House price crash gathers pace

The last few days have seen a new level of pessimism in the prognosis for UK house prices. Well, at least, it’s pessimism if you are a property investor or a bank. If you are a would be first-time buyer, or believe in economic sustainability, it is good news.

According to the Nationwide, house prices fell by 1.7 per cent in July. They are now £15,000, or 8.1 per cent down on the level from a year ago. If you compare prices with Nationwide’s peak, seen last October, then they are now down by nearly £17,000, or 9 per cent.

House prices now only need to fall by just one more per cent, at any time over the next three months, for prices to be 10 per cent down from peak.

The Nationwide news follows a report from Standard & Poor’s predicting an additional 17 per cent fall in house prices between now and next April. It says that after this fall, 1.7 million home owners will suffer from negative equity.

But, even the Standard & Poor’s report seems optimistic compared to the latest predictions from Capital Economics, which reckons house prices will fall by 35 per cent from peak to trough, or by 40 per cent in real terms after taking into account the effect of inflation. They reckon prices will hit bottom in 2011.

But this is the prediction from Capital Economics to really make you sit up. Are you ready?

If prices fall by 40 per cent in real terms, then the rules of arithmetic mean they will need to rise by 70 per cent to get back to the levels seen at the previous peak. Assuming that once the recovery begins, prices rise by 2.4 per cent a year in real terms, it will take 22 years for prices to regain their 2007 level, or “or 25 years if we measured the duration of the correction from that peak.”

By the way, if Capital Economics is right, and house prices do indeed fall by 35 per cent, then according to figures produced by the FT in their April 26th edition, there will be 3.5 million people in the UK with negative equity.

To put that in perspective, in the early 1990s negative equity levels were less than 2 million.

Don’t worry, we have been told for the last few years that there will never be another 1990s style housing price crash again; house prices only ever go up.

Just remember, we have been predicting this crash for several years. And while house prices are now at the same level seen in August 2006, if Capital Economics is right, or indeed if Standard & Poor’s is right, house prices will fall way below the levels they stood at when we first warned an unsustainable bubble was in the making.

In many ways, the fall in house prices is a good thing. But there is a massive danger that it could lead to a deflationary downward spiral – as happened in Japan in the 1990s, and in the US in the 1930s. Few economists have woken up to this danger, yet.

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Rates Close Change Rates Close Change
Oil 106.23 106.23 Oil 0.0 0.0
Gold 802.8 1.90 Gold 0.0 0.0
$ to £ 1.7662 0.00 $ to £ 0.0 0.0
€ to £ 1.238 0.00 € to £ 0.0 0.0
$ to € 1.4267 0.00 $ to € 0.0 0.0

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The battle of demand and supply

So, British gas announced its intention to raise gas prices by 35 per cent and electricity by 9 per cent. That will hurt. Meanwhile, the collapse in the price of oil seemed to come to a halt yesterday, and go back into an unfortunate reverse – as news that US stockpiles of oil had fallen led to a sharp $5 a barrel jump.

So that is it then, inflation is just taking off.

Yet, news from Incomes Data Services this morning revealed a fall in pay rises in the three months to June. The period saw average pay increases of 3.5 per cent, from 3.6 per cent during the three months to May.

We keep hearing about strikes making a comeback in the public sector, and how a wage inflation spiral could have its origin in the government controlled arena, at a time when the Gordon Brown regime dare not risk a confrontation. Yet the Incomes Data Services report revealed that the public sector received pay deals worth just 2.7 per cent during the period.

According to a report from KPMG, the number of firms planning to make job cuts has almost doubled in the last three months.

KPMG’s survey of senior executives in both public and private sector organisations indicates that more than half (53 per cent) now plan to reduce their staff headcount over the coming months, with a similar number (52 per cent) planning to implement recruitment freezes. Back in March 2008 when the same organisations were questioned for KPMG by Opinion Leader Research, only 29 per cent were looking at job cuts as a cost-saving measure.

It seems highly unlikely that in this environment of job uncertainty, wage inflation will take off. In fact, as the credit crunch deepens, wage deflation seems more likely to go negative. In fact, there has already been some anecdotal evidence to suggest some workers are being put under pressure to accept pay cuts. They are having to choose between pay cuts or losing their job altogether.

Yet, in yesterday’s FT, Kenneth Rogoff, a respected economist if ever there was one, for Mr Rogoff is a former chief economist at the IMF and now Professor of Economics at Harvard, banged the anti inflation drums.

He argued that the current idea of bailing out banks, and slashing interest rates to stimulate the economy, is flawed. “The world can not grow its way out of this slowdown” went the headline to his piece, and he said: “governments in every corner of the world showed themselves perfectly capable of achieving very high rates of inflation long before they had the assistance of modern unions.”

So what we have then is quite a dichotomy.

On the one hand, the forces of inflation are self-evident. On the other hand, there are good reasons to fear deflation, once the recent rises in oil and commodity prices have worked their way out of the system.

So we have economists such Mr Rogoff, and last week the National Institute of Economic and Social Research, arguing for an increase in the rate of interest to choke off inflation.

On the other hand, with asset prices in such freefall, there has to be a serious risk of anti inflationary measures backfiring and creating years of deflation – in a recession that could mirror the Japanese lost decade.

How do you reconcile these two views?

Well, actually, there is a reason for this divergence, and the reason is quite simple.

Not only is the economic world split down the middle, so is the real world too.

The UK and US, and countries such as Spain, and Australia – which by the way has joined us in seeing big falls in house prices, face the danger of deflation by the end of 2009 and beyond. In the BRIC countries – Brazil, Russia, India and China, inflation is still public enemy number one.

Well, maybe not in Russia; the official public enemy number one seems to be anything Western.

But in a way, Russian antipathy to Western corporate giants is a symptom of inflation. Public spending rose before the election which saw Dmitry Medvedev become the nation’s new President. This has helped stoke Russian inflation, but evil and greedy capitalists made a convenient scapegoat.

As the BRIC nations expand, yet more pressure is put on commodity prices – but the true cost of this in terms of inflation is being glossed over. In China you have the Olympics overriding all other concerns. You have the subsidy on oil, disguising the true cost. But you can’t hide problems for ever. They will always come back and bite you in the end.

If the likes of the US and UK do hit recession – then the result will surely be a big slowdown in international trade, which will hit China et al, the price of oil will fall – maybe even go into freefall. This will hit the Russian economy hard.

Economic theory would suggest the recovery will have its roots in this downturn – as cheaper commodity prices make us feel better off.

But, the danger is that the resulting recession could be self-reinforcing. As Keynes showed, economic depressions don’t fix themselves, or not for quite a long time, anyway. The last depression only really came to an end with the end of World War II.

So, while is true to say this economic crisis was caused initially by too much borrowing in the West, and can not be solved through borrowing more, it is also true that to let market forces take their natural course could be very dangerous – very dangerous indeed.

Which is why the ultimate solution to this crisis lies in some kind of middle ground. A slowdown, but not too much of a slowdown. A gradual move in the West from being greater spenders to being great savers – but only a gradual move.

Ultimately, the solution to this crisis lies in growing productivity enabling higher income – but without a corresponding rise in borrowing. Somehow, economic policy makers need to engineer that path. It does not lie in the policies advocated by Mr Rogoff.

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A tale of four companies – BP and Shell score, Lloyds and HBOS routed

Talking of dichotomy, consider this one. Today, HBOS and Shell released their latest results. Earlier in the week, it was Lloyds TSB and BP. And what a contrast! Okay, we all know the reason for the contrast, but it is worth pausing for a couple of minutes to delve a little deeper into these two extremes, crashing bank profits and surging oil company profits.

Profits at HBOS were down 72 per cent in the first six months. Profits at Lloyds TSB were 70 per cent down.

The Lloyds insurance business lost £505 million thanks to a fall in the value of its stock market investments. At the same time, it had to write off £585 million due to the fall in value of assets such as the now infamous CDOs – or collateralised Debt Obligations.

HBOS saw bad debts amount to £1.3bn.

In all, Lloyds made a profit of £599m from £1.99bn a year ago, and HBOS £848m from £2.962bn a year ago.

Although HBOS saw a slightly bigger drop in profits, in a way Lloyds saw the worst performance, considering. Remember, HBOS includes Halifax, until a few days ago the UK’s number one mortgage lender. Lloyds on the other hand is on the fringes of mortgage lending. So you would expect HBOS to suffer far more than Lloyds TSB.

But over the year that follows, expect Lloyds to enjoy a relative benefit from its lack of UK mortgage exposure.

By contrast, BP saw profits surge 6 per cent, with replacement cost profit after tax hitting $6.85bn (£3.4bn) between April and June. Profits came in at $6.5bn in the same quarter a year ago. As for its first half, BP made a profit of $13.4bn, 23 per cent up on last year.

Royal Dutch Shell saw profits leap 4.6 per cent, hitting $7.9bn (£4bn) in its latest quarter.

In a way, of course, the surging profits and escalating losses have the same cause.

The credit crunch has its roots in the way the global economy has been out of balance. The developed world is spending, and the developing world is saving and investing. This created a surge in debt, and a surge in commodity prices.

The debt bubble has burst. It is just a matter of time before the commodity bubble bursts too.

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Rates Close Change Rates Close Change
Oil 106.23 106.23 Oil 0.0 0.0
Gold 802.8 1.90 Gold 0.0 0.0
$ to £ 1.7662 0.00 $ to £ 0.0 0.0
€ to £ 1.238 0.00 € to £ 0.0 0.0
$ to € 1.4267 0.00 $ to € 0.0 0.0

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ftse

Index Close Change
FTSE 100 4,394.21 137.31
Dow 9,387.61 0.00
NASDAQ 1,779.01 -65.24
Nilkkei 9,447.57 1,171.14
Hang Seng 16,832.88 520.72
CSI 300 1,934.62 -50.87
Sensex 30 11,483.40 174.31
DAX 5,199.19 136.74

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Mortgage drought will run until 2010 – maybe the government should do nothing

“I may yet recommend that the Government should not intervene in the market, on the grounds that such intervention would create more problems than it would solve” concluded Sir James Crosby in his letter to the chancellor yesterday, accompanying his report on mortgage finance.

The much awaited, and much discussed, interim analysis on mortgage finance from Sir James Crosby was published yesterday. “In my opinion,” said Sir James in the accompanying letter, the shortage of mortgage finance “will persist throughout 2008, 2009 and 2010, and I suspect that current forecasts for net new mortgage lending during this period will prove optimistic, perhaps significantly so.”

And in a nutshell that is it. The lack of mortgage finance will persist for some time, it may be that the government should just sit back and do nothing.

The report pulled no punches against the mortgage intermediaries either. “Faced with much lower volumes and lenders switching back to distributing through their branches, mortgage intermediaries, hitherto an important source of price competition on behalf of consumers, are under intense pressure and many will disappear.”

Sir James explained that by 2006 mortgage-backed securities had grown so rapidly that “such funding equated to around two thirds of net new mortgage lending in the UK. By the end of last [year] mortgage-backed securities were worth no less than £257bn.” To put that in context, total residential mortgages were worth £1200bn.

Banks can create credit. They have never been restricted to lending based solely on the amount of money their customers have deposited with them. But the new capital adequacy rules (Basel II) have in any case restricted their ability in this regard. Sir James said the new International Accounting Standards will force banks to operate with less leverage in their balance sheets.

So banks must adjust to lower leverage, and this, said Sir James, “will take years rather than months.”

Lenders are charging more for risk. This will have the effect of increasing their margins, and compensating the banks for any write-downs they may incur. “I expect,” said Sir James, “that the increase in prices will more than compensate banks for higher credit losses.”

“In the meantime, it is hard to see why banks will increase their currently depressed appetites for risk. While there is still good availability of finance for those borrowers who offer significant security (i.e. have reliable earnings and seek to borrow 75 per cent or less of the value of their property), the availability of finance to all other consumers is considerably reduced and likely to remain so.”

As house prices fall, presumably credit will become even more scarce. And on this Sir James said: “It is impossible to separate the effects of a shortage of mortgage finance from a correction in the housing market. Nor can anyone identify its effect on consumer spending with any precision. However, my discussions have identified a broad consensus that such a significant and prolonged shortage of mortgage finance must take its toll of both. That this is indeed the case is most obviously evident from the unprecedented reduction in housing starts we are likely to see this year.”

So that’s pretty damming stuff. What can be done about it?

“Banks and their trade bodies, notably the Council of Mortgage Lenders and the European Securitisation Forum, are looking at a number of ideas to stimulate the demand for mortgage backed securities. We will continue to engage closely with them on that work.” Ummm, so that means he is still thinking about it.

He added: “Much has been said about the case for launching a US-style agency but I think it unlikely that it would be right to tackle this century’s problems with last century’s solution. In any case it would take far too long to create any such agency.”

When the mortgage markets grew too rapidly and house prices were shooting up, the government did nothing. Now house prices are falling to a level that will ultimately make them affordable among first-time buyers, all we hear about is how the government needs to take action.

In other words, when a booming property market boosts bank profits and engenders an unsustainable boom, government intervention is a bad thing. When banks pay the price for their mistakes, and first-time buyers begin to think that within a year or two they may actually be able to afford to buy, we are told the government needs to act.

Sir James Crosby is right to be so reluctant to recommend some kind of a government-led bail out.

But, in the end, the banks will still be the winners. They will eventually have their cake and eat it.

They will, as Sir James pointed out, claw their money back through higher pricing of risk.

And yet, the case for government interference has not gone away altogether.

As has been pointed out here before, when prices are too high, it is easy to get credit. It’s the wrong way round, but that’s the way of the world.

The danger is that when prices fall to levels that do appear to be sustainable, banks are likely to be less willing than ever to stump up cash. They will be terrified that house prices will fall even further, and in the process, funds could dry up by even more.

That will be the ultimate lesson from this saga. Banks are run by humans, and just like humans they exaggerate the cycle, and make it more extreme than it needs to be. When prices are booming they jump on and push them too high. When they are falling they jump off and push them too low.

The housing market needs to be allowed to correct. But when the excesses of the last few years have been corrected, then, and only then, will it be appropriate for the government to step in. That time is not now.

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