It created a property bubble that burst when Xi Jinping imposed limits on property developers’ leverage,plunging the development sector into a crisisthat continues to worsen and which has,because of their reliance on property-related income,infected local government finances and the banking system.

The IMF noted that the authorities had introduced numerous measures to support the property market but said more were needed to secure a recovery.

Its prescription is to let distressed developers fail,allow housing prices to find their level,fund completion of those half-completed developments and help viable developers repair their balance sheets.

So far,the authorities have tried to keep even the unviable big developers on life support rather than allow them to fail and spread contagion into the domestic financial system and economy,although foreign investors in the offshore bonds of the major developers have suffered massive losses.

While there could be some unpleasant short-term effects from purging the economy of insolvent developers,at some point the authorities will need to act to stabilise the still rapidly shrinking property market (property investment has fallen more than 9 per cent this year) at a smaller and more sustainable level.

They also need to do more to address local government finances.

The IMF said a comprehensive strategy is required to deal with the local government debt issue and restore their debt-servicing capacity and achieve sustainable levels of debt.

The local government sector relied heavily on property sales and off-balance sheet funding of developments for much of their income and the collapse of the sector has left them with limited capacity to service their debts and those of the highly leveraged financing vehicles they have used to fund infrastructure and their other investments.

The IMF said total local government debt,based on public financial statements,was about 45 per cent of GDP last year,with 80 per cent of the debt held by banks and the rest raised from corporate bond issues and borrowings from non-bank lenders (another stressed segment of China’s financial sector).

With about two-thirds of their assets fixed long-term investments in land and infrastructure,they have few liquid assets to meet their short-term funding needs. More than 30 per cent of local government debt,the IMF said,had an interest coverage ratio below one for the past three years and would be unviable without Beijing’s support.

If all the local government financing vehicles were restructured to ensure financial viability so that current earnings covered interest expenses,losses would be large,it said. It estimated that if banks absorbed half the cost of the debt restructuring they would face impairment charges of about 3.4 trillion yuan (about $726 billion).

China’s bigger banks could take the hits involved in a major restructuring of local government debts but the smaller regional banks,which have property exposure issues of their own,would probably have to be bailed out by Beijing.

It is that related property sector-local government finances conundrum that will,absent decisive and quite ruthless action from the authorities,weigh heavily on China’s economy and growth rate for years to come even as it faces the challenges of its declining population and the diminishing returns from investment in infrastructure and manufacturing.

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