Blog Post

Perhaps age does matter

Sandhya Chand • Nov 14, 2016

One of the areas Peter Lee Associates explores as part of our Real Estate Services research program, is the basis on which investors award a mandate to a particular firm.

In an earlier article, we spoke about how accounts prefer to deal with firms that have a global footprint - the access to clients that a foreign parent offers is seen as an advantage to 70% of investment executives responding to our questions, particularly those in the capital transactions and leasing areas. As one would expect, such parentage carries little weight when it comes to selecting a firm to undertake a valuation assignment or to handle property management. But that influence aside, why does an investor make the decision to go with one firm rather than another?

One impact of the GFC has been the demise of many experienced and market savvy hands. Numerous firms and industries have taken the decision to employ younger people in the business and, with the aim of reducing costs, have let some of their more experienced and serious campaigners go. In real estate, it seems that to do so, is to do so at your peril.

In our Real Estate research we focus on four business segments - Capital Transactions, Leasing, Valuations, and Property Management - and across these, ‘experience’ is the single most highly valued attribute required by investors. When we break out the top three factors for selecting a firm, experience stands out even more - amongst Property Management respondents 94% tell us it is one of their three main criteria and for Capital Transactions it is 83%. Surprisingly, fewer respondents using Valuation services rate experience highly but, even so, almost 60% still cite it as one of their top three factors.

When you lose experience, you run the risk of reducing the strength of your relationships. Respondents in Leasing (42%) and Property Management (29%) areas also cite relationship strength as one of their top three factors in selecting a firm; and Capital Transactions people place it fourth with 33% citing its importance. Only for Valuations does it seem to be less important, but perhaps that is more due to the compliance/governance matters that impact choice of provider in the sector.

So, when you next contemplate downsizing by chopping into the older members of your team it might be worth sleeping on the decision. If you lose experience and, by doing so, negatively impact on the relationship you have with your clients, you run the risk of not only cutting your cost base but also damaging your revenues - and, when you think that you are cutting costs because revenues are not strong, that is possibly not the outcome that you were hoping for.

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​ ^ Proportion of respondents expecting the economy to grow minus those expecting the economy to slow.​ Based on over 1100 interviews with senior business executives annually. ​
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At approximately the same time each year Peter Lee Associates undertakes its Debt Securities Investors and Australian Equity Investors research programs. Despite these clearly focusing on different asset classes our combined respondent base has some degree of crossover. And whilst, in this case, our focus was on either Fixed Income or Equities we occasionally ask the same — or similar — questions of respondents. And it always surprises us when we learn that feedback from such questioning differs markedly between asset classes — once we had finished collating both sets of results in 2016 we again found ourselves looking at two very different outcomes.
For some time we have been hearing that the way equity markets operate in the future will be more like that now operating in fixed income markets — investors are establishing in-house research capabilities and thereby reducing their reliance on research teams at broking houses; commissions are under significant downward pressure and appear headed toward zero; and other aspects of the business such as corporate access and deal flow, execution services, and account management are now seen as being much more important.
Having said that, research remains a meaningful component of the overall service provided by equity brokers — and institutions are still prepared to pay for it. In 2016, 44% of all commissions went towards paying for research product — this is down from 59% in 2010 but it continues to be the number one reason as to why an institution pays commission to their service providers.
So, for equity investors, whilst their proportional spend on research has decreased significantly, research continues to be an integral component of the service they receive from brokers. But when we do a deep dive into similar feedback from debt investors a different picture emerges.
The question asked of debt investors on this topic — “How do you reward banks for quality research and analysis in the Bond market?” — enables respondents to provide a qualitative answer, as opposed to the quantitative reply we receive from our questioning equity investors. And this is where the dichotomy emerges.
Just over 40 institutions responded to this request:
15% don’t reward banks for providing quality research;
32% would give their bank a chance to quote on more business but not provide any guarantees on winning a greater share;
31% said the bank would be top of mind as a result but wouldn’t necessarily receive any business directly attributable to research quality;
22% would ensure the bank received more business.
And the message from this? Banks can continue to produce as much good research as they like, but shouldn’t expect to be paid for it. And as post-GFC markets continue to evolve, perhaps it signals we are looking to a time when no-one produces research — debt or equity — because the providers know that the marginal value of doing so might actually be negative.
www.peterleeassociates.com.au
Sandhya Chand | Managing Director at Peter Lee Associates
#research #marketinsights #brokerresearchvalue
By Sandhya Chand 21 Apr, 2017
Proportion of respondents expecting the economy to grow minus those expecting the economy to slow.
Based on over 1300 interviews with senior business executives annually.
GDP data (seasonally adjusted) taken from the Australian Bureau of Statistics.
na - no data collected.
By Sandhya Chand 21 Apr, 2017
It is a little more than 10 years since the Principles of Responsible Investment organisation was established with a Mission Statement reading - “We believe that an economically efficient, sustainable global financial system is a necessity for long-term value creation. Such a system will reward long-term, responsible investment and benefit the environment and society as a whole.”
As the recently completed 2017 Peter Lee Associates Investment Management research program shows, Responsible Investment - now better known in Australian investment circles as ESG - appears to be gaining quite a bit more traction amongst pension funds as a selection tool when looking at potential managers to run their money - and it’s not just the big boys moving in this direction either.
This increased emphasis on ESG became obvious to us when we asked fund executives how important is it that their investment managers integrate ESG in their investment process. More than half of the funds looking to award Equity Manager mandates regard such integration as very important or critical - whilst only 14% rate this factor as essentially unimportant. Although fund executives seeking Fixed Income managers do not generally rate ESG integration as highly (34%) it is still clearly a significant point of reference in their decision-making process - and has become more important over the past 5 years. Perhaps not unexpectedly, it is the Industry and Government funds who are leading the charge but when we break the data down by size of institution we are seeing funds with less than $1 billion embracing the methodology to a greater extent, than some of the larger ones - and given these are largely foundations, endowments and not-for-profits, who are more able to readily pursue impact investing, it does suggest the trend is not going away.
So how does this compare with previous years? Despite ESG having existed for just a short period of time it has been an aspect of the Investment Management landscape we have followed through our program so we do have back data.
Whilst the wording of our questions has altered over time, responses to them still provide an indication as to how ESG has increased in popularity as a factor used in determining where a mandate goes and how perceptions as to its importance have changed amongst fund executives and asset consultants. In 2009, only one-in-five asset consultants had ESG as a criteria for shortlisting managers for equity mandates — but over 60% concluded that ESG was gaining importance as an evaluation criteria irrespective of asset class. However, even by 2011 a high 34% of fund executives still ascribed little or no importance to ESG when awarding mandates.
The critical difference in the treatment of ESG in portfolios over the past decade is that while some funds continue to employ mandates with a specific ESG or SRI focus, increasingly fund executives expect investment managers to integrate ESG thinking across the entire platform of solutions.
So it appears that, as PRI enters its 11th year, ESG has finally become a benchmark of sorts for pension funds. As this trend further evolves it will be interesting to observe if it has any ramifications for those who decide not to embrace it. Only time will tell, but clearly ESG is much more than a fad and has now become well entrenched in the psyche of the local investment management industry.
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