by Calculated Risk on 11/21/2014 11:47:00 AM

From the Kansas City Fed: Growth in Tenth District Manufacturing Activity Expanded Further

The Federal Reserve Bank of Kansas City released the November Manufacturing Survey today. According to Chad Wilkerson, vice president and economist at the Federal Reserve Bank of Kansas City, the survey revealed that Tenth District manufacturing activity expanded at a slightly faster pace in November, and producers’ expectations for future activity increased further.

“Regional factory growth improved somewhat in November, although many contacts reported that the cost to retain or hire quality employees is rising, said Wilkerson. The majority of firms expected activity to improve considerably in the next six months.”

The month-over-month composite index was 7 in November, up from 4 in October and 6 in September. The composite index is an average of the production, new orders, employment, supplier delivery time, and raw materials inventory indexes.... The employment index decreased from 16 to 10 ...

The future composite index moved higher from 17 to 22, and the future production, shipments, and order backlog indexes also rose. The future employment index jumped from 16 to 31, its highest level in almost nine years. In contrast, the future new orders index eased from 26 to 24, and the future capital expenditures index also edged lower.
emphasis added

The last regional Fed manufacturing surveys for November will be released next week (the Dallas and Richmond Fed surveys). So far the regional surveys have indicated solid growth in November - suggesting another strong reading for the ISM manufacturing survey - and significant optimism about the future.

by Calculated Risk on 11/21/2014 10:14:00 AM

From the BLS: Regional and State Employment and Unemployment Summary

Regional and state unemployment rates were generally little changed in October. Thirty-four states and the District of Columbia had unemployment rate decreases from September, 5 states had increases, and 11 states had no change, the U.S. Bureau of Labor Statistics reported today.
...
Georgia had the highest unemployment rate among the states in October, 7.7 percent. North Dakota again had the lowest jobless rate, 2.8 percent.

Click on graph for larger image.

This graph shows the current unemployment rate for each state (red), and the max during the recession (blue). All states are well below the maximum unemployment rate for the recession.

The size of the blue bar indicates the amount of improvement. 

The states are ranked by the highest current unemployment rate. Georgia, at 7.7%, had the highest unemployment rate for the third consecutive month.

The second graph shows the number of states (and D.C.) with unemployment rates at or above certain levels since January 2006. At the worst of the employment recession, there were 10 states with an unemployment rate at or above 11% (red).

Currently no state has an unemployment rate at or above 8% (light blue); Eight states and D.C. are still at or above 7% (dark blue).

by Calculated Risk on 11/21/2014 07:31:00 AM

According to Black Knight's First Look report for October, the percent of loans delinquent decreased in October compared to September, and declined by 12% year-over-year.  Mortgage delinquencies are at the lowest level since November 2007.

Also the percent of loans in the foreclosure process declined further in October and were down 33% over the last year.  Foreclosure inventory was at the lowest level since February 2008.

Black Knight reported the U.S. mortgage delinquency rate (loans 30 or more days past due, but not in foreclosure) was 5.44% in October, down from 5.67% in September. The normal rate for delinquencies is around 4.5% to 5%.

The percent of loans in the foreclosure process declined to 1.69% in October from 1.76% in September.

The number of delinquent properties, but not in foreclosure, is down 393,000 properties year-over-year, and the number of properties in the foreclosure process is down 418,000 properties year-over-year.

Black Knight will release the complete mortgage monitor for October in early December.

Black Knight: Percent Loans Delinquent and in Foreclosure Process
	Oct 2014	Sept 2014	Oct 2013	Oct 2012
Delinquent	5.44%	5.67%	6.28%	7.40%
In Foreclosure	1.69%	1.76%	2.54%	3.87%
Number of properties:
Number of properties that are 30 or more, and less than 90 days past due, but not in foreclosure:	1,658,000	1,760,000	1,869,000	1,957,000
Number of properties that are 90 or more days delinquent, but not in foreclosure:	1,101,000	1,118,000	1,283,000	1,543,000
Number of properties in foreclosure pre-sale inventory:	858,000	893,000	1,276,000	1,800,000
Total Properties	3,617,000	3,771,000	4,427,000	5,300,000

by Calculated Risk on 11/20/2014 08:43:00 PM

A few excerpts from a research piece on wages by economist Nathan Harris at Merrill Lynch:

After the deep freeze last winter, the labor market has steadily recovered over the last 10 months. Payrolls have averaged about 240,000 and the unemployment rate has dropped mainly for “good reasons”—because of solid jobs rather than falling participation. While it is very hard to pin down the inflation neutral (NAIRU) unemployment rate in real time, we seem to be in the neighborhood of NAIRU. At 5.8%, the official U-3 measure has dipped below its 30-year average of 6.1% and is approaching estimates of NAIRU from the FOMC (5.2 to 5.5%) and the Congressional Budget Office (5.5%). We like to focus on the broader U-6 measure. If the rate of decline over the last year continues, it will hit its historical average by next year and its pre-crisis average by early 2016.

What is missing from this labor lullaby is some sign of normal wage growth. There have been a number of head fakes—jumps in erratic second-tier indicators and pockets of pressure that never expanded. However, the two best gauges of pressure, total average hourly earnings (AHE) and the employment cost index (ECI) have shown few signs of life.

The good news is that while AHE are still stuck at 2%, there are now early hints of a pick-up in the ECI. After a very weak 1Q reading the index was solid in both 2Q and 3Q. Moreover, the pick-up is broad-based, including both wages and benefits and increases for most occupational groups and industries. Finally, just maybe, labor compensation is starting to pick up.

Before we get too excited about improved income or inflation, keep in mind that the recovery in both wage and price inflation is likely to be very slow.
...
At this stage, it is not clear whether the long-awaited rise in labor costs has arrived or will start sometime next year. Two things are clear. First, the rise is likely to be very slow. Second, the Fed’s initial response will be to breathe a sigh of relief and they will only view it as a threat to the inflation target if it gets above its historic norm of 3.5%.

Friday:
• Early, the Black Knight Financial Services’ “First Look” at October 2014 Mortgage Data.

• At 10:00 AM ET, the Regional and State Employment and Unemployment (Monthly) report for October 2014.

• At 11:00 AM, the Kansas City Fed manufacturing survey for November.

by Calculated Risk on 11/20/2014 05:55:00 PM

In addition to housing starts for October, the Census Bureau also released the Q3 "Started and Completed by Purpose of Construction" report yesterday.

It is important to remember that we can't directly compare single family housing starts to new home sales. For starts of single family structures, the Census Bureau includes owner built units and units built for rent that are not included in the new home sales report. For an explanation, see from the Census Bureau: Comparing New Home Sales and New Residential Construction

We are often asked why the numbers of new single-family housing units started and completed each month are larger than the number of new homes sold. This is because all new single-family houses are measured as part of the New Residential Construction series (starts and completions), but only those that are built for sale are included in the New Residential Sales series.

However it is possible to compare "Single Family Starts, Built for Sale" to New Home sales on a quarterly basis.

The quarterly report released yesterday showed there were 125,000 single family starts, built for sale, in Q3 2014, and that was above the 111,000 new homes sold for the same quarter, so inventory increased in Q3 (Using Not Seasonally Adjusted data for both starts and sales).

The first graph shows quarterly single family starts, built for sale and new home sales (NSA).

Click on graph for larger image.

In 2005, and most of 2006, starts were higher than sales, and inventories of new homes increased. The difference on this graph is pretty small, but the builders were starting about 30,000 more homes per quarter than they were selling (speculative building), and the inventory of new homes soared to record levels. Inventory of under construction and completed new home sales peaked at 477,000 in Q3 2006.

In 2008 and 2009, the home builders started far fewer homes than they sold as they worked off the excess inventory that they had built up in 2005 and 2006.

Now it looks like builders are generally starting about the same number of homes that they are selling (although they started more in Q3 than they sold), and the inventory of under construction and completed new home sales is still very low.  

Note: new home sales are reported when contracts are signed, so it is appropriate to compare sales to starts (as opposed to completions). This is not perfect because of the handling of cancellations, but it does suggest the builders are keeping inventories under control.

The second graph shows the NSA quarterly intent for four start categories since 1975: single family built for sale, owner built (includes contractor built for owner), starts built for rent, and condos built for sale.

Single family starts built for sale were up about 4% compared to Q3 2013.

Owner built starts were up 20% year-over-year. And condos built for sale are just above the record low.

The 'units built for rent' has increased significantly and is at the highest level since the mid-80s.