Australia: Housing market sentiment

Houses & Holes writes:

The Westpac Red Book for October is out and paints a picture of housing market sentiment turning strongly upwards: One of the highlights in last month’s survey was a big 9.6% jump in the sub-index tracking views on ‘time to buy a dwelling’ to the highest level since Sep 2009…….

I am as skeptical as he is of the conclusion that the housing market is about to recover: “Unemployment is not done with us yet.” If you took a survey of the major banks I would be surprised to find, with lending margins squeezed and the end of the mining investment boom approaching, that any of them are planning to aggressively expand mortgage lending in the current climate.

via Red book paints housing sentiment breakout | MacroBusiness.

Is the high Australian Dollar the real culprit?

Excellent comment from Loonyright at Macrobusiness.com.au on damage to Australian industry caused by the higher dollar:

Australia has been losing investment in research and manufacturing well prior to 2002. The volatility of our currency is of nothing compared to the static, elevated cost of doing business – all resulting from higher wages, unattractive taxation, and unattractive levels of regulation. We are a stable, well educated populace – this should be the ideal home of all kinds of investment. Instead we have slowly and steadily dug ourselves into an entitlement mindset out of proportion to our ability to fund it. If we truly want a competitive, diversified economy that is not reliant on commodity prices and low interest rates to drive activity via the property market, then our uncompetitive wages, taxation and regulation MUST be addressed. It is fantasy to think we can change our fortunes without changing these factors.

via Gotti canvasses the unthinkable | | MacroBusiness.

Garnaut’s bitter pill must be swallowed | | MacroBusiness

Interesting quote from Professor Ross Garnaut in the AFR:

He [Professor Garnaut] said Australia’s terms of trade, or income from exports, would be hit by three “mutually reinforcing negatives” under way in China.

The first was a shift in China’s economy away from a focus on heavy industrial investment and exports, which have driven metals and energy demand. The second was a wave of internal reforms including the move towards lower carbon emissions that would cruel demand for Australian thermal coal. The third was the current “cyclical” downturn that was likely to continue.

“It’s an accident they’re coming all at once, but they are,” Professor Garnaut said

From Leith van Onselen at Garnaut’s bitter pill must be swallowed | | MacroBusiness.

Olympic highlights: Mens 4x100m freestyle relay

Highlight of the Olympics so far is France’s performance in the Mens 4x100m freestyle relay:

[vodpod id=Video.16517080&w=425&h=350&fv=%26embedCode%3DxsbWlpNTpkvRvtD0HFIqoWYfQO4GN67h%26videoPcode%3DBhdmY6l9g002rBhQ6aEBZiheacDu]

What happens if China goes pop? || Macrobusiness

Reproduced with kind permission of David Llewellyn-Smith at Macrobusiness.

Pop

Yesterday, the falling terms of trade prompted a couple of readers to ask for a description of the process of a China bust for Australia (if it were to happen). As well, there was a grossly limited effort to do so at the AFR using the same old dial-a-quote economists, so I thought I’d better bring some balance this morning.

To make sense of the question of what happens in the event of a China accident, you first have to define the pop. I offer three scenarios below.

1. Cyclical crash

This week Glenn Stevens dedicated an entire speech to the argument that Australia could sail through a cyclical China crunch relatively unscathed. I agree, more or less. A brief but deep cyclical downturn in China is manageable. I expect authorities would simply replay a more modest version the 2008/9 stimulus as mines closed, borrowing and consumption fell and unemployment rose.

The key, of course, would be house prices. In the AFR article yesterday, most of the focus was on interest rate cuts preventing rising unemployment from hitting asset values and creating a negative feedback loop. That’s happy-go-lucky drivel in my view. There is no scenario in which a serious China slowdown would not increase bank funding costs. And as the banks increased spreads to the cash rate to preserve profits, the efficacy of rate cuts would decline. At best I reckon the RBA could muscle mortgage rates down to 5%, only 1% down from today. That’s some nice relief but pales next to the relative relief provided in 2008 when mortgage rates fell over 3%.

That means we’d have to see another First home Buyer’s Grant to keep house prices up. The evidence from many recent state programs is that such would still work to entice the vulnerable into supporting the rich. It wouldn’t work as well as 2009 but well enough. The mini-me fiscal spending package would probably be in the vicinity of $30 billion with deficits for three years culminating in a near doubling of the Federal debt stock.

One year out from the bust and unemployment is in the the 7 to 7.5% range.

The real issue is what happens next and that’s where we come back to defining exactly what kind of Chinese bust we’re talking about. If Chinese fixed asset investment growth rebounds in a v-shaped recovery its all hunky dory once more. The real fear is of a structural shift in the Chinese growth model.

2. Structural shift in Chinese growth

It is widely accepted (outside of Australia) that the dependence of Chinese growth on fixed asset investment which drives the commodities boom is unsustainable and, indeed, risks a major and enduring debt crisis ala Japan. There is a quite good feature on this at the AFR today that probably draws upon yesterday’s exceptional debate at MB. It would be nice to receive some acknowledgement but the point of the blog is to prod the MSM into action so I won’t complain (too much!) Back to the subject at hand, it was on the question of Chinese structural adjustment that this week’s IMF report on China made Glenn Stevens speech look like a cheap sales pitch.

Obviously, if we know this so do the Chinese. Michael Pettis thinks that China has begun the process of shifting its growth model towards one of internal consumption. And there are reasons to think so. The local and international risks of not doing so are rapidly becoming larger than doing it. And consider, to date we have seen more weakness than consensus expected in Chinese growth yet much slower monetary stimulus as well. As Michael Pettis describes, not cutting interest rates is a key plank in Chinese rebalancing:

Now for the first time I think maybe the long-awaited Chinese rebalancing may have finally started.

Of course the process will not be easy. Debt levels have risen so quickly that unless many years of overinvestment are quickly reversed China will face debt problems, and maybe even a debt crisis. The sooner China starts the rebalancing process, in other words, the less painful it will be, but one way or the other it is going to be painful and there are many in China who are going to argue that the rebalancing process must be postponed. With China’s consumption share of GDP at barely more than half the global average, and with the highest investment rate in the world, rebalancing will require determined effort.

The key to raising the consumption share of growth, as I have discussed many times, is to get household income to rise from its unprecedentedly low share of GDP. This requires that among other things China increase wages, revalue the renminbi and, most importantly, reduce the enormous financial repression tax that households implicitly pay to borrowers in the form of artificially low interest rates.

But these measures will necessarily slow growth. The financial repression tax, especially, is both the major cause of China’s economic imbalance and the major source of China’s spectacular growth, even though in recent years much of this growth has been generated by unnecessary and wasted investment. Forcing up the real interest rate is the most important step Beijing can take to redress the domestic imbalances and to reduce wasteful spending.

We have also seen a moderate refilling of the infrastructure pipeline and a weakening in the yuan. This could be interpreted as a three-pronged attempt to support the economy with a modicum of fixed asset investment and modicum of external demand boost as a greater role for consumption drivers is grown. If so, there will not be another large infrastructure stimulus package and if it comes can be seen as a sign of panic.

So, if this scenario were the one we faced what’s the outcome? It means no cyclical bust in China. Rather it means a managed transition over the next cycle (barring external shocks). It also means iron ore, coal prices and other minerals down some 30-40% within several years, which is where they’d probably settle for good, all things being equal.

This is a very different kind of shock for Australia. If it were to transpire beginning now, the following is my guess at the outcome.

Some time in the next twelve months, mining capex spending peaks and start detracting from growth. The decline is gradual because the big LNG projects are advanced and proceed. But iron ore, coal and other industrial commodities face big busts. The large capex plans of the mineral miners are consigned to history.

Big mining and associated industries begin to shed labour and do so in fits and starts over the next two years. The bust in speculative miners is bigger and faster. Wage pressures ease and income growth contracts. Unemployment grinds higher across the country. Interest rates fall steadily to 2% and mortgage rates to 5%. The Australian Budget never sees a surplus but its efforts to try, enforced by the ratings agencies’s stated need to see a surplus over the cycle, put more pressure on employment. House prices are supported initially by rate cuts but continue to fall in the slow melt unless Melbournians or the negatively geared more widely wake up in a rush. At some point the dollar regains its mojo, maybe on a warning from ratings agencies, and tumbles. The long disdained non-commodity exports of manufacturing and tourism rebound but export earnings still decline significantly as commodity price falls easily outpace volume growth and the old export industries recover only slowly having been “adjusted” in the previous cycle. Productivity leaps as labour hoarding unwinds, as mineral resource projects reach the export phase and as low margin mines close all over. The current account deficit blows out to 6% on a growing trade deficit, driven by LNG spending and some uptick in dwelling construction. Funding pressures remain for banks as markets burst their “Australia bubble”. These pressures are manageable so long as nobody in the falling housing market panics.

The ASX benefits at the margin as the dollar falls. Profits are helped too by the new productivity boom. Stocks are also aided by the global rebalancing that is being driven by China’s rising imports from the US and EU, which boosts markets via a price-earnings multiple expansion on falling imbalances risk. But falling earnings for the ASX8 retard its progress. On balance, it goes sideways.

We face a tough five years as asset prices, income and wages deflate and unemployment rises into the 8+% range. Government debt balloons above 50% of GDP on infrastructure spending and automatic stabilisers. The AAA rating is a distant memory.

Beyond that, export earnings begin to grow again as the big LNG projects come on line, food exports power on and Australia finds itself once again somewhat wage competitive. In seven years we find a new equilibrium with the dollar at 60 cents. A current account deficit of 3%, a housing market that is still expensive but 30% lower in real terms than today. A debt-t0-GDP ratio roughly where it is but with a proportionately lower ratio of household debt and higher ratio of public debt. In effect Australian standards of living haven’t improved in over a decade but we’re more secure.

3. Throw in a housing panic

Obviously all of that assumes no external bust, which we covered I guess, nor an internal one, driven by a housing panic. In that event it all happens a more quickly, the stats get worse, and it involves the nationalisation of the lenders mortgage insurance industry whose ludicrously low capital levels are exposed by a wave of new bank claims. The LMIs are blamed for the housing bubble (with some justification) and characterised as a failed privatisation. Don’t forget that Genworth’s business was originally government owned.

The nationalised LMIs funnel a backdoor bailout to the banks and prevent their balance sheets from imploding, though they will join their international zombie brethren. That ensures the bust rolls on for a long period. It might be shortened if the banks are bought and recapitalised by the Chinese. But what are the odds of that being allowed by Prime Minister Abbott?

Do I think any of these will happen? Dunno. But China must rebalance, either in control or through crisis, sooner or later.

via What happens if China goes pop? | | MacroBusiness.

Australia and the Endgame

John Mauldin: We wrote about Australia in a full chapter of Endgame. Their economy never really suffered in the recent debt crisis, in large part due to their growing housing market and their trade with China. If you talk to the average Aussie, they think that all is right with the world. They acknowledge a few issues but see nothing major like the rest of the world has experienced. Jonathan and I think otherwise. Their housing market is by recent standards in a clear bubble (which I know will get me a lot of email). Their banking system is dominated by foreign deposits (shades of Northern Rock, but not as bad as Iceland). They are vulnerable to a Chinese economic slowdown. I should note that Chinese GDP growth was “down” to 7.6% last quarter. That China might slow down should not come as a surprise. No country can grow at 10% forever. Eventually the laws of large numbers and compounding take over. All that being said, Australian government debt and deficits are under control. Any problems should be of the nature of “normal” business cycle recessions and accompanying issues.

Comment:~ Massive Chinese stimulus saved Australia from the GFC but that is no reason to become complacent. As Steve Keen recently pointed out, Australia is in a similar position to Spain in 2006. Spain was generating a fiscal surplus which it used to reduce government debt below 40% of GDP, but its banks were exposed to a large housing bubble funded by offshore deposits. Australian banks are similarly exposed to offshore funding and are leveraged 50 to 1 on residential mortgages (Macrobusiness May 4, 2012) — even after adjusting for mortgage insurance — leaving them highly vulnerable to a contraction. We also need to recognize that Australia is not exposed to a slowdown in China’s GDP growth, but to a slowdown in Chinese spending on infrastructure and housing. While GDP growth may fall to zero, the Chinese economy will still survive, but what are Australia’s chances if that is accompanied by say a 50 percent fall in new infrastructure and housing projects? The fall in iron ore and coking coal exports would have a far greater impact on the Australian economy.

A tilt in Australian liberalism | MacroBusiness

Houses and Holes: As I have noted in the past that, for the most part, Australian political economy is divided pretty simply into two teams. On one side you have a kind of bastardised social liberalism in which trade union thugs wield power via the Labor Party and are supported by a cultural community of Irish-Catholic derived “battlers”. On the other side, you have an equally bastardised neo-liberalism in which corporations wield power via the Liberal Party and are supported by a cultural community of English-Protestant derived “bludgers”. Whether the members of either team are from Vietnam, Israel, Lebanon or Lapland, rich or poor is irrelevant. This is our tribal political culture……

via A tilt in Australian liberalism | | MacroBusiness.