Hope still shines through economic woe

Oh dear, oh dear.    Recession talk has been doing the rounds again. Now the IMF, yes it’s them again, have said there is a 25 per cent chance of global recession

The IMF has also been busy downgrading its forecasts. Not so long ago, well last July to be precise, it was predicting global growth this year of 5.2 per cent.  The official figures will be out in a  few days but, according to Bloomberg, the IMF is now pencilling in growth of 3.7 per cent.

Meanwhile, a debate is roaring over whether the economy is set for a mild slow-down, or something much worse. Yet curiously, while there are plenty of economists who are ridiculing comparisons with the 1930s, there seem to be very few reports which actually provide real justification for hope.  Actually, cut through all the doom, we believe that after an unpleasant 2009, and who knows maybe 2010, there are good reasons for optimism.   Reasons which seem to get overlooked by many economists, preoccupied as they are with interest rates and confidence surveys.

But before we explain what this real reason for hope is, here is the latest stage in the debate in a nutshell.

Yesterday, writing in The Times, Anatole Kaletsky, the only contemporary economics journalist we are aware of who is referred to in economic text books, outlined a list of reasons why he believed the US was not in recession.  His core argument was that while jobless figures are down, they are not down that much, that the imminent tax rebate in the US will give a big boost to consumers, that some indices, namely, purchasing managers’ indices, the industrial production figures and the quarterly consumption statistics are still quite good, and that in any case history tells us recession does not automatically follow financial crisis – and to support this argument he mentioned the stock market crash of 1987, and LTCM in 1998.

It was as if Mr Kaletsky had opened a can of worms. And even Capital Economics, not a group which usually responds to articles by journalists, issued a strong rebuttal of his arguments.

“Private sector payrolls,” said Julian Jessop, Chief International Economist at Capital Economics, “have fallen by an average of close to 100,000 over the past three months and have never dropped at this pace without going on to record average monthly declines of at least 200,000. Even if the latest jobs data are not bad enough to send an unambiguous recession signal, the downward trend is clear.”

It went on to add that the current financial crisis is much more serious than ones Mr Anatole Kaletsky described in the past, while it argues low consumer confidence will mean much of the tax rebate which will be winging its way to households soon, will be saved, and not spent.

But perhaps one of the key arguments relates to US house prices.  And at this point we would like to call to the dock another witness.

Yesterday, Alan Greenspan, who once said he would keep a back seat when he retired so as not to undermine Ben Bernnanke, has said he believes US house prices will stabilise later this year.

The interesting thing about US house prices is that, as a ratio to income, they are already below the historical average. According to the IMF, US house prices are about 10 per cent too high, but that is quite modest compared to Ireland – where they are over 30 per cent too high.  Furthermore, the IMF has the gap between house prices and what they should be higher in the Netherlands, the UK, Australia, France, Norway, Denmark Belgium, Sweden, Italy and Japan.

The point is, US house prices are set to continue to fall – inventory levels are so high that it appears there is no avoiding this.  But, sooner or later, US houses will look cheap.  Will that spark a new boom, or instead, will prices keep falling?    We all know that equity markets tend to overcorrect.  Will the US housing market do the same?

But Greenspan reckons the inventory will be eliminated by the end of this year, and that is when prices will rise.  Actually, in his book, Age of Turbulence, Greenspan rattled on about inventory over and over again – he obviously sees this as an important guide.

Looking further forward, the danger now really has to be that authorities will overreact.

In 1930, the US government introduced the Hawley-Smoot Tariff, which raised tariffs on over 20,000 US goods. Many say this made the depression of that era much worse.

The fear has to be that many US politicians, Hilary Clinton in their vanguard, are calling for protection of US jobs.  She has popular support for this idea too, and yet such action could lead to retaliatory action, and create a downward spiral.  This has to be the really dangerous threat to longer-term economic stability.

But, the reason for hope is this:  Technology.

Moore’s law continues to operate, and now technology in other fields is changing fast – generating energy through renewable means is becoming more efficient, our knowledge of DNA is close to throwing up new and truly mind-blowing changes.

That is why the current crisis is not like the 1930s.  The Internet provides a means of global communication which will probably make a shot-in-the-foot-type move, such as a modern Hawley-Smoot, unthinkable.

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US indices fall off cliff

It was all woe again in the US yesterday.

This time it was two closely-watched indices that caused the fans to clog up.    The two indices were not just bad either, they were downright awful.

First there was the US Consumer Confidence Index produced by the Conference Board.  Now this index stayed high throughout last year, and in fact last July the index hit its highest level in years.  It was the strength of this index that partially led many forecasters to predict only a mild slowdown in the US, with many saying things like, “The US consumer continues to defy the gloom.”

That all changed last month when the index fell off the edge of a cliff.  In July last year the index stood at 111.9, last month it fell to just 75, the  lowest level in five years. But then yesterday the data for March was out, and things are even worse, the index fell to 64.5.   The index was marginally lower than that in march 2003 – but only for one month, and that was when the US invaded Iraq.  That rather ‘blippy’ month aside, the last time the index was so low was in the early 1990s.

us con

But the Conference Board also produces a forward-looking expectations index –and this fell to 47.9, the lowest level in, wait for it, this is a big number, the lowest level in 34 years. The last time consumers’ forward expectations were so low the Oil Embargo and Watergate were making the headlines.

If that wasn’t bad enough, inflation expectations calculated by the Conference Board also rose, hitting 6.1 per cent. 

So, that leaves us with a bit of a problem.  Expectations are at  their lowest level since the mid 1970s; how do we top that?

Well, that’s easy, because if you now turn to the US housing market, and look at the latest Case-Shiller report from Standard and Poor’s, out yesterday,  its index that tracks house prices in the top 20 cities in the US fell by 10.7 per cent, the biggest fall ever recorded.

The index is now 12.5 per cent down from peak, recorded in July last year.

“Unfortunately it does not look like early 2008 is marking any turnaround in the housing market, after the declining year recorded throughout 2007,” said David M. Blitzer, Chairman of the Index Committee at Standard Poor’s.

Capital Economics said, “The bottom line is that regardless of the measure used, house prices are now falling and the rate of decline is accelerating.”

case shiller

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Has the US housing market hit bottom?

There was a 2.9 per cent pick up in existing home sales in February.  In all, 5,030,000 existing homes were sold in the year to February, making it the best month for sales since October.

The inventory of sales fell too, so that there are now 4,034,000 existing homes for sale in the US.
 
The trouble is, the inventory levels still amount to 9.6 months of supply – way too high.

The median price of existing homes fell by 2 per cent in the month, to $195,900.  The annual fall in prices was 8.2 per cent, the biggest annual fall ever recorded.

But actually, things are worse than that.

The median price is now 15 per cent down from the peak hit last June.  With inventory levels so high, it seems reasonable to assume prices will fall even further.    If prices continue to fall by the $4,000 seen from January to February, for four more months, then by June, US median prices would have fallen by $51,000, or 26 per cent.

us house

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The US housing crisis – some people think it’s all over. It is…

Is the US housing market approaching bottom?   Some think it might be. In the US, one of the measures that matters is starts data – that’s new homes being built.    If you take a sharp intake of breath, use a lot of imagination and then season it with a pinch of hope, you could actually say things got better in February. 

This time last month, the US Conference Board had housing starts in January at 1,012,000.  Then in February, starts were 1,065,000, a healthy rise.

The picture was made complicated, but no less aesthetically pleasing, yesterday, when the Conference Board also announced it had upped its estimate for January’s stats.    It now has the official figure for  January as 1, 071,000,  a lot better than its original estimate.    This does mean, of course, that thanks to the revised figures for January,  the Conference Board is now recording a slight fall in February.  But then the fall really was very modest, and in any case, next month, the Conference Board may well revise its estimates again, so we won’t know the true story for a while yet, and by then, of course, no one  will care about what happened in January and February, all eyes will be on the March data.

Then again, maybe it’s time to add more seasoning to the housing dish, this time a pinch of salt – because it wasn’t all good news.

Permits for new builds fell quite dramatically in the month, from 1,061,000 to 98,000.  

In any case, as Capital Economics said, “Furthermore, because of the inherent lags involved in the construction process, even when starts eventually level out, the number of houses under construction and being completed will continue to decline for another 8 months. Housing activity will continue to be a drag on overall economic growth until at least the end of this year.”

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US house prices prepare to fall through the basement

And from Blighty to Uncle Sam. Much has been written about the sorry state of the US housing market, but there has been a paucity of solid stats.

Yesterday, the National Association of Realtors released its latest set of data on existing home sales.

January saw the lowest level of sales for existing homes in ten years; there are now enough homes for sale in the US to meet 10.3 months of demand, and as for the median price of US homes, this is now down 4.6 per cent from the year before.

That all sounds bad, but actually, the real story is even worse.

During the first few months of last year, house prices in the US were still rocketing. If we compare median price with the price seen in June, then actually prices have fallen by 12.2 per cent.

Take into account the massive level of inventory – there are now 18 per cent more existing homes for sale in the US than there were a year earlier – while at the same time sales in January were 23.4 per cent down on the year before.  So stocks are near an all-time high and demand has fallen dramatically; you know what that means for price.

Of course, in the US, some regions perform better than others. For example, the north east is still enjoying year on year house price growth – while the south has seen prices fall by 6.7 per cent over the last year.

But, if you look at the fall from peak to today, then the woe seems pretty widespread, with the north east seeing the best performance, with prices down 7.6 per cent, and the west bottom of the pecking order, with prices down 14 per cent.

Perhaps even more disturbing, house prices are now beginning to look weak even in comparison with 2004. Across the US, prices are still up, just – 2.49 per cent, but in the mid-west and south, prices are now even lower today than in 2004.

Us house prices 1

Us houses 2

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Optimism rife in the US

One of the curiosities of the US economy at the moment is this. If the roof is, quite literally, coming off the housing market, how is it that consumer confidence has managed to remain relatively robust?

For some time, economists have been warning that you write-off the US consumer at your peril – and it appears that Uncle Sam and Auntie Samantha’s appetite for spending is just as insatiable as ever.

It was the strength of the US consumer sector that recently led the National Institute of Economic and Social Research (NIESR) to predict only a mild slowdown in the US this year, with projected growth of 2.2 per cent – not half bad.

Yet, somehow it doesn’t gel. With other economists saying the US is already in recession, with the likes of George Soros talking about the worst economic crisis since World War II, how can the US possibly manage the growth projected by NIESR.

Well, maybe the answer is this. Maybe the US consumer, just like the US trader last year, has got his, or maybe it’s her, head stuck firmly in the sand.

According to a survey of 1,619 home-owners conducted by Harris Interactive for Zillow.com, just 23 per cent of the respondents said they believed their home had lost value over the last 12 months. In contrast, 36 per cent said they thought their home had increased in value, and another 41 per cent said it had stayed flat.

Now, Americans are by nature an optimistic lot. And so often this has been proven to be a good trait.

But last year’s exuberance by US markets seemed totally uncalled for, and this is not being wise in hindsight. We said so over and over again, and so events proved us right.

There is overwhelming evidence to suggest that US house prices have fallen over the last year, so there are only limited explanations for the results of this survey.

Firstly, maybe the data on house prices in the US is wrong – not likely. Maybe the survey did not use a sufficiently-large sample, or the results were biased in some way – perhaps focusing on regions where the market remained relatively strong.

But it seems the most likely explanation is that US homeowners have not woken up to reality.

Just like in the UK, there seems to a nationwide tendency to talk up houses by the bodies who are supposed to provide objective data. For example, the National Association of Realtors reckons house prices will be flat in 2008. Yet Merrill Lynch recently predicted a 15 per cent drop.

The truth is, someone, somewhere is wrong.

Someone is either far too optimistic, or someone else far too pessimistic.

Are the banks right with their pessimism, or are they merely blinded by their own mistakes? Warren Buffett recently called the problem inflicting banks to be “poetic justice” – maybe it’s a justice the banks just haven’t got their heads around yet.

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Mortgages fall again, while US nurses need financial resuscitation to buy a home

The Bank of England had more bad news yesterday, but spare a thought for poor old US nurses; house prices across the pond are now so expensive they can’t even get a foot on the property ladder.

According to the latest Bank of England report on mortgage lending, 226,000 mortgages were approved for all purposes in December, that’s 30 per cent down on the start of 2007.

Even more alarmingly, mortgages approved for house purchase fell from 81,000 in November to 73,000 in December. Apparently, mortgage demand is now below the low point of the 2005 downturn – well – actually the downturn of that period was not really that serious, so maybe we shouldn’t be panicking too much yet, maybe property investors should await much worse news than that before they make for the nearest tall building. (Did you know that, contrary to popular opinion, the number of suicides from people jumping from high buildings in 1929 was no different from normal?)

Then again, pity the Americans. According to the National Housing Conference (NHC), house prices are still unaffordable for many workers.

CNN Money ran the story today. The median price of a home in Chicago is $262,000, meaning that to buy their home, a buyer who places a 10 per cent deposit, and who then forks out 28 per cent of income on mortgage payments, would have to earn $85,589. Yet your average nurse in the windy city only earns $63,398.

Ummmm, nurses attempting to buy a home – could that happen in the UK? What was that we said about pigs taking to the wing yesterday?

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Will the UK follow the US into repossession horror too in 2008?

A couple of weeks ago, David Smith, economics editor for The Sunday Times, described much of the talk about what will happen when a million or so people come off fixed rate mortgages this year, as daft. Well, if he is right, then the Financial Services Authority can count themselves amongst the daft. Because yesterday, it gave another warning about problems ahead, as these mortgages re-set.

Meanwhile, in the US we were given a foretaste of what could happen here, when two pieces of news hit the news desks, both telling a tale of woe on property ownership and possessions in the US.

Actually, before you read on, you better sit down for this, because RealtyTrac said yesterday that total foreclosure filings in the US leapt 97 per cent last year. In fact, 268,532 poor US souls had their homes repossessed, and no less than one per cent of all US households hit some stage in the foreclosure process.

It’s funny, isn’t it. Some blame the current financial crisis on little more than a misunderstanding. No one is quite sure which banks are in it up to their chest. Well, actually, the reality is far more serious. The reality is, banks completely got their risk analysis wrong, and as a result, one million Americans are suffering the torment of being unable to pay their mortgage.

And while a few years ago, many would-be home owners were California dreamin’ about their new home in the State of Arnold Schwarzenegger, by 2007, many of those dreams had turned to nightmares, as 66,000 Californians were turfed-out of their home. In fact, in total, 250,000 foreclosures were served in the State. The State holding the dubious honour of being second place in the list of states with the most foreclosures was Florida, while Michigan too had a raw time of it.

As for home ownership in the US, according to the US Census Bureau, home ownership suffered the biggest one-year drop on record. In all, home ownership fell 1.1 per cent, to 67.8 per cent of all occupied homes, which is apparently similar to the level in 2002, before the mass take up of subprime mortgages.

Could it happen here? Well, the FSA issued a nasty warning yesterday. You will recall, 1.4 million mortgages are due to come up this year, and now the FSA is saying “that mortgage payments would rise by approximately £210 per month as a result of the rise in market interest rates over the period since the consumer took out the fixed rate, were the fixed-rate mortgage to be replaced by a standard variable-rate mortgage.” It added, “In addition to higher mortgage rates, many consumers are also faced with lenders lowering LTV [loan to value] ratios. There is a risk that some consumers could find it increasingly difficult to obtain funding given the tightening of lending criteria and the reduction in the LTV ratios. “

It warned that around one-third of all mortgages approved between 2005 and 2007 contained an element of higher risk, and of course it is holders of these types of mortgages who will have the biggest problem when their fixed rate terms come to an end. The FSA said, “The spectre of consumers having debt that exceeds the value of their property is not something that has materialised yet but it is certainly a risk we have to take seriously. We are also concerned that consumers are ill-prepared and have placed too much reliance on their ability to obtain cheap credit and housing wealth to sustain their consumption.”

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US house prices fall again as prospects plunge even further

And records came a-tumbling. The supply of new homes now available in the US is at a 26-year high, the annual drop in the median price of new homes for sale saw its biggest annual decline since 1970, and here is the big one, 2007 saw the biggest fall in new-home sales ever recorded in the US.

The catalogue of woe really is stunning.

The median price of new homes in the US fell by 10.4 per cent to $219,200, although the jury is out on how serious this is. Capital Economics pointed out that this particular price data is notoriously volatile, and cautioned against reading “too much into that figure.” Interestingly, the falls in prices were very much restricted to certain regions, with the south and west taking the lion’s share of the bad news. That’s the problem you have with gauging the US housing market, it covers such a large and diverse country that median price really only paints the broadest of pictures.

Even so, there is evidence that US house builders were offering various incentives to try and push sales along – for example covering the purchasers’ legal costs, or providing extra features, so if anything, it would appear the true cost of a new home fell by even more than the level the published data suggests.

Moving forward, we need to turn our attention to expected supply and demand. And this is where the real worry sits.

If sales have fallen to the lowest level ever recorded, then we must assume demand is very low. Well there is no Nobel prize available for pointing that one out. The US consumer appears to have done something many economists have in the past dismissed as one of those things that can never happen, for Uncle Sam and Auntie Samantha have taken to their sick room, with rugs pulled up to their chests, medicine flowing like free wine, while dialling 911 for the economic doctor to be quick.

But while demand falls, supply has rocketed. There are now 490,000 new homes for sale; to put that in context, the year to December saw 604,000 new homes being sold, so, right now, there are plenty of homes out there to meet demand.

Then to cap it all, First American Core Logic has released a report saying the risk of foreclosure is soaring.

So that’s a pretty unpleasant picture to behold.

What lessons can we learn? Well, for one thing, the US experience shows that a country does not have to be in recession, or suffering from rising unemployment, for the housing market to hit crisis. The current US housing woe does seem to be at a similar level of severity to the one experienced in the UK in the early 1990s. So-called experts have dismissed the idea of the UK seeing a repeat of the early ‘90s experience because they say while the job market is strong, house prices will never fall. In fact, the US experience shows us that this relationship can work the other way round, and a crisis in housing can cause economic recession.

It might just be worth bearing in mind, however, that, actually, even before prices started to fall, your average US home was very cheap. Now the median price in the US is $219,999, the equivalent of just over £110,000.

Is that a good thing or a bad thing? We are repeatedly told that soaring house prices in the UK are a good thing, but surely, when the average price is so high that it is beyond the reach of the average buyer, and makes the cost of repaying a mortgage, or rent, take up a massive chunk of disposable income, it is a bad thing.

Finally, the news on US housing provides yet more evidence, to join an already-massive mountain of historical experience, that markets that display all the symptoms of a bubble, are in fact bubbles, which always burst.

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Good news strikes

Despite it all, despite the holes that have been appearing in bank balance sheets, somehow it appears they have pulled it off. Well, at least they are trying. A few days ago, markets across the world were panicking, because fears were growing that the insurers who have been offering insurance against some of this nasty debt floating around the system, were themselves in trouble.

Really, there was no surprise in this revelation. Financial crises are a lot like dominos. Back in 1997 and 1998 we saw the dominos fall, first with the East Asia crisis, then the Russian credit crisis, and then the collapse of LTCM – each problem created the next. At the time, it seemed as if the world would fall into recession – but no, somehow the IMF, the Fed and then a Fed-inspired collective action by the banks to bail out Long Term Capital Management managed to save the day, and the economic growth continued.

That’s why many of the more-optimistic types feel that this time around, the crisis won’t be too bad.

Well this time, memories of the banks’ bail-out of LTCM were brought back when it emerged that the New York State insurance regulator is trying to get leading US banks to cough up around $15bn to stop the debt insurers hitting more serious problems.

It’s a case of the insured trying to help the insurers, so that the insurers can still afford to pay the insured bills. Try that next time your car has a prang. Invest some money into your insurance company before you ask them to pay up. Mind you, with the total level of cover being offered coming in at around $2.5 trillion of bonds, that $15bn won’t go very far if too many claims start coming in.

But then, the banks may be getting a little help from a billionaire. The first inkling that these insurers might have problems came when one of their number, Ambac, which insures around $555 billion worth of debt, had postponed plans to raise around $1bn worth of credit. Fitch Ratings promptly cut its rating – although only by one notch, and with that news, dismay hit Wall Street. Well, now the talk is that billionaire Wilbur Ross is looking to buy the insurer.

Then an even-bigger fish than Wilbur Ross got caught up in rumours. Now it has emerged that Warren Buffett himself is investing into the world’s biggest reinsurance company, Swiss Re.

So, that’s billionaires leaping in to the rescue, banks getting it together – no wonder the markets were so chuffed. In fact, yesterday, the FTSE 100 enjoyed its best day in five years.

But, alas, one must remain cynical. This crisis is worse than the LTCM debacle. Banks have enough problems shoring up their balance sheets as it is, without having to bail-out the insurers. Why, if things get much worse, some of the senior bankers might have to take a pay cut.

Efforts last autumn by the banks to pump liquidity into the markets turned out to be rather disappointing. And as Capital Economics said, “Such a rescue scheme would essentially involve the reshuffling of a diminishing pool of capital from one vulnerable part of the US financial system to another. The US banks are, of course, major holders of the bonds insured by the monolines. It would be more reassuring if the money came from elsewhere – such as a foreign Sovereign Wealth Fund, or some other institution which has been largely unaffected by the fall-out from the sub-prime crisis.”

But then, yesterday also saw news on the US housing market And it was bad, but if you squint your eyes, and look at it from a certain angle, you could say it was good.

The median price of existing homes in the US fell by 6 per cent last year, says the National Association of Realtors. That’s the first annual fall ever recorded. The median price of an existing home in the US is now $208,400. Furthermore, there was another sharp drop in the number of US existing home sales, which is now down to a 9-year low of 4.89m annualised.

But now squint. Turn the data on its side, shuffle it about a bit, and there, lurking in the corner, is the good news, because December also saw a reduction in the number of homes for sale. In fact, the fall in supply was greater than the fall in demand. Mind you, inventory levels are still way too high, so don’t get too excited.

A couple of years ago, one UK housing analyst said there was more chance of Elvis still being alive than there was of house prices crashing.

Well, right now, there is more chance of Frank Sinatra cropping up in Davos singing “I did it my way” than there is of seeing an imminent halt to the slide in US house prices.

PS
By the way, the small matter of £3.7bn disappearing from the French bank Société Générale is a good example of how one financial crisis can lead to another crisis. But at least in the case of this debacle, the bank’s loss is someone else’s gain. The money hasn’t gone from the system, it was gambled, meaning others picked up the gains. We will look at this in more depth next week.

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