by Calculated Risk on 4/04/2010 09:02:00 AM

From Alyssa Katz at the WaPo: How Texas escaped the real estate crisis

Only a dozen states have lower mortgage foreclosure and default rates [than Texas], and all of them are rural places such as Montana and South Dakota, where they couldn't have a real estate boom if they tried.

Texas's 3.1 million mortgage borrowers are a breed of their own among big states with big cities. Fewer than 6 percent of them are in or near foreclosure, according to the Mortgage Bankers Association; the national average is nearly 10 percent.
...
[T]here is a ... secret to Texas's success ... Across the nation, cash-outs became ubiquitous during the mortgage boom, as skyrocketing house prices made it possible for homeowners, even those with bad credit, to use their home equity like an ATM. But not in Texas. There, cash-outs and home-equity loans cannot total more than 80 percent of a home's appraised value. There's a 12-day cooling-off period after an application, during which the borrower can pull out. And when a borrower refinances a mortgage, it's illegal to get even a dollar back. Texas really means it: All these protections, and more, are in the state constitution. The Texas restrictions on mortgage borrowing date from the first days of statehood in 1845, when the constitution banned home loans.

"Delinquency and foreclosure rates are significantly lower in Texas," says Scott Norman of the Texas Mortgage Bankers Association. "The 80 percent loan-to-value limit -- that's the catalyst for a lot of this."

Here is a graph based on the Q4 2009 MBA delinquency survey:

Click on graph for larger image in new window.

Sure enough the seriously delinquent rate in Texas is only higher than 12 other states. However the total delinquency rate is right in the middle.

The limits on home equity borrowing might have helped because fewer homeowners could get into situations with negative equity.

This graph is based on the First American CoreLogic Q4 negative equity report.

This graph shows the negative equity and near negative equity by state.

Once again Texas is in the bottom half, but the negative equity rate doesn't seem extremely low.

I think there are other factors too. Texas is part of Krugman's Flatland, and most areas with abundant land saw smaller price increases during the bubble. And there is a direct correlation between price increase and eventual price decrease - and therefore negative equity (all those people who bought near the top) - and the delinquency rate. I think Texas saw a minimal price increase because it is easy to build there.

Although I think limits on home equity borrowing make sense, and might have helped at the margin, I'm not convinced it is a "secret" to the lower rate in Texas.

Note: Nevada and Arizona have building limitations, and they also saw significant investor buying from Californians - many using their home equity to buy investment property.

by Calculated Risk on 4/03/2010 11:14:00 PM

We rarely discuss India ...

From Praveen Singh at the Indian Express: Sprawling Malls, empty spaces

According to reports, the average vacancy across malls in major cities rose to over 30 per cent last year. ...

Jones Lang LaSalle Meghraj (JLLM), a global property consultant, says that out of 17.3 million sq ft supply of retail space across the country in 2010, only 9.3 million sq ft is expected to be absorbed. ...

[T]here has been a continuous fall in retail rentals. A Cushman & Wakefield (C&W) survey revealed that certain pockets of Delhi, Gurgaon, Chandigarh, Kolkata, Hyderabad, Mumbai, Pune and Bangalore are witnessing severe decline in rentals. The NCR, which received the highest quantum of mall space last year, saw a rental correction of approximately 30 to 60 per cent in locations such as Noida and Gurgaon. Likewise, high streets like Linking Road and Kemps Corner in Mumbai, Cathedral Road and R K Salai in Chennai, and Ganesh Khind Road in Pune witnessed a 13 to 20 per cent drop in rentals.

It appears there was a commercial real estate bubble in India too.

by Calculated Risk on 4/03/2010 07:43:00 PM

Returning to a theme ...

Click on graph for larger image in new window.

This graph shows single family housing starts through February and the unemployment rate through March (inverted).

You can see both the correlation and the lag. The lag is usually about 12 to 18 months, with peak correlation at a lag of 16 months for single unit starts. The 2001 recession was a business investment led recession, and the pattern didn't hold.

Usually housing starts and residential construction employment lead the economy out of a recession, but not this time because of the huge overhang of existing housing units. Housing starts (blue) are moving sideways.

The second graph shows construction payroll employment. Unfortunately the BLS didn't start breaking out residential specialty trade construction employment until 2001 - so this graph shows total construction.

Usually residential leads both into and out of a recession, and non-residential lags a recession. But we can't see that here.

But this graph does show that there are 2.13 million fewer construction payroll jobs than at the peak. About 1.3 million of these are residential construction. Since non-residential construction is still declining - and residential is flat - this is a key area of employment that will see little recovery this year.

Of course this is only about 14% of the total unemployed and other sectors will probably do better, but this is usually a leading sector for the economy. Since I expect the housing recovery to be sluggish, I also expect unemployment to remain high throughout 2010.

by Calculated Risk on 4/03/2010 04:10:00 PM

From Reuters: US Delays Decision on China Yuan Manipulation

U.S. Treasury Secretary Timothy Geithner said on Saturday he was delaying an April 15 report on whether China manipulates its currency but pledged to press for a more flexible Chinese currency policy.
...
Delaying the report -- something that happened regularly in prior administrations -- will push the decision to well after [Chinese President Hu Jintao]'s visit [to the U.S.].

This sure sounds like currency manipulation: "China's continued maintenance of a currency peg has required increasingly large volumes of currency intervention."
Treasury Secretary Timothy Geithner, April 3, 2010

by Calculated Risk on 4/03/2010 01:10:00 PM

This is an unofficial list of Problem Banks compiled only from public sources. Changes and comments from surferdude808:

With no failures this week and the OCC and FDIC not releasing any actions until the second half of the month, the Unofficial Problem Bank List did not undergo many changes this week.

There are 683 institutions on the list with aggregate assets of $361 billion. Four institutions were added this week including First Bank, Creve Coeur, MO ($10.5 billion); and Preferred Bank, Los Angeles, CA ($1.3 billion Ticker: PFBC).

Prompt Corrective Action Orders were issued this week against two institutions on the list -- Midwest Bank and Trust Company ($3.4 billion) and TierOne Bank ($2.9 billion).

Removals include New Resource Bank ($159 million) as its enforcement action was terminated according to a company press release and the Bank of Tacoma ($39 million), which was acquired by Northwest Bank via an unassisted acquisition back in February.

We also had two institutions that were listed twice; thanks to reader MS for noting this error.

The list is compiled from regulator press releases or from public news sources (see Enforcement Action Type link for source). The FDIC data is released monthly with a delay, and the Fed and OTC data is more timely. The OCC data is a little lagged. Credit: surferdude808.

See description below table for Class and Cert (and a link to FDIC ID system).

For a full screen version of the table click here.

The table is wide - use scroll bars to see all information!

NOTE: Columns are sortable - click on column header (Assets, State, Bank Name, Date, etc.)



Class: from FDIC

The FDIC assigns classification codes indicating an institution's charter type (commercial bank, savings bank, or savings association), its chartering agent (state or federal government), its Federal Reserve membership status (member or nonmember), and its primary federal regulator (state-chartered institutions are subject to both federal and state supervision). These codes are:

N National chartered commercial bank supervised by the Office of the Comptroller of the Currency

SM State charter Fed member commercial bank supervised by the Federal Reserve

NM State charter Fed nonmember commercial bank supervised by the FDIC

SA State or federal charter savings association supervised by the Office of Thrift Supervision

SB State charter savings bank supervised by the FDIC

Cert: This is the certificate number assigned by the FDIC used to identify institutions and for the issuance of insurance certificates. Click on the number and the Institution Directory (ID) system "will provide the last demographic and financial data filed by the selected institution".

by Calculated Risk on 4/03/2010 08:57:00 AM

Here is a graph of the unemployment rate seasonally adjusted and not seasonally adjusted - plus, by request, two more graphs of the duration of unemployment.

Click on graph for larger image in new window.

The first graph shows the calculated unemployment rate - both seasonally adjusted (SA) and not seasonally adjusted (NSA).

Some sites noted the NSA rate was "only" 9.5% when the SA moved above 10% last October. Other sites noted that the NSA rate had hit 10.6% in January. Both sites were correct - but there is a clear seasonal pattern for employment, so the SA unemployment rate is the one to use. Note: the SA rate will be above the NSA rate in April.

ALSO - the graph above uses the calculated unemployment rate (unrounded). For March, the calculated unemployment rate was 9.749% up from 9.687% in February. Both were rounded to 9.7% ...

And on duration of unemployment, by request:

This graph shows the duration of unemployment as a percent of the civilian labor force (line graph unstacked). The graph shows the number of unemployed in four categories as provided by the BLS: less than 5 week, 6 to 14 weeks, 15 to 26 weeks, and 27 weeks or more.

Note: The BLS reports 15+ weeks, so the 15 to 26 weeks number was calculated.

This really shows the change in turnover - there was more turnover in the '70s and '80s, since the 'less than 5 weeks' category was much higher as a percent of the civilian labor force than in recent years. This changed in the early '90s - perhaps as a result of more careful hiring practices or changes in demographics or maybe other reasons - but if the level of normal turnover was the same as in the '80s, the current unemployment rate would probably be the highest since WWII.

The last graph is a repeat, but the information is stacked in reverse order.

In March 2010, there were a record 6.55 million people unemployed for 27 weeks or more, or 4.3% of the labor force.

For more on duration (and possible causes) see my post yesterday: Duration of Unemployment

Earlier employment posts yesterday:

March Employment Report: 162K Jobs Added, 9.7% Unemployment Rate for graphs of unemployment rate and a comparison to previous recessions.

Employment-Population Ratio, Part Time Workers, Unemployed over 26 Weeks

Diffusion Index and Temporary Help

Replay of a Q&A with BLS is here.

by Calculated Risk on 4/03/2010 12:18:00 AM

From the Daily Show: "If you don't return the Census forms, an army of Census thugs will come to your door up to 6 times ..."

The Daily Show With Jon Stewart	Mon - Thurs 11p / 10c
2010 Census
www.thedailyshow.com
Daily Show Full Episodes Political Humor Health Care Reform

by Calculated Risk on 4/02/2010 07:48:00 PM

Martin Wolf and Chris Giles at the Financial Times interviewed Larry Summers yesterday. Here is the transcript.

Summers was asked about China, the U.S. economy, the deficit, taxes, financial regulation and more. A brief excerpt (with permission):

Chris Giles: Do you see the economy, the growth being self sustaining now? Or are we on a process whereby the time the fiscal money runs out, are you confident that we’re then in a self sustaining growth?

Larry Summers: I think the economy appears to be moving towards escape, quite clearly moving towards escape velocity. You hear a lot less talk of W-shaped recoveries and double-dips than you did six months ago. And there are obviously uncertainties, there obviously can be new shocks, but I think one has to see the performance of the economy against the backdrop of a major economic downturn associated not with the sharp tightening of monetary policy but with the collapse in asset prices.

And if you use as a standard for judging the US economy the aftermath of financial crises of the kind summarised in the Rogoff and Reinhart book, what I think you have to be impressed by is that the timetable to major action was much shorter than is historically normal and that the process of recovery seems to be more sustained. It seems to have started earlier and more vigorously than was common in that category of problems.

I think the concern for a double dip (something I think the economy will avoid) are mostly for the 2nd half of 2010 as the fiscal stimulus subsides.

On China, Summers reiterated the G20 commitment for a more balanced global economy and he argued that exchange rates play a crucial role. I expect China to allow their currency to appreciate this year (I've seen estimates in the 5% to 10% range).

by Calculated Risk on 4/02/2010 05:08:00 PM

First, I asked on the BLS live chat today about adjusting for the temporary 2010 Census hiring. The Census hiring is reported not seasonally adjusted (NSA), and usually we don't want to mix NSA and SA numbers. The BLS experts explained they don't include the 48K Census hiring in the NSA numbers, and they add the Census numbers in after making the seasonal adjustment. So it is correct to report the headline payroll number was 162K, and 114k (ex-Census). This will really be important in May when the 2010 Census is expected to boost employment by as much at 500k! These are real payroll jobs, but all of these are temporary jobs and will be lost over the 2nd half of 2010.

Here are a couple more graphs based on data in the employment report ...

Diffusion Index

The BLS diffusion index for total private employment increased to 60.0 from 50.0 in February. This is the highest level since 2006. For manufacturing, the diffusion index is at 54.9.

Think of this as a measure of how widespread job gains are across industries. The further from 50 (above or below), the more widespread the job losses or gains reported by the BLS. From the BLS:

Figures are the percent of industries with employment increasing plus one-half of the industries with unchanged employment, where 50 percent indicates an equal balance between industries with increasing and decreasing employment.

This fits with the headline payroll report and is a positive.

Temporary Workers

From the BLS report:

Temporary help services added 40,000 jobs in March. Since September 2009, temporary help services employment has risen by 313,000.

This graph is a little complicated (note: explanation same as last month - repeated for clarity).

The red line is the three month average change in temporary help services (left axis). This is shifted four months into the future.

The blue line (right axis) is the three month average change in total employment (excluding temporary help services).

Unfortunately the data on temporary help services only goes back to 1990, but it does appear that temporary help leads employment by about four months. When we discussed this graph last year, temporary help suggested positive job growth in December 2009. But with revisions - the graph has been shifted a few months.

The thinking is that before companies hire permanent employees following a recession, employers will first increase the hours worked of current employees (hours worked declined in March) and also hire temporary employees. Since the number of temporary workers increased sharply recently, some people think this might be signaling the beginning of an employment recovery.

However, there has been some evidence of a shift by employers to more temporary workers, and the saying may become "We are all temporary now!", so use this increase with caution.

Also the temporary hiring for the Census should be excluded from this graph in the future - and I will exclude the Census numbers starting next month.

I doubt we will see the 300K per month net payroll jobs (ex-Census) over the next few months that this graph seems to suggest.

Earlier employment posts today:

March Employment Report: 162K Jobs Added, 9.7% Unemployment Rate for graphs of unemployment rate and a comparison to previous recessions.

Employment-Population Ratio, Part Time Workers, Unemployed over 26 Weeks

Duration of Unemployment

Replay of a Q&A with BLS is here.

by Calculated Risk on 4/02/2010 01:59:00 PM

From the American Bankruptcy Institute: March Consumer Bankruptcy Filings Reach Highest Monthly Total Since 2005 Bankruptcy Overhaul

The 149,268 consumer bankruptcies filed in March represented the highest monthly consumer filing total since Congress overhauled the Bankruptcy Code in 2005, according to the American Bankruptcy Institute (ABI) relying on data from the National Bankruptcy Research Center (NBKRC). The March filing total represented a 34 percent increase from the February filing total of 111,693 and a 23 percent increase from March 2009 total of 121,413. Chapter 13 filings constituted 25 percent of all consumer cases in March, representing a 2 percent decrease from February.

“The sustained economic pressures of unemployment coupled with high pre-existing debt burdens are a formula for consumer filings to surpass 1.5 million filings,” said ABI Executive Director Samuel J. Gerdano. “As consumers continue to look to bankruptcy for financial shelter, annual filings will likely equal those averaged in the years leading up to the Bankruptcy Abuse Prevention and Consumer Protection Act of 2005.”
emphasis added

Click on graph for larger image in new window.

This graph shows the non-business bankruptcy filings by quarter using monthly data from the ABI and previous quarterly data from USCourts.gov.

Note: The NY Times uses a different source that puts the March bankruptcy filings at 158,141.

The ABI's forecast for over 1.5 million filings is at about the same level as prior to when the banker friendly "Bankruptcy Abuse Prevention and Consumer Protection Act of 2005" (BAPCPA) took effect - and an increase from the just over 1.4 million filings in 2004. I think the ABI forecast is low ...