by Calculated Risk on 1/06/2012 08:44:00 PM

Today Freddie Mac announced it is extending the period for forbearance for unemployed borrowers. That is probably just the beginning of a series of policy announcements. Three Fed officials discussed some possibilities today (see WSJ article below), and some sort of REO to rental program seems likely. The revamped HARP for refinancing is just ramping up. Also the servicer mortgage settlement will probably be announced in the next month or so. It will be a busy month or two for housing policy.

• From Freddie Mac: Freddie Mac Now Permits Up To 12 Months Forbearance To Unemployed Borrowers

Freddie Mac today announced it is giving mortgage servicers expanded authority to provide six months of forbearance to unemployed borrowers without Freddie Mac's prior approval and up to an additional six months with prior approval.

• From the WSJ: Three Fed Officials Urge Action to Boost Housing

Top Federal Reserve officials ramped up their call for more forceful government action to fix the broken housing market ... "The ongoing weakness in housing has made it more difficult to achieve a vigorous economic recovery," William Dudley, president of the New York Fed, told a bankers' group in Iselin, N.J. "With additional housing policy interventions, we could achieve a better set of economic outcomes."

• From NY Fed President William Dudley: Housing and the Economic Recovery

Even with aggressive policies to minimize the flow of loans into foreclosure, my staff estimates that large volumes of properties would still flow into lenders' REO over the next few years. This growing overhang could continue to depress prices.

Thus, along with more incentives to promote short sales, steps should be taken to facilitate the timely and orderly absorption of these properties back into the market including as renter-occupied housing. An interagency group including the Federal Reserve is working on issues relating to REO-to-rental conversions. Appropriate policies would simultaneously lessen downward pressure on home prices and upward pressure on rents.

Among other steps, investors could be encouraged to purchase REO to be made available as rental housing. Fannie Mae and Freddie Mac could increase the number of loans offered to individual investors, provided the investor puts up an adequate amount of equity for each mortgage. And REO properties in a given locality could be bundled for sale.

The government might consider a package of tax incentives for purchases of REO that are used as rental properties. Such incentives might include a reduction of the current 27½ year depreciation period and/or a reduction of capital gains tax liability if the property is held for a minimum period, such as five years.

One idea developed by my staff—let's call it "homes for heros"—would be to create a new tax credit or other home purchase subsidy specifically for veterans of our foreign wars that would enable these veterans to purchase such properties at a discount. There are over 2½ million Gulf War II veterans alone, many of whom served multiple tours of duty overseas, and a significant proportion of them might otherwise not be able to purchase homes today.

Here are the earlier employment posts:
• December Employment Report: 200,000 Jobs, 8.5% Unemployment Rate
• Employment Summary, Part Time Workers, and Unemployed over 26 Weeks
• Seasonal Retail Hiring, Duration of Unemployment, Unemployment by Education and Diffusion Indexes
• Employment graph gallery

by Calculated Risk on 1/06/2012 05:19:00 PM

The Association of American Railroads (AAR) reports carload traffic in December increased 7.3 percent compared with the same month last year, and intermodal traffic (using intermodal or shipping containers) increased 9.4 percent compared with December 2010.

A good beginning, some uncertainness in the middle, and a good ending — that describes U.S. rail traffic in 2011. Total carloads for the year were 15.2 million, up 2.2% over 2010’s 14.8 million and up 9.7% over 2009’s 13.8 million. Total U.S. rail intermodal volume in 2011 was 11.9 million containers and trailers, up 5.4% over 2010’s 11.3 million units and up 20.4% over 2009’s 9.9 million units.

On a seasonally adjusted basis, carloads in December were up 1.8% from last month, and intermodal in December was up 0.4% from November.

Click on graph for larger image.

This graph shows U.S. average weekly rail carloads (NSA).

U.S. railroads originated 1,134,580 carloads in December 2011, an average of 283,645 per week and up 7.3% over December 2010. That’s the biggest year-over-year monthly increase since January 2011, but the gain is somewhat overstated because December 2011 ended on December 31, 2011, while December 2010 ended on January 1, 2011. That means that the New Year’s holiday (a very low traffic day) is not included in December 2011 but is included in December 2010.

Rail carload traffic collapsed in November 2008, and now, 2 1/2 years into the recovery, carload traffic is still not half way back to the pre-recession levels.

The second graph is for intermodal traffic (using intermodal or shipping containers):

Graphs reprinted with permission.

Intermodal traffic is close to the peak year in 2006.

U.S. rail intermodal originations totaled 873,390 containers and trailers in December 2011, an average of 218,348 per week — up 9.4% over December 2010 and the second-highest monthly intermodal average for any December in history (behind December 2006 — see chart ...).

Overall rail traffic was up in December.
All Current Transportation graphs

by Calculated Risk on 1/06/2012 02:59:00 PM

From LPS Applied Analytics: LPS' Mortgage Monitor Shows Halt in Delinquency Drop; Foreclosure Starts Down in November

The November Mortgage Monitor report released by Lender Processing Services, Inc. shows that while mortgage delinquencies at the end of November 2011 were nearly 25 percent less than the January 2010 peak, the trend toward fewer loans becoming delinquent, which dominated 2010 and the first quarter of 2011, appears to have halted. At the same time, new problem loans – those loans seriously delinquent as of the end of November that were current six months prior – have not improved significantly in the last year. This degree of stagnation indicates that while the situation is not getting markedly worse, it is not improving either, and inventories of troubled loans remain significantly higher than pre-crisis levels across the board.

According to LPS, 8.15% of mortgages were delinquent in November, up from 7.93% in October, and down from 9.02% in November 2010.

LPS reports that 4.16% of mortgages were in the foreclosure process, down from the record 4.29% in October, and up from 4.08% in November 2010. This gives a total of 12.31% delinquent or in foreclosure. It breaks down as:

• 2.33 million loans less than 90 days delinquent.
• 1.81 million loans 90+ days delinquent.
• 2.21 million loans in foreclosure process.

For a total of 6.26 million loans delinquent or in foreclosure in November.

Click on graph for larger image.

This graph shows the total delinquent and in-foreclosure rates since 1995.

The total delinquent rate has fallen to 8.15% from the peak in January 2010 of 10.97%, but the decline has "halted". A normal rate is probably in the 4% to 5% range, so there is a long ways to go.

The in-foreclosure rate was at 4.16%, down from the record high last month of 4.29%. There are still a large number of loans in this category (about 2.21 million). LPS reported that foreclosure starts were down nearly 30% in November, probably due to process issues.

This graph provided by LPS Applied Analytics shows foreclosure inventories by process.

As LPS noted last month "Judicial vs. non-judicial foreclosure processes remain a significant factor in the reduction of foreclosure pipelines from state to state, with non-judicial foreclosure inventory percentages less than half that of judicial states. This is largely a result of the fact that foreclosure sale rates in non-judicial states have been proceeding at four to five times that of judicial. Non-judicial foreclosure states made up the entirety of the top 10 states with the largest year-over-year decline in non-current loans percentages."

The third graph shows the pipeline ratio (90+ delinquencies and foreclosures, divided by foreclosure sales).

"Pipeline ratios in several judicial states remain extreme." This is especially true for New York and New Jersey - and means that the level of foreclosure sales will probably increase sharply in those states soon. Most of the non-judicial states are in much better shape.

As LPS noted "while the situation is not getting markedly worse, it is not improving either".
All current mortgage delinquency graphs

by Calculated Risk on 1/06/2012 12:29:00 PM

Here are the earlier employment posts:
• December Employment Report: 200,000 Jobs, 8.5% Unemployment Rate
• Employment Summary, Part Time Workers, and Unemployed over 26 Weeks
• Employment graph gallery (fast, no scripting)

And a few more graphs ...

Seasonal Retail Hiring
According to the BLS, retailers hired seasonal workers at the pre-recession pace in 2011.

Click on graph for larger image.

This graph shows the historical net retail jobs added for October, November and December by year. Typically retail companies start hiring for the holiday season in October, and really increase hiring in November.

Retailers hired 718.5 thousand workers (NSA) net this year. This is about the same level as in 2006 and 2007. Note: this is NSA (Not Seasonally Adjusted).

This suggests a fairly strong holiday season.

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

All categories are moving down (the less than 5 week category is back to normal levels). The other categories are still high.

The the long term unemployed declined to 3.6% of the labor force - this is still very high, but the lowest since September 2009.

Unemployment by Education
This graph shows the unemployment rate by four levels of education (all groups are 25 years and older).

Unfortunately this data only goes back to 1992 and only includes one previous recession (the stock / tech bust in 2001). Clearly education matters with regards to the unemployment rate - and it appears all four groups are generally trending down.

Note: This says nothing about the quality of jobs - as an example, a college graduate working at minimum wage would be considered "employed".

Diffusion Indexes
This is a little more technical. The BLS diffusion index for total private employment was at 61.2 in December, up from 50.7 in November. For manufacturing, the diffusion index increased to 56.8, up from 40.7 in November.

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.

It appears job growth was spread across more industries in December (good news).

We'd like to see the diffusion indexes consistently above 60 - and even in the 70s like in the '1990s.

by Calculated Risk on 1/06/2012 10:01:00 AM

This was a decent report compared to expectations, but it was still weak compared to the number of people unemployed and the high level of unemployment.

There were 200,000 payroll jobs added in December. This included 212,000 private sector jobs added, and 12,000 government jobs lost. The unemployment rate fell to 8.5% from a revised 8.7% in November (revised from 8.6%). U-6, an alternate measure of labor underutilization that includes part time workers and marginally attached workers, declined to 15.2% - this remains very high. U-6 was in the 8% range in 2007.

For the year, the economy added 1.64 million total non-farm jobs or just 137 thousand per month. This is a better pace of payroll job creation than in 2010, but the economy still has 6.0 million fewer payroll jobs than at the beginning of the 2007 recession.

There were 1.92 million private sector jobs added in 2011, or about 160 thousand per month.

Both the participation rate and the employment population ratio were unchanged in December at 64.0% and 58.5% respectively.

The average workweek was increased slightly to 34.4 hours, and average hourly earnings increased 0.2%. "The average workweek for all employees on private nonfarm payrolls increased by 0.1 hour to 34.4 hours in December. ... In December, average hourly earnings for all employees on private nonfarm payrolls rose by 4 cents, or 0.2 percent, to $23.24. Over the past 12 months, average hourly earnings have increased by 2.1 percent." This is sluggish earnings growth, and earnings are being impacted by the large number of unemployed and marginally employed workers.

There are a total of 13.1 million Americans unemployed and 5.6 million have been unemployed for more than 6 months. Still very grim.

Overall this was a decent report compared to expectations, but still weak given the slack in the economy.

Percent Job Losses During Recessions

Click on graph for larger image.

This graph shows the job losses from the start of the employment recession, in percentage terms - this time aligned at maximum job losses.

In the previous post, the graph showed the job losses aligned at the start of the employment recession.

Part Time for Economic Reasons

From the BLS report:

The number of persons employed part time for economic reasons (sometimes referred to as involuntary part-time workers) declined by 371,000 to 8.1 million in December.

This is the lowest level since January 2009.

These workers are included in the alternate measure of labor underutilization (U-6) that decreased to 15.2% in December from 15.6% in November.

Unemployed over 26 Weeks

This graph shows the number of workers unemployed for 27 weeks or more.

According to the BLS, there are 5.588 million workers who have been unemployed for more than 26 weeks and still want a job. This was down from 5.680 million in November. This is still very high, but this is the lowest number since Oct 2009. Long term unemployment remains a serious problem.

More graphs coming ...

by Calculated Risk on 1/06/2012 08:30:00 AM

From the BLS:

Nonfarm payroll employment rose by 200,000 in December, and the unemployment rate,
at 8.5 percent, continued to trend down, the U.S. Bureau of Labor Statistics reported today. Job gains occurred in transportation and warehousing, retail trade, manufacturing, health care, and mining.
...
The change in total nonfarm payroll employment for October was revised from +100,000 to +112,000, and the change for November was revised from +120,000 to +100,000.

The following graph shows the employment population ratio, the participation rate, and the unemployment rate.

Click on graph for larger image.

The unemployment rate declined to 8.5% (red line).

The Labor Force Participation Rate was unchanged 64.0% in December (blue line). This is the percentage of the working age population in the labor force. The participation rate is well below the 66% to 67% rate that was normal over the last 20 years, although some of the decline is due to the aging population.

The Employment-Population ratio was unchanged at 58.5% in December (black line).

The second graph shows the job losses from the start of the employment recession, in percentage terms. The dotted line is ex-Census hiring.

This was a decent report and above consensus, but expectations are pretty low. I'll have much more soon ...

by Calculated Risk on 1/06/2012 12:05:00 AM

From Reuters: Office vacancies fell in Q4 as rents rose: Reis

The vacancy rate dipped to 17.3 percent in the quarter from 17.4 percent in the third quarter and 17.6 percent at the end of 2010, Reis said. ... effective rents ... rose 0.5 percent ... Some 12.3 million square feet of new office space came to market last year, it said, the lowest such level in 15 years.

"After four quarters of squeezing out gains in occupancy, the office sector has assuredly turned the corner and begun the process of recovery," Reis research chief Victor Calanog said ... "Still, given the severity of the last downturn and the lackluster pace of economic growth, it will be years before the office sector climbs out of the hole."

Click on graph for larger image.

This graph shows the office vacancy rate starting in 1991.

Reis is reporting the vacancy rate declined to 17.3% in Q4, down from 17.4% in Q3. The vacancy rate was at a cycle high of 17.6% in Q3 and Q4 2010. It appears the office vacancy rate peaked in 2010 and is declining very slowly.

As Reis noted, there are very few new office buildings being built in the US, and new construction will probably stay low for several years.

by Calculated Risk on 1/05/2012 07:30:00 PM

From the WSJ: Greece Debt Negotiations Move Toward Deal

The Greek government expects to wrap up talks seeking a 50% writedown on its debt owed to creditor banks by the end of this month ... Greece has agreed to consider that the new bonds be governed by English law, which means creditors would be allowed to seize Greek assets if the country fails on its payments. ... "If nothing changes we are hoping to have an agreement within the next three weeks or even earlier," a senior Greek government official said.

Earlier this week I posted a few key dates for Europe, here are the next few (in addition to the Greek debt deal):

Jan 9th: German Chancellor Angela Merkel and French President Nicolas Sarkozy meet in Berlin.
Jan 24th: EU finance ministers meet in Brussels.
Jan 30th: European Union leaders meet in Brussels on debt crisis.

Meanwhile the Italian 10 year yield is back above 7%, and the Spanish 10 year yield is up to 5.64%.

Earlier:
• Reis: Apartment Vacancy Rate falls to 5.2% in Q4, Lowest since 2001
• ADP: Private Employment increased 325,000 in December
• Weekly Initial Unemployment Claims decline to 372,000
• ISM Non-Manufacturing Index indicates slightly faster expansion in December
• Employment Situation Preview: Improved, but still not strong

by Calculated Risk on 1/05/2012 03:51:00 PM

Note: NFIB’s monthly small business survey for December will be released on Tuesday, January 10, 2012.

From the National Federation of Independent Business (NFIB): NFIB Jobs Statement: No Rally in Jobs at Close of 2011, but Small Business is Cautiously Optimistic about 2012

Chief economist for the National Federation of Independent Business (NFIB) William C. Dunkelberg, issued the following statement on the December job numbers, based on NFIB’s monthly economic survey that will be released on Tuesday, January 10, 2012. ...

“Unfortunately, December’s jobs numbers fizzled, with the net change in employment per firm turning negative again; small businesses lost an average .15 workers per firm. ... The good news is that the number of owners cutting jobs has ‘normalized’. In the past several months, reports of those cutting workers have been at the lowest levels since the recession started in December 2007. ... Over the next three months ... a seasonally adjusted net 6 percent of owners planning to create new jobs, a 1 point decline but still one of the strongest readings since September 2008.

Note: Small businesses have a larger percentage of real estate and retail related companies than the overall economy.

Here is a graph of the net hiring plans for the next three months since 1986.

Hiring plans declined slightly in December, but the trend is up.

It is no surprise that small businesses are struggling due to the high concentration of real estate related companies in the survey. This is another slightly discouraging survey before the BLS report tomorrow.

Earlier:
• Reis: Apartment Vacancy Rate falls to 5.2% in Q4, Lowest since 2001
• ADP: Private Employment increased 325,000 in December
• Weekly Initial Unemployment Claims decline to 372,000
• ISM Non-Manufacturing Index indicates slightly faster expansion in December
• Employment Situation Preview: Improved, but still not strong

by Calculated Risk on 1/05/2012 01:29:00 PM

Tomorrow (Friday) the BLS will release the December Employment Situation Summary at 8:30 AM ET. Bloomberg is showing the consensus is for an increase of 150,000 payroll jobs in December, and for the unemployment rate to increase slightly to 8.7%. The consensus is probably moving up based on recent reports.

Here is a summary of recent data:

• The ADP employment report showed an increase of 325,000 private sector payroll jobs in December. Although ADP seems to track the BLS over time, the ADP report hasn't been very useful in predicting the BLS report. Also note that government payrolls have been shrinking by about 24,000 on average per month this year, so this suggests around 325,000 private nonfarm payroll jobs added, minus 24,000 government workers - or around 301,000 total jobs added in December.

However we need to use caution with the ADP report in December. From Jan Norman at the O.C. Register:

... Joel Prakken, chairman of Macroeconomic Advisers, cautioned that the number may be inflated by an annual accounting correction that ADP does with its customers' data every December. That procedure tends to overstate seasonal adjustment of job gains in the aftermath of a recession.

And an explanation from Goldman's Andrew Tilton last year:

Because the ADP report counts the number of people on payrolls, regardless of how many hours they worked (or whether they worked at all), its accuracy depends on company payrolls being up to date. In reality, some companies do not immediately delete departing workers from their payroll records. Those that do not often wait until the end of the year. As a result, December in particular typically sees a meaningful decline in payrolls in the raw ADP data. The reported data are adjusted in an attempt to account for this behavior, but insofar as “purging” occurs to a greater or lesser extent than usual, it could affect the reported numbers. In particular, there was probably less purging in 2010 than in recent years, since data from the Labor Department make plain that the level of “separations” (layoffs or quits) declined this year. If this was less-than-fully accounted for by seasonal adjustment, the reported figure could show a large gain. (Note that the Labor Department’s survey does not suffer from the “purging” problem, since in that survey a person has to have actually reported hours in the survey period to be counted as employed.)

So ADP is probably overstating employment gains again this year.

• The ISM manufacturing employment index increased to 55.1% from 51.8% in November. Based on a historical correlation between the ISM index and the BLS employment report for manufacturing, this reading suggests the gain of ten thousand or so private sector payroll jobs for manufacturing in December.

The ISM service employment index increased to 49.4% from 48.9% in November. Based on a historical correlation between the ISM non-manufacturing employment index and the BLS employment report for service, this reading suggests the gain of around 45,000 private payroll jobs for services in December.

Overall the ISM surveys do not suggest a strong employment report.

• Initial weekly unemployment claims averaged about 375,000 in December, down from 396,000 per week in November, and down from 405,000 per week in October.

For the BLS reference week (includes the 12th of the month), initial claims were at the lowest level since May 2008. This is a very positive sign.

• The final December Reuters / University of Michigan consumer sentiment index increased to 69.9, up from the November reading of 64.1. This is frequently coincident with changes in the labor market, but also strongly related to gasoline prices and other factors. In general this low level would suggest a weak labor market - but slightly better than in the July through November period (the BLS reported an average of 132,000 per month for those five months).

• And on the unemployment rate from Gallup: Gallup Finds U.S. Unemployment Holding at 8.5% in December

Gallup finds U.S. unemployment, not seasonally adjusted, at 8.5% in December -- the same as at the end of November, but down from 9.6% a year ago. Gallup's unemployment measure suggests the government is likely to report essentially no change for December 2011 in its seasonally adjusted unemployment rate, though this December is especially hard to predict.

NOTE: The Gallup poll results are Not Seasonally Adjusted (NSA), so use with caution. This does suggest little change in the headline seasonally adjusted unemployment rate.

There always seems to be some randomness to the employment report, but the overall situation has improved (lower initial weekly unemployment claims, more job openings). However the ADP report is probably overstating December job growth, and the ISM surveys still suggest sluggish job growth - I'll take the over (above 150,000), but I don't expect a strong report as suggested by ADP.