Wednesday, November 18, 2009

Export Data Does NOT Add Weight to Recovery

Canada's Exports

Exports are surging according to the latest media reports.

Please read Kevin Carmichael's report in The Globe and Mail that export data adds weight to recovery:

North American exports jumped in September, the latest indicators that a global economic recovery is taking hold.
Canadian exports of goods climbed 3.5 per cent from August to $30.2-billion, the third increase in four months, while in the United States, international sales of goods and services rose 2.9 per cent, the most this year, separate government reports showed Friday.
Canada's trade deficit was cut in half, as imports remained little change from August, Statistics Canada said. The U.S. trade deficit widened 18 per cent to $36.5-billion, the widest since January, as imports surged by the most in 16 years, swamping the increase in exports, the Commerce Department said in Washington.
Carmichael's report is extraordinarily suggestive. He fails to put the data into perspective.

After digesting that article, readers probably envisioned exports surging from their recessionary lows.

Here is the graph from Statistics Canada Canadian International Merchandise Trade report. The dark blue line represents exports.


You might immediately notice that although exports have increased three out of the last four months, they are still below the level they hit in July. In fact exports are well below the levels that existed before March 2009.

Although the trade deficit was cut in half in September, it was off the back of August's record shattering 2 billion deficit. September's result was the fourth largest monthly trade deficit in Canadian history.

Exports did grow in September but primarily due to dealer inventory replenishment after the now defunct cash-for-clunkers program.

In my opinion the latest export data does not add weight to a recovery.



Jonathan Tonge

Monday, November 16, 2009

CREA and NAR: The Devil in Lucifer's Clothing






Gregory Klump, Chief Economist at CREA, offered us his thoughts in today's Globe and Mail article "Canada's Housing Rebounds sparks fear of a bubble":
“even at 10% unemployment means that 90% are employed”

“People are re-entering the market – they have the confidence to take advantage of bargain-basement prices. There's been a release of pent-up demand, and that has a long time to play out. Prices have gone as low as they are going to go.”
Do you just feel dirty knowing that someone in this country is as slimy as this guy? 

You know you are in a bubble when the head of the national real estate association says things like "there is no bubble" or "home prices are only going to rise forever". 

Home prices have hit record highs for months now. There are no bargain basement prices. Prices have never been so high relative to incomes.  Mortgage debt-to-income is 2.5X what it was in 1985. It's the highest it has ever been in our country's history.

In the US it’s now been three years since the bubble popped. There is still no pent up demand. In Canada it dropped for a few months and apparently it will take over a year before that lost demand gets satisfied.

Before the US bubble popped the head of the National Association of Realtors (NAR) said there was never a better time to buy a home and that prices were only going to go up. 2 years later he wrote a book about how he spun.

I am going to take this opportunity to reflect on the real estate forecasts of our friends down south. Here are some select press releases from National Association of Realtors in the US from 2006-2008:

Existing-Home Sales Flattening, Prices Cooling:
July 25, 2006: NAR President Thomas M. Stevens from Vienna, Va., said opportunities have opened for home buyers. "People who were discouraged by the bidding wars that were so common over the last few years are finding more choices now," said Stevens, senior vice president of NRT Inc. "Relative to the five-year housing boom, this year is a buyer's market in much of the country with plentiful supply, along with interest rates which remain historically favorable, so it's a good time to buy a home."
September 13, 2006: "Contrary to many reports, there is not a 'national housing bubble,'" said Stevens. "We were seeing home prices and mortgage debt servicing cost-to-income ratios increase to unhealthy levels in some housing markets, which precipitate an adjustment." Also contributing to the cooling housing market is an increase in mortgage rates of nearly one point, speculative investors pulling back and first-time buyers being priced out of the market.
What about NAR's take on the ballooning commerical real estate market that is now melting? NAR said that the market was healthy and actively lobbied against regulations:
September 16, 2006: NAR expressed concern that the proposed Basel regulations and the proposed guidance on commercial real estate lending "underestimate the strength and stability of the commercial real estate market and do not sufficiently recognize the diverse performance traits of commercial real estate."
"The combined effect of those two regulatory proposals may prompt banks either to avoid making loans for sound real estate ventures or to increase the cost of capital required for commercial real estate transaction," noted Thomas M. Stevens, president of NAR.  NAR believes that the regulations appear to tighten capital requirements more than appropriate considering the risk profile of commercial loans.
By September of 2006 NRA was looking for ways to revive the housing market. Focusing on the most naive and least experience, NRA released that "Younger Home Buyers Showing an Increased Influence in Real Estate Markets". Note how similar this strategic move was to REMAX's March 2009 report that "First-time buyers driving force in Canada’s residential real estate markets." Americans didn't fall for it. Canadians did.
September 15, 2006: The next generation of homeowners is beginning to exert its influence on the housing market," said Thomas M. Stevens, National Association of Realtors® president from Vienna, Va., and senior vice president of NRT Inc. "Many younger buyers have seen the wealth-building effects of homeownership in their parents and understand the value of housing as a good long-term investment."
The motivations, interests, and home buying approach of some younger buyers are chronicled in "Tomorrow's Buyers: Who They Are and What They Want" in the September 2006 issue of REALTOR® Magazine. The report integrates NAR research with the experiences and attitudes of real-life buyers who represent different demographic populations, putting a human face on statistical trends.
The percentage of first-time homebuyers under age 25 has been increasing in response to historically low interest rates and continued confidence in the long-term housing market, from 11 percent in 2001 to 14 percent in 2005, according to the 2005 NAR Profile of Home Buyers and Sellers. "Owning a home is no more burdensome than renting, and in the long term, it's the better investment," said Kristen Carreira, a 26-year-old homeowner in Pittsburgh.
It is a safe assumption to assume that all of those young buyers that read this report and bought ended up in foreclosure.

November Existing-Home Sales Rise Again:
December 27, 2006: David Lereah, NAR's chief economist, said modest gains are expected for home sales.  "As the housing market recovers from its correction, existing-home sales should be rising gradually during 2007 -- it looks like we may have reached the low point for the current cycle in September," he said.  "We've entered a more sustainable period of home sales now, and we expect greater support for prices over time as inventory levels are eventually drawn down."
What about NAR's take on ballooning foreclosures in the subprime market in 2007?:

NAR Forsees Short-Term Impact on Housing Market From Subprime Reforms:
March 30, 2007: Current market problems and reforms in the underwriting and pricing of subprime loans, including the tightening of underwriting standards by regulators, will have a short- term impact on housing markets.  That will be lessened if Congress enacts legislation to expand the roles of Fannie Mae, Freddie Mac and the Federal Housing Administration to provide more housing opportunities to lower-income homeowners and those living in high cost metropolitan areas, the National Association of Realtors® said today.
NAR Senior Vice President and Chief Economist David Lereah predicted that tighter underwriting practices may cause total home sales to fall by about 100,000 to 250,000 nationally, or no more than 3 percent a year over the next two years.  Many of these households will probably, over time, purchase a home when they have attained the financial capacity to do so by saving for a down payment or growing their income.
As the market continued to collapse, NAR predicted that home prices would completely recover in 2008:

Home Prices Expected to Recover in 2008 As Inventories Decline:
July 11, 2007: Home prices are expected to recover in 2008 with existing-home sales picking up late this year and new-home sales rising early next year, according to the latest forecast by the National Association of Realtors®.

Lawrence Yun, NAR senior economist, said a good buyers’ market has evolved.  “Buyers now have an overwhelming advantage given the wide selection of homes available in many markets,” he said.  “But with profit margins coming under pressure, homebuilders will limit new construction well into 2008.  This should help the overall inventory level to move steadily into a more balanced state.”  

Existing-home prices are likely to rise 1.8 percent to a median of $222,700 in 2008 after a 1.4 percent decline this year to $218,800.  The median new-home price should rise 2.2 percent to $245,400 next year following a 2.6 percent drop in 2007 to $240,100.
August (2007) Existing-Home Sales Fall on Temporary Mortgage Problems:
September 25, 2007: Existing-home sales fell in August when mortgage availability problems were peaking, according to the National Association of Realtors®.

Lawrence Yun, NAR senior economist, expected the decline.  “The unusual disruptions in the mortgage market, including a significant rise in jumbo loan rates, resulted in a fairly high number of postponed or cancelled sales, with many buyers having to search for other financing when loan commitments fell through,” he said.  “Lower sales contributed to a buildup of unsold inventory.”

Yun expects similar results for home sales in September.  “Once we get through these disruptions, we’ll get a better sense of where the actual market is in late fall as conditions begin to normalize,” he said.

Total housing inventory rose 0.4 percent at the end of August to 4.58 million existing homes available for sale, which represents a 10.0-month supply3 at the current sales pace, up from a 9.5-month supply in July.
NAR President Pat V. Combs, from Grand Rapids, Mich., and vice president of Coldwell Banker-AJS-Schmidt, said the good news is that the mortgage picture is improving.  “Mortgage interest rates have been declining and loan availability is improving,” she said.  “Movements to enhance the FHA loan program and to raise the limits for conventional financing could provide additional relief, and it looks like the worse of the mortgage availability problem is behind us.

“The abundant choice of homes is permitting buyers to better negotiate price and terms.  There are good opportunities in the market now, especially for first-time buyers.”
Existing-Home Sales to Trend Up in 2008:
December 9, 2007: Lawrence Yun, NAR chief economist, said the worst part of the credit crunch has already worked its way through the data.  “The unusual mortgage disruptions that peaked in August were clearly seen in lower home sales that were finalized in September and October, so the market was underperforming,” he said.  “Now that mortgage conditions have improved, some postponed activity should turn up in existing-home sales over the next couple of months, and I expect sales at fairly stable to slightly higher levels.”
 Existing-Home Sales to Stabilize Before Upturn in Second Half of 2008:
April 8, 2008: Little change is expected in existing-home sales over the next few months, before improving notably during the second half of the year, according to the latest forecast by the National Association of Realtors®.
Lawrence Yun, NAR chief economist, said the market will come into clearer focus this summer. “Existing home sales could start to show a sustained increase within a few months, unless there are some additional economic problems or excessive inflationary pressure,” he said. “We’re looking for essentially stable sales in the near term, before higher mortgage loan limits translate into more sales in high-cost markets. The wider access to affordable credit should increase sales activity notably this summer as pent-up demand begins to be met.”

NAR sounds no different than CREA, Remax or Royal Lepage. When will the main street media stop asking these interested parties what is in store for the future of real estate? You are only going to get one answer.

The Canadian real estate market is so very close to capitulation. Bubbles always go out with a final bang. It's that final bang that throws people in over their heads, and then as prices fall, they bail. Those defaults act as the catalyst for the correction.

In a few months there will be very little demand left unsatisfied - we will have exhausted years of future supply. Rising interest rates may over double mortgage payments in the next five years. Most of the mortgages this year were lent to high risk borrowers. It’s going to be a mess.



Jonathan Tonge
www.americacanada.blogspot.com

Comments are open to the public. Please share your opinions, links and ideas with other readers.

Sunday, November 8, 2009

Why Peak Oil May Cause Oil Prices to Fall

Jeff Rubin has a new blog over at Globe and Mail to help promote his new book.



His blog discusses the impact of oil prices on the world economy. His thesis is that the world will be getting much smaller as oil prices rise. Globalism which depends heavily on transcontinental shipping, rail and truck will become more costly.

Jeff says that oil prices will rise because of shrinking production and growing demand. He predicts oil prices will hit $200 a barrel within the next two years.

“Of course we’re not running out of oil. We’re just running out of the oil that we can afford to burn.”

I however disagree. Not with the previous quote but with the argument that oil prices will rise undisturbed over the foreseeable future. The argument makes sense in a fixed economy. But I'd like to propose an alternate theory that actually makes sense in a capitalist economy.

Here it is: The world economy dictates the price of oil. Not the oil markets.

The world economy is unlikely to change drastically in the next two years with regards to energy consumption. Structurally the economic use of oil will be very similar to today.

So what happens if oil rises in a short term speculative boost to $200 a barrel and gas at the pumps hits $2.00 a litre? What then?

Do we all run out to invest in oil?

Well no. We won’t be able to afford to buy it at that price. Our economy just doesn’t have the excess spending power to pay for it.

We will be forced to stop buying big vehicles, we will cut all non essential trips, industries reliant on heavy energy use will go bankrupt and we’ll cut purchases of products that are no longer attractively priced: plastic, imported foods, imported manufactured goods.

Demand for oil would collapse.

The world would go into a very deep recession as we restructure our consumption. The price of oil would be forced to fall to a point where it can be supported by the world economy.

If that price is below what oil can be profitably extracted and refined from unconventional sources than that supply will go offline. And private business models that rely completely upon profitable extraction from such sources as tar sands, deep ocean beds or shale would potentially go bankrupt.
 

Months after this initial shock, supply would start to shrink as unprofitable extraction ceased and demand recovered. In the months to come this would boost oil prices.

The increased price would cut into the profit margins of the recession battered industries. Within months of rebounding oil prices, consumers and businesses would have no choice but to reduce their consumption of oil once again.

You may have noted that this sounds eerily familiar. This of course started in 2008. Car companies failed, transcontinental shipping collapsed, consumption of plastic crashed, manufacturing collapsed and all non essential transportation was cut.

2008 was a bad storm of course: rising gas prices, falling home values and insolvent banks.

In a matter of months oil fell from over $140 a barrel to $30. Note that the price of oil fell so hard because of the severity of the restructuring of demand that occurred when it went so high.

So now think about this: The problems today are worse then they were in 2008.

Credit is now contracting in the US; The banks are even more broke when they were then, but its hidden thanks to not marking to market; Debt has exploded as governments use fiscal and monetary policy to stimulate their economies into buying up plenty of resources they would never otherwise purchase; Manufacturing has continued to shrink; The stock market, using price to earnings for the trailing 12 months, is the most expensive it’s ever been on record; Unemployment has doubled; US incomes have fallen 5%.

If we couldn’t afford it in 2008, what makes anyone think we can afford it in 2009 or 2010? We of course cannot afford to pay a higher price for oil. In fact we can afford much less than we did in 2008.

So if the cost of oil rises due to production costs it should be crystal clear to everyone how the world economy will react.

The economy would be forced to shrink until oil falls to a price that it can afford.

Therefore oil has only one direction to head in the long term and that’s down. Each time oil pushes for a higher price, it will be forced only months later to an even lower price.

And as the economy shrinks time and time again, it can afford less and less. Oil will continuously hit new lows.

Essentially this is a deflationary recession that I’m describing. And that in my opinion is what is the most likely outcome in a capitalist economy

These pressures are on top of the deflationary pressures of a credit collapse that I have spoken much about in previous posts.

Thus expect deflation to curb oil prices in an extremely volatile manner.

The world economy may rebound when it restructures itself from oil dependence. But restructuring to rely on cheaper alternative sources of energy won’t bear well for oil either. Thus peak oil may be reason to be bearish on the oil markets in the long term. Not bullish.



Jonathan Tonge
www.americacanada.blogspot.com

Please note that this post is not to be interpreted as an investment recommendation. Please speak to a certified financial/investment advisor to create an investment strategy that is the right fit for you.

Friday, November 6, 2009

From Mish


Mish Shedlock is the author of Mish's Global Economic Trend Analysis blog. Mish responded to a letter that I sent. Please see "A Canadian Says "Short Canada".

Please note that one reader mentioned that the average price of Greater Toronto Area home is around $426,000.

However the article specifically said detached home. Over 50% of dwellings in Toronto are now multifamily units such as condos. This skews the average price downwards and makes it hard to compare to historical figures.

Furthermore, Toronto is geographically a much larger place than it was twenty years ago. With the introduction of the 'megacity', surrounding suburbs are now included in average Toronto prices - this skews the prices down and makes it very difficult to compare to the last housing bubble.

Lastly, the GTA is massive in size. A home in north Milton where tens of thousands of freshly minted houses are created is considered part of the GTA. Having said that it can take over an hour of freeway driving to get to downtown Toronto.

Mish quoted 3 posts of mine. Please read them in their entirety for more information.

CMHC - Canada's Breaking Point
Deflation or Inflation
When Home Prices Rise