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Archive for the 'Housing' Category

Mortgage Applications Fell Last Week

Posted by WARREN MOSLER on 1st June 2011

Looks like those low rates aren’t all they’re cracked up to be.

Once again, we need:
a FICA suspension
$500 per capita fed distribution to the state govts
$8/hr federally funded transition job for anyone willing and able to work

And institutional structure that facilitates GDP growth with less energy consumption

Mortgage Applications Fell Last Week

May 25 (Reuters) — Applications for U.S. home mortgages fell last week, pulled lower by a decline in refinancing demand, an industry group said Wednesday.

The Mortgage Bankers Association said its seasonally adjusted index of mortgage application activity, which includes both refinancing and home purchase demand, fell nearly 4 percent in the week ended May 27.

The MBA’s seasonally adjusted index of refinancing applications lost 5.7 percent, even as interest rates tumbled.

“The last time mortgage rates were this low, refinance volume was more than twenty percent higher,” Mike Fratantoni, MBA’s vice president of research and economics, said in a statement. “It is likely that many borrowers still cannot qualify to refinance given the lack of equity in their homes.”

The refinance share of mortgage activity fell to 65.7 percent of total applications from 66.8 percent the week before. The gauge of loan requests for home purchases was essentially unchanged.

Fixed 30-year mortgage rates averaged 4.58 percent in the week, down from 4.69 percent the week before.

Posted in Government Spending, Housing | 27 Comments »

Commodities, China and 2012

Posted by WARREN MOSLER on 20th May 2011

From Art Patten, Symmetry Capital Management, LLC

A brief overview of our current thinking on the financial market and economic outlook—please see important disclosures at the bottom of this email:


Yesterday’s rally provided a reprieve from strong selling pressures, but was low-conviction judging by trading volumes and bond market behavior. I suspect it will prove temporary and that the current trend will remain negative. Normally we could ascribe that to seasonal dynamics—for example, the old “sell in May and go away” adage—but there are some really strange forces at work, and almost all of them are bearish. They may not cause much damage in the coming quarters, but at some point they will. Our current guess is 2012, but it could start earlier.

  • Recent commodity market volatility indicates to us that the trade is highly levered on the bullish side, and thus increasingly fragile. As long as there’s real demand, the investment (speculative!?) demand from developed world investors can do OK (and then some, in recent quarters). But there are now rumors of commodity supplies being used in China in much the same way that houses were used in some western countries 2005-2007, tech stocks 1998-2000, and so on here), and monetary and credit indicators from China do not bode well for commodity prices right now.
  • There are similarly fragile dynamics in Europe, where continental banks levered up on the debt of countries that now can’t pay their bills, as they surrendered monetary autonomy to join a union with no fiscal authority (and a real anti-fiscal fetish, as embodied in the Maastricht Treaty). Money and credit indicators out of Europe look absolutely horrific at the moment.
  • Either of those fragile equilibria could break hard in 2011, with the usual contagion to financial markets and asset prices. If they are not managed proactively (a serious possibility given (1) the zero-bound on central banks’ interest rate targets and (2) the prevailing deficit and debt phobias around the world) it will spread to the global economy yet again, against a backdrop of already-high unemployment and painful relative price shocks from food and fuel.
  • On a relative basis, the U.S. looks attractive. However, in 2011-2012, the proportion of young adults in the U.S. economy turns negative here), something that is strongly associated with recessions.
  • Fiscal austerity will only worsen things. In fact, we’re not surprised by the softness in U.S. leading indicators, given announcements that federal tax receipts were better than expected. Remember—today, the federal budget deficit is what gold mines were in the 19th century. In an over-levered economy slowly recovering from recession, it would have been very hard to produce too much new gold (money) back then, and the last thing you would have done is re-bury whatever gold was produced. But ‘fiscal discipline’ today amounts to the very same thing! Granted, it’s rational to worry that larger deficits will mean higher tax rates, as few politicians—and far too few economists!—grasp the reality of our monetary system and how it interacts with fiscal policy.
  • The current trajectory of the debt ceiling negotiations is depressing. The GOP believes that government spending crowds out private investment, as though money comes from somewhere ‘out there’ or is still dug out of the ground. The Dems can’t get over their beloved ‘Clinton surpluses,’ ignoring the fact that they, like every other significant federal budget surplus, were followed by a recession. For the last few weeks, a few members of the GOP have been pointing out (correctly) that the U.S. will not default. It will direct revenues to Treasury debt holders first, and be forced to make severe spending cuts elsewhere. This will further undermine an already anemic level of overall demand. In fact, fiscal authorities in most parts of the world are doing all they can to undermine global aggregate demand. The U.S. Congress is just now joining the party.
  • U.S. equity markets aren’t indicating an imminent recession, but keep in mind that they were more of a coincident than a leading indicator when the last one started in December 2007. I expect a similar dynamic this time around, with a sideways trend eventually giving way to one or more financial shocks and the eventual realization that we’ve driven ourselves into the ditch yet again.
  • Longer-term, we’re heading into an environment in which the relative impotence of monetary policy will become a new meme, a 180-degree turn from the last four or five decades. And it will probably take at least a decade for macro policy to adjust (Japan’s policymakers still haven’t, over 20 years later). More lost decades ahead? We’re starting to think it’s a wise bet.
  • The only factors that look benign at the moment are in U.S. credit markets. They imply that the employment picture should continue to improve and that the U.S. economy is not nearing recession. If we had to guess, we’d predict one or two financial market shocks ahead, but depending on their timing, there could be something of an equity market rally after the usual summer doldrums. But it might involve significant sector rotation, and our outlook for 2012 is rather pessimistic at the moment.

Finally, here’s a chart that the NYT ran in January that makes a compelling case that a 1970s-style inflation is off the table. If time allows, I’ll pen an Idle Speculator piece this summer on why that is. In the meantime:

Symmetry Capital Management, LLC (SCM) is a Pennsylvania-registered investment advisor that offers discretionary investment management to individuals and institutions. This publication is for informational, educational, and entertainment purposes only. It is not an offer to sell or a solicitation to buy securities, nor is it a recommendation to engage in any investment strategy. This material does not take into account your personal investment objectives, financial situation and needs, or personal tolerance for risk. Thus, any investment strategies or securities discussed herein may not be suitable for you. You should be aware of the real risk of loss that accompanies any investment activity, and it is strongly recommended that you consider seeking advice from your own investment advisor(s) when considering any investment strategy or security. SCM does not guarantee any specific outcome from any strategy or security discussed herein. The opinions expressed are based on information believed to be reliable, but SCM does not warrant its completeness or accuracy, and you should not rely on it as such.

Posted in China, Comodities, Equities, Housing, Japan | 13 Comments »

Loan requests for home purchases dipped 3.2%

Posted by WARREN MOSLER on 18th May 2011

Not even a dead cat bounce in the important component:

Mortgage Applications up on Refinancings

May 18 (CNBC) — Applications for U.S. home mortgages jumped last week for the third week in a row as falling mortgage rates fueled demand for refinancing, an industry group said Wednesday.

The Mortgage Bankers Association said its seasonally adjusted index of mortgage application activity, which includes both refinancing and home purchase demand, climbed 7.8 percent in the week ended May 13.

The MBA’s seasonally adjusted index of refinancing applications surged 13.2 percent, while the gauge of loan requests for home purchases dipped 3.2 percent.

Posted in Housing | No Comments »

Obama mortgage reform proposal

Posted by WARREN MOSLER on 14th February 2011

If this is actually the jist of the proposals they make no sense to me.
For me the starting point is the question,
‘Is there public purpose supporting home ownership for lower income earners?’

Under current institutional arrangements, I’d say yes, and come up with an entirely different set of proposals, as I did
a while back for my website.

As is, looks to me like an obstacle to higher levels of output and employment.

Mortgage Costs to Rise As Government Lessens Role

February 11 (AP) — The Obama administration laid out three broad options Friday for reducing the government’s role in the mortgage market. All three would almost certainly lead to higher interest rates and costs for borrowers.

The administration said in a report that the government should withdraw its support for the mortgage market slowly, over five years or more. The report describes a path for winding down the troubled mortgage giants Fannie Mae and Freddie Mac.

But rather than making a single recommendation, the administration offered Congress three scenarios and will let lawmakers shape the final policy.

The options are:

— No government role, except for existing agencies like the Federal Housing Administration.

— A government guarantee of private mortgages triggered only when the market is in trouble.

— Government insurance for a targeted range of mortgage investments that already are guaranteed by private insurers. The government guarantee would kick in only if those private companies couldn’t pay.

Posted in Housing, Obama | 27 Comments »

Mortgage apps down

Posted by WARREN MOSLER on 9th February 2011

Still no sign of private sector credit expansion from housing.

US Home Loan Demand Drops, Rates at 10-Month High

February 9 (Reuters) — Applications for U.S. home mortgages dropped last week as the highest interest rates in 10 months sapped demand for home loan refinancing, an industry group said Wednesday.

The Mortgage Bankers Association said its seasonally adjusted index of mortgage application activity, which includes both refinancing and home purchase demand, fell 5.5 percent in the week ended Feb. 4.

The MBA’s seasonally adjusted index of refinancing applications fell 7.7 percent last week.

The gauge of loan requests for home purchases was down 1.4 percent.

Fixed 30-year mortgage rates averaged 5.13 percent in the week, up 32 basis points from 4.81 percent the prior week.

It was the highest rate since the week ended April 9, 2010.

Posted in Credit, Housing | 51 Comments »

Bernanke Excerpts

Posted by WARREN MOSLER on 7th January 2011


Karim writes:

Doesn’t seem like someone looking to tighten for a while….but things change and some probability of a hike for later this year or early next needs to be priced in…

Although it is likely that economic growth will pick up this year and that the unemployment rate will decline somewhat, progress toward the Federal Reserve’s statutory objectives of maximum employment and stable prices is expected to remain slow. The projections submitted by Federal Open Market Committee (FOMC) participants in November showed that, notwithstanding forecasts of increased growth in 2011 and 2012, most participants expected the unemployment rate to be close to 8 percent two years from now. At this rate of improvement, it could take four to five more years for the job market to normalize fully.

FOMC participants also projected inflation to be at historically low levels for some time. Very low rates of inflation raise several concerns: First, very low inflation increases the risk that new adverse shocks could push the economy into deflation, that is, a situation involving ongoing declines in prices. Experience shows that deflation induced by economic slack can lead to extended periods of poor economic performance; indeed, even a significant perceived risk of deflation may lead firms to be more cautious about investment and hiring.

I agree that their belief that very low inflation poses the risk of deflation will keep the Bernanke Fed from hiking at least until their inflation forecast picks up, and especially with unemployment north of 8%.

And I don’t see reported inflation picking up without crude oil rising enough and remaining high long enough to drag up core inflation.

Nor do I see any move towards fiscal expansion. Quite the contrary, Congress and the President are in consolidation mode, including cutting Social Security and Medicare expenditures, one way or another.

Nor do I see a burst of domestic credit driven buying anywhere on the horizon.

So still looks to me that fear of being the next Greece continues to work to cause us to be the next Japan.

Posted in Employment, Fed, Housing, Inflation, Japan | 18 Comments »

Mortgage Applications in U.S. Increase for Third Week on Gain in Purchases

Posted by WARREN MOSLER on 10th November 2010

Still at extremely low levels, but moving up none the less, along with car sales, as happens at the early stages of a consumer credit expansion, supported by the trillions in financial equity from federal deficit spending that continues to add large quantities of income and savings to the economy.

Risks for equities remain the possibility of a near term dollar reversal, proactive fiscal tightening by Congress, and the ECB changing its mind with regards to supporting member funding needs.

Mortgage Applications in U.S. Increase for Third Week on Gain in Purchases

By Courtney Schlisserman

November 25 (Bloomberg) — The number of mortgage applications in the U.S. rose as purchases increased for a third straight week and refinancing picked up.

The Mortgage Bankers Association’s index increased 5.8 percent in the week ended Nov. 5, the Washington-based group said today. Refinancing rose 6 percent and purchase applications were up 5.5 percent, the most since Oct. 1.

Posted in Equities, Housing | 20 Comments »

MERS and the mortgage mess

Posted by WARREN MOSLER on 20th October 2010

>   
>   (email exchange)
>   
>   Some weekend reading – important but not urgent…
>   

It’s almost a certainty that complaints about foreclosures and requests for repurchases like those filed by The Fed and PIMCO against BoA, here, will increase in the coming year, increasing the likelihood of some form of congressional action to again try and deal with the mortgage foreclosure fallout.

I think we will soon hear a lot about a corporation that is legally involved in the origination of 60% of all mortgage loans in the U.S. yet there is no agreement on what the corporation actually is.

The attached PDF is a paper written by Christopher L. Peterson “Forclosure,Subprime Mortgage Lending, and the Mortgage Electronic Registration System” and is an excellent description of how MERS came to be and the legal controversy regarding it’s standing to file foreclosure notifications.

Some excerpts :

“MERS operates a computer database designed to track servicing and ownership rights of mortgage loans anywhere in the US. Originators and secondary market players pay membership dues and per transaction fees to MErS in exchange for the right to use and access the MERS records.”

“When closing on home mortgages, mortgage lenders now often list MERS as the mortgage of record on the paper mortgage- rather than the lender that is the actual mortgagee … even though MERS does not solicit, fund, service, or actually own any mortgage loans”

MERS was originally set up by mortgage industry insiders to avoid paying the fee charged by counties to cover the cost of maintain property records but its role has evolved.

“… when MERS is listed in county records as the owner of a mortgage, courts have generally made the natural assumption that MERS is the appropriate plaintiff to bring foreclosure action. To move foreclosures along as quickly as possible, MERS has allowed actual mortgagee and loan assignees or their servicers to bring foreclosure actions in MERS’s name, rather than in their own name.”

The contract provision use by mortgage originators in MERS as original mortgagee loan contracts states :

“MERS is a Mortgage Electronic Registration Systems Inc. MERS is a separate corporation that is acting solely as a nominee for Lender and Lender’s successors and assigns. MERS is the mortgagee under this Security Instrument. MERS is organized and existing under the laws of Delaware….”

The second sentence seems to suggest that MERS is some sort of agent – a nominee of the actual mortgage. Yet the third sentence flatly asserts that MERS in the mortgagee.

Posted in Fed, Housing | No Comments »

from Randy Wray

Posted by WARREN MOSLER on 18th October 2010

>   
>   From Professor Randall Wray:
>   
>   Here is one analysis; it will take you less than 5 minutes
>   to find many similar reports, many from people with expertise
>   on industry practice.
>   

Mortgage and Foreclosure Wrongdoing: Road Map for Investigating AGs

By Cynthia Kouril

September 26

Dear states attorneys general in Ohio, Texas, Florida and California (and to the rest of you as well):

Let me make it easy for you. It’s much easier to find the wrongdoing if you know where to look, so let me give you a generic road map:

1) The mortgage originator is the entity that met with homeowner (unless there was a mortgage broker involved) and actually did the mortgage transaction with the homeowner, a.k.a. “the closing.” The originator had the wet ink documents in its hands at some time.

In many cases the wet ink documents never left the originator. This creates a problem down the line because often the originators were small short-lived businesses. When businesses went belly-up holding all those wet ink original documents, where did the documents go? . . .

2) Immediately (by which I mean within a very few days, sometimes a very few hours) after the closing, the originator would resell the mortgage to a bigger bank. This would free up cash for the originator to make more origination next week. The originator would electronically scan a copy of the closing documents and email them to a data bank, most often that data bank was called MERS. In later iterations, some originators would upload the scans directly into the data bank.

3) If an assignment was done at all — and very often it was not — it would often be done in blank. That is to say, John Smith, President of Originating Firm would assign to _______. However, a blank assignment is like a check with the payee left blank; it becomes a bearer instrument (and for this reason a rather dangerous item). When it became known to what entity the mortgage should be assigned, John Smith (or his successor at Originating Firm) would be asked to do the assignment after the fact.

4) However, the originating mortgage company may have gone out of business before any assignments were done; who or what was left with legal authority to assign these mortgages, and where did the wet ink originals end up? I know anecdotally that these wet ink originals sometimes ended up going home with the laid-off workers of the mortgage companies. These people worried often that the documents would be destroyed if not kept safe and the lack of paper trail would cause the homeowners all kind of grief if they tried to sell their homes. In some cases, the laid-off mortgage company workers hoped to hold the documents hostage to collect back wages they were owed when the mortgage company failed.

5) All of this could have been avoided, of course, if the mortgages had been recorded in the county clerk’s office or land office, or in other governmental Torrens title system.

6) Sometimes the wet ink originals really were physically transferred to MERS, but MERS appears to have treated the physical files as unimportant because MERS and other electronic database services like it were intended to allow transfer of documents electronically, avoiding costly and time-consuming handling of paper documentation. When challenged to come up with wet ink originals, the electronic filing system has not always worked so smoothly.

7) The bank that thought it bought the mortgage from the originator (it paid money, but what did it actually get in return?) would enter into a “Pooling and Servicing Agreement” in order to create a Residential Mortgage Backed Security (RMBS). The purchasing bank, or another bank that it thought it sold the mortgage to, would become the “depositing bank” and deposit (or so it thought) the mortgage into a trust fund. Except that it didn’t actually have the mortgage to deposit.

8) The trust fund would have a set period during which it could accept deposits, after which the trust fund was “closed” and no additional mortgages could be deposited into it except as swap-outs for mortgages already in the trust. Any assignment of mortgage into the trust executed after the closing of the deposit period would be a legal nullity unless there was a swap with a mortgage already in the trust.

9) The assignments were rarely actually made in a timely fashion, and now it’s too late to do so. In addition the entities which could have made the assignments don’t necessarily even exist anymore.

10) The trustee assigned or sold the right to collect the payments to the “servicer” and the “investors” thereby splitting the interest in land from the debt (mortgage fractionalization). The servicer collects the money from the homeowner, takes its substantial cut and forwards the remainder to the investors. The investors thought they were getting A or better rated bonds and include municipalities, and pension funds.

11) When the foreclosure tsunami first began and the foreclosing banks had no original wet ink documents to prove that they had standing to foreclose, there was a wave of “lost note affidavits”. Judges at the front end of this crisis had no inkling that anything was amiss and relied upon those affidavits. After seeing reams of lost note affidavits, they began asking for better explanations.

12) That’s when the forgeries and perjuries began. There are all sorts of people signing all sorts of documents claiming to be officers of companies for which they do not work. Contact me and I can email you a list.

There are all sorts of signatures that don’t look at all alike, all with the same person’s name. In at least one instance the name of a person who was in jail at the time and not available to be working at the company appears on documents along with his purported signature.

Color scans of mortgage papers are being passed off as wet ink originals; you can see the color printer dot matrix under magnification. Documents are being backdated, which is really fun when you find out the notary was not yet a notary on the date shown on the documents.

13) Adding to the confusion, a bank may believe that it services or is trustee for, or has a particular mortgage in an RMBS solely because a mortgage is included on an inventory list attached to a pooling and servicing agreement. However, any given mortgage might be on the wrong list, either because there was a typo when preparing a list or because an unscrupulous originator “sold” the same loan twice, or a sloppy originator accidently put the same loan on two different lists. If the original wet ink originals had been physically transferred, we would be able to match up payments from the banks with the originals and figure out who owned what.

14) Lastly, depending on the law in your state, separating the interest in land from the right to receive payment — frationalization—may have extinguished the the right to foreclose and turned the mortgage debt into regular unsecured debt. Check out 55 Am. Jur. 2d, Mortgages § 1002

Posted in Housing | 6 Comments »

Bernanke speech

Posted by WARREN MOSLER on 29th August 2010


Karim writes:

  • Very substantive speech from Bernanke
  • Message is basically, ‘growth has slowed more than we expected’ BUT ‘conditions are ALREADY in place for a pick-up’ and if we are wrong, we are ready to take action, which contrary to some perceptions, will be effective


Yes, contrary to my opinion. This about managing expectations. With falling inflation and unemployment this high it makes no sense that they would be holding back something that could make a material difference.

  • To me, they lay out very credible factors for a pick-up in growth.


Agreed.

  • The risk of either an undesirable rise in inflation or of significant further disinflation seems low-THIS LINE ARGUES AGAINST ANY NEAR-TERM ACTION


Again, if they did have anything that would substantially increase agg demand they’d have done it.

  • When listing available options for further action if needed, he clearly favors further ‘credit easing’ relative to the other choices. He states why they reinvested in USTs vs MBS.


Yes, and, again, it’s doubtful lower credit spreads will do much for the macro economy but would shift a lot of credit risks to the Fed for very little gain.

  • Selected excerpts in italics, with key comments in bold.

FRB: Bernanke, The Economic Outlook and Monetary Policy

At best, though, fiscal impetus and the inventory cycle can drive recovery only temporarily.

That is not correct. Fiscal adjustment can sustain demand at any politically desired level.

For a sustained expansion to take hold, growth in private final demand–notably, consumer spending and business fixed investment–must ultimately take the lead. On the whole, in the United States, that critical handoff appears to be under way.

Agreed that hand off is slowly materializing and private sector debt expansion will then drive additional growth. But sustained expansion could come immediately from a fiscal adjustment as well.

However,although private final demand, output, and employment have indeed been growing for more than a year, the pace of that growth recently appears somewhat less vigorous than we expected.

Agreed.


Among the most notable results to emerge from the recent revision of the U.S. national income data is that, in recent quarters, household saving has been higher than we thought–averaging near 6 percent of disposable income rather than 4 percent, as the earlier data showed.

Non govt net savings of financial assets = govt deficit spending by identity, and with foreign sector savings relatively constant, the majority of the increase is in the domestic economy, either businesses or households.

That means in general household savings goes up with the deficit regardless of the level of consumer spending.

However, when household savings does start to fall, it’s due to household credit expansion, at which time, if the deficit is unchanged, the savings of financial assets is shifted to either the business or the foreign sector.

And, as growth accelerates, the automatic fiscal stabilizers- increased federal revenues and falling transfer payments- reduce the deficit and therefore reduce the growth in the total net savings of the other sectors.

So the hand off process is usually characterized by the federal deficit falling as private sector debt expands to ‘replace it.’

This continues until the private sector again necessarily gets over leveraged, ending the expansion.

3 On the one hand, this finding suggests that households, collectively, are even more cautious about the economic outlook and their own prospects than we previously believed.

At best his means that he thinks with this much savings households would start leveraging more.


But on the other hand, the upward revision to the saving rate also implies greater progress in the repair of household balance sheets. Stronger balance sheets should in turn allow households to increase their spending more rapidly as credit conditions ease and the overall economy improves.

Yes, as I explained. He seems to understand the sequence of the data but doesn’t seem to be quite there on the causation.

Going forward, improved affordability–the result of lower house prices and record-low mortgage rates–should boost the demand for housing. However, the overhang of foreclosed-upon and vacant housing and the difficulties of many households in obtaining mortgage financing are likely to continue to weigh on the pace of residential investment for some time yet

Yes, which is a traditional source of private sector credit expansion, along with cars, that drives the process.

Generally speaking, large firms in good financial condition can obtain credit easily and on favorable terms; moreover, many large firms are holding exceptionally large amounts of cash on their balance sheets. For these firms, willingness to expand–and, in particular, to add permanent employees–depends primarily on expected increases in demand for their products, not on financing costs.

I couldn’t agree more!
Employment is primarily a function of sales as discussed in prior posts.

Bank-dependent smaller firms, by contrast, have faced significantly greater problems obtaining credit, according to surveys and anecdotes. The Federal Reserve, together with other regulators, has been engaged in significant efforts to improve the credit environment for small businesses. For example, through the provision of specific guidance and extensive examiner training, we are working to help banks strike a good balance between appropriate prudence and reasonable willingness to make loans to creditworthy borrowers. We have also engaged in extensive outreach efforts to banks and small businesses. There is some hopeful news on this front: For the most part, bank lending terms and conditions appear to be stabilizing and are even beginning to ease in some cases, and banks reportedly have become more proactive in seeking out creditworthy borrowers.

Another problem is that the regulators are forcing small banks to reduce what’s called ‘non core funding’ in a confused strategy to enhance small bank ‘deposit stability.’ Unfortunately, at the local level the regulators have interpreted the rules to mean, for example, it’s better for a small bank’s financial stability to fund, for example, a 3 year business loan with 1 year local deposits, vs funding it with a 5 year advance from the Federal Home loan bank. It’s also a fallacy of composition, as at the macro level there aren’t enough core deposits to fund local small businesses, as many larger corporations and individuals use money center banks and leave their deposits with them. The regulatory insistence on small banks using ‘core deposits’ rather than ‘wholesale funding’ recycled from the larger banks causes a shortage of local deposits and forces the small banks to pay substantially higher rates as they compete with each other for funding artificially limited by regulation.

In lieu of adding permanent workers, some firms have increased labor input by increasing workweeks, offering full-time work to part-time workers, and making extensive use of temporary workers.

Yes, and when you include this growth in employment the economy is doing better than most analysts seem to think.

Like others, we were surprised by the sharp deterioration in the U.S. trade balance in the second quarter. However, that deterioration seems to have reflected a number of temporary and special factors. Generally, the arithmetic contribution of net exports to growth in the gross domestic product tends to be much closer to zero, and that is likely to be the case in coming quarters.

Also, part of the hand off will be US consumers going into debt (reducing savings) to buy foreign goods and services, which increases foreign sector savings of financial assets.

Overall, the incoming data suggest that the recovery of output and employment in the United States has slowed in recent months, to a pace somewhat weaker than most FOMC participants projected earlier this year. Much of the unexpected slowing is attributable to the household sector, where consumer spending and the demand for housing have both grown less quickly than was anticipated. Consumer spending may continue to grow relatively slowly in the near term as households focus on repairing their balance sheets. I expect the economy to continue to expand in the second half of this year, albeit at a relatively modest pace.

Agreed.

Despite the weaker data seen recently, the preconditions for a pickup in growth in 2011 appear to remain in place.

Agreed.


Monetary policy remains very accommodative,

Yes, for many borrowers, but the lower rates have also net reduced incomes. QE alone resulted in some $50 billion of ‘profits’ transfered to the Treasury from the Fed that would have been private sector income, for example.

and financial conditions have become more supportive of growth, in part because a concerted effort by policymakers in Europe has reduced fears related to sovereign debts and the banking system there.

Agreed.

Banks are improving their balance sheets and appear more willing to lend.

Agreed, though via a reduction in interest earned by savers that’s gone to increased net interest margins for banks.

Consumers are reducing their debt and building savings, returning household wealth-to-income ratios near to longer-term historical norms.

Yes, ‘funded’ by the federal deficit spending.

Stronger household finances, rising incomes, and some easing of credit conditions will provide the basis for more-rapid growth in household spending next year.

Yes, and that basis is credit expansion.

On the fiscal front, state and local governments continue to be under pressure; but with tax receipts showing signs of recovery, their spending should decline less rapidly than it has in the past few years. Federal fiscal stimulus seems set to continue to fade but likely not so quickly as to derail growth in coming quarters.

Yes, and traditionally matched or exceeded by private sector credit expansion as above.

Recently, inflation has declined to a level that is slightly below that which FOMC participants view as most conducive to a healthy economy in the long run. With inflation expectations reasonably stable and the economy growing, inflation should remain near current readings for some time before rising slowly toward levels more consistent with the Committee’s objectives. At this juncture, the risk of either an undesirable rise in inflation or of significant further disinflation seems low. Of course, the Federal Reserve will monitor price developments closely.

The channels through which the Fed’s purchases affect longer-term interest rates and financial conditions more generally have been subject to debate.

With the debate subsiding as more FOMC participants, but far from all of them, seem to be coming to understand the quantity of the reserves per se has no consequences.

I see the evidence as most favorable to the view that such purchases work primarily through the so-called portfolio balance channel, which holds that once short-term interest rates have reached zero, the Federal Reserve’s purchases of longer-term securities affect financial conditions by changing the quantity and mix of financial assets held by the public. Specifically, the Fed’s strategy relies on the presumption that different financial assets are not perfect substitutes in investors’ portfolios, so that changes in the net supply of an asset available to investors affect its yield and those of broadly similar assets. Thus, our purchases of Treasury, agency debt, and agency MBS likely both reduced the yields on those securities and also pushed investors into holding other assets with similar characteristics, such as credit risk and duration. For example, some investors who sold MBS to the Fed may have replaced them in their portfolios with longer-term, high-quality corporate bonds, depressing the yields on those assets as well.

This is evidence Bernanke himself has come around to the understanding that the quantity of reserves at the Fed per se is of no further economic consequence.

We decided to reinvest in Treasury securities rather than agency securities because the Federal Reserve already owns a very large share of available agency securities, suggesting that reinvestment in Treasury securities might be more effective in reducing longer-term interest rates and improving financial conditions with less chance of adverse effects on market functioning.

Again, it shows the understanding that QE channel is price (interest rates) and not quantities.
This is a very constructive move from understanding indicated in prior statements.

Also, as I already noted, reinvestment in Treasury securities is more consistent with the Committee’s longer-term objective of a portfolio made up principally of Treasury securities. We do not rule out changing the reinvestment strategy if circumstances warrant, however.

In particular, the Committee is prepared to provide additional monetary accommodation through unconventional measures if it proves necessary, especially if the outlook were to deteriorate significantly. The issue at this stage is not whether we have the tools to help support economic activity and guard against disinflation. We do. As I will discuss next, the issue is instead whether, at any given juncture, the benefits of each tool, in terms of additional stimulus, outweigh the associated costs or risks of using the tool.

Notwithstanding the fact that the policy rate is near its zero lower bound, the Federal Reserve retains a number of tools and strategies for providing additional stimulus. I will focus here on three that have been part of recent staff analyses and discussion at FOMC meetings: (1) conducting additional purchases of longer-term securities, (2) modifying the Committee’s communication, and (3) reducing the interest paid on excess reserves. I will also comment on a fourth strategy, proposed by several economists–namely, that the FOMC increase its inflation goals.

In my humble opinion those tools carry no risk and provide no reward to the macro economy.

Posted in Banking, CBs, Deficit, Employment, Fed, Government Spending, Housing, Inflation, Karim | 16 Comments »

New Home Sales…

Posted by WARREN MOSLER on 26th August 2010

Looks to me like maybe the payback has run its course.
I’d look for a rebound through the orange line I drew.

The only problem is there aren’t a lot of actual houses for sale.
So a pick up in housing starts can’t be far off either as they are very low given 1-3% GDP growth supported mainly by income helped by the govt deficit spending, lower home prices, and reasonable mortgage rates?

And yes, the surviving companies are those that have figured out how to make money in this environment, and most have massive operating leverage should GDP pick up to more normal recovery levels.

Still looks to me like over the next few years the big money will be lost by being out of stocks given where it seems we are in this cycle.

Unless Congress gets serious about near term deficit reduction. So far it’s pretty much all talk, but who knows!

On Wed, Aug 25, 2010 at 10:48 AM, wrote:

The payback from the expiry of the government’s tax program has been horrific. As can be seen from the chart, new home sales are at multi-decade lows. Existing sales yesterday were alarmingly poor. Despite this news, homebuilders are doing better, no doubt helped by Toll Brothers’ earnings today which were significantly better than expected.

Posted in Equities, GDP, Housing | 18 Comments »

High-Freq Data/Fed/Call Centers

Posted by WARREN MOSLER on 18th August 2010


Karim writes:

  • ABC survey improved by 2pts this week, and 5pts over past 2 weeks; Still in range of past 2yrs.
  • MBA refi index up 17.1% this week


New Purchase index down a tad but remains reasonably flat after correcting when the home buying credit expired.

Yesterday, Minny Fed President Kocherlakota talked about last week’s FOMC:

“The FOMC’s decision has had a larger impact on financial markets than I would have anticipated. My own interpretation is that the FOMC action led investors to believe that the economic situation in the United States was worse than they, the investors, had imagined. In my view, this reaction is unwarranted. I would say that there is no new information about the current state of the economy to be learned from the FOMC’s actions or its statement.”

Agreed. Q2 earnings good with Q2 gdp probably around 1%. Q3 GDP estimates still around 2.5% should be good further support earnings.

Modest growth not enough to bring down unemployment for a while, good for stocks however.

This was my interpretation but nice to hear an FOMC member say so.

And this from page 1 of today’s FT:

Call centre workers are becoming as cheap to hire in the US as they are in India, according to the head of the country’s largest business process outsourcing company.

Link

All above reasonably positive news…..

Yes, for stocks.
But not if you are a call center worker, or anyone else looking for a job…

Posted in Equities, Financial Times, GDP, Housing, USA | 8 Comments »

PPI/Starts

Posted by WARREN MOSLER on 17th August 2010


Karim writes:

  • Core PPI stronger than expected at 0.3% m/m; now running 2.6% annualized over last 3mths
  • Core intermediate goods -0.4% and core crude -1.4%
  • Housing starts up 1.7% in July from downwardly revised level for June
  • Building permits down 3.1% for July
  • Non-residential construction will have a tough time contributing to Q3 growth due to the weak handoff from Q2

Biggest news is the PPI data; along with CPI data from last week, suggests some of the deflation fears may be overblown

Posted in Housing, Inflation | No Comments »

ISM/Bernanke

Posted by WARREN MOSLER on 3rd August 2010

I tend to agree with Karim and Fed Chairman Bernanke.
Modestly improving GDP growth with unemployment coming down very gradually until a consumer credit expansion takes hold.

Good for stocks, not so good for most of the people still struggling to survive, as the Obama administration continues to preside over what might be the largest transfer of wealth from bottom to top in the history of the world.

And no credible energy policy. We are completely at the mercy of the Saudis who can unilaterally hike prices any time they feel like it.


Karim writes:

  • ISM shows lift from inventories likely has run its course as inventory component crossed back above 50
  • But customer inventories remain low and employment index rises to second highest level since 2004
  • Going forward, private demand, not inventory rebuilding will drive manufacturing
  • Bernanke addressed this today (below) and seems to maintain his above consensus growth forecast



July June
Index 55.5 56.2
Prices paid 57.5 57.0
Production 57.0 61.4
New Orders 53.5 58.5
Inventories 50.2 45.8
Customer inventories 39.0 38.0
Employment 58.6 57.8
New export orders 56.5 56.0
Imports 52.5 56.5
  • “Business in July was strong, the best month since October 2008.” (Fabricated Metal Products)
  • “Slow economy has killed sales for new equipment orders.” (Machinery)
  • “Quoting activity and sales are slow, and backlog is dropping.” (Computer & Electronic Products)
  • “Business continues to be sluggish and has fallen slightly as the economic ills continue.” (Nonmetallic Mineral Products)
  • “Retailers are still unwilling to gamble on inventory.” (Printing & Related Support Activities)

Bernanke

While the support to economic activity from stimulative fiscal policies and firms’ restocking of their inventories will diminish over time, rising demand from households and businesses should help sustain growth. In particular, in the household sector, growth in real consumer spending seems likely to pick up in coming quarters from its recent modest pace, supported by gains in income and improving credit conditions. In the business sector, investment in equipment and software has been increasing rapidly, in part as a result of the deferral of capital outlays during the downturn and the need of many businesses to replace aging equipment. At the same time, rising U.S. exports, reflecting the expansion of the global economy and the recovery of world trade, have helped foster growth in the U.S. manufacturing sector.


To be sure, notable restraints on the recovery persist. The housing market has remained weak, with the overhang of vacant or foreclosed houses weighing on home prices and new construction. Similarly, poor economic fundamentals and tight credit are holding back investment in nonresidential structures, such as office buildings, hotels, and shopping malls.

Posted in Comodities, Employment, Energy, Equities, Fed, Housing, Political | 6 Comments »

mtg apps for new purchases fall again

Posted by Sada Mosler on 7th July 2010

Seems the fall off after the tax credit ended April 30th has yet to fully run its course:

US Mortgage Applications Soar on Refinance Demand

July 7th (Reuters) —Refinancing drove total U.S. mortgage applications to a nine-month high last week, while demand for loans to purchase homes sunk to a near 13-year low as buyers remained sidelined after the expiration of federal tax credits.

Mortgage rates stuck around record lows, the Mortgage Bankers Association said on Wednesday, giving homeowners another chance to cut monthly payments by refinancing.

Refinancing requests jumped 9.2 percent in the week ended July 2 to the highest level since May 2009, lifting total applications by 6.7 percent, seasonally adjusted, to the highest level since early October 2009.

Demand for mortgages to buy homes slipped 2 percent. It was the eighth weekly drop in the nine weeks since the federal tax credits for homebuyers expired on April 30.

“For the month of June, purchase applications declined almost 15 percent relative to the prior month and were down more than 30 percent compared to April, the last month in which buyers were eligible for the tax credit,” Michael Fratantoni, MBA’s vice president of research and economics, said in a statement.

The average 30-year mortgage rate was little changed in the week ended July 2, climbing 0.01 percentage point to 4.68 percent.

The borrowing rate lingered just above the record low of 4.61 percent set in March 2009, according to the MBA’s records that date back to 1990.

Fifteen-year mortgage rates rose to 4.11 percent last week from the record low 4.06 percent set the prior week.

Refinancings accounted for 78.7 percent of all applications last week, the highest share since April 2009, the industry group said.

Tepid employment growth and a surprisingly steep slump in pending home sales kept interest rates low.

Home purchases will stay weak over the next few months as the housing market adjusts to the end of government incentives, and prices should bottom around the third quarter, said Robert Andrews, senior research analyst at IBISWorld in Santa Monica, California.

Fallout from record defaults and foreclosures are also likely to sway many younger buyers from making such a big commitment in the near term, he said.

“People in my generation, people 20 to 30 years old, saw the downside risk associated with housing, so I think there’s going to be a bit weaker demand over the next few years,” said Andrews.

Refinancing, likewise, is unlikely to approach the levels seen last year when mortgage rates were near current levels.

Borrowers who could qualify for refinancing have in most cases already refinanced, most analysts agree.

Posted in Housing | 34 Comments »

Mtg Purchase Applications

Posted by WARREN MOSLER on 2nd June 2010

Obvious that the end of the $8,000 first time home buyer credit caused a spike that has been more than reversed, much like November.

The question is how much that pull back, along with the euro and China issues, will slow what has been a moderately growing US economy.

With demand leakages like pension fund contributions and income compounding in pension funds and other corporate reserves, aggregate demand can only be sustained by the private sector or the public sector spending more than its income.

And right now the drivers of private sector debt- housing and cars- don’t show signs of the increases necessary to close our output gap.

That leaves the public sector.

For the current size of govt, we remain grossly over taxed by a govt that thinks its run out of money and is now dependent on the confidence of investors to fund itself.

Note, for example, the expired unemployment benefits mean a reduction in aggregate demand which in fact works against employment.

And this is with a Democratic majority.

As long as the ‘deadly innocent fraud’ that to be able to spend dollars the US Govt needs to tax or borrow is taken as a given, it seems unlikely that pro growth policy will be implemented and unlikely growth will be sufficient to materially close the output gap any time soon.

Posted in Government Spending, Housing | 5 Comments »

US Home Refinancing Jumps While Purchasing Slumps

Posted by WARREN MOSLER on 26th May 2010

Looks like a better functioning refi market with new construction and prices remaining relatively low as the tax credit ends.

No sign of credit growth coming from this sector any time soon.

US Home Refinancing Jumps While Purchasing Slumps

By Julie Haviv

May 26 (Reuters) — U.S. mortgage applications to refinance home loans jumped to a seven-month high last week as rates neared record lows, but purchase demand remained stuck at a 13-year low.

Interest rates on 30-year fixed-rate mortgages, the most widely used loan, reached their lowest level since late-November 2009, the Mortgage Bankers Association said on Wednesday.

Low mortgage rates may prove to be the saving grace for the housing market as it copes with the expiration of popular home buyer tax credits.

The MBA said its seasonally adjusted index of mortgage applications, which includes both purchase and refinance loans, for the week ended May 21, increased 11.3 percent.

The four-week moving average of mortgage applications, which smoothes the volatile weekly figures, was up 4.4 percent.

“Refinance application volume jumped last week as continuing financial market turmoil related to the budget crises in Europe extended the opportunity for homeowners to lock in at historically low mortgage rates,” Michael Fratantoni, MBA’s Vice President of Research and Economics, said in a statement.

Posted in Credit, Housing, Interest Rates | 2 Comments »

US housing

Posted by WARREN MOSLER on 29th April 2010

yes, thanks!

On Thu, Apr 29, 2010 at 7:46 AM, wrote:

—–Original Message—–

Great chart on US housing…got this earlier in the week but
the world been moving far too quickly since…shows the
momentum in the LoanPermance Index vs CaseSchiller house
prices…chart speaks for itself as to the risks?

Posted in Housing | No Comments »

DGO/Home Sales

Posted by WARREN MOSLER on 24th March 2010


Karim writes:

Durables data was firm.

  • Shipments ex-aircraft and defense (proxy for current qtr business capex) up 0.8%; stands 2.2% above Q4 avg; implication is real capex up 5-6% in q1 after 13.3% gain in q4
  • Orders ex-aircraft and defense (proxy for future capex) up 1.1%

New home sales down 2.2% (prior mth revised to -8.7% from -11.2%); level of new home sales of 308k (annualized) makes new all-time low for 2nd straight month. As a % of the overall economy, hard to see housing go much lower!

Posted in Housing | 1 Comment »

GSEs renting foreclosed properties

Posted by WARREN MOSLER on 1st March 2010

>   
>   (email exchange)
>   
>   On Mon, Mar 1, 2010 at 3:40 PM, wrote:
>   
>   Hi Warren,
>   
>   I believe this is along the lines of your idea a while back to mitigate the
>   foreclosure problem by having the US Gov’t step in and take ownership of the
>   real property and rent the home to the current homeowners. I was sifting
>   through this Goldman piece about GSE reform and it looks like Fannie may be
>   already doing this in a program called ‘deed-for-lease.’ Were you aware of
>   this?
>   

The largest landlord in the nation? How the GSEs deal with loans headed for foreclosure is critical. According to the recent announcement, these loans will be held in their retained portfolios. However, moving this many loans into the portfolio—worth at least US$300bn—would threaten to violate the caps put in place by the Treasury (see Box). One way out of this situation would be to take ownership of the collateral, thereby converting loans, which count against the cap, into real property, which does not. With close to 2 million current and expected delinquent loans this year, how the GSEs dispose of this property will become an important issue. The GSEs will be under political pressure to hold property off the market, and may be inclined to do so in any case if they see property values bottoming. This could mean renting the properties: in November 2009, Fannie Mae announced a ‘deed-for-lease’ program, which allows homeowners to relinquish ownership of the property and rent it instead. In January, Fannie Mae took another step in this direction with the announcement of a policy to allow tenants in Fannie-Mae foreclosed property to rent the property on a month-to-month basis after foreclosure.

Yes, heard they were trying it late in the game, without many takers, but good that they at least did some, thanks!

Prof James Galbraith had presented the idea a year or more ago to a congressional committee. Don’t know if that was the source or not. Never did get any feedback.

Posted in Housing | No Comments »