We have learnt a lot this week about the appetite of households for spending. And, it appears that they are not particularly hungry. On Monday, the Quarterly National Accounts for Q1 revealed that, in real terms, household sector spending fell by 0.1% in the quarter despite disposable income growing by 2.1%. Today, we have learnt that households have continued to increase the amount of equity in their homes. The Housing Equity Withdrawal (HEW) figures for Q1 show that households increased their stake in housing by some £3.2 billion.
Housing Equity Withdrawal occurs when lending secured on dwellings increases by more than the investment in the housing stock. Housing investment relates largely to the purchase of brand new homes and to major home improvements, but also includes housing moving costs such as legal fees. What the Bank of England does is to compare these levels of housing investment with the amount of additional secured lending. If the Bank of England finds that additional secured lending is equal to the amount of housing investment then HEW is zero. If it is positive, then additional secured lending is greater than the levels of housing investment. This would show that the household sector was extracting equity from the housing stock and using mortgage lending to fund consumption, to purchase financial assets or to pay off unsecured debts, like credit cards.
But, the point here is that HEW is actually negative and has been so since the second quarter of 2008. Negative HEW means that housing investment levels are greater than the levels of new secured borrowing. In other words, household are increasing their housing equity. But, there is a cost to this choice because by doing so households are using money that could otherwise be assigned for spending or purchasing financial assets. One way of measuring the potential extent of foregone consumption is to note that the Bank estimates that the level of equity injected into housing in Q1 was equivalent to 1.3% of disposable income. Since Q2 2008 households have injected equity into housing to the tune of £38.34 billion, which is equivalent to 1.97% of disposable income, some of which might have otherwise been used to fund spending.
The negativity of HEW is not that surprising. In difficult economic times many of us might be tempted, if we can, to reduce our exposure to debt. Low interest rates may also be inducing households to pay off debt either because the interest rates on saving products are low and unattractive or because the size of mortgage payments for those on now lower variable rate mortgages gives them income with which to pay debt off. The bottom line is that after many years happily spending, households appear to be dining off a different menu.
Articles
Homeowners raise stakes in homes, says Bank of England BBC News (15/7/10)
Mortgage debt drops £3.2 billion Independent, Nicky Burridge (15/7/10)
Drop in outstanding mortgage debt UK Press Association (15/7/10)
Equity withdrawal still negative Financial Times, Cara Waters (15/7/10)
Saving may cause a double-dip recession Telegraph, Harry Wallop (13/7/10)
Data
Housing equity withdrawal (HEW) statistical releases Bank of England
Quarterly National Accounts, 1st Quarter 2010 ONS
Questions
- What do you understand by the term ‘housing equity withdrawal’?
- Compare the possible implications for consumer spending of positive HEW and negative HEW.
- What factors do you think lie behind the eight consecutive quarters of negative HEW?
- Why might a low interest rate environment affect the incentive to withdrawal housing equity? What other variables might also affect levels of HEW?
- How does HEW affect the net worth of households?
What’s going to happen to stock market prices? If we knew that, we could be very rich! Nevertheless, financial analysts constantly try to predict the movements of shares in order to decide when to buy and when to sell. One thing they do is to look at charts of price movements and look for patterns. These ‘chartists’, as they are sometimes called, refer to something known as the ‘death cross’ or ‘dark cross’.
So what is the death cross? Imagine a chart of the movements of share prices, such as the FTSE 100 in the UK or the Dow Jones Industrial Average and S&P 500 in the USA. These movements can be shown as a moving average. In other words, for each day you plot the average of the past so many days. Typically, 200-day (sometimes 100-day) and 50-day moving averages are plotted. The 200-day (or 100-day) is taken as the long-term moving average and the 50-day as the short-term moving average. In a falling market, if the short-term moving average crosses below the long-term moving average, this is called the ‘death cross‘ as it signifies growing downward pressure in the market. The fall in the long-term average in these circumstances will indeed lag behind the fall in the short-term moving average.
Markets around the world are experiencing the death cross. So should be be worried? Or is this like looking for patterns in tea leaves, or the stars, and using them to make bogus predictions? So: science or mumbo jumbo?
First the science: the death cross indicates a fall in confidence. And at present, there is much for investors to worry about. Burgeoning debts, austerity measures and fears of a double-dip recession are spooking markets.
Now the mumbo jumbo. Just because markets are falling at the moment, this does not prove that they will go on falling. Markets are often spooked, only to recover when ‘sanity’ returns. People may soon start to believe that a second credit crunch will not return, given all the regulatory and support measures put in place, the huge amount of liquidity waiting to be invested and the support packages from the ECB and IMF for Greece and, potentially, for other eurozone countries having difficulties servicing their debts. In other words, patterns may repeat themselves, but not necessarily. It depends on circumstances.
Articles
Market’s Swoon Prompts Fears Of the Dreaded ‘Death Cross’ CNBC, Jeff Cox (1/7/10)
Death Cross in S&P 500 May Not Lead to Rout: Technical Analysis Bloomberg Businessweek, Alexis Xydias (30/6/10)
Are the markets about to encounter the”Death Cross”? BBC News, Jamie Robertson (1/7/10)
MarketBeat Q&A: Debunking the ‘Death Cross’ Wall Street Journal blogs, Matt Phillips (30/6/10)
Technical analysis and market data
Moving Average Crossovers TradingDay.com, Alan Farley
Death Cross Investopedia
FTSE 100 historical prices Yahoo Finance
S&P 500 historical prices Yahoo Finance
Dow Jones historical prices Yahoo Finance
Questions
- Explain what is meant by the death cross and use a diagram to illustrate it. What is menat by the golden cross. Again, use a diagram to illustrate it.
- Under what circumstances would speculation against stock market price movements be (a) stabilising and (b) destabilising?
- What is the implication for stock market prices of a ‘wall of money’?
- How much faith should be put in chartist explanations of stock market prices? Do criticisms of chartism apply to all time-series analysis that is used for forecasting?
- Look back at newspaper articles from a year ago and see what they were predicting about stock market prices. Have their preductions been borne out? If so, why? If not, why not?
For some, thoughts will have turned to events on football pitches in South Africa. Perhaps though we should spare a thought for the Governor of the Bank of England, Mervyn King, who is likely to be concerned by his own team’s recent performance in missing the inflation rate target! Mervyn’s resulting ‘yellow card’ involves writing a letter to the Chancellor of the Exchequer every time the annual rate of CPI (Consumer Price Index) inflation deviates by more than one percentage point from the government’s central target of 2%. Unfortunately for the Governor, since the turn of the year, only in February has the annual rate of CPI inflation failed to exceed 3%. And, even that was within in a whisker of missing the goal since the rate of inflation squeaked in at 3%. Perhaps February was more a case of hitting the post!
As all sports fans know, a run of disappointing results can lead to dissent amongst players and supporters alike. We can see from the minutes of June’s meeting of the Monetary Policy Committee the extent of the debate over the persistence of inflation. The debate included discussions concerning the impact of the expected fiscal consolidation measures (the MPC met before the Budget), the public’s higher inflation rate expectations, the price of oil and other commodities and the margin of spare capacity in the economy (the output gap). The minutes reveal that one member of the MPC, Andrew Sentance, voted for an increase in interest rates believing that inflation had been particularly resilient in the aftermath of the recession.
We now have new forecaster in town: The Office of Budget Responsibility. In our blog article Who’d be a forecaster? A taxing time for the new OBR we looked at the growth forecasts produced by the Office of Budget Responsibility taking into account the Budget Measures of 22 June. The June 2010 OBR Budget forecasts also contain predictions for CPI inflation. So what do the OBR say?
The OBR predicts that the annual rate of CPI inflation will stay around 3% in the near term. It is now slightly more pessimistic about the prospects for inflation beyond the near term than it was in its pre-Budget forecasts. More specifically, it says that CPI inflation will ‘decline more gradually’ than first thought because of the rise in the standard rate of VAT to 20% in January 2001 and its belief that oil prices will be higher than originally envisaged. The OBR is forecasting the average price of a barrel of oil in 2010/11 to be $78 rising to $82 in 2011/12.
Going further ahead, the OBR expects the rate of inflation to fall back to ‘a little under 2 per cent in early 2012’. It argues that this will reflect the unwinding of the VAT effect, and, significantly, the downward pressure on prices from the larger negative output gap that will result from the fiscal consolidation measures in the Budget. In other words, the expectation is that there will be greater slack or spare capacity in the economy which will help to subdue price pressures.
If the OBR is right, the Governor may have more letter-writing to do in the near term and perhaps well into 2011. But, the fiscal consolidation measures should, once the impact of the VAT rise on the inflation figures ‘drops out’, see the rate of inflation fall back. Perhaps then, the final whistle can be blown on the Governor’s inflation troubles. In the mean time it will be interesting to see how MPC members take on board, in their deliberations over interest rates, the Budget measures and the OBR’s own thoughts on inflation. Could interest rates be rising shortly despite fiscal consolidation? Let Mervyn and his team play on!
OBR Forecasts
Budget Forecast June 2010 OBR (22/6/10)
Pre-Budget Forecast June 2010 OBR (14/6/10)
Monetary Policy Committee
Overview of the Monetary Policy Committee
Monetary Policy Committee Minutes
Inflation Data
Latest on inflation Office for National Statistics (15/6/10)
Consumer Price Indices, Statistical Bulletin, May 2010 Office for National Statistics (15/6/10)
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
Articles
MPC minutes reveal Bank split on inflation risk Financial Times, Daniel Pimlott (23/6/10)
Bank of England minutes reveal surprise split on interest rates Guardian, Katie Allen (23/6/10)
Instant view: Bank split 7-1 on June vote Reuters UK (23/6/10)
Now even the Bank isn’t sure it can bring down inflation Independent, Sean O’Grady (24/6/10)
An inflation hawk hovers over the Bank of England Guardian, Nils Pratley (24/6/10)
Questions
- Explain why an output gap – the amount of spare capacity in the economy – might impact on price pressures.
- What impact would you expect the rise in the standard rate of VAT next January to have on the CPI (price level) and on the CPI inflation rate? What about the following year?
- Some economists believe that by being more aggressive in cutting the fiscal deficit, interest rates will be lower than they otherwise would have been. Evaluate this argument.
- Now for your turn to be a member of the MPC and to decide on interest rates! How would you vote next month? Are you a ‘dove’ or a ‘hawk’?
There is a new craze sweeping across nations. We might call it the Consolidation Conga! Across the world, and, in particular Europe, government after government seems to be announcing plans to cut its budget deficit. But, with so much focus on governments’ plans for fiscal consolidation it would be all too easy to ignore evidence of consolidation in other sectors too. In the UK, the household sector continues to show a zest for the consolidation of its own finances.
Figures from the Bank of England show that during April net unsecured lending, i.e. lending through credit cards, overdrafts and personal loans less repayments, was again in negative territory, this time to the tune of £136 million. This means that the repayment of unsecured debt exceeded new unsecured lending by £136 million. When an allowance is made for unsecured debt ‘written off’ by financial institutions, we find that the stock of unsecured debt fell by £827 million.
April’s fall in the stock of unsecured debt means that the household sector’s stock of unsecured debt has now fallen for 11 months in a row. Over this period the stock of unsecured debt has fallen by £11.47 billion or by 4.9%. Some of this fall is clearly attributable to the ‘writing off’ of bad debts since net unsecured lending has been negative in only 6 of these 11 months. However, this should not detract from our central message of a consolidation by households of their finances. Indeed, the sum of net unsecured lending over these 11 months is -£459 million. In other words, over the period from June 2009 to April 2010 the household sector made a net repayment of unsecured debt of some £459 million.
While the stock of unsecured debt has fallen by £11.47 billion since last June to stand at £220.77 billion in April 2010, the household sector’s overall stock of debt has fallen too, although only by £178 million to £1,459.5 billion. The much smaller decrease in total debt reflects an increase in the stock of mortgage debt by £11.291 billion over the same period. But, there are two points to make here. Firstly, it is difficult to over-play the fact that the overall stock of household debt has fallen. If we look at the Bank of England’s monthly series which goes back to April 1993, the first monthly fall in the total stock of debt did not occur until October 2008. In other words, the norm has simply been for total household debt to increase.
The second point to make is that the growth in secured debt has slowed markedly. The stock of secured debt in April was only 0.9% higher than a year earlier. But, more than this, the Bank of England’s Housing Equity Withdrawal numbers show that since the second quarter of 2008 the household sector’s stock of secured borrowing has increased by less than we would have expected given the additional housing investment, i.e. money spent on moving costs, the purchase of newly built properties or expenditure on major home improvements. This has resulted in what we know as negative Housing Equity Withdrawal (HEW). This again is evidence that households too are consolidating.
The desire for the household sector to consolidate and to reduce its exposure to debt is pretty understandable, especially given these uncertain times. But, as we discuss in Has the tide turned for Keynesianism?, there are dangers for national and global aggregate demand of mass consolidation. It remains to be seen if we can really afford for so many to be dancing the Consolidation Conga!
Articles
Housing market on a knife edge with no sign of sustained recovery in lending Independent, David Prosser (3/6/10)
UK mortgage lending edges higher BBC News (2/6/10)
Mortgage data raise housing recovery fears Financial Times, Norma Cohen (2/6/10)
Mixed lending data point to stagnant housing markets Reuters (2/6/10)
Mortgage approvals slightly higher Press Association (3/6/10)
Data
Lending to individuals Bank of England
Monetary and Financial Statistics (Bankstats) Bank of England (See Tables A5.1 to A5.7, in particular)
Housing equity withdrawal (HEW) statistical releases Bank of England
Questions
- What does a negative net lending figure indicate?
- If net lending is negative does this mean that the stock of debt is falling?
- What factors might be driving households to consolidate their finances?
- Discuss the potential economic benefits and dangers of households consolidating their finances.
- Of what significance is the extent of the household sector’s consolidation of its finances for: (i) the government and (ii) the Bank of England?
In the UK, we have an inflation target of 2% and it’s the Bank of England’s job to use monetary policy, in particular interest rates, to keep inflation within 1 percentage point of its target. However, with rising commodity prices and the onset of recession back in 2008, interest rates had another objective: to prevent or at least lessen the recession. Bank Rate fell to 0.5% and there it has remained in a bid to encourage investment, discourage saving and increase consumption, as a means of stimulating the economy.
However, at such a low rate, interest rates are not acting as a brake on inflation, which is now well above target. This rise in inflation, has been largely brought about by cost-push factors, such as the restoration of the 17.5% VAT (up from the temporary 15%), higher oil and commodity prices, and a fall in the exchange rate. But part of the reason might be found in the increase in money supply that resulted from quantitative easing.
There are concerns that the UK may lose its credibility on inflation if action isn’t taken. The OECD has advised the Bank of England to raise Bank Rate to 3.5% by the end of 2011. The following articles consider this issue.
Articles
Time to worry about inflation? BBC News blogs, Stephanomics, Stephanie Flanders (28/5/10)
UK must not fall for the false promise of higher inflation Telegraph, Charles Bean, Deputy Governor of the Bank of England (4/6/10)
Reports and documents
General Assessment of the Macroeconomic Situation OECD Economic Outlook, No. 87 Chapter 1 (see especially pages 53–4) (May 2010)
United Kingdom – Country Summary OECD Economic Outlook, No. 87 (May 2010)
Statistical Annex OECD Economic Outlook, No. 87 (available 10/6/10)
Inflation Report portal Bank of England (see May 2010)
Questions
- Explain the relationship between interest rates and inflation. Why have such low interest rates caused inflation to increase?
- In 2008, the UK moved into recession, but was also suffering from inflation. This was unusual, as AD/AS analysis suggests that when aggregate demand falls, growth will fall, but so will prices. What can explain the low growth and inflation we saw in 2008?
- What is the difference between real and nominal GDP?
- What are the causes of the current high inflation and what solutions are available and viable?
- Why are expectations of inflation so important and how might they influence the Bank of England’s plans for interest rates?
- Do you think the OECD should have advised the Bank of England? Will there be any adverse effects internationally if the UK doesn’t heed the OECD’s advice?
- Is the OECD’s assessment of the UK in the above Country Summary consistent with its view on UK interest rates contained in pages 53 and 54 in the first OECD link?