الخميس، 26 أغسطس 2010

Burning Down the House; New Home Sales Consensus 330K, Actual 276K, a Record Low; Nationwide, Zero New Homes Sold Above 750K

I failed to comment yesterday on the huge miss by economists on consensus new home sales, but Rosenberg has some nice comments today in Breakfast with Dave.
Burning Down the House

Once again, the consensus was fooled. It was looking for 330k on new home sales for July and instead they sank to a record low of 276k units at an annual rate. And, just to add insult to injury, June was revised down, to 315k from 330k. Just as resales undercut the 2009 depressed low by 15%, new home sales have done so by 19%. Imagine that even with mortgage rates down 100 basis points in the past year to historic lows, not to mention at least eight different government programs to spur homeownership, home sales have undercut the recession lows by double-digits.

in the aftermath of a credit bubble burst and a massive asset deflation, trauma has set in. The rupture to confidence and spending from our central bankers’ and policymakers’ willingness to allow the prior credit cycle to go parabolic has come at a heavy price in terms of future economic performance. Attitudes towards discretionary spending, credit and housing have been altered, likely for a generation.
The scars have apparently not healed from the horrific experience with defaults, delinquencies and deleveraging of the past two years — talk about a horror flick in 3D. The number of unsold homes on the market exceeds four million and that does include the shadow bank inventory, which jumped 12% alone in August, according to the venerable housing analyst Ivy Zelman.

Nearly 1 in 4 of the population with a mortgage are “upside down” and as a result are now prisoners in their own home. We have over five million homeowners now either in the foreclosure process or seriously delinquent. The government’s HAMP program was supposed to bail out between 3 and 4 million distressed homeowners and instead we have only had a success rate of fewer than half a million.

Now back to the new home sales data. Every region in the U.S. was down, and down sharply. The homebuilders did not cut their inventory levels and as a result, the backlog of new homes surged to 9.1 months’ supply from 8.0 months in June, which means more discounting and margin squeeze is coming in the homebuilder space. As it stands, median new home prices were sliced 6% in July and this followed on the heels of a 4.7% drop in June. And, at $235,300, average new home prices are down to levels last seen in March 2003, down nearly 30% from the 2007 peak. If the truth be told, if we are talking about reversing all the bubble appreciation that began a decade ago, then we are talking about another 15% downside from here. The excess inventory data alone tell us that this has a realistic chance of occurring.



The high-end market, in particular, is under tremendous pressure. In fact, it is becoming non-existent. Guess how many homes prices above $750k managed to sell in July. Answer — zero, nada, rien; and for the second month in a row. Only 1,000 units priced above 500,000 moved last month. That’s it! Over 80% of the homes that the builders managed to sell were priced for under $300,000. Just another sign of how this remains a full-fledged buyers’ market — at least for the ones that can either afford to put down a downpayment or are creditworthy enough to secure a mortgage loan (keeping in mind that 25% of the household sector does have a sub-600 FICO score).

This is going to sound like a broken record but it took a decade of parabolic credit growth to get the U.S. economy into this deleveraging mess and there is clearly no painless “quick fix” towards bringing household debt into historical realignment with the level of assets and income to support the prevailing level of liabilities. We are talking about $6 trillion of excess debt that has to be extinguished, either by paying it down or by walking away from it (or having it socialized).
New Privately Owned Housing Units Started

click on any chart for sharper image



Single Family New Home Sales



Building Permits



Inventory is up, sales are down, sentiment has soured, and tax credits have gone poof.

Prices will follow.

Mike "Mish" Shedlock
http://globaleconomicanalysis.blogspot.com
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Weekly Unemployment Claims Drop to 473,000, Last Week Revised Up to 504,000; 4-Week Average Rises to 486,750

Weekly unemployment claims fell 31,000 from the last week's revised total of 504,000 (revised up by 4,000). For a welcome change, an economic number actually came in better than economist projections.

However, 473,000 claims can hardly be considered encouraging. It is solidly in territory that suggests the economy is shedding jobs.

Weekly Claims Report

Please consider the Weekly Unemployment Claims Report
In the week ending Aug. 21, the advance figure for seasonally adjusted initial claims was 473,000, a decrease of 31,000 from the previous week's revised figure of 504,000. The 4-week moving average was 486,750, an increase of 3,250 from the previous week's revised average of 483,500.
Unemployment Claims



The weekly claims numbers are volatile so it's best to focus on the trend in the 4-week moving average, that number went up. It will go up if the current number is higher than the number form 5 weeks ago, and down if the current number is lower than the number 5 weeks ago.

The trend has been up for a while. Three weeks from now, the 4-week moving average will decline as long as the number is lower that last week's print of 504,000.

4-Week Moving Average of Initial Claims



The 4-week moving average is still near the peak results of the last two recessions. It's important to note those are raw numbers, not population adjusted. Nonetheless, the numbers do indicate broad, persistent weakness.

4-Week Moving Average of Initial Claims Since 2007



No Lasting Improvement for 9 Months

There has been no lasting improvement since November 2009, over nine months ago.

To be consistent with an economy adding jobs coming out of a recession, the number of claims needs to fall to the 400,000 level.

At some point employers will be as lean as they can get (and still stay in business). Yet, that does not mean businesses are about to go on a big hiring boom. Indeed, unless consumer spending picks up, they won't.

Questions on the Weekly Claims vs. the Unemployment Rate

A question keeps popping up in emails: "How can we lose 400,000+ jobs a week and yet have the unemployment rate stay flat and the monthly jobs report show gains?"

The answer is the economy is very dynamic. People change jobs all the time. Note that from 1975 forward, the number of claims was generally above 300,000 a week, yet some months the economy added well over 250,000 jobs.

Also note that the monthly published unemployment rate is from a household survey, not a survey of payroll data from businesses. That is why the monthly "establishment survey" (a sampling of actual payroll data) is not always in alignment with changes in the unemployment rate. At economic turns the discrepancy can be wide.

With census effects nearly played out, It may be quite some time before weekly claims drop to 400,000 or net hiring that exceeds +250,000.

Mike "Mish" Shedlock
http://globaleconomicanalysis.blogspot.com
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10 Leading Retailers Close Stores; Exodus of Small Retailers Amidst Signs of "Free Rent"; 700,000 Drop Cable TV Subscriptions

Signs of weak consumer discretionary spending are popping up in multiple places. For example Subscriber growth suddenly stops for cable TV industry
According to data gathered by market research firm SNL Kagan, cable companies saw a noticeable drop in the total number of subscribers during the second quarter of 2010, a first for an industry that has thus far seen nothing but growth.

The number of cable subscribers dropped by 711,000, according to SNL Kagan, with six out of eight cable providers reporting their worst quarterly subscriber losses to date. Other parts of the industry were able to add just enough subscribers to make the net loss more like 216,000. Cable's share of the pay-TV market dropped slightly too, from 63.6 percent to just 61 percent during the quarter.
Exodus of Small Retailers Amidst Signs of "Free Rent"

The Toledo Blade comments 'Free rent' signs of trouble
Commercial real estate agent Joe Belinske never thought retail life could be like it is today on Monroe Street near Westfield Franklin Park mall. "Monroe Street used to rent itself. People never put out 'For Lease' sign. You didn't have to market it," said Mr. Belinske of CB Richard Ellis/Reichle Klein, a Toledo commercial real estate firm.

But these days all along the Monroe Street-Talmadge Avenue corridor - the Toledo area's crown jewel of commercial real estate - times are tough. "For Lease" signs have proliferated on Monroe from Sylvania Avenue past Talmadge to the Target shopping plaza. Some of the signs feature a shocking indicator of hard times: "Free rent."

Area rents have fallen significantly, and what was the price for hidden space in strip malls that looked away from the road, is the going price for better sites that look straight out onto Monroe.

Several large signature properties - the closed Circuit City store and former Lone Star Steakhouse on Monroe, and the Smokey Bones Barbeque and Grill on Talmadge - have remained closed for more than 18 months.

Also worrisome, commercial real estate experts say, is it seems like more small retailers have left the retail corridor than have arrived in the last few years.
10 Leading Retailers Close Stores

Daily Finance reports 10 Big Retailers Closing Stores
Both Saks (SKS) and Abercrombie & Fitch (ANF) said they were closing stores in several parts of the country. Meanwhile, other stores like the struggling Blockbuster video rental chain, continue to slash stores by the dozens. American Apparel (APP), which is close to defaulting on its loans, just may be next.

Consumers just aren't shopping the way they used to. Even Wal-Mart Stores (WMT), which typically fares well during tough economic times, is worried. "The slow economic recovery will continue to affect our customers, and we expect they will remain cautious about spending," said president and CEO Mike Duke in a statement that was released during the company's second quarter earnings report.
Retail Closing Scorecard

Saks 5: The lux department store company plans to close two Saks Fifth Avenue stores in Plano, Texas, and Mission Viejo, Calif. That's in addition to stores in San Diego, Portland, Ore., and Charleston, S.C., that Saks closed a month earlier. CEO Steve Sadove said there may be more store closings to come this year.

French Connection 17: The clothing company with the edgy "FCUK" ads closed all but six of its U.S. stores as part of a reorganization. It says it will focus on selling its clothes at department stores. It also closed all 21 of its stores in Japan and sold its Nicole Farhi apparel line.

A&P 25: The Great Atlantic & Pacific Tea Co. (GAP) said it will close 25 grocery stores across five states by the end of the third quarter as part of a turnaround strategy.

American Eagle Outfitters 28: American Eagle Outfitters followed Abercrombie & Fitch into the adult market with its Martin + Osa chain, but just like Abercrombie's Ruehl, it didn't work out. American Eagle announced in the spring that the 28 M+O stores and the online business would shut down.

Winn-Dixie Stores 30: Winn-Dixie Stores (WINN) announced in late July that it will close 30 older and under-performing stores by Sept. 22.

Bebe Stores 48: The women's apparel chain announced in July that it would shutter all 48 PH8 stores after a year of flagging sales.

Men's Wearhouse 50-60: CEO George Zimmer told analysts that the company now plans to close 50 to 60 Tux stores this year.

Abercrombie & Fitch 110: Abercrombie & Fitch will close nearly 60 under-performing stores in 2010, most of them towards the end of the year. In a recent conference call, CFO Jonathan Ramsden said another 50 stores could close in 2011. The company already closed 11 stores during the first half of the year, mainly at its flagship Abercrombie & Fitch and Abercrombie stores.

Charming Shoppes 100-120: Charming Shoppes (CHRS), the parent of apparel stores Lane Bryant and Fashion Bug, plans to close 100 to 120 stores this fiscal year. After announcing a rough end to 2009, management said it planned to reduce its real estate costs by renegotiating with its landlords. As part of those initiatives, CFO Eric Specter said the company has begun reviewing its lineup of stores, looking for locations that are under-performing and will close those where it can't get better lease terms.

Blockbuster 500-545: Under assault by video-on-demand and online video rentals, Blockbuster (BLOKA) announced earlier this year that it plans to close 500 to 545 stores in 2010. That's in addition to the 374 it closed last year.

There are more details in the article.

Retail Sales Numbers


Please keep those store closings in mind when retail sales numbers are reported.

The numbers are typically reported as percentage increases and decreases of "same store sales". If retailers all close weak stores, reported "same store sales" go up. However, total aggregate sales don't.

Moreover, one also needs to factor in store closings. From the Toledo article "Several large signature properties - the closed Circuit City store and former Lone Star Steakhouse on Monroe, and the Smokey Bones Barbeque and Grill on Talmadge - have remained closed for more than 18 months."

Some of those sales vanished into thin air, some of it went to other stores exaggerating "same store sales".

This is the reason one must analyze sales tax revenue instead of relying on "same store sales" for consumer spending estimates.

Finally, think of the number of people that will be laid off when those stores are closed, and also think what those store closings will do to lease prices.

Mike "Mish" Shedlock
http://globaleconomicanalysis.blogspot.com
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الأربعاء، 25 أغسطس 2010

Reader Mailbag: I Want a House, Should I Buy One?

Here is an email from "Living With Parents" who wants to buy a house and move out. Should she? LWP writes ...
Hello Mish

I am young, well liked at my job, and have solid qualifications (a bachelors and masters in accounting and a CPA license). I've paid off all debt and have been saving money.

There is a new home neighborhood that I have been watching for a couple of years. I can purchase a house with PITI (Principal, Interest, Taxes, Insurance) that's less than what I could rent the house out for in that area.

The house is being offered at $150k and I think that by waiting another month or two and offering towards the end of the month I could get about $10k knocked off the price. The house is near all of the major job centers and is in the best high school district in town. The high school is very well ranked nationally, not just locally. It is the smallest and least expensive house in the neighborhood but is still three bedrooms, two baths and two car garage. The other homes to be built or for sale in the neighborhood have been going for $175 - $200k for larger plans of course.

My plan would be to get an FHA loan because it's assumable. Also FHA requires less of my cash up front. I would put all savings towards investments or cash accounts instead of house debt. Eventually I'd like to be in the position to start buying and managing single family rental properties.

Does this sound like a good investment right now to you? I currently pay my parents a small sum to cover utilities etc while living in their basement. The apartments I have been looking at would cost maybe $100 less than the PITI on the house. I am ready to be in my own place, but also want to keep my long term financial outlook in good shape.

I figured you might have an interesting and different take than me on what I should do in my position. I know there are other young professionals in my situation because I'm friends with them, so maybe other people who read your blog might benefit from reading a post with your response?

Thank you,

Living With Parents
Hello LWP

If your job is stable, you want a house, and you can afford a house, why not buy a house? I have a house. There is nothing inherently wrong with houses per se.

However, please don't think of your house as an investment, at least in the classic sense. Robert Kiyosaki author of the bestselling book Rich Dad Poor Dad maintains houses (except rental houses) are a liability not an asset.

I do not go quite that far, especially if a house that has equity.

Regardless, too many people bought houses as a "can't lose investment" then subsequently lost their ass because that paid too much, used too much leverage, or just plain played the "greater fool's game" and got burnt.

Even from where we are now, prices could easily drop 20% or more and take a decade to recover.

The key in your situation is the home you are looking at sells for less than rent would cost. That means (if you are correct), you have at least a reasonable starting valuation. One sign of bubble pricing is if home prices are way out of line with rental prices or wages.

Moreover, as I see it, there are considerable advantages to moving out. I would want to move out. There is a lot to be said for personal freedom!

However, financially speaking, you have a sweet deal living at home.

Those are the points and counterpoints that only you can decide. Please consider your priorities, and as long as they are reasonable, then do what is likely to make you happy. If you are prepared for home ownership, and that's where your priorities are, by all means go ahead.

Mike "Mish" Shedlock
http://globaleconomicanalysis.blogspot.com
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Durable Goods Orders Downside Surprise; Details Range from Weak to Abysmal

Spending on durable goods rose slightly in July but only on the back of an unsustainable spike in aircraft orders. The rest of the data ranged from weak to abysmal.

As has been the case recently, economists missed the mark by a mile. Economists expected a 3% rise, what they got was a .3% rise.

The Washington Post discusses the situation in Durable goods orders disappoint in latest sign of economic weakness
Overall, orders for durable goods rose 0.3 percent, the Commerce Department said Wednesday, well below the 3 percent that analysts had expected. But even that slight rise was driven by a spike in aircraft orders, a volatile category. Excluding transportation, durable goods orders fell 3.8 percent.

Most worrisome, orders for non-defense capital goods excluding aircraft fell 8 percent. That indicator tends to predict future equipment spending by businesses, Business spending on equipment and software rose at more than a 20 percent annual rate in the first half of 2010, one of the bright spots in the economic picture; the new data suggest that such spending may not be as strong in the second half of the year.
Detail Digging

Inquiring minds are digging a bit deeper into the Advance Report on Durable Goods Manufacturers’ Shipments, Inventories and Orders July 2010.
New Orders

New orders for manufactured durable goods in July increased $0.6 billion or 0.3 percent to $193.0 billion, the U.S. Census Bureau announced today. This increase followed two consecutive monthly decreases including a 0.1 percent June decrease. Excluding transportation, new orders decreased 3.8 percent. Excluding defense, new orders increased 0.3 percent.

Transportation equipment, also up following two consecutive monthly decreases, had the largest increase, $6.1 billion or 13.1 percent to $52.6 billion. This was due to nondefense aircraft and parts, which increased $4.0 billion.

Unfilled Orders

Unfilled orders for manufactured durable goods in July, down following three consecutive monthly increases, decreased $1.1 billion or 0.1 percent to $802.8 billion. This followed a 0.1 percent June increase. Computers and electronic products, down following four consecutive monthly increases, had the largest decrease, $0.5 billion or 0.4 percent to $121.1 billion.

Inventories

Inventories of manufactured durable goods in July, up seven consecutive months, increased $1.8 billion or 0.6 percent to $311.2 billion. This followed a 1.3 percent June increase. Machinery, up five consecutive months, had the largest increase, $0.9 billion or 1.9 percent to $51.4 billion.

Capital Goods

Nondefense new orders for capital goods in July decreased $1.8 billion or 2.8 percent to $64.1 billion. Shipments increased $0.9 billion or 1.4 percent to $64.7 billion. Unfilled orders decreased $0.6 billion or 0.1 percent to $487.2 billion. Inventories increased $1.0 billion or 0.8 percent to $129.8 billion. Defense new orders for capital goods in July decreased $0.2 billion or 2.2 percent to $9.5 billion. Shipments decreased $0.2 billion or 2.4 percent to $9.5 billion. Unfilled orders decreased slightly to $139.7 billion. Inventories increased slightly or 0.1 percent to $17.9 billion.
Inventories Up Orders Down

Note how inventories have risen seven consecutive months, while new orders, especially capital goods and non-transportation orders have tanked.

Who Couldda Thunk?

Flashback July 14, 2010: Expect Second-Half Housing and Durable Goods Crash
Those who think manufacturing is going to lead the way to a sustainable recovery need to think again. Data suggest durable goods sales are about to collapse.

Let's tie this together starting with the Mortgage Application Weekly Survey .

Consumers certainly will not be buying appliances (or carpeting, or landscaping, or nick-knacks) for the homes they are not buying either.

Will Commercial Real Estate Provide Growth?

Hardly. Vacancies are rising and rent prices are falling. Looking ahead US nonresidential building seen down 20 pct in '10

What about Business Equipment, Routers, Etc?

Intel had a blowout quarter. The equity market's reaction was ho-hum at best. Treasuries which had been in a short-term slump have rallied.

By the way, Intel had a blowout quarter in April as well. This was the result.



click on chart for sharper image
Intel New Low

Intel printed a new low for the move today.



Blowout quarters are one thing, sustainability of them and what's already priced are clearly different things.

Across the board, from computers to electronics to home appliances to capital spending in general, durable goods have peaked. Moreover, I believe it was obvious.

Recent Surprises


Stack up another huge miss, this time with durable goods. Can someone please tell me what is going on in the minds of economists to continually blow forecast after forecast after forecast when the weakness is easily transparent?

Mike "Mish" Shedlock
http://globaleconomicanalysis.blogspot.com
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"Contained Depression"

Kevin Feltes, an economist for the Jerome Levy Forecasting Center, solicited my opinion on a couple of their recent articles.

Levy comes down on the side of deflation, as do I. However, the devil is in the details, as always. I will go through one of their articles in a point-by-point fashion, stating where I agree and disagree with their analysis.

This is a long post. Please give it some time.

Please consider Widespread Fear of the Wrong Kind of Price Instability.

Levy:
It is not inflation but more disinflation and ultimately deflation that lie ahead in the 2010s.

Inflation worries remain a major part of the market backdrop, and the past year has brought new price stability concerns to investors. During that time, we have written about inflation fears, deflation risks, and the relationships between price trends and monetary policy, fiscal policy, Treasury debt levels, foreign debt holdings, and various other issues. We have argued that rising inflation will not be a threat in the coming years and that disinflation and some deflation are the real worries. Our position remains unchanged.

1. Why It Will Be Very Difficult for Inflation to Accelerate in the Next Few Years

The dominant influence on price trends in the near future and for years to come will be the deflationary influence of chronically high unemployment. The economy not only has gone through a deep recession but also has entered a contained depression, a long period of substandard economic performance, chronic financial problems, and generally high unemployment. The contained depression is likely to last about a decade; it will end in the latter half of the 2010s at the earliest and could stretch into the 2020s

In the years ahead, chronic high unemployment will weigh heavily on labor costs; chronic economic weakness will tend to keep profit margins under pressure and firms focused on cost control; and global instability and large areas of depression (contained or otherwise) will reduce upward pressures on prices of imported commodities and are likely to cause these prices to fall much of the time.

Even if imported commodity prices, most notably oil prices, rise sharply at times, they will not have a large, lasting effect on inflation as long as labor costs are decelerating or actually falling.

Labor costs are the dominant inflation influence not only because they are the single biggest component of prices, but also because labor costs are heavily affected by compensation rates, which fuel consumer spending and are therefore tied to the ability of firms to pass on inflationary price increases to consumers.

By contrast, oil prices, which are widely believed to be a critical inflation signal, have a weaker relationship to inflation over time, although they can be an important short-term influence. Labor cost inflation will remain subdued or even negative as long as unemployment remains high, and the prospects for a real recovery in labor markets are poor. A tightening labor market—a falling unemployment rate—would at some point trigger inflationary pay increases. Conversely, any unemployment rate that is substantially above such a trigger point indicates excessive competition for jobs and a tendency for pay raises to shrink—or pay cuts to become larger and more common. The trigger point, which varies from one business cycle to another depending on a variety of circumstances, is by any reasonable estimate far below the present figure of nearly 10%.
Mish Response:

I like the concept of a "contained depression".

We are certainly in a depression. However, 40 million people on food stamps as of August 2010, masks that depression. The cost of the food stamp program is on schedule to exceed $60 billion in fiscal 2010. For comparison purposes, there was just over 11 million on food stamps in 2005.

Please note there are 14.6 million unemployed, but of them 4.5 million of them are receiving regular unemployment benefits and another 4.7 million are receiving extended benefits. Thus 63% of those unemployed are receiving benefits. Being paid while not working also masks the depression.

In addition, there is massive underemployment with 8.5 million working "part time for economic reasons" and another 2.6 million "marginally attached" workers who want a job but are not considered unemployed because they have not looked for 4 weeks. This is "containment" of sorts, as the official numbers mask the depth of the unemployment problem.

Finally, countless millions have not paid their mortgage for months or even a year without being foreclosed on. Free from mortgage expenses but having a place to live certainly makes life a lot easier.

Missing the Boat on Labor-Induced Wage-Price Spirals

I disagree with Levy when it comes to the issue of wage price spirals.

Levy's statement "Labor cost inflation will remain subdued or even negative as long as unemployment remains high" is not true as evidenced by the stagflationary 70's and 80's complete with Nixon's wage-price controls that were dismantled as a failure in 1974.

The following three charts will prove my point.

Unemployment Rate 1960 to Present




CPI 1960 to Present



Annualized Wage Growth 1960 to Present



Clearly there is no consistent relationship between the unemployment rate, the CPI, and wages.

Nonetheless, I believe Levy is correct about labor costs, for different reasons.

My reasons include global wage arbitrage, boomer demographics, and overcapacity in the face of secular changes in consumer psychology (the willingness and ability of consumers to take on more debt.)

Those forces will act as a huge damper on consumer demand for goods and services, a damper on business' ability and desire to expand, and in turn a damper on both wages and prices, regardless of what the Fed tries to do.

The critical factor in that list is consumer psychology - the willingness and ability of consumers to take on more debt.

In the 70's, households went from one wage earner to two, increasing the ability of households to take on debt. Interest rates falling from as high as 18% to where they are today increased the ability of consumers to take on debt. Belief that rising asset prices (especially home prices) would guarantee a nice retirement increased the willingness of consumers to take on debt, and debt they did take on in the form of second mortgages, home equity lines of credit, etc.

Now, it's payback time for a global credit boom of epic proportion, now gone bust.

Greenspan vs. Bernanke

Note the huge difference in the problems of Greenspan as compared to Bernanke.

Greenspan had the winds of rising productivity in conjunction with an internet boom, followed by the winds of housing and commercial real estate booms, blowing at his back. The internet boom and the housing bubble both provided an enormous source of jobs.

In contrast, Bernanke has a gale force breeze of a secular change in social attitudes towards debt in conjunction with unfavorable boomer demographics, blowing briskly in his face. There is no source of jobs now, only the hollow shells of vacant commercial real estate standing as testimony to the blatantly foolish policies of the Greenspan and Bernanke Fed.

Inflationists simply do not understand the importance of these secular shifts in consumer attitudes and demographics.

Luck of the Draw

Greenspan was "lucky" in the sense that the credit booms fueled asset prices as opposed to consumer prices. Greenspan never had to act to contain "inflation" because he failed to see any even though it fueled a massive asset bubble in housing and commercial real estate.

Here is a chart from Case-Shiller CPI Now Tracking CPI-U that shows what I mean.

CS-CPI vs. CPI-U



click on chart for sharper image

The above chart compares CPI-U vs. CS-CPI, the latter formed by substituting the Case-Shiller home price index for OER (Owners' Equivalent Rent), in the CPI. Home prices were relatively stable in the mid-to-late 90's as the real cost of borrowing was high.

However, note what happened when Greenspan held rates low in 2002-2006. Real interest rates (subtract CS-CPI from the Fed Funds Rate) were as low as NEGATIVE 5% in 2004.

Is it any wonder asset prices soared?

This is one of many reasons why Bernanke's 2% "inflation" policy is preposterous. The Fed simply has no control where liquidity flows, or for that matter if there is a flow at all. Note that real interest rates as measured by CS-CPI hit POSITIVE 6% in 2009 in the wake of the housing crash. Ironically, talk of the town was "massive inflation".

The above chart is from March 5, 2010. Although real interest rates are now negative by my measure, I do expect home prices as measured by Case-Shiller to start dropping this autumn, and for real interest rates to be positive once again, even at a 0% Fed Funds rate!

Aftermath of the Credit Bubble Bust

Greenspan and Bernanke both failed to spot the massive increase in inflation in the early 2000's because liquidity flowed into assets as opposed to wages and consumer prices. We are now in the aftermath of the credit bubble bust.

Just as rising productivity and rising asset prices masked massive inflation of money supply and credit in the early 2000's, the reported CPI-U masked falling home prices (and high real interest rates) from 2006 on.

With consumers deleveraging, boomer demographics, and no driver for jobs or economic growth, wages and prices are highly likely to be contained.

Thus, Levy has the result correct (deflation) but missed the key reason why - a secular change in consumer attitudes towards credit and debt in conjunction with a secular shift in the attitudes of banks' willingness to lend.

Levy:
2. Why Aggressive Monetary Policy Isn’t Causing and Won’t Cause Inflation

The notion of an inexorable link between monetary policy and inflation is pounded into our brains by the prevailing economic wisdom: “inflation is a monetary phenomenon,” “inflation is too many dollars chasing too few goods,” “central banks pump money into their economies to inflate their way out of trouble,” and so forth.

Yet creating more reserves in the system does not under all circumstances lead to additional demand, and if it does not, it cannot affect prices. True, under normal circumstances, easier money means lower interest rates, more credit creation, and more demand associated with that credit creation. But that’s not what happens when the economy faces what has been called the “liquidity trap,” when increasing the money supply does not induce more activity.

There are various theoretical reasons given for the liquidity trap, but let’s just focus on what is happening now and what is likely to happen in the years ahead. Presently, excess reserves are not inducing lending for several reasons, and adding to them further will not make much difference.

  • First of all, banks are capital constrained, not reserve constrained.
  • Second, interest rates could not fall far enough during this business cycle to enable troubled debtors to refinance their way out of trouble, so now banks remain worried about the volumes of bad debt they are carrying and how future loan losses will impinge on earnings and capital.
  • Third, deflationary expectations are beginning to work their way into banks’ loan evaluation process on a micro level; in more and more areas, loan officers are looking at households with shrinking incomes and firms with deflating revenues.
  • Fourth, the private sector has too much debt, and many households and firms are trying to reduce debt, especially as more of them worry about deflation in their own incomes or revenues.

Mish Response:

Those four points above are perfectly expressed. In conjunction with secular changes in consumer attitudes, they form the very heart of the deflation argument.

In spite of Bernanke's heroic efforts, banks are still capital constrained. The Fed can create reserves at will. It cannot create capital.

Very few understand those alleged "excess reserves" are a mirage. They don't exist. More importantly, fewer still understand that reserves are not an issue at all and in reality, lending precedes creation of reserves.

I discussed those concepts at length in Fictional Reserve Lending And The Myth Of Excess Reserves
Lending Comes First, Reserves Second

Australian economist Steve Keen has made a strong case that lending comes first and reserves later in Roving Cavaliers of Credit. I discussed that at length in Fiat World Mathematical Model.

That point alone should seal the hash of the debate but it keeps coming up over and over. So let's try one more time.

Inquiring minds are reading BIS Working Papers No 292, Unconventional monetary policies: an appraisal.

Note: The above link is a lengthy and complex read, recommended only for those with a good understanding of monetary issues. It is not light reading.

The article addresses two fallacies

Proposition #1: an expansion of bank reserves endows banks with additional resources to extend loans

Proposition #2: There is something uniquely inflationary about bank reserves financing
....
Simply put, anyone who thinks those "excess reserves" are going to produce haunting inflation simply has no idea how the credit system even works.

What about the "Liquidity Trap"?

My only point of contention in the above section by Levy is in regards to the alleged "liquidity trap".

The "liquidity trap" concept is a Keynesian artifact that presumes something needs to be done about falling prices and lack of credit expansion.

The reality is falling prices are a good thing (they are only bad in the construct of a credit bubble bust where banks can't be paid back and the Fed feels obliged to steal from taxpayers to increase bank profits to make up for their losses).

What causes asset bubbles?

Why inflation of monetary supply and credit of course.

A depression is a necessary aftermath of a credit boom. Japan attempted to fight deflation for 20 years and all they have to show for it is debt to GDP ratios of 200% and an enormous demographic problem staring them square in the face.

Ad Hoc Policy of Inflation

My friend "HB" aka Pater Tenebarum discusses the Fed's misguided policy The Ad Hoc Policy of Inflation
Contrary to Bullard's hypothesis that rising prices are desirable, we tend to think that most consumers would probably be quite happy to see falling prices. Note here that producers need not suffer either from a fall in prices. What is important for producer profits are relative prices. If their input costs fall to the same extent as their sales prices, they will continue to be profitable.

Bullard's error is the widely held belief that falling prices are synonymous with economic depression. We already mentioned in the past that this view can neither be supported theoretically nor empirically. The fastest period of real economic growth in US history of the past 150 years occurred before the Fed was founded, and coincided with steadily falling prices. Since Bullard does simply not say anywhere why he thinks the price level should always be rising, he seems to assume that this is self-evident. However, it is not. If falling prices were bad for an industry, the computer industry would not be an engine of economic growth, but would always be in depression. Until Bullard explains how such an 'exception to the rule' can not only exist, but actually thrive, we fail to follow his argument in favor of more inflation.
Also note, as I pointed out above, the Fed cannot control where liquidity flows or if it does at all. The housing bubble is proof enough. Thus, the idea that +2% CPI inflation is a good thing is doubly stupid.

Levy
:
4. The Rapid Increase In Public Debt Is Not Likely to End in Disaster

Although public debt issuance is massive at present and will continue to be so, total debt issuance— public plus private—is much smaller than it has been in recent years, and it will remain depressed. Public debt growth may have accelerated to roughly $2 trillion annual rate, but net private debt issuance will likely be minimal or negative for many years as the private sector delevers; private debt growth had been running at about $4 trillion annual rate in recent years but has shifted into reverse, becoming negative (chart 4). Thus, although the federal debt is rising rapidly, the total debt level in the economy is not.
Mish Response:

Levy was kind enough to produce a larger more up-to-date version of the above mentioned chart. Here it is:



click on chart for sharper image

Note that net credit has been in contraction for 5 quarters!

In spite of huge government deficits, private credit is contracting faster. Given that "excess reserves" just sitting don't do a damn thing, and given that TMS1 - True Money Supply is barely growing we have a rock solid case for saying deflation is here and now.

True Money Supply

For more on TMS1 and TMS2 please see


We Are In Deflation Here and Now

Rising prices do not constitute inflation, they are at best a symptom of rising inflation.
If you have not yet done so, please read Are we "Trending Towards Deflation" or in It?

There is plenty of information in that article about how to spot inflation and deflation by looking at symptoms of inflation and deflation.

Nearly every condition one would expect to see in deflation is happening, right now. The few that aren't are close at hand and likely. If all or nearly all the conditions one would expect to see in deflation are happening (the scorecard is close to unanimous), I suggest that those who say we are not in deflation have the wrong definition of the word.

Inflation and Deflation Defined

Bear in mind my definition of inflation is a net expansion of money supply and credit, with credit marked-to-market. Deflation is a net contraction of money supply and credit, with credit marked-to-market.

Unfortunately, the Fed and the FASB have conspired to prevent mark-to-market accounting.

However, it is relatively easy based on market reaction, credit expansion/contraction, and moves in interest rates to state that deflation started in 2007, continued through 2008, was interrupted in 2009, and we are back in it now, simply by looking at action in treasury yields in conjunction will all of the other indicator mentioned in the article.

The reason I use "mark-to-market" accounting of credit in my definition is twofold.

1. From a practical standpoint "mark-to-market" accounting better explains what is happening and why.

2. The model is predictive. Note the Levy chart for 2008 and 2009. Asset prices crashed in 2008 and rose in 2009 although total credit fell in both years. Why? The massive bailout of banks by the Fed and Congress hugely lifted the value of credit on the books of banks. In turn, asset prices rose, as did treasury yields, even though the real economy stagnated.

One could not have predicted recent events (even in hindsight) simply by looking at the Levy chart. The Levy chart shows 2008 to be an inflationary year and 2009 a deflationary year.

One could also not have predicted what would happen to treasury yields without an understanding of what collapsing credit would do.

Time to Short Treasuries?

Flashback January 20, 2008: Time To Short Treasuries?
Kass: Inflation is still an issue. Despite the Bureau of Labor Statistics' readings, inflation remains elevated and is not reflected in the current level of interest rates. The expected fiscal and monetary stimulation in the upcoming months will only serve to exacerbate inflationary pressures.

Mish: Before we can have a debate about whether or not inflation is a problem, we need to agree on what inflation is. Credit is being destroyed far faster than any monetary printing. Currently, Money Supply Trends Are Deflationary. In context of understanding what inflation is, treasury yields this low seem reasonable.

With rising unemployment will come still more foreclosures on both residential and commercial property. This will further impair bank balance sheets and any presumed recovery from this so called $150 billion "stimulus". It will likely take months, before that money gets into consumer hands and perhaps a year before Congress figures out it is meaningless.

Virtually no one, including Bernake thinks deflation can happen in the US. My position is that Things That "Can't" Happen are about to. The result will be Deflation American Style.

There is no bubble in treasuries if you look closely at the fundamental issues. Those who want to see how low treasury yields can get and stay there, need to look at Japan. Yields in the US are going to go far lower and stay lower longer than nearly everyone thinks.
Note how useless the CPI and the price of oil were and still are, in predicting treasury yields.

By the way, I love that Levy chart.

Unfortunately, it is not possible to put together a chart of credit "mark-to-market". There is no such thing, on purpose. Neither the Fed, nor the banks want anyone to know true marks, and the accounting board has delayed "mark-to-market" accounting as well as rules that would require more off balance sheet transactions to be brought back onto bank balance sheets.

However we can easily deduce the trend by a number of variables. Those variables suggest we are indeed bank in deflation after a short interlude in 2009.

Levy:

As revenues strengthen and social safety net spending eases, the deficit will tend to narrow rapidly on its own. As in the late 1940s and early 1950s, the debt-to-GDP ratio is likely to fall rapidly.
Mish:

The conditions in the 1940s and 1950s have absolutely nothing in common with the conditions now. Think of the baby boomer dynamics, population growth, etc.

We now have a massive wave of boomers headed for retirement with a need to draw down savings. Unfortunately, those savings are nonexistent for a huge chunk of retirees and hugely insufficient for nearly all the rest.

The Model is Japan NOT 1940

We have a model to look at and that model is Japan. Is debt-to-GDP rising or falling in Japan? I think we all know the answer to that. No doubt many will chime in "the US is not Japan" citing Bernanke's massive reflationary effort.

Ho-hum.

Please consider Bernanke's Deflation Preventing Scorecard and my followup post Are we "Trending Towards Deflation" or in It?.

In spite of that massive effort by Bernanke the US is in deflation.

Others will claim Japan is a nation of savers. What they really mean is Japan WAS a nation of savers. The savings rate in Japan is now under 1% while the US savings rate is soaring.

Interestingly, a lack of savings in the US strengthens (not weakens) the deflation case. What cannot be paid back won't. What isn't paid back results in a collapse in credit (i.e. deflation).

So yes, we are Japan, and no, this is not 1940.

Headed For Disaster

Levy makes another error in stating "The Rapid Increase In Public Debt Is Not Likely to End in Disaster"

Assuming we stay on the same course, we are indeed headed for disaster. However, timing the disaster and the nature of it is the problem. We could be 5 years away or 10. There are too many variables to figure out, and too many ways the problem can change in the meantime.

I think Japan faces disaster first. They are one cycle ahead.

Levy:
8. Could the Economy Begin to Overheat When the Contained Depression Is Over, Leading to Rapidly Rising Inflation?

As long as the contained depression persists, and our best estimate is that it will last roughly a decade, the primary threat to price stability will remain deflation rather than inflation. Japan provides a graphic example of how an economy in contained depression — in Japan’s case, for nearly two decades — can run huge deficits, accumulate massive government debt, and still experience disinflation and deflation. The real inflation question concerns what will happen once the contained depression ends.

Although the future that far out holds many uncertainties, it appears that occasional spikes will be more likely than an ongoing upward wage-price spiral after many years of disinflation or deflation.
Mish: Levy is back on track. I too suspect the "contained depression" may last as long as a decade. If it does, there is no reason to think the deficit will shrink. Japan's didn't, so why should ours?

Interestingly, Levy hits the nail on the head with "Japan provides a graphic example of how an economy in contained depression can run huge deficits, accumulate massive government debt, and still experience disinflation and deflation" while stating something sounding way different in the preceding section.

Conclusions

I commend Levy for coming to what I believe is the correct overall conclusion. Levy did go astray on some minor issues as well as one major point, but overall I like their analysis. The report was well presented.

One problem in reading the report is that at times Levy seems to confuse "price inflation" with "inflation". It is very difficult to draw correct conclusions about what is happening and more importantly what is likely to happen, unless one figures out where money supply and credit are headed, and why.

If you have not done so, please consider Fiat World Mathematical Model.

That Levy managed to come to what I believe is the proper overall conclusion stems from Levy's rock-solid case presented in section 2: Why Aggressive Monetary Policy Isn’t Causing and Won’t Cause Inflation.

Thanks

It is not often that economists ask me for an opinion on their works.

I appreciate this opportunity by economist Kevin Feltes to comment on the works of the Jerome Levy Forecasting Center.

Mike "Mish" Shedlock
http://globaleconomicanalysis.blogspot.com
Click Here To Scroll Thru My Recent Post List

الثلاثاء، 24 أغسطس 2010

Japan's Finance Minister Threatens Yen Intervention to Halt "One-Sided Movement"

Japan's Finance minister is waving the "currency intervention flag" hoping to halt the Yen's rise. Given that markets do their best to apply pressure exactly where it is not wanted, this flag-waiving exercise practically guarantees intervention will follow.

Will it do any good? Of course not. Moreover, one has to laugh at finance minister's proclamation that the Yen's move is "one-sided". Is there any other kind of move? Generally one cannot go left and right at the same time, can they?

Please consider Noda Signals Japan’s Preparedness to Act on Currency
Japanese Finance Minister Yoshihiko Noda said he is prepared to take “appropriate action,” his strongest language to date on currencies after the yen surged to its highest level since June 1995 against the dollar.

“We have to take appropriate action when necessary, though I plan to continue to watch currency movements very closely with great interest,” Noda told reporters in Tokyo today. “My basic understanding is that movements have been one-sided.”

The Nikkei 225 Stock Average fell to a 16-month low today amid increased signs that the global economy is faltering. The slowdown in world growth has helped fuel demand for the yen as a safe refuge, driving its 10 percent advance against the dollar this year.

This week’s market volatility was also spurred by a 15- minute telephone conference between Prime Minister Naoto Kan and Bank of Japan Governor Masaaki Shirakawa, which failed to produce any concrete measures to halt the yen’s climb, according to Noriaki Matsuoka, an economist at Daiwa Asset Management Co. in Tokyo.

“At this point, the Bank of Japan no longer has the option of doing nothing at their next meeting” scheduled for Sept. 6-7, Dai-Ichi’s Shinke said. “It’s likely to announce something. The question will be whether they’ll wait until the September meeting or they’ll go ahead and call an emergency meeting.”
Verbal Interventions Not Working

Bloomberg reports Yen Drops From 15-Year High on Speculation Japan Will Intervene
The yen surged yesterday even after Prime Minister Naoto Kan told reporters “steep currency gains are undesirable” and Noda said recent foreign-exchange rate movements have “clearly” been one-sided.

“Verbal interventions aren’t working any longer,” said Hiroaki Muto, a senior economist at Sumitomo Mitsui Asset Management Co. in Tokyo, which manages $119 billion. “Upward pressure on the yen won’t go away.”
“We have to take appropriate action when necessary" Noda told reporters in Tokyo today.

Appropriate Action


The appropriate action is to do nothing for the simple reason nothing makes any sense to do. Currency intervention has never worked in the past and I see no reason it would work this time.

Governments can enhance primary trends, they cannot reverse them, at least without major unwelcome consequences.

Japan’s Exports Slow Fifth Month

In other Japanese news, the New York Times reports Growth of Japan’s Exports Slows Down for Fifth Month.
Japan's export growth slowed for the fifth straight month in July, the government said Wednesday, as the global economy loses momentum and a strong yen threatens to derail the country's recovery.

The value of exports climbed 23. 5 percent from a year earlier to 5.98 trillion yen ($71 billion), the Finance Ministry said. Exports expanded 27.7 percent in June and 32.1 percent in May.

The latest figures come as the country faces the growing threat of a strong yen, which hit a new 15-year high against the dollar Monday. An appreciating yen shrinks the value of repatriated profits for exporters like Toyota Motor Corp. and Sony Corp. and makes their products less competitive overseas.

Japan's economy grew at an annualized pace of just 0.4 percent in the April-June quarter, losing its place to China as the world's No. 2 economy.
On the surface, it's pretty hard to have much sympathy for a country whose exports climbed 23.5%. However, Japan's GDP is poised to contract, so the year-over-year comparisons were exceptionally easy.

The sad state of affairs is every country wants a weak currency to fuel exports. The reality is it's mathematically impossible.

The irony is how hard it is for Japan to destroy its currency, even when that is the clearly stated goal.

Mike "Mish" Shedlock
http://globaleconomicanalysis.blogspot.com
Click Here To Scroll Thru My Recent Post List