Housing Equity Withdrawal, or HEW for short, is new borrowing that is secured against property which is not reinvested in the housing market. In other words, it is borrowed money that is not used by households to purchase property or to undertake major refurbishments, such as extensions to existing residential properties. The latest HEW statistical release from the Bank of England shows that HEW in Q4 2009 was again negative, making it the seventh consecutive quarter of negative HEW. But, what does a negative HEW figure mean?
Negative HEW occurs when the total saving by households in housing (either by paying back mortgages or by purchasing property directly without borrowing) is greater than new borrowing secured against housing. It results in an increase in housing equity held by the household sector. In the fourth quarter of 2009, the Bank’s seasonally-adjusted figures show that negative HEW was just over £4.3 billion, equivalent to 1.6% of disposable income.
But why might the household sector have wanted to save through housing and how might this impact on consumer spending? In truth there is no single reason, but one potentially important reason is likely to be the sector’s desire to rebuild its balance sheets. In times of uncertainty, such as those that we face now, a perfectly understandable response by households is to try to reduce their exposure to debt. During the seven quarters in which HEW has been negative, households have used housing as a vehicle for saving to the tune of £36.5 billion, equivalent to 2.2% of the sector’s disposable income. To some extent the fact that, as a result of the banking crisis, house-buyers have had to put down larger deposits when purchasing housing helps to reduce their exposure to debt. But, the extent of the negativity of HEW means that households more generally have been actively looking to repay some of their outstanding mortgage debt.
So what of the impact of HEW on consumer spending? Negative sums of HEW mean that consumers are either reducing consumer spending, reducing holdings of financial assets, increasing levels of unsecured debt (e.g. personal loans or credit card debt) or, of course, undertaking some combination of these. Given that the stock of unsecured debt has actually declined by £7.9 billion to £224.8 billion in the 12 months to February, the impact would seem to be falling on consumer spending.
Some commentators are pointing to the weakening pace with which households are saving through housing. The current level of saving through housing is, as we said earlier, equivalent to 1.6% of disposable income, down from the 3.0% recorded in both Q4 2008 and Q1 2009. But, this would seem to simply highlight the extent of the precautionary behaviour by households in the midst of the economic downturn. It would be a surprise to see any significant end soon to the UK household sector’s precautionary behaviour.
Articles
Britons plough cash into repaying debt The Times, James Charles (6/4/10)
The great mortgage payback Reuters, Harry Wallop (6/4/10)
Home owners’ housing equity still increasing BBC News (6/4/10) )
Brits pay off £4bn of mortgage debt Press Association (6/4/10)
UK Q4 housing injection smallest since Q2 2008 – BOE MarketNews.com (6/4/10)
Data
Housing equity withdrawal (HEW) statistical releases Bank of England
Questions
- Explain what are meant by positive and negative values of HEW.
- What implications might additions to housing equity have for consumer spending?
- What factors do you think lie behind the seven consecutive quarters of negative HEW?
- If house price inflation were to start picking up in the near future, would you expect to see positive values of HEW and, if so, how strongly positive?
- Other than through HEW, how might the housing and mortgage markets impact on consumer spending?
The Quarterly National Accounts from the Office for National Statistics (ONS) reveal that the output of the UK economy grew by 0.4% in the fourth quarter of 2009. This is another upward revision to the growth number for Q4; the first estimate put growth at 0.1% and the second estimate at 0.3%.
The ONS release also reported the value of the UK economy’s output in calendar year 2009. In the release, GDP in 2009 is estimated at £1.396 trillion. Now, this is what economists call the nominal estimate because it measures the economy’s output using the prevailing prices, e.g. in the case of output in 2009, the prices of 2009. Of course, the problem arises when we compare nominal GDP – or GDP at current prices – over time. If prices are changing how can we know whether the volume of output is actually rising or falling? Therefore, constant-price or real estimates are reported which aim to show what GDP would have been if prices had remained at their levels in some chosen year (the base year). The base year currently used in the UK is 2005.
If we look at nominal GDP estimates for the UK from 1948 up to 2008 we find that they rise each year. So, regardless of the fact that in some of these years output volumes fell, price rises (inflation) have been sufficient to cause nominal or current-price GDP to rise. But, this was not true in 2009!
But, why did nominal GDP fall in 2009? Well, firstly, the average price of the economy’s output, which is measured by the GDP deflator, rose by only 1.36% in 2009. This was the lowest rate of economy-wide inflation since 1999 (although real GDP or output rose by 3.9% in 1999). And, secondly, in 2009 output fell by 4.9%. The extent of the fall in output meant that price increases were not sufficient for nominal GDP to rise. In fact, the actual value of GDP in 2008 was £1.448 trillion as compared with £1.396 trillion in 2009. This means that nominal GDP fell by 3.6% in 2009. The next lowest recorded change, since comparable figures began in 1948, was actually in 2008 when nominal GDP rose by 3.5% (real GDP rose too in 2009, albeit by only 0.5%).
So, in short, the decline in both nominal and real GDP in 2009 indicates just how deep the economic downturn has been.
Articles
Britain’s economic growth revised up to 0.4% The Times, Gary Parkinson and Grainne Gilmore (30/3/10)
UK pulls out of recession faster than thought Reuters, Matt Falloon and Christina Fincher (30/3/10)
UK growth unexpectedly revised up to 0.4% BBC News (30/3/10) )
UK Q4 growth revised upward again to 0.4 pct Associated Press (AP), Jane Wardell (30/3/10)
Instant view – Q4 final GDP revised up to 0.4 per cent Reuters UK (30/3/10)
Data
Latest on GDP growth Office for National Statistics (30/3/10)
Quarterly National Accounts, Statistical Bulletin, March 2010 Office for National Statistics (30/3/10)
United Kingdom Economic Accounts, Time Series Data Office for National Statistics
For macroeconomic data for EU countries and other OECD countries, such as the USA, Canada, Japan, Australia and Korea, see:
AMECO online European Commission
Questions
- Explain what you understand by the terms ‘nominal GDP’ and ‘real GDP’. Can you think of other examples of where economists might distinguish between nominal and real variables?
- Explain under what circumstances nominal GDP could rise despite the output of the economy falling.
- The average annual change in nominal GDP since 1948 is 8.2% while that for real GDP is 2.4%. What do you think we can learn from each of these figures about long-term economic growth in the UK?
- What do you understand to be the difference between short-term and long-run economic growth? Where, in the commentary above, is there reference to short-term growth?
An important measure of activity in the housing market is the number of mortgage approvals. Figures released by the Bank of England show that the number of mortgage approvals for house purchase, after seasonal adjustment, fell from 48,099 in January to 47,094 in February. This was the third consecutive monthly fall in the number of mortgage approvals and the lowest number since the 46,551 recorded back in May 2009.
If we take the latest three months as a whole (December 2009 to February 2010), there were 153,446 approvals worth £20.89 billion. Now, when compared with the same three months a year earlier we can see just how thin activity in the housing market was back then: the number of approvals is now 45.2% higher, while the value of approvals is 30.8% higher. But, it is short-term growth or, more accurately, the lack of it which is worrying commentators. It appears that much of the autumnal recovery in housing market activity is petering out. When we compare the figures for latest three months with those in the previous three months (September to November 2009) we find approval numbers down 10.7%, while the value of approvals is down 11.4%. In other words, it appears that housing demand is again weakening.
If we take a slightly longer-term perspective it becomes even clearer just how low, by historic standards, current activity levels are. Over the past ten years the average number of mortgage approvals for house purchase each month has been 94,443 – this is more than double the number reported for February. So, while the clocks may have gone forward, mortgage approvals are reluctant to move forward. But, more than this, it will be fascinating to watch in the months ahead the patterns in mortgage approvals and so monitor the demand for housing.
Articles
Mortgage lending falls to a nine-month low Times Online , Robert Lindsay (29/3/10)
Mortgage slowdown continues, Bank of England data shows BBC News (29/3/10)
Mortgage approvals fall to a nine-month low Financial Times, Daniel Pimlott (29/3/10)
BoE reports fall in February mortgage approvals Home Move, Kay Murchie (29/3/10)
Data
Mortgage approval numbers and other lending data are available from the Bank of England’s statistics publication, Monetary and Financial Statistics (Bankstats) (See Table A5.4.)
Questions
- Between September 2008 and the end of 2009, the government introduced what became known as a ‘Stamp Duty holiday’. This meant that buyers became liable to pay Stamp Duty (a tax on house purchases) on property purchases worth over £175,000 rather than over £125,000. How would you have expected the ‘Stamp Duty holiday’ to have affected activity levels during this period? And what types of buyers would have most benefited?
- The government announced in the March 2010 Budget that it is removing Stamp Duty for first-time buyers on properties up to £250,000 for a 2-year period starting from 25th March 2010. What impact might this have on current activity levels? What about in the run-up to its removal in 2012?
- In the March 2010 Budget, the government announced that a 5% rate of Stamp Duty was being introduced on properties of over £1 million from tax year 2011-12. Currently, a top rate of 4% is applied to properties over £500,000. How would you expect this to affect activity levels now, the closer we get to next April and then after April 2011?
- What can we infer from the recent patterns in mortgage approvals about the strength of housing demand?
- Do patterns in the number of mortgage approvals have implications for house prices? Explain your answer.
According to the Budget 2010 Report, public sector current receipts in 2010-11 will be £541 billion. With expected public sector expenditure of £704 billion this leaves a deficit of £163 billion. Of these receipts, £146 billion or 27% is expected to come from income taxation. Several notable developments in the income tax system for 2010/11 include: the freezing of personal allowances, an income limit for personal allowances for those under 65, and the introduction of an additional income tax band.
Personal allowances are amounts of income that can be earned without being liable to income tax. This amount is to be frozen in 2010/11 at the level of 2009/10 so that for an individual under 65, this limit will remain at £6,475. Allowances are typically raised each year in accordance with the rate of price inflation. This then helps to reduce, in part, what is called fiscal drag. Fiscal drag occurs when there is an increase in the proportion of income taken in income tax as a result of allowances not being adjusted for inflation or for the rate of growth in earnings. In other words, by not increasing the amount of income exempt from taxation in 2010/11, any individual whose earnings rise will pay a higher proportion of their earnings in income taxation.
Another change in 2010-11 is the introduction of an income limit on personal allowances for those earning over £100,000. For every £1 earned above this limit, 50 pence will be taken from the allowance. Hence, given the allowance of £6,475 an individual earning £112,950 or more (i.e. £12,950 over the limit) will, in effect, no longer receive any personal allowance.
Now consider changes to the tax brackets. In 2009/10, an individual with an income tax liability of up to £37,400 (i.e. earnings of up to £43,875, once the personal allowance has been taken into account) pays income tax at 20%. This is the ‘basic rate’ band. With a liability of over £37,400, the excess (i.e. the amount over £37,400) is subject to tax at 40%. This is known as the ‘high rate band’. From the 1st April 2010, there is to be an ‘additional rate’ of 50%. The 50% rate will apply to taxable income over £150,000, while taxable income up to £37,400 will continue to be taxed at 20% and that between £37,401 and £150,000 will be taxed at 40%.
Now, an illustration of how the changes for 2010/11 will affect two individuals. Firstly, consider somebody on £110,000. Their tax allowance is ‘reduced’ by £5,000 to £1,475 and so they have a tax liability of £108,525. Of this, they will pay £7,480 at the basic rate (20% of £37,400) and £28,450 at the higher rate (40% of £71,125). With a tax bill of £35,930, their average rate of income tax in 2010-11 will be 32.66%. In 2009/10, the total tax bill will have been £33,930 (20% of £37,400 plus 40% of £66,125) and so an average rate of tax 30.85%
Finally, consider an individual on £200,000. Their income tax bill in 2010/11 will be £77,520 (20% of £37,400 plus 40% of £112,600 plus 50% of £50,000) and so they will face an average rate of tax income tax of 38.76%. In 2009/10 the tax bill would have been £69,930 (20% of £37,400 plus 40% of`£156,125), an average rate of income tax of 34.97%
Articles
The £20 billion tax raid about to hit The Times, Lauren Thompson (27/3/10)
How to beat the new 50% top rate of tax The Times , Mark Atherton (27/3/10)
Budget 2010: Darling draws election battle lines BBC News (24/3/10)
High earners will feel like they have taken a pummelling The Scotsman, Jeff Salway (27/3/10)
Further information
For the full Budget Report, see Budget 2010: Complete Report HM Treasury, March 2010
(The above consists of the two elements, Economic and Fiscal Strategy Report and Financial Statement and Budget Report. It’s a fairly large pdf file and may take a few seconds to download.)
For the particular measures and their impact on government expenditure and/or revenue, see Annex A: Budget policy decisions of the Financial Statement and Budget Report.
See also Rates and allowances – Income taxation HM Revenue and Customs
(Note: from here you can also link to other tax rates.)
Questions
- Consider the efficiency and equity arguments for and against the income tax changes in 2010/11.
- What do you understand by the terms the marginal rate of tax and the average rate of tax?
- How will the changes to the income tax system in 2010/11 affect the marginal and average income tax rates? You could perhaps try plotting these in a chart for different gross incomes.
- How can fiscal drag occur even if personal allowances are raised by the rate of inflation?
The latest inflation numbers are a joy for headline writers! With the falling price of toys, we can perhaps speak of ‘inflation toying with us’, while the fall in the cost of gas might allow us to say that ‘gas takes the fuel out of inflation’. More generally, the latest inflation figures from the Office for National Statistics (ONS) show the annual rate of CPI inflation falling from 3.5% in January to 3% in February. In other words, the weighted price of a representative basket of consumer goods and services rose by 3% in the 12 months to February as compared with 3.5% over the 12 months to January.
In compiling the Consumer Price Index (CPI), the ONS collects something in the range of 180,000 price quotations over 650 representative goods and services. These goods and services fall into 12 broad product groups. The items to be selected for these groups are reviewed once a year so that, in the face of changing tastes and preferences and changes in the goods and services available to us, the ‘CPI shopping basket’ remains representative. A price index and a rate of price inflation are available for each of these 12 broad groups as well as for goods and services within these groups. So, for instance, we can obtain a price for ‘transport’, then, within this group, we can obtain a price for the purchase of ‘vehicles’ and, finally, a price for ‘new cars’ and for ‘second-hand cars’. This level of detail also means that individuals can calculate their own personal inflation rates using the ONS personal inflation calculator.
So what of the latest fall in the rate of CPI inflation? Well, the ONS reports ‘widespread’ downward pressures. This phrase needs some careful unpicking. Downward pressure is reported from ‘recreation and culture’ because its average price was static in February, but rose a year earlier. Within this group, the average price of games, toys and hobbies fell this year, but increased a year ago and, so, our possible headline ‘inflation is toying with us’. Similarly, downward pressure is reported from ‘housing and household services’ where a fall in its average price this year follows static prices a year ago. A major driver of this change was a reduction in average gas bills and so our other possible headline, ‘gas takes the fuel out of inflation’.
The latest price numbers from the ONS show that some product groups are experiencing long-term price deflation. For instance, while the average price of ‘clothing and footwear’ actually rose in February, when we analyse annual rates of price inflation for this product group, one has to go back to March 1992 to find the last time it was positive! Indeed, within the slightly narrower product group of ‘clothing’, the average annual rate of price deflation over the past ten years has been 6.1%. A similar longer-term trend of price deflation can be found in the product group ‘audio-visual, photo and data processing’. Here there has been an average annual rate of price deflation of 9.9% over the past ten years. So, smile for the camera!
Articles
Rates set to remain at record low as inflation falls back sharply heraldscotland, Ian McConnell (23/3/10)
Inflation data boosts government before budget AFP (23/3/10)
UK inflation rate falls to 3% in February BBC News (23/3/10) )
Inflation slows more than expected Reuters UK, David Milliken and Christina Fincher (23/3/10)
UK inflation falls sharply to 3% Financial Times, Daniel Pimlott (23/3/10)
Inflation rate fell to 3 per cent in February Independent. James Moore (24/3/10)
Inflation falls back to 3% Guardian, Philip Inman (23/3/10)
How soon before we scrap the Bank’s inflation target? Telegraph, Edmund Conway (23/3/10)
Data
Latest on inflation Office for National Statistics (23/3/10)
Consumer Price Indices, Statistical Bulletin, March 2010 Office for National Statistics (23/3/10)
Consumer Price Indices, Time Series Data Office for National Statistics
For CPI (Harmonised Index of Consumer Prices) data for EU countries, see:
HICP European Central Bank
Questions
- Explain the difference between an increase in the level of prices and an increase in the rate of price inflation.
- The annual rate of price inflation for clothing in February was -3.9%. If the average price of clothing was cheaper, year-on-year, how could it have exerted ‘upward’ pressure on the overall rate of CPI inflation?
- What factors might help to explain why, over the past 10 years, the average annual rate of price inflation for audio-visual, photo and data processing equipment has been -9.9%?
- What factors might help to explain why, over the past 10 years, the average annual rate of price inflation for clothing and footwear has been -5.7%?
- What factors might help to explain why the annual rate of ‘new car’ price inflation was 5.4% in February 2010 compared with -0.2% in February 2009?
- What factors might help to explain why the annual rate of ‘second-hand’ car price inflation was 19.0% in February 2010 compared with -15.1% in February 2009? And, are you surprised at the difference in the rates of ‘new’ and ‘second-hand’ car price inflation?