then-President Joe Biden in 2022 and is the first Black woman to serve as a governor. She was a Marshall Scholar and received degrees from Oxford University and Spelman College, and she has taught at Michigan State University and Harvard University’s Kennedy School of Government.Her nomination was opposed by most Senate Republicans, and she was approved on a 50-50 vote with the tie broken by then-Vice President Kamala Harris.Questions about ‘for cause’ firingThe law allows a president to fire a Fed governor “for cause,” which typically means for some kind of wrongdoing or dereliction of duty. The president cannot fire a governor simply because of differences over interest rate policy.Establishing a for-cause removal typically requires some type of proceeding that would allow Cook to answer the charges and present evidence, legal experts say, which hasn’t happened in this case.”This is a procedurally invalid removal under the statute,” said Lev Menand, a law professor at Columbia law school and author of “The Fed Unbound,” a book about the Fed’s actions during the COVID-19 pandemic.Menand also said for-cause firings are typically related to misconduct while in office, rather than based on private misconduct from before an official’s appointment.”This is not someone convicted of a crime,” Menand said. “This is not someone who is not carrying out their duties.”Fed governors vote on the central bank’s interest rate decisions and on issues of financial regulation. While they are appointed by the president and confirmed by the Senate, they are not like cabinet secretaries, who serve at the pleasure of the president. They serve 14-year terms that are staggered in an effort to insulate the Fed from political influence.No presidential precedentWhile presidents have clashed with Fed chairs before, no president has sought to fire a Fed governor. In recent decades, presidents of both parties have largely respected Fed independence, though Richard Nixon and Lyndon Johnson put heavy pressure on the Fed during their presidencies — mostly behind closed doors. Still, that behind-the-scenes pressure to keep interest rates low, the same goal sought by Trump, has widely been blamed for touching off rampant inflation in the late 1960s and ’70s.President Harry Truman pushed Thomas McCabe to step down from his position as Fed chair in 1951, though that occurred behind the scenes.The Supreme Court signaled in a recent decision that Fed officials have greater legal protections from firing than other independent agencies, but it’s not clear if that extends to this case.Menand noted that the Court’s conservative majority has taken a very expansive view of presidential power, saying, “We’re in uncharted waters in a sense that it’s very difficult to predict that if Lisa Cook goes to court what will happen.”Sarah Binder, a senior fellow at the Brookings Institution, said the president’s use of the “for cause” provision is likely an effort to mask his true intent. “It seems like a fig leaf to get what we wants, which is muscling someone on the board to lower rates,” she said.A fight over interest ratesTrump has said he would only appoint Fed officials who would support lower borrowing costs. He recently named Stephen Miran, a top White House economic adviser, to replace another governor, Adriana Kugler, who stepped down about five months before her term officially ended Aug. 1.Trump appointed two governors in his first term, Christopher Waller and Michelle Bowman, so replacing Cook would give Trump appointees a 4-3 majority on the Fed’s board.”The American people must have the full confidence in the honesty of the members entrusted with setting policy and overseeing the Federal Reserve,” Trump wrote in a letter addressed to Cook, a copy of which he posted online. “In light of your deceitful and potentially criminal conduct in a financial matter, they cannot and I do not have such confidence in your integrity.”Trump argued that firing Cook was constitutional. “I have determined that faithfully enacting the law requires your immediate removal from office,” the president wrote.Cook will have to fight the legal battle herself, as the injured party, rather than the Fed.Trump’s announcement drew swift rebuke from advocates and former Fed officials.Sen. Elizabeth Warren, D-Mass., called Trump’s attempt to fire Cook illegal, “the latest example of a desperate President searching for a scapegoat to cover for his own failure to lower costs for Americans. It’s an authoritarian power grab that blatantly violates the Federal Reserve Act, and must be overturned in court.”Trump has repeatedly attacked the Fed’s chair, Jerome Powell, for not cutting its short-term interest rate, and even threatened to fire him.Forcing Cook off the Fed’s governing board would provide Trump an opportunity to appoint a loyalist. Trump has said he would only appoint officials who would support cutting rates.Powell signaled last week that the Fed may cut rates soon even as inflation risks remain moderate. Meanwhile, Trump will be able to replace Powell in May 2026, when Powell’s term expires. However, 12 members of the Fed’s interest-rate setting committee have a vote on whether to raise or lower interest rates, so even replacing the chair might not guarantee that Fed policy will shift the way Trump wants.__Associated Press writer Fatima Hussein contributed.

    President Donald Trump said Monday night that he’s firing Federal Reserve Governor Lisa Cook, an unprecedented move that would constitute a sharp escalation in his battle to exert greater control over what has long been considered an institution independent from day-to-day politics.

    Trump said in a letter posted on his Truth Social platform that he is removing Cook effective immediately because of allegations that she committed mortgage fraud.

    Cook said Monday night that she would not step down. “President Trump purported to fire me ‘for cause’ when no cause exists under the law, and he has no authority to do so,” she said in an emailed statement. “I will not resign.”

    Bill Pulte, a Trump appointee to the agency that regulates mortgage giants Fannie Mae and Freddie Mac, made the accusations last week. Pulte alleged that Cook had claimed two primary residences — in Ann Arbor, Michigan, and Atlanta — in 2021 to get better mortgage terms. Mortgage rates are often higher on second homes or those purchased to rent.

    Trump’s move is likely to touch off an extensive legal battle that will probably go to the Supreme Court and could disrupt financial markets. Stock futures declined slightly late Monday, as did the dollar against other major currencies.

    If Trump succeeds in removing Cook from the board, it could erode the Fed’s political independence, which is considered critical to its ability to fight inflation because it enables it to take unpopular steps like raising interest rates. If bond investors start to lose faith that the Fed will be able to control inflation, they will demand higher rates to own bonds, pushing up borrowing costs for mortgages, car loans and business loans.

    Cook has retained Abbe Lowell, a prominent Washington attorney. Lowell said Trump’s “reflex to bully is flawed and his demands lack any proper process, basis or legal authority,” adding, “We will take whatever actions are needed to prevent his attempted illegal action.”

    Cook was appointed to the Fed’s board by then-President Joe Biden in 2022 and is the first Black woman to serve as a governor. She was a Marshall Scholar and received degrees from Oxford University and Spelman College, and she has taught at Michigan State University and Harvard University’s Kennedy School of Government.

    Her nomination was opposed by most Senate Republicans, and she was approved on a 50-50 vote with the tie broken by then-Vice President Kamala Harris.

    Questions about ‘for cause’ firing

    The law allows a president to fire a Fed governor “for cause,” which typically means for some kind of wrongdoing or dereliction of duty. The president cannot fire a governor simply because of differences over interest rate policy.

    Establishing a for-cause removal typically requires some type of proceeding that would allow Cook to answer the charges and present evidence, legal experts say, which hasn’t happened in this case.

    “This is a procedurally invalid removal under the statute,” said Lev Menand, a law professor at Columbia law school and author of “The Fed Unbound,” a book about the Fed’s actions during the COVID-19 pandemic.

    Menand also said for-cause firings are typically related to misconduct while in office, rather than based on private misconduct from before an official’s appointment.

    “This is not someone convicted of a crime,” Menand said. “This is not someone who is not carrying out their duties.”

    Fed governors vote on the central bank’s interest rate decisions and on issues of financial regulation. While they are appointed by the president and confirmed by the Senate, they are not like cabinet secretaries, who serve at the pleasure of the president. They serve 14-year terms that are staggered in an effort to insulate the Fed from political influence.

    No presidential precedent

    While presidents have clashed with Fed chairs before, no president has sought to fire a Fed governor. In recent decades, presidents of both parties have largely respected Fed independence, though Richard Nixon and Lyndon Johnson put heavy pressure on the Fed during their presidencies — mostly behind closed doors. Still, that behind-the-scenes pressure to keep interest rates low, the same goal sought by Trump, has widely been blamed for touching off rampant inflation in the late 1960s and ’70s.

    President Harry Truman pushed Thomas McCabe to step down from his position as Fed chair in 1951, though that occurred behind the scenes.

    The Supreme Court signaled in a recent decision that Fed officials have greater legal protections from firing than other independent agencies, but it’s not clear if that extends to this case.

    Menand noted that the Court’s conservative majority has taken a very expansive view of presidential power, saying, “We’re in uncharted waters in a sense that it’s very difficult to predict that if Lisa Cook goes to court what will happen.”

    Sarah Binder, a senior fellow at the Brookings Institution, said the president’s use of the “for cause” provision is likely an effort to mask his true intent. “It seems like a fig leaf to get what we wants, which is muscling someone on the board to lower rates,” she said.

    A fight over interest rates

    Trump has said he would only appoint Fed officials who would support lower borrowing costs. He recently named Stephen Miran, a top White House economic adviser, to replace another governor, Adriana Kugler, who stepped down about five months before her term officially ended Aug. 1.

    Trump appointed two governors in his first term, Christopher Waller and Michelle Bowman, so replacing Cook would give Trump appointees a 4-3 majority on the Fed’s board.

    “The American people must have the full confidence in the honesty of the members entrusted with setting policy and overseeing the Federal Reserve,” Trump wrote in a letter addressed to Cook, a copy of which he posted online. “In light of your deceitful and potentially criminal conduct in a financial matter, they cannot and I do not have such confidence in your integrity.”

    Trump argued that firing Cook was constitutional. “I have determined that faithfully enacting the law requires your immediate removal from office,” the president wrote.

    Cook will have to fight the legal battle herself, as the injured party, rather than the Fed.

    Trump’s announcement drew swift rebuke from advocates and former Fed officials.

    Sen. Elizabeth Warren, D-Mass., called Trump’s attempt to fire Cook illegal, “the latest example of a desperate President searching for a scapegoat to cover for his own failure to lower costs for Americans. It’s an authoritarian power grab that blatantly violates the Federal Reserve Act, and must be overturned in court.”

    Trump has repeatedly attacked the Fed’s chair, Jerome Powell, for not cutting its short-term interest rate, and even threatened to fire him.

    Forcing Cook off the Fed’s governing board would provide Trump an opportunity to appoint a loyalist. Trump has said he would only appoint officials who would support cutting rates.

    Powell signaled last week that the Fed may cut rates soon even as inflation risks remain moderate. Meanwhile, Trump will be able to replace Powell in May 2026, when Powell’s term expires. However, 12 members of the Fed’s interest-rate setting committee have a vote on whether to raise or lower interest rates, so even replacing the chair might not guarantee that Fed policy will shift the way Trump wants.

    __

    Associated Press writer Fatima Hussein contributed.

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  • Trump says he’s fired Federal Reserve board member Lisa Cook

    President Trump said Monday he has fired Lisa Cook from the Federal Reserve’s Board of Governors — a dramatic move after months of public attacks against the central bank.

    The president announced Cook’s removal from the Fed board in a letter posted to Truth Social that accused Cook of making false statements on mortgage documents, actions he claimed were “gross negligence” and “potentially criminal.” Mr. Trump had previously urged Cook to resign, leading the economist to say she had “no intention of being bullied to step down from my position because of some questions raised in a tweet.”

    The move is an early test of Mr. Trump’s power to terminate members of the Federal Reserve. Under federal law, Fed board members serve for 14-year terms and can only be fired by the president “for cause.” Cook has served on the Fed since 2022, and her current term runs until 2038.

    Mr. Trump wrote in a letter to Cook: “I have determined that there is sufficient cause to remove you from your position.”

    What are President Trump’s allegations against Lisa Cook?

    The allegations against Cook were leveled earlier this month by Federal Housing Finance Agency Director Bill Pulte, who has positioned himself as an ally of Mr. Trump’s. Pulte sent a letter to Attorney General Pam Bondi accusing Cook of taking out mortgages for homes in Michigan and Georgia in 2021, and telling banks in both cases that she planned to use the homes as her primary residences — in what Pulte alleged was a fraudulent attempt to gain more favorable lending terms.

    Last week, Mr. Trump posted on Truth Social: “Cook must resign, now!!!”

    Cook said in a statement released through the Fed: “I do intend to take any questions about my financial history seriously as a member of the Federal Reserve and so I am gathering the accurate information to answer any legitimate questions and provide the facts.”

    Pulte has also made mortgage fraud allegations against California Sen. Adam Schiff and New York Attorney General Letitia James, two Democratic officials and Trump foes who denied the accusations. Notably, James’s office sued Mr. Trump and his company for loan fraud before his return to the White House, securing an almost $400 million civil court judgment that was tossed out by a New York state appellate court last week.

    Why is President Trump angry at the Fed?

    Cook’s firing came after Mr. Trump spent months attacking the Federal Reserve and its chair, Jerome Powell, over the central bank’s handling of interest rates.

    Cook, Powell and 10 other Fed officials sit on a committee that controls the nation’s monetary policy and sets target interest rates, with a dual mandate of keeping inflation low and employment levels high. This work is typically done independently, with little to no input from political leaders.

    The Fed hiked interest rates to decades-long highs in 2022 and 2023 in a bid to quell inflation. After some cuts last year, the central bank has chosen to leave rates at relatively high levels so far this year, fearing that inflation could come roaring back or that Mr. Trump’s tariff strategy could cause consumer prices to jump. The tradeoff is that higher interest rates can lead to slower economic growth, and they make it more expensive for American consumers and businesses to borrow.

    Mr. Trump has lashed out over this strategy, nicknaming Powell “Too Late.” The president has floated the idea of firing Powell, in some cases accusing him of mismanaging a project to renovate the Fed’s headquarters.

    Even without firings, the president could reshape the Fed board as positions open up. Mr. Trump is widely expected not to appoint Powell to another four-year term as Fed chair when his current one ends in May, though he hasn’t announced a successor yet. Meanwhile, Mr. Trump has nominated his economic adviser Stephen Miran to serve on the Fed board until Jan. 2026, replacing Adriana Kugler, a Biden appointee who stepped down early.

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  • Jerome Powell Signals Fed Policy Shift to Balance Inflation and Jobs Strains

    Fed chair Jerome Powell delivered what will likely be his last speech at the Jackson Hole Economic Symposium today (Aug. 22). Chip Somodevilla/Getty Images

    Jerome Powell, chair of the U.S. Federal Reserve, subtly signaled that a September rate cut may be on the horizon during his address today (Aug. 22) at the Jackson Hole Economic Symposium in Wyoming. His remarks come as he faces the challenge of managing persistent inflation, cooling labor and mounting political pressure.

    Traditionally, rising inflation would prompt rate hikes. But Powell suggested the labor market now poses the greater risk. While stopping short of explicitly endorsing a cut at next month’s Fed meeting, he hinted that a shift is likely. “The shifting balance of risks may warrant adjusting our policy stance,” he told the audience of economists.

    The speech marked Powell’s final appearance at the high-profile symposium, where he has delivered the opening address for the past eight years. His term as Fed chair is set to end next May.

    Powell’s comments landed at a sensitive moment for the U.S. economy. Inflation has stayed above the Fed’s 2 percent target for four years, ticking higher in recent months. July’s inflation read came in at 2.7 percent, while the core consumer price index (CPI), which excludes volatile food and energy costs, rose to 3.1 percent.

    The Trump administration’s unpredictable tariff policy has exacerbated consumer price increases. “We expect those effects to accumulate over coming months,” said Powell, who noted that while levies will likely cause a “one-time” shift in price levels, the impact will filter through supply chains gradually rather than “all at once.”

    Powell also highlighted weakness in the job market. July data from the Bureau of Labor Statistics revised employment figures for May and June down by a combined 258,000 jobs, while July itself added only 73,000. Powell described the labor market as being in a “curious kind of balance,” with slowdowns in both supply and demand for workers. He pointed to tighter immigration policies under President Donald Trump as a factor contributing to the slowdown.

    Markets rallied on Powell’s signals that the Fed may cut rates soon. The Dow shot up 2 percent today, while the S&5 500 climbed nearly 1.6 percent. Bond yields fell, with the 10-year Treasuries declining by 7 basis points to 4.26 percent while the 2-year dropping 10 basis points to 3.69 percent, reflecting market anticipation of lower interest rates in the near future.

    Powell underscores the Fed’s independence

    Powell’s challenges aren’t only economic. He has faced repeated demands from Trump for rate cuts, sharp personal criticism, and even calls for his removal. This week, Trump extended his attacks to Fed governor Lisa Cook, urging her resignation on social media after she was accused of mortgage fraud by Federal Housing Finance Agency director Bill Pulte. Trump said today he would fire Cook if she does not step down.

    Ousting Cook would further Trump’s push to reshape the Fed with allies who share his policy views. Last month, two Trump appointees, Christopher Wallen and Michelle Bowman, dissented from the Fed’s decision to hold interest rates steady, voting instead for a cut.

    Though Powell avoided a direct defense of the Fed’s independence, he carefully underscored it. Monetary policy decisions, he said, will be made “based solely on their assessment of the data and its implications for the economic outlook and the balance of risks,” said Powell. “We will never deviate from that approach.”

    Jerome Powell Signals Fed Policy Shift to Balance Inflation and Jobs Strains

    Alexandra Tremayne-Pengelly

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