The owner-occupied housing market has seen widespread coverage. With house prices falling throughout the recession and problems accessing mortgages for many people, it is this sector of housing that has received most attention. However, it is rental homes that we’ll be considering here and a new strategy being adopted by landlords. As access to mortgages dried up, people instead turned to renting. Demand for rental properties began to increase, such that competition between potential tenants increased significantly. Not only has there been a substantial increase in rents – up by some 35%, but it has also led to a new ‘sealed bid’ strategy.
A strategy that is often used for purchasing houses is where potential buyers submit sealed bids and it is this approach which is now spreading to the rental sector, as demand and competition for properties increases. Potential tenants are required to submit a sealed bid, containing the amount that they are willing to pay to rent out the property and all this must be done within a deadline. Whoever submits the highest bid ‘wins’ the property and hence tenants are encouraged to submit a bid at or close to the maximum they are willing to pay. Landlords insist that they are not trying to force tenants to pay more, but that it is simply the most effective way of letting properties that are short in supply, but face significant demand. As the BBC News article states:
‘It seems that with the current state of the housing market, sealed bids will be here to stay – as long as many would-be renters are chasing a dwindling supply of good rental homes.’
Rental ‘gazumping on the up as demand rises Metro, Tariq Tahir (8/11/10)
’Bidding war’ for homes to rent BBC News, Nigel Cassidy (20/11/10)
Rental market’s now so hot tenants are having to make sealed bids Mail Online, Sebastien O Kelly (8/11/10)
Is the buy-to-let market on its way back? Seek4Media (20/11/10)
Gazumping on the rise as London rental soars Gulf Times, London Evening Standard (8/11/10)
Questions
- Using a supply and demand diagram, explain the trend we have seen in the rental market, thinking about the impact on demand, supply and hence on price. How does this explain why sealed bids have been used to combat the increased competition?
- Which factors have affected (a) the demand for rental properties and (b) the supply of rental properties? How is the elasticity of demand and supply relevant here in terms of the impact on price?
- To what extent is a sealed bid format fair on potential tenants? Who does such a strategy favour?
- How could this sealed bid strategy be an example of price discrimination?
- What is likely to happen to your consumer surplus if you have to submit a sealed bid?
Happiness and unhappiness are central to economists’ analysis of consumer behaviour. If we define ‘utility’ as perceived happiness, standard consumer theory assumes that rational people will seek to maximise the excess of happiness over the costs of achieving it: i.e. will seek to maximise consumer surplus. In fact, this analysis can be traced back to the work of the utilitarians, Jeremy Bentham and John Stuart Mill. Bentham reffered to it as hedonic or felicific calculus (see also and also).
Now, of course, whether people actually behave in this way is an empirical question: one that behavioural and experimental economists have been investigating over a number of years. Nevertheless, it remains central to neoclassical analysis of ‘rational behaviour’.
But if happiness is central to a large part of economic analysis, how is happiness to be measured? At a micro level, this has proved problematic as it is virtually impossible to have inter-personal comparisons of utility. As a result, consumer theory uses indifference analysis, characteristics analysis, revealed preference and other approaches to analyse consumer demand.
But what about at the macro level? How is a nation’s happiness or well-being to be measured? There is general acceptance that GDP is a relatively poor proxy for national well-being and is more a measure of production. There have been various indices developed over the years (see, for example, Box 14.7 on ISEW in Economics, 7th edition) as alternatives to GDP. None has been adopted by governments, however, with the exception of a Gross National Happiness index in Bhutan.
Recently, however, there has been renewed interest in developing an index of well-being. In France, President Sarkozy commissioned two Nobel economists, Joseph Stiglitz and Amartya Sen, to examine the issues in developing such a measure. In the light of the Stiglitz/Sen report, David Cameron has asked the Office of National Statistics to measure the UK’s general well-being. The articles below look at the difficulties that could arise in producing an index of well-being, of meauring the elements and in using it for policy.
Articles
UK Prime Minister Cameron Moves on UK Happiness Index Triple Pundit, Kristina Robinson (17/11/10)
David Cameron’s happiness index finds support despite impending decade of austerity Daily Record, Magnus Gardham (16/11/10)
How can we measure happiness? Telegraph, Philip Johnston (16/11/10)
David Cameron aims to make happiness the new GDP Guardian, Allegra Stratton (14/11/10)
An unhappiness index is more David Cameron’s style Guardian, Polly Toynbee (16/11/10)
Happiness is a warm baguette? The Economist (13/1/08)
‘Stiglitz-Sen Moving in the Right Direction, but Slowly’ IPS, Hazel Henderson (18/9/09)
The Rise and Fall of the G.D.P. New York Times Magazine (13/5/10)
Happiness doesn’t increase with growing wealth of nations, finds study Guardian, Alok Jha (13/12/10)
Should governments pursue happiness rather than economic growth? The Economist (25/11/10)
M&S’s Sir Stuart Rose among UK’s expert happiness panel BBC News (27/1/11)
The Stiglitz/Sen/Fitoussi report
Report by the Commission on the Measurement of Economic Performance and Social Progress, Joseph Stiglitz, Amartya Sen, Jean-Paul Fitoussi (September 2009)
Questions
- What are the shortcomings of using GDP as a measure of a nation’s well-being?
- Summarise the main findings of the Stiglitz/Sen/Fetoussi report.
- What items would be included in a happiness or well-being index that (a) are not included in GDP; (b) not included in Stiglitz and Sen’s proposed net national product measure? How would such an index be compiled?
- Would it be satisfactory to compile such an index purely on the basis of survey evidence? Why might such evidence prove unreliable?
- What are the political advantages and disadvantages of using such an index?
- Is utilitarianism the best basis for judging the progress of society?
If ever there was something to make you clean out your house and sort out your ‘rubbish’, this has got to be it!! A Chinese vase found gathering dust in an attic has just sold for £43 million at auction. The buyer will pay around £53 million after paying the buyer’s 20% commission to the auction house and VAT. The seller will get around £40.75 million, after deduction of the seller’s commission by the auction house. The auction house itself will make over £10 million – not a bad day to be an auctioneer!
With the price starting at £500,000, onlookers could hardly believe it as the price began to increase by £1 million at a time. The buyer is thought to be a Chinese person or a state-backed company. And, just in case you didn’t realise, the FT article does make special mention that the person is likely to be ‘wealthy’!
The Chinese vase sold for over 40 times its estimate, with speculation that the price was forced up by a Chinese cultural agency owned by the state. As China aims to regain many of its lost artefacts, prices for objects such as this have been pushed up: although perhaps £53 million is a little expensive for the everyday consumer! However, unstable financial markets and rising inflation may also be partly to blame for the surge in prices for objects such as this. We’ve seen how gold and other commodities have increased in value throughout the recession, as investors look for more stable investments – and the same appears to be happening in the world of art. I’ll certainly be keeping a look out for any dusty artefacts!
House clearance vase fetches £53 million Financial Times, Jan Dalley, Peter Aspden and Justine Lau (12/11/10)
Chinese vase: the suburban auction house that made £12m Telegraph, Andy Bloxham and Martin Evans (12/11/10)
Qianlong Chinese porcelain vase sold for £43m BBC News (12/11/10)
Chinese vase fetches record $69 million in UK auction Reuters (12/11/10)
Questions
- Why are auctions a good way of selling and buying a product?
- The auction house has made over £10 million from this sale, despite only employing 8 people. Does this income guarantee the success of this business?
- Using a demand and supply diagram, explain the factors that have fuelled the price increase in artefacts, such as this Qianlong porcelain vase.
- Why are people investing in assets, such as art and commodities, rather than in more traditional financial assets?
- Could an auction be an example of price discrimination?
The latest mortgage approval numbers from the Bank of England continue to demonstrate the fragility of the UK housing market and, in particular, waning levels of activity. The 47,474 approvals in September was the lowest number since February. The downward momentum in approvals has gained pace in recent months. The number of approvals in Q3 was 2.9% lower than in Q2 and was 11.5% lower than in Q3 of last year. All of this provides evidence that housing demand is weakening.
Tight credit conditions have affected the supply of mortgages for some time and, as a consequence, negatively impacted on the number of house buyers. This is likely to be especially true for potential first-time buyers who have no housing equity with which to help purchase property. But, the marked downward momentum in mortgage approvals is reflecting a weakening in housing demand.
So what explains this weakening of housing demand? In part, it is likely to be current economic conditions. But, expectations of future economic conditions are crucially important in determining activity levels in the housing market. With concerns about future economic growth it would be no surprise if households are feeling more than a little cautious about their spending plans and about their household finances. Economic uncertainty amongst households does not bode well for activity levels in the housing market. If this line of thinking is right we can expect mortgage approvals numbers to remain subdued for some time to come.
Articles
Drop in mortgages sparks concerns over house price falls The Herald, Ian McConnell (30/10/10)
Housing dip feared as mortgage approvals stall Guardian, Mark King (29/10/10)
UK mortgage approvals decline Irish Times (29/10/10)
Net mortgage lending slumps to just £112 million Independent, James Moore (30/10/10)
Mortgage approvals lowest since Feb Reuters (29/10/10)
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
- What variables do you think will affect the demand for mortgages?
- What variables do you think will affect the supply of mortgages by lenders?
- What do you understand by housing and mortgages being complementary products? Why might the complementary relationship between housing and mortgages be stronger for first-time buyers?
- If housing demand weakens, would we expect house prices to fall? Are there circumstances when a weakening of demand might not translate into lower house prices? Illustrate your answer using demand and supply diagrams.
Reforms and budget cuts seem to be the norm across the world. In the UK, we’ve seen announcements about substantial cuts in government spending and reforms to our welfare state, including child benefit and pension reforms. But how will people react? Perhaps, we should look to France to see what could be to come. People across the country are protesting against the plan to raise the pension age from 60 to 62.
Workers at French oil refineries have ceased work and, as as a result, shortages of petrol across France look set to continue. There has been mass disruption to various transport markets, including cancelled flights and lorry drivers using ‘go-slow tactics’.
Furthermore, it’s not just workers at oil refineries who are on strike. Rubbish remains uncollected; oil tankers are floating off the coast; rail strikes and postal strikes have disrupted daily life; and even the school system has been affected. But, what are the costs of these strikes? Will the French economy suffer? Will economic growth be affected? It’s certainly an inefficient use of resources and will undoubtedly cost money.
Yet, despite these strikes, the President has said that the reforms will still go ahead, as he looks forward to a Senate vote on the pension bill. But what are the problems necessitating pension reform, not just in France, but across the world? And will it be France’s turn to experience a ‘winter of discontent’?
French strikes force petrol stations to shut BBC News (18/10/10)
Defiant Marseille, heart of France’s social unrest Reuters (18/10/10)
French Fuel Crisis: Protests turn violent Sky News, Huw Borland (18/10/10)
JPMorgan says French strike will cut demand for oil next year Bloomberg, Grant Smith (18/10/10)
French strikes hit airlines, trucking, gas pipes Philippine Star (19/10/10)
French riot police clash with students as petrol stations run dry Telegraph, Henry Samuel (18/10/10)
French based for another day of strike action Guardian, Angelique Chrisafis (18/10/10)
France strike: flights cancelled, airlines told to carry enough fuel for return journey Telegraph (18/10/10)
Questions
- What action other than striking is open to workers? What are the costs and benefits of each?
- Why are strikes by groups of workers likely to be more effective than protests by individual workers?
- Illustrate on a diagram the effect of a trade union entering an industry. How does it affect equilibrium wages and equilibrium employment? Is there any difference if the trade union faces a monopsonist employer of labour?
- What are the efficiency arguments against strike action?
- How are oil prices determined? What will be the impact on oil prices of these strikes in France? Will there be an impact on the rest of the world?
- What are the key issues necessitating pension reform? Are these issues worth the price of the strikes?