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Economy

Homebuilding Weakness – An Indicator Of Softening Economy Growth – Forbes

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First a warning: Analyzing 2021 new home sales takes time and effort. It requires examining and understanding multiple data sources that cover different time periods. Therefore, quickly written media reports focusing on one or two measures are incomplete and overly simplistic. For the current period of abnormally slowing sales, more depth is required.

What is really happening

Note: Judging reality means focusing on actual, non-seasonally-adjusted results. The seasonal effects can then be overlaid for a fulsome analysis.

First, new home sales have been lower than expected over the past three months. Importantly, this slowing is taking place in the strong summer selling period. Next comes the naturally slower fall/winter months. (After hitting peak sales of 83K in March, the usual high point of each year, the April to July sales came in at 74K, 64K, 63K and 63K.) Remember: new home sales are counted upon the signing of the contract. Many sales are recorded prior to the home’s completion.

Second, new homes-for-sale inventory has increased to a historically typical level in terms of months of sales (about 6). The July data are 368K new homes for sale and 63K new homes sold, meaning an inventory of 5.8 months (at the July sales rate). The sharp increase in inventory since March (up 21% from 305K) shows homebuilders were anticipating higher sales. Additionally, the increase shows that the number of construction workers (now at a historically high level of 899K) and the supply of lumber (now selling at low prices) were ample, not restrictive.

Third, median new home price increases have been trailing that of existing homes, indicating that “too-high” pricing is likely not the cause of slowing sales

Fourth, homebuilder stock prices and low current price/earnings ratios indicate investment analysts are adjusting the “consumer cyclical” company outlooks down. Remember: Cyclical stocks look cheap at their peaks and expensive at their troughs.

Fifth, the three components (*) of the NAHB/Wells Fargo Housing Market Index (measuring homebuilder attitudes) continue to show a good level of optimism, but have declined steadily since November 2020 (the peak of the rise caused by the dramatic new home sales jump earlier in the year). Then, in the last report, the two current components showed a larger drop – still at good levels, but indicative of a downtrend.

(*) The three components are present sales conditions, anticipated (next six months) sales conditions and prospective buyer traffic. The declines for the three indexes from last November to August are 96 to 81, 89 to 81, and 77 to 60 (traffic always has lower numbers than the other two). While anticipated held steady at 81, both current items, present and traffic, dropped 5 points from July to August.

Here’s where the media reports go wrong

They use seasonally-adjusted data that exaggerates or masks the non-seasonal shifts

They use seasonally-adjusted outlooks that hide the approaching large, winter declines in new home sales

They compare new to existing home sales data by report date, but the data time periods are dramatically different

They overstate the importance of low interest rates – history clearly shows a lack of correlation

They continue to use old, abnormal or unsupported effects to support their reasoning (e.g., high lumber costs and difficulty in finding workers)

They refer to homebuilder attitudes using a cherry-picked quote or two instead of examining the survey data covering all homebuilders

Finally, they now attribute the recent slowing sales to a strategy somehow being carried out collectively by the diverse group of competing homebuilders: Holding back the supply of homes (and sales) to capture higher future prices. Conspiracy? Collusion? No – nonsensical, particularly in the face of the coming winter decline in sales.

For that last item, The Wall Street Journal provides two articles that, first, promote this idea, then disprove it. On August 17, “Home Builders Are Restricting Sales, Pushing Up New Home Prices – Many cannot increase construction quickly enough to meet booming demand and are turning away business.” One week later, on August 25, “Home Builders Restock Their Shelves,” saying, “Home builders sold some [very few] more new houses in the U.S. last month than they did in June. But the bigger news might be that builders have more houses to sell.” Using seasonally-adjusted numbers, the article states a 6.2 month inventory. The conclusion to this article is the key: “Home builders have built it [the inventory]. Now it is a matter of waiting to see if buyers come.”

Reminder: That inventory is an absolute, non-adjusted number. The coming sales reports in the WSJ and elsewhere will be inflated by seasonal adjusting and annualizing (multiplying by 12) through February 2022, but the inventory will only decline by the net number of actual, unadjusted monthly sales less the number of newly constructed homes for sale.

The bottom line: Weakening new home sales imply softening economic growth

Homebuilding (AKA residential construction) is not simply a small, standalone industry. It is a meaningful participant in the U.S. economy’s growth. Beyond its actual money impact is the confirmation it provides for the health of the economy, as well as the well-being and confidence of consumers. Therefore, weakening new home sales growth can be a sign of problems elsewhere.


For an alternative view, see this August 27 article from Barron’s: “The Housing Market Isn’t a Bubble Yet. These Stocks Could Keep Climbing.

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Economy

B.C.’s debt and deficit forecast to rise as the provincial election nears

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VICTORIA – British Columbia is forecasting a record budget deficit and a rising debt of almost $129 billion less than two weeks before the start of a provincial election campaign where economic stability and future progress are expected to be major issues.

Finance Minister Katrine Conroy, who has announced her retirement and will not seek re-election in the Oct. 19 vote, said Tuesday her final budget update as minister predicts a deficit of $8.9 billion, up $1.1 billion from a forecast she made earlier this year.

Conroy said she acknowledges “challenges” facing B.C., including three consecutive deficit budgets, but expected improved economic growth where the province will start to “turn a corner.”

The $8.9 billion deficit forecast for 2024-2025 is followed by annual deficit projections of $6.7 billion and $6.1 billion in 2026-2027, Conroy said at a news conference outlining the government’s first quarterly financial update.

Conroy said lower corporate income tax and natural resource revenues and the increased cost of fighting wildfires have had some of the largest impacts on the budget.

“I want to acknowledge the economic uncertainties,” she said. “While global inflation is showing signs of easing and we’ve seen cuts to the Bank of Canada interest rates, we know that the challenges are not over.”

Conroy said wildfire response costs are expected to total $886 million this year, more than $650 million higher than originally forecast.

Corporate income tax revenue is forecast to be $638 million lower as a result of federal government updates and natural resource revenues are down $299 million due to lower prices for natural gas, lumber and electricity, she said.

Debt-servicing costs are also forecast to be $344 million higher due to the larger debt balance, the current interest rate and accelerated borrowing to ensure services and capital projects are maintained through the province’s election period, said Conroy.

B.C.’s economic growth is expected to strengthen over the next three years, but the timing of a return to a balanced budget will fall to another minister, said Conroy, who was addressing what likely would be her last news conference as Minister of Finance.

The election is expected to be called on Sept. 21, with the vote set for Oct. 19.

“While we are a strong province, people are facing challenges,” she said. “We have never shied away from taking those challenges head on, because we want to keep British Columbians secure and help them build good lives now and for the long term. With the investments we’re making and the actions we’re taking to support people and build a stronger economy, we’ve started to turn a corner.”

Premier David Eby said before the fiscal forecast was released Tuesday that the New Democrat government remains committed to providing services and supports for people in British Columbia and cuts are not on his agenda.

Eby said people have been hurt by high interest costs and the province is facing budget pressures connected to low resource prices, high wildfire costs and struggling global economies.

The premier said that now is not the time to reduce supports and services for people.

Last month’s year-end report for the 2023-2024 budget saw the province post a budget deficit of $5.035 billion, down from the previous forecast of $5.9 billion.

Eby said he expects government financial priorities to become a major issue during the upcoming election, with the NDP pledging to continue to fund services and the B.C. Conservatives looking to make cuts.

This report by The Canadian Press was first published Sept. 10, 2024.

Note to readers: This is a corrected story. A previous version said the debt would be going up to more than $129 billion. In fact, it will be almost $129 billion.

The Canadian Press. All rights reserved.

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Economy

Mark Carney mum on carbon-tax advice, future in politics at Liberal retreat

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NANAIMO, B.C. – Former Bank of Canada governor Mark Carney says he’ll be advising the Liberal party to flip some the challenges posed by an increasingly divided and dangerous world into an economic opportunity for Canada.

But he won’t say what his specific advice will be on economic issues that are politically divisive in Canada, like the carbon tax.

He presented his vision for the Liberals’ economic policy at the party’s caucus retreat in Nanaimo, B.C. today, after he agreed to help the party prepare for the next election as chair of a Liberal task force on economic growth.

Carney has been touted as a possible leadership contender to replace Justin Trudeau, who has said he has tried to coax Carney into politics for years.

Carney says if the prime minister asks him to do something he will do it to the best of his ability, but won’t elaborate on whether the new adviser role could lead to him adding his name to a ballot in the next election.

Finance Minister Chrystia Freeland says she has been taking advice from Carney for years, and that his new position won’t infringe on her role.

This report by The Canadian Press was first published Sept. 10, 2024.

The Canadian Press. All rights reserved.

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Economy

Nova Scotia bill would kick-start offshore wind industry without approval from Ottawa

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HALIFAX – The Nova Scotia government has introduced a bill that would kick-start the province’s offshore wind industry without federal approval.

Natural Resources Minister Tory Rushton says amendments within a new omnibus bill introduced today will help ensure Nova Scotia meets its goal of launching a first call for offshore wind bids next year.

The province wants to offer project licences by 2030 to develop a total of five gigawatts of power from offshore wind.

Rushton says normally the province would wait for the federal government to adopt legislation establishing a wind industry off Canada’s East Coast, but that process has been “progressing slowly.”

Federal legislation that would enable the development of offshore wind farms in Nova Scotia and Newfoundland and Labrador has passed through the first and second reading in the Senate, and is currently under consideration in committee.

Rushton says the Nova Scotia bill mirrors the federal legislation and would prevent the province’s offshore wind industry from being held up in Ottawa.

This report by The Canadian Press was first published Sept. 10, 2024.

The Canadian Press. All rights reserved.

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