Barney Hartman-Glaser
Assistant Professor of Finance
UCLA Anderson School of Management


"Optimal Securitization with Moral Hazard" with Tomasz Piskorski and Alexei Tchistyi, Journal of Financial Economics, 104 (2012) 186-202

Abstract: We consider the optimal design of mortgage-backed securities (MBS) in a dynamic setting in which a mortgage underwriter with limited liability can engage in costly hidden effort to screen borrowers and can sell loans to investors. We show that (i) the timing of payments to the underwriter is the key incentive mechanism, (ii) the maturity of the optimal contract can be short, and that (iii) bundling mortgages is efficient as it allows investors to learn about underwriter effort more quickly, an information enhancement effect. Finally, we demonstrate that the optimal contract can be closely approximated by the “first loss piece.”

Working Papers:

"Reputation and Signaling in Asset Sales" (Revised November 2013).

Abstract: Static adverse selection models of security issuance show that informed issuers can perfectly reveal their private information by maintaing a costly stake in the securities they issue. This paper shows that allowing an issuer to both signal current security quality via retention and build a reputation for honesty leads that issuer to misreport quality even when owning a positive stake—the equilibrium is neither separating nor pooling. An issuer retains less as reputation improves and prices are more sensitive to retention when the issuer has a worse reputation.

"Dynamic Agency and Real Options" with Sebastian Gryglewicz (Revised 2015).

Abstract: We analyze how dynamic moral hazard affects corporate investment.  In our model, the owners of a firm hold a real option to increase capital.  They also employ a manager who controls the firm's productivity, but is subject to moral hazard.  Although this conflict reduces capital productivity, both over- and under-investment can occur.  When moral hazard is severe, the firm invests at a lower threshold in productivity than in the first-best because investment is a substitute for effort.  When the growth option is large, the investment threshold is higher than in the first-best.  

"Mortgage Underwriting Standards in the Wake of Quantitative Easing" with Richard Stanton and Nancy Wallace (2014)

Abstract: While the large-scale asset purchases (LSAPs) have funneled vast amounts of  capital into the secondary market for mortgages, the direct effect of these programs on the primary mortgage market is not yet clear.  We present evidence that while the LSAPs may have improved conditions for the least risky borrowers, they have not improved conditions for all borrowers.  For example, the average FICO score of agency securitized mortgages increased from below 720 (low risk) in 2008 to above 760 (extremely low risk) in 2012.  What explains this dramatic shift in the average quality of agency securitized mortgages, and why did it persist even with the flood of capital into the secondary mortgage market from the LSAPs? We argue that the change in the probability of buy back requests on Fannie and Freddie mortgage backed securities can explain the tightening of mortgage credit standards.

Work in Progress:

"Cash and Dynamic Agency" with Konstantin Milbradt (2014)