Australia: Property risk highest in a long time

Posted by Houses and Holes in Australian Property, May 20th 2013:
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MB contributor, Rumpletstatskin, wrote an interesting post on the Australia property cycle this morning. In it he mused that:

The crucial lesson in all this is that Australian nominal asset prices have been supported by fiscal policy during the financial crisis, ongoing monetary policy adjustments, and foreign investment (including in mining infrastructure), which all supported employment and incomes.

This support allowed a slow melt adjustment since the financial crisis. Home prices have fallen, mortgage rates are down, and rents have increased. This means that buying a home is more affordable compared to renting than it has been for 15 years.

My message, if it wasn’t clear, is that if you have been holding off purchasing a home because of the risk of capital losses, then these risks are probably lower now than at any time in the past decade. Maybe prices will be a couple of percent lower at the end of next year, but I have a hard time wrapping my mind around downward price movement more severe than a couple more years of the slow melt, or around 3% in nominal terms. The chances of price gains is also now much higher.

Unfortunately this coming 2 year period is also likely to be economically unstable, with low wage growth and a fragile labour market. That is the catch with trying to time the residential property cycle – it is a game for players with lots of capital.

Cameron argues his post well but I vigorously disagree with these conclusions.

Australian property prices are not affordable on any spectrum that looks beyond the current cycle. Indeed, they remain at nose-bleed levels on any historical comparison.

Yet, prices have held at these high levels for over a decade and there is no saying that they won’t continue to do so. Throughout the GFC and afterwards I argued that the time of reckoning for the Australian housing bubble was not yet at hand. This was based largely upon the assumption that the nation had lots of firepower left in monetary and fiscal policy that would protect the downside. And so it turned out to be.

But each successive challenge has sapped these supports and insurance policies. Monetary policy is at 2.75% and probably has, at best, 1% of cuts left before it is exhausted. Fiscal policy too has limits now that the Budget guarantees bank borrowings. Not to mention the political paralysis preventing spending. We will never see another post-GFC stimulus program.

Most importantly, these limitations are apparent as the Australian economy enters a very serious challenge in the form of declining mining investment. In its editorial this morning the AFR wrote:

If Professor Garnaut is right, Chinese steel use per capita – the great driver of Australia’s resources boom – may not grow much further. He believes Australian resource investment will slide from 8 per cent of gross domestic product to just 2 per cent, effectively taking out about two years’ worth of national economic growth. This is already showing up in a string of profit warnings from mining services companies and an emerging slump in profitability in coal.

Think about that a moment. 6% of Australian GDP disappearing over the next three years before we even start to grow. This is the same forecast currently projected by ANZ and Goldman Sachs. It must be taken very seriously.

If this comes to pass, then it will be very difficult for Australia to avoid a recession and property bust of some kind. There will be very big falls in the dollar and they will protect Australian property prices to an extent. The fall will trap Asian investors already in the market but it will also deter future investors as currency risk becomes the new reality.

But the fall in the dollar is also going to hit consumers, much more quickly than it is going to benefit tradable sectors. Consumers will see purchasing power eroded as high inflation in oil and all imported goods overwhelms income growth. This will keep confidence under the cosh.

More to the point, a 6% draw down in business investment will hit the labour market hard and potentially trigger forced selling in property markets. Perth and Darwin especially are going to be at risk of property busts as the many project labourers on our major mining projects flood back into town with nothing to do. Not to mention the trouble we’ll see in the many sundry industries that have benefited from the mining boom. Brisbane is at risk of this dynamic too but has already corrected sharply so has less downside.

These factors, along with a generalised stalling in income growth, have the potential to feed bad loans back into the banking system. The majors can absorb serious losses. But how serious? And how much credit rationing would it take to pop the grossly oversupplied Melbourne and Canberra property markets, the latter afflicted with big job losses from a new government as well? Sydney is strong but only so long as credit keeps flowing.

There are of course arguments about high immigration, underlying demand, under supply and rising rents to support the market. And they will play some part. But none of these will matter in the circumstances I’m describing. If there are not enough jobs then people will move in together. Shortage will turn to surplus.

Cameron’s argument that the property cycle could be approaching a turning point will hold if these turn out to be normal times. A moderate retrenchment in mining investment will allow time to rebalance the economy so long as the dollar falls. Even so, things will seem abnormal. Inflation be high and property prices may rise in nominal terms but not so much in real.

But that is far from certain, indeed, may not even be the base case.

I am not saying any of this will happen. But if the mining investment cliff turns out to be precipitous in the next two years then the risk of a property shakeout is higher than at any time I can remember.

Reproduced with kind permission from Macrobusiness Australia.

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.