Real eState

Here’s what to know about the collapse of China’s Evergrande property developer

Published

9 months ago

January 31, 2024

At a partially operating Evergrande commercial complex in Beijing on Monday, a man walks past a map of China that shows Evergrande’s commercial complexes throughout the country. Evergrande was once listed as the world’s most valuable real estate company, but on Monday, a Hong Kong court ordered it to be liquidated.

Greg Baker/AFP via Getty Images

A Hong Kong court has ordered the liquidation of the Evergrande Group, China’s giant and massively indebted real estate developer, after the company was unable to restructure the $300 billion it owed investors.

Just six years ago, Evergrande was riding high, preselling apartments to middle- and upper-income Chinese. In 2018, it was listed as the world’s most valuable real estate company. But just three years later, it was on the financial ropes. Massively overleveraged and unable to complete some existing projects, Evergrande has become symbolic of a Chinese economy that faces some major near-term obstacles: slowing growth, increasing debt and a shrinking workforce.

Evergrande had been seeking a $23 billion debt restructuring plan, but that fell apart last year when the company’s billionaire CEO, Hui Ka Yan, also known as Xu Jiayin — once one of Asia’s richest people — came under investigation for unspecified criminal behavior.

China invests roughly 20% to 30% of gross domestic product annually in the economy’s property and infrastructure sectors.

Although Evergrande’s demise is unlikely to have an immediate impact on U.S. consumers, it is yet another indicator that China’s economy — which makes up about 20% of the world’s GDP — is undergoing a painful period of slowdown, and that could result in slower global growth down the road.

Here are some things to know:

Evergrande’s collapse is a big deal, but it’s not another Lehman Brothers

Some are already comparing Evergrande’s likely demise to the 2008 collapse of Lehman Brothers, which presaged the Great Recession. The financial giant Lehman filed for bankruptcy on Sept. 15, 2008, with $613 billion in debt, triggering a banking meltdown that sent the already recessionary U.S. economy into a tailspin.

The dramatic fall of Lehman was due in large part to millions of risky mortgages propping up an unstable financial system. Homebuyers with mortgage payments they couldn’t afford defaulted on their loans, sending shock waves through Wall Street and leaving those borrowers vulnerable to foreclosure.

But the experts who spoke with NPR don’t think the global economy is exposed to that extent.

Evergrande has been on a slow burn to insolvency since at least 2020, when the Chinese government launched a program, known as the “three red lines,” aimed at deleveraging the real estate market. Recognizing that this sector was overheated, Beijing placed restrictions on how much it could borrow.

“It worked,” says Dexter Roberts, director of China affairs at the Mansfield Center at the University of Montana. “Evergrande has been the biggest victim of that policy.”

But parallels with the collapse of Lehman, which was carrying $613 billion in debt (in 2008 dollars), are “a bit of an overstatement,” says Roberts, who is also a senior fellow at the Atlantic Council’s Global China Hub and the author of The Myth of Chinese Capitalism: The Worker, the Factory, and the Future of the World.

He calls the company’s demise “a controlled implosion.”

“China has known for a long time that their economy was imbalanced and too reliant on debt, with the real estate sector the most indebted industry of all and Evergrande the poster child for the most indebted company in that sector.”

Scott Kennedy, senior adviser and trustee chair in Chinese business and economics at the Center for Strategic and International Studies, agrees that Evergrande’s collapse should come as no surprise to its investors or to the rest of the world.

He says that Evergrande’s business model, like that of other real estate developers in China, is pre-sold housing — an inherently risky strategy. It has led hundreds of thousands of Chinese to buy homes that now have no timeline — and perhaps no hope — of ever being completed.

“At some point, you may not be able to actually complete all of that housing. … Eventually projects get bogged down and your financing situation gets worse,” Kennedy says.

Many ordinary Chinese are seeing their real estate investments evaporate

Chinese households have 70% or more of their asset wealth in their apartments. Evergrande’s collapse, although long anticipated, comes as a blow to some, says Roberts.

Another smaller Chinese property developer, Country Garden, also recently got in trouble.

“They’re very worried. They’re seeing their one big asset depreciating,” he says.

“They own their apartment, and in some cases more than one,” he says. “When the property market is doing as badly as it’s doing in China … there’s sort of a negative wealth effect for consumers and they don’t want to spend.”

The drawn-out liquidation of Evergrande means ordinary investors who just wanted to buy an apartment and larger institutional investors “are going to need to stand in line, and the courts are going to have to figure out who is going to be at the head of that line and get paid,” Kennedy says.

It’s unlikely to have much immediate impact on U.S. consumers

Diana Choyleva, a senior fellow on China’s economy at the Asia Society, says Evergrande’s investors — both foreign and domestic — will see the biggest impact from Monday’s ruling in Hong Kong.

“This is more of an outside investor focus,” she says.

So U.S. consumers are unlikely to see much impact, at least in the short term. The time horizon to wind down Evergrande could take a while too, further mitigating its impact, she says.

While the Evergrande case was brought in Hong Kong because that’s where the company’s shares are listed, Choyleva says that Guangzhou, where Evergrande is based, “is not one of the three Chinese cities that mutually recognize liquidation orders,” she says.

“So the liquidator could find it hard to take control of Evergrande subsidiaries in mainland China,” she says. The process of liquidating the company “will be protracted.”

Evergrande indicates a broader concern about China’s economy that may be far-reaching

Beijing has come to recognize that an export-led economy on the scale that China has built in recent decades cannot go on forever, and it has tried to promote more domestic consumption to take up some of the slack.

However, the implosion of Evergrande could prove a blow to confidence both inside and outside China, Kennedy says. “There is the confidence about the company itself and the financial problems that it’s gotten into and what that means for the real estate sector,” he says.

“The next is what is people’s confidence in the Chinese government’s ability to manage this process in a fair, dispassionate, objective way,” he says.

Choyleva and others see the potential for deflation ahead as the Chinese economy struggles with a number of issues going forward. In November, consumer prices in China fell at their fastest rate in three years.

China “should be on American’s radar because, first of all, China is a huge economy,” she says. “If China is having severe deflation at home, pretty much the only choice left would be [for it] to export deflation.”

At first glance, that would seem to benefit consumers buying Chinese-made goods. Instead, it’s more likely to mean that U.S.-based competitors will need to lower their prices to compete with a flood of ever-cheaper Chinese products.

“That translates into businesses closing, jobs being lost and consumers being worse off,” Choyleva says.

Roberts sees similar concerns. The U.S. and China, he says, “are deeply entwined,” and most top U.S. multinationals “secure a significant portion of their revenues and profits from the China market or their supply chains start there.”

Meanwhile, China is pumping money into manufacturing to try to offset its slowing economy.

“Ultimately, [China] is going to be producing a lot of goods that they need to sell somewhere, and they’re going to be selling them on the cheap. So I would imagine [that] could be a deflationary force.”

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Real eState

Here are some facts about British Columbia’s housing market

Published

6 days ago

October 17, 2024

Anne Joseph

Housing affordability is a key issue in the provincial election campaign in British Columbia, particularly in major centres.

Here are some statistics about housing in B.C. from the Canada Mortgage and Housing Corporation’s 2024 Rental Market Report, issued in January, and the B.C. Real Estate Association’s August 2024 report.

Average residential home price in B.C.: $938,500

Average price in greater Vancouver (2024 year to date): $1,304,438

Average price in greater Victoria (2024 year to date): $979,103

Average price in the Okanagan (2024 year to date): $748,015

Average two-bedroom purpose-built rental in Vancouver: $2,181

Average two-bedroom purpose-built rental in Victoria: $1,839

Average two-bedroom purpose-built rental in Canada: $1,359

Rental vacancy rate in Vancouver: 0.9 per cent

How much more do new renters in Vancouver pay compared with renters who have occupied their home for at least a year: 27 per cent

This report by The Canadian Press was first published Oct. 17, 2024.

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Real eState

B.C. voters face atmospheric river with heavy rain, high winds on election day

Published

6 days ago

October 17, 2024

Anne Joseph

VANCOUVER – Voters along the south coast of British Columbia who have not cast their ballots yet will have to contend with heavy rain and high winds from an incoming atmospheric river weather system on election day.

Environment Canada says the weather system will bring prolonged heavy rain to Metro Vancouver, the Sunshine Coast, Fraser Valley, Howe Sound, Whistler and Vancouver Island starting Friday.

The agency says strong winds with gusts up to 80 kilometres an hour will also develop on Saturday — the day thousands are expected to go to the polls across B.C. — in parts of Vancouver Island and Metro Vancouver.

Wednesday was the last day for advance voting, which started on Oct. 10.

More than 180,000 voters cast their votes Wednesday — the most ever on an advance voting day in B.C., beating the record set just days earlier on Oct. 10 of more than 170,000 votes.

Environment Canada says voters in the area of the atmospheric river can expect around 70 millimetres of precipitation generally and up to 100 millimetres along the coastal mountains, while parts of Vancouver Island could see as much as 200 millimetres of rainfall for the weekend.

An atmospheric river system in November 2021 created severe flooding and landslides that at one point severed most rail links between Vancouver’s port and the rest of Canada while inundating communities in the Fraser Valley and B.C. Interior.

This report by The Canadian Press was first published Oct. 17, 2024.

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News

No shortage when it comes to B.C. housing policies, as Eby, Rustad offer clear choice

Published

6 days ago

October 17, 2024

Anne Joseph

British Columbia voters face no shortage of policies when it comes to tackling the province’s housing woes in the run-up to Saturday’s election, with a clear choice for the next government’s approach.

David Eby’s New Democrats say the housing market on its own will not deliver the homes people need, while B.C. Conservative Leader John Rustad saysgovernment is part of the problem and B.C. needs to “unleash” the potential of the private sector.

But Andy Yan, director of the City Program at Simon Fraser University, said the “punchline” was that neither would have a hand in regulating interest rates, the “giant X-factor” in housing affordability.

“The one policy that controls it all just happens to be a policy that the province, whoever wins, has absolutely no control over,” said Yan, who made a name for himself scrutinizing B.C.’s chronic affordability problems.

Some metrics have shown those problems easing, with Eby pointing to what he said was a seven per cent drop in rent prices in Vancouver.

But Statistics Canada says 2021 census data shows that 25.5 per cent of B.C. households were paying at least 30 per cent of their income on shelter costs, the worst for any province or territory.

Yan said government had “access to a few levers” aimed at boosting housing affordability, and Eby has been pulling several.

Yet a host of other factors are at play, rates in particular, Yan said.

“This is what makes housing so frustrating, right? It takes time. It takes decades through which solutions and policies play out,” Yan said.

Rustad, meanwhile, is running on a “deregulation” platform.

He has pledged to scrap key NDP housing initiatives, including the speculation and vacancy tax, restrictions on short-term rentals,and legislation aimed at boosting small-scale density in single-family neighbourhoods.

Green Leader Sonia Furstenau, meanwhile, says “commodification” of housing by large investors is a major factor driving up costs, and her party would prioritize people most vulnerable in the housing market.

Yan said it was too soon to fully assess the impact of the NDP government’s housing measures, but there was a risk housing challenges could get worse if certain safeguards were removed, such as policies that preserve existing rental homes.

If interest rates were to drop, spurring a surge of redevelopment, Yan said the new homes with higher rents could wipe the older, cheaper units off the map.

“There is this element of change and redevelopment that needs to occur as a city grows, yet the loss of that stock is part of really, the ongoing challenges,” Yan said.

Given the external forces buffeting the housing market, Yan said the question before voters this month was more about “narrative” than numbers.

“Who do you believe will deliver a better tomorrow?”

Yan said the market has limits, and governments play an important role in providing safeguards for those most vulnerable.

The market “won’t by itself deal with their housing needs,” Yan said, especially given what he described as B.C.’s “30-year deficit of non-market housing.”

IS HOUSING THE ‘GOVERNMENT’S JOB’?

Craig Jones, associate director of the Housing Research Collaborative at the University of British Columbia, echoed Yan, saying people are in “housing distress” and in urgent need of help in the form of social or non-market housing.

“The amount of housing that it’s going to take through straight-up supply to arrive at affordability, it’s more than the system can actually produce,” he said.

Among the three leaders, Yan said it was Furstenau who had focused on the role of the “financialization” of housing, or large investors using housing for profit.

“It really squeezes renters,” he said of the trend. “It captures those units that would ordinarily become affordable and moves (them) into an investment product.”

The Greens’ platform includes a pledge to advocate for federal legislation banning the sale of residential units toreal estate investment trusts, known as REITs.

The party has also proposed a two per cent tax on homes valued at $3 million or higher, while committing $1.5 billion to build 26,000 non-market units each year.

Eby’s NDP government has enacted a suite of policies aimed at speeding up the development and availability of middle-income housing and affordable rentals.

They include the Rental Protection Fund, which Jones described as a “cutting-edge” policy. The $500-million fund enables non-profit organizations to purchase and manage existing rental buildings with the goal of preserving their affordability.

Another flagship NDP housing initiative, dubbed BC Builds, uses $2 billion in government financingto offer low-interest loans for the development of rental buildings on low-cost, underutilized land. Under the program, operators must offer at least 20 per cent of their units at 20 per cent below the market value.

Ravi Kahlon, the NDP candidate for Delta North who serves as Eby’s housing minister,said BC Builds was designed to navigate “huge headwinds” in housing development, including high interest rates, global inflation and the cost of land.

Boosting supply is one piece of the larger housing puzzle, Kahlon said in an interview before the start of the election campaign.

“We also need governments to invest and … come up with innovative programs to be able to get more affordability than the market can deliver,” he said.

The NDP is also pledging to help more middle-class, first-time buyers into the housing market with a plan to finance 40 per cent of the price on certain projects, with the money repayable as a loan and carrying an interest rate of 1.5 per cent. The government’s contribution would have to be repaid upon resale, plus 40 per cent of any increase in value.

The Canadian Press reached out several times requesting a housing-focused interview with Rustad or another Conservative representative, but received no followup.

At a press conference officially launching the Conservatives’ campaign, Rustad said Eby “seems to think that (housing) is government’s job.”

A key element of the Conservatives’ housing plans is a provincial tax exemption dubbed the “Rustad Rebate.” It would start in 2026 with residents able to deduct up to $1,500 per month for rent and mortgage costs, increasing to $3,000 in 2029.

Rustad also wants Ottawa to reintroduce a 1970s federal program that offered tax incentives to spur multi-unit residential building construction.

“It’s critical to bring that back and get the rental stock that we need built,” Rustad said of the so-called MURB program during the recent televised leaders’ debate.

Rustad also wants to axe B.C.’s speculation and vacancy tax, which Eby says has added 20,000 units to the long-term rental market, and repeal rules restricting short-term rentals on platforms such as Airbnb and Vrbo to an operator’s principal residence or one secondary suite.

“(First) of all it was foreigners, and then it was speculators, and then it was vacant properties, and then it was Airbnbs, instead of pointing at the real problem, which is government, and government is getting in the way,” Rustad said during the televised leaders’ debate.

Rustad has also promised to speed up approvals for rezoning and development applications, and to step in if a city fails to meet the six-month target.

Eby’s approach to clearing zoning and regulatory hurdles includes legislation passed last fall that requires municipalities with more than 5,000 residents to allow small-scale, multi-unit housing on lots previously zoned for single family homes.

The New Democrats have also recently announced a series of free, standardized building designs and a plan to fast-track prefabricated homes in the province.

A statement from B.C.’s Housing Ministry said more than 90 per cent of 188 local governments had adopted the New Democrats’ small-scale, multi-unit housing legislation as of last month, while 21 had received extensions allowing more time.

Rustad has pledged to repeal that law too, describing Eby’s approach as “authoritarian.”

The Greens are meanwhile pledging to spend $650 million in annual infrastructure funding for communities, increase subsidies for elderly renters, and bring in vacancy control measures to prevent landlords from drastically raising rents for new tenants.

Yan likened the Oct. 19 election to a “referendum about the course that David Eby has set” for housing, with Rustad “offering a completely different direction.”

Regardless of which party and leader emerges victorious, Yan said B.C.’s next government will be working against the clock, as well as cost pressures.

Yan said failing to deliver affordable homes for everyone, particularly people living on B.C. streets and young, working families, came at a cost to the whole province.

“It diminishes us as a society, but then also as an economy.”

This report by The Canadian Press was first published Oct. 17, 2024.

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