by Calculated Risk on 12/09/2009 08:46:00 AM

The MBA reports: Mortgage Applications Increase in Latest MBA Weekly Survey

The Market Composite Index, a measure of mortgage loan application volume, increased 8.5 percent on a seasonally adjusted basis from one week earlier. ...

The Refinance Index increased 11.1 percent from the previous week and the seasonally adjusted Purchase Index increased 4.0 percent from one week earlier.
...
The average contract interest rate for 30-year fixed-rate mortgages increased to 4.88 percent from 4.79 percent, with points increasing to 1.17 from 1.00 (including the origination fee) for 80 percent loan-to-value (LTV) ratio loans. This ends a six week run of declining 30-year fixed rates which may have triggered the increase in refinance applications.
emphasis added

Click on graph for larger image in new window.

This graph shows the MBA Purchase Index and four week moving average since 2002.

In the past, the MBA index was somewhat predictive of future sales, but it has been questionable for some time. The increase in 2007 was due to the method used to construct the index: a combination of lender failures, and borrowers filing multiple applications pushed up the index in 2007 even though activity was actually declining.

Recently there has been a substantial number of cash buyers, so the MBA index missed the strength of the recent existing home sales increase. However - even with the increase in the purchase index this week - the recent plunge in the purchase index is probably worth watching.

by Calculated Risk on 12/08/2009 11:59:00 PM

From the BLS: Job Openings and Labor Turnover Summary

There were 2.5 million job openings on the last business day of October 2009, the U.S. Bureau of Labor Statistics reported today. The job openings rate was unchanged over the month at 1.9 percent. The openings rate has held relatively steady since March 2009. The hires rate (3.0 percent) and the separations rate (3.2 percent) were essentially unchanged and remained low.

Note: The difference between JOLTS hires and separations is similar to the CES (payroll survey) net jobs headline numbers. Remember the CES (Current Employment Statistics, payroll survey) is for positions, the CPS (Current Population Survey, commonly called the household survey) is for people. See Jobs and the Unemployment Rate for a comparison of the two surveys.

The following graph shows job openings (yellow line), hires (blue Line), Quits (green bars) and Layoff, Discharges and other (red bars) from the JOLTS. Red and green added together equals total separations.

Unfortunately this is a new series and only started in December 2000.

Click on graph for larger image in new window.

Notice that hires (blue line) and separations (red and green together) are pretty close each month. When the blue line is above total separations, the economy is adding net jobs, when the blue line is below total separations, the economy is losing net jobs.

According to the JOLTS report, there were 3.966 million hires in October, and 4.203 million separations, or 237 thousand net jobs lost.

I'm not sure if openings are predictive of future hires (the data set is limited), but openings near a series low can't be a positive. Separations have declined sharply, with fewer quits and layoffs, but hiring has not picked up. And quits at a series low suggests those that are employed were holding on to their current jobs in October.

by Calculated Risk on 12/08/2009 08:23:00 PM

Meredith Whitney's comments this morning sounded like something right out of "American Apocalypse I":

The government is running out of ways to help the economy as the US faces major issues regarding credit and employment ahead, banking analyst Meredith Whitney told CNBC.

"I think they're out of bullets," Whitney said in an interview during which she reinforced remarks she made last month indicating she is strongly pessimistic about the prospects for recovery.

Primary among her concerns is the lack of credit access for consumers who she said are "getting kicked out of the financial system."

In American Apocalypse, Nova imagines the economic recovery stalling, leading to the collapse of another major financial firm, the unemployment rate rising to 14% and the fabric of society starting to unravel.

Nova's protagonist, Gardener, loses his job, and is forced to face the challenges of the street. Almost vacant strip malls, "car people", "tree people" and tent cities are all part the scenery.

The book is reminiscent of other post-apocalyptic stories - like "Alas, Babylon" following a nuclear war - except the financial and social crisis of American Apocalypse builds slowly throughout the story, adding tension to the challenges of survival. Gardener lives in a suburb of D.C. that faces cutbacks in services, creating more hardships for the homeless and unemployed. Eventually the town goes bankrupt, and an Old West style of justice becomes the norm - and Gardener discovers a Charles Bronson "Death Wish" like talent.

American Apocalypse I Buy it Now!

Here is an excerpt:

I am sure that someday a history will be written of our times, I am just not sure from whose perspective it will be written. Eventually there will be a Gibbons to write the Decline and Fall, but I am positive it will not be Europe or America that produces the author.

The fragmentation of information sources was accelerating. Print had failed as a business model, at least of the daily news; digital broadcast news was homogeneous for the most part. The only difference in the networks was what shade of the official color you wanted. Online news was the least regulated and most interesting; the only problem was the amount of noise one had to sift through to find a reliable source. I was still reading Calculated Risk then, this was before the 'Information Consolidation Act' shut him down.

Oh no, watch out for the ICA!

Nova has a website where he is currently posting chapters from Part II.

The book is fast paced and gripping; a terrifying portrait of what seems a little too possible.

Disclosure: Nova sent me an unsolicited proof copy of his book. I’ve received no compensation for this review.

by Calculated Risk on 12/08/2009 05:38:00 PM

The following information is from the JPMorgan Chase presentation today at the Goldman Sachs Financial Services Conference.

Click on graph for larger image in new window.

The first slide (page 18 in the presentation) shows the progress of the various modification programs at JPM Chase. Only 2% of all trial modification have become permanent (4,302 or 199,033 trial mods).

29% fail to make all their payments during the trial modification program. Another 51% fail to submit all documentation.

The other modification programs are having more success.

The second slide is even more important (slide 15 in the presentation). This shows the weak demand for loans in all categories.

Mortgage 3Q09 YTD applications down 10% YoY

Card 3Q09 YTD sales volume down 7% YoY

Average large corporate loans down 24% YoY to $66.3B at 3Q09 from $86.6B at 3Q08 due to lower demand and increased access to capital markets

Average Mid-Corporate and Middle Market loans down 13% YoY to $51.9B at 3Q09 from $59.6B at 3Q08 due to lower demand and utilization rates

Business Banking 3Q09 YTD origination volume down 66% YoY due to lower demand and tighter underwriting standards

The presentation isn't all gloomy (see page 14):

Overall Commentary

Some initial signs of stability in consumer delinquency trends, but we are not certain if this trend will continue

Prime and subprime mortgage delinquencies impacted by foreclosure moratorium, extended REO timelines and trial modifications

by Calculated Risk on 12/08/2009 04:06:00 PM

From Bloomberg: Companies in U.S. More Upbeat on Sales Than Jobs, Surveys Show

Chief executive officers, supply managers and small business leaders in the U.S. said a pickup in sales next year will not lead to a surge in hiring, surveys showed.

Three times as many company chiefs anticipate sales will grow over the next six months than project payrolls will climb, according to a survey by the Washington-based Business Roundtable. A poll by the Institute for Supply Management found service companies, which account for almost 90 percent of the economy, forecast additional job cuts in 2010.

Here is the Business Roundtable CEO survey. Of the CEOs surveyed, 68% percent sales to increase over the next 6 months, but only 19% thought their U.S. employment would increase (compared to 31% who thought their employment would decrease).

Here is the ISM survey: Economic Recovery Continues in 2010. On service employment:

For 2010, 15 percent of respondents expect higher levels of employment, 27 percent anticipate lower levels, and 58 percent expect their employment levels to be unchanged.

This shows that hiring plans are still weak, although the recent Manpower survey showed some improvement in hiring plans.

by Calculated Risk on 12/08/2009 01:47:00 PM

In a research note titled: "The Fed Will Exit in 2010", Morgan Stanley's Richard Berner and David Greenlaw forecast that the Fed will raise the Fed Funds rate in the 2nd half of 2010 to 1.5%.

They are forecasting GDP to increase 2.8% in both 2010 and 2011, and for unemployment to peak in Q1 2010 at 10.3%, and decline to 9.5% in 2011.

The GDP and unemployment rate forecasts are consistent with each other (see my post: Employment and Real GDP), but the real question is why do they expect the Fed to raise rates in the 2nd half of 2010 with a sluggish recovery?

The reason is they expect inflation expectations to pickup, and the Fed to react by raising rates (to 1.5% by the end of 2010, and 2.0% by the end of 2011). That would be unusually since the Fed historically waits until sometime well after the unemployment rate peaks.

The following graph is from I post I wrote in September: Fed Funds and Unemployment Rate

Click on graph for larger image in new window.

This graph shows the effective Fed Funds rate (Source: Federal Reserve) and the unemployment rate (source: BLS)

In the early '90s, the Fed waited more than a 1 1/2 years after the unemployment rate peaked before raising rates. The unemployment rate had fallen from 7.8% to 6.6% before the Fed raised rates.

Following the peak unemployment rate in 2003 of 6.3%, the Fed waited a year to raise rates. The unemployment rate had fallen to 5.6% in June 2004 before the Fed raised rates.

Here is more from Paul Krugman: When should the Fed raise rates? (even more wonkish)

Goldman Sachs recently forecast that the Fed will be on hold through 2011:

The key features of our 2011 outlook: (1) a strengthening in growth from 2.1% on average in 2010 to 2.4% in 2011, with real GDP rising at an above-potential 3½% pace in late 2011; (2) a peaking in unemployment in mid-2011 at about 10¾%; (3) extremely low inflation – close to zero on a core basis during 2011; and (4) a continuation of the Fed’s (near) zero interest rate policy (ZIRP) throughout 2011.

Although there are other considerations - such as inflation expectations, I don't expect the Fed to raise rates until late in 2010 at the earliest - and more likely sometime in 2011 or even later.

by Calculated Risk on 12/08/2009 10:53:00 AM

From Bloomberg: Most Targeted for Mortgage Relief Don’t Qualify, Official Says

A majority of the 3.2 million borrowers targeted by the U.S. Treasury Department for mortgage relief under the administration’s foreclosure prevention program are unlikely to qualify, an agency official said.
...
Although we know that not every borrower will qualify for a permanent modification, we are disappointed in the permanent modification results so far,” said Allison, who is the former chief executive officer for federally controlled mortgage- finance giant Fannie Mae.

Testimony from Treasury Assistant Secretary for Financial Stability Herbert Allison: “The Private Sector and Government Response to the Mortgage Foreclosure Crisis”

The Home Affordable Modification Program (HAMP), which provides eligible homeowners the opportunity to significantly reduce their monthly mortgage payment, is a key part of this effort, designed to help millions of homeowners remain in their homes and prevent avoidable foreclosures. As of November 17, over 680,000 borrowers are in active modifications, saving an average of over $550 a month on their monthly mortgage payments. Servicers report that over 900,000 borrowers have received offers to begin trial modifications.
...
Our most immediate and critical challenge is converting trial modifications to permanent modifications. All mortgage modifications begin with a trial phase to allow borrowers to submit the necessary documentation and determine whether the modified monthly payment is sustainable for them.
...
Currently servicers report that about 375,000 trial modifications will have finished a three month trial period with timely payments before 12/31/2009. Informal survey data from servicers indicate receipt of complete documents in about 30% of active trial modifications – these modifications where borrowers have returned all required documents need to be decisioned by servicers as quickly as possible. For other borrowers, servicers report that the large majority are current on their payments, but have some of the required documentation missing from applications. Housing counselors and homeowners report that servicers are losing documents, while servicers report that homeowners are not providing documents despite repeated outreach. Thousands of borrowers have successfully converted trial modifications to permanent modifications – but this is a low number compared to the total number of trial modifications.

Only "thousands" of borrowers? Ouch. The actual data should be released this week.

by Calculated Risk on 12/08/2009 09:48:00 AM

From CNBC: Government 'Out of Bullets,' Consumers in Trouble: Whitney

Primary among her concerns is the lack of credit access for consumers who she said are "getting kicked out of the financial system." She said that will be the prevailing trend in 2010.
...
"You're going to get a situation where you revert from a consumer standpoint," she added, "where those that had bank accounts for the first time, credit cards for the first time, homes for the first time get kicked out of the system and then fall prey to real predatory lenders."
...
"I have 100 percent conviction that the consumer is not getting any better and there's not more liquidity," Whitney said. ... "For a 2010 prediction, which is so disturbing on so many levels to have so many Americans be kicked out of the financial system and the consequences both political and economic of that, it's a real issue. You can't get around it. This has never happened before in this country."

Ms. Whitney makes me look like an optimist!

by Calculated Risk on 12/08/2009 08:39:00 AM

From Jeff Zeleny at the NY Times: Obama Announces New Jobs Programs

President Obama on Tuesday will announce three proposals intended to turn around the nation’s beleaguered job market ...

The speech, according to a senior administration official, will outline a series of steps to help small businesses grow and hire new staff. The president also will call for increasing the investment in infrastructure through building and modernizing highways, railways, bridges and tunnels. He also will propose a new program that provides rebates for consumers who retrofit their homes to become more energy efficient.
...
The president also will call for using some of the $200 billion in Troubled Asset Relief Program to help pay down the $1.4 trillion budget deficit.

So there are three parts: 1) apparentaly a tax credit for businesses to hire new employees, 2) more infrastructure investment, 3) and a cash-for-caulkers program.

by Calculated Risk on 12/07/2009 09:26:00 PM

From Thomas Corfman at Crain's Chicago Business: Zombie fears stalk Tishman in the Loop (ht David)

Corfman describes properties where the owners owe far more than the buildings are worth, and can't refinance, as "zombie buildings". The owners "can't compete for new tenants because they lack the money to cover brokers' commissions and interior office reconstruction."

"Virtually all the assets bought between '05 and '07 cannot be refinanced today without a significant capital infusion," says Shawn Mobley, executive vice-president at real estate firm Grubb & Ellis Co. "These buildings need to be recapitalized to get back in the business of being active real estate."
...
The number of zombie buildings in the Chicago area is likely to grow in 2010 ... For landlords, the trend means even top-quality office properties are likely to divide themselves into "haves" and "have-nots," with the latter seeing their vacancy rates worsen because of the lack of financing.
...
Many tenants won't consider zombie buildings because they need landlords' cash [for tenant improvements].

An "extend and pretend" loan modification will just let the zombie building live longer with deferred maintenance and few tenant improvements.

Although Corfman is discussing commercial office buildings, the same idea applies to residential real estate and loan modifications. Homeowners with significant negative equity own zombie houses - the "owners" are really renters and will defer maintenance as long as possible.