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4 Outline of the Study 1. Purpose Housing finance in Japan is now at a turning point because the Government Housing Loan Corporation (the HLC) is scheduled to become an independent administrative institution in This transformation will completely relegate the HLC s major functionof supplying long-term, fixed-term and low-interest housing loansto private financial institutions. There are, however, several issues that must be overcome to enable the private sector to offer a steady supply of housing loans. One scheme, or solution, is for the HLC to purchase housing loan bonds before the introduction of securitization in October In the United States, the issuance of mortgage-backed securities (MBS) dates back to Outstanding issues, as of 2001, were approximately 2.8 trillion dollars. On the contrary, the housing loan securitization market in Japan is still quite small, and its history is short; total loans securitized by the HLC stood at a mere 950 billion yen at the end of FY2002. There is the potential, however, that Japan can develop a securitization market in only 10 yearsalthough the process took 30 years in the U.S. The purposes of this study are to: a) examine the business model of American mortgage companies, b) discuss the significance of introducing a mortgage company system into Japan, and c) propose a Japanese business model to stimulate the country s housing loan securitization market. 2. Chapter Outline Chapter 1 examines housing loans in Japan from two perspectives: a) how private financial institutions, or loan providers, are treating housing loans (based on a questionnaire survey and product database development) and; b) how consumers view housing loans (based on a questionnaire survey of people purchasing housing after 2000 asking about the type of house they purchased and their opinions of housing loans). Based on the results of the two surveys, the authors examine the present situation, and the possible future of housing loans. Chapter 2 examines US mortgage companies in the American housing loan market, their management style and profit structure. The authors discuss the legal controls in the U.S. market that could benefit Japan when she introduces mortgage companies into the Japanese market. Chapter 3 proposes a model for a Japanese mortgage company, based on the HLC s securitization scheme (purchase of housing loan bonds), to stimulate the Japanese housing loan securitization market. The authors discuss management style, profit structure, the companies that might entering this business, and the issues to be challenged to enable mortgage companies to establish themselves in this country.

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