Ulster Bank's former chief economist says he warned about a collapse in the housing market as early as 2004.
But Pat McArdle admits he didn't do enough to make his voice heard - and says he's sorry for not doing more to warn about a collapse.
He's told the Banking Inquiry that even a 'soft landing' in the property market would have meant tens of thousands of jobs would be lost.
And he says he regrets not making his voice heard more loudly:
