Tag: Bank of England

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Will the housing market growth end with a crash? (updated 1/10/22)

In July this year, the UK saw the highest annual house price inflation rate since May 2003. The housing market is experiencing an excess demand for houses. There is a greater demand from buyers than there are homes for sale. This has led to a double-digit annual rise for the 10th consecutive month. Nationwide building society data show that UK house prices rose by 10% in the year to August 2022, with the typical property price rising by £50 000 in the past two years to £273 751.

The market has seen this continued growth in house prices despite the growing pressure on buyers’ budgets. It is even reported that estate agents are seeing a recent surge in activity. However, can the housing market continue to grow, or will we witness a crash?

House market activity

There are also signs that the housing market is now losing some momentum. According to the Nationwide, the average price of a home was £294 260 in August, 0.4% higher than the previous month. Although this marked another record high, the rise was less than earlier in the year. Halifax called the monthly rise ‘relatively modest’ compared with the rapid house price inflation that has been seen in recent times, where the average monthly increase in house prices has been 0.9%. The latest increase marked a return to growth for house prices, after they fell in July for the first time in more than a year.

However, the annual growth did slow in August, despite house prices still growing. The annual rate of house price growth dropped to 11.5% from 11.8% in July – the lowest level in three months. The Nationwide is predicting that an increase in energy costs and rising mortgage interest rates will add to the pressure on household budgets in the coming months. Energy prices are continually rising, and it is suggested that the least energy-efficient properties could typically see bills surge by £2700 a year, or £225 a month. This added squeeze on households’ disposable income, combined with the expectation that that inflation is set to remain in double digits into next year, is predicted to slow house price increases further or even cause them to fall.

Barratt Developments, the country’s biggest housebuilder, stated that the number of homes reserved each week until the end of August had fallen below the level of a year earlier, and was now lower than before the coronavirus pandemic. This has been partly driven by people anticipating further rises in interest rates and provides further evidence of a slowdown in the housing market.

Bank of England decisions on interest rates

In early August, the Bank of England announced its biggest increase in interest rates in 27 years, taking the UK base rate from 1.25% to 1.75%, a 13-year high. This rise in the base rate, which has a knock-on effect on other interest rates, was an attempt to control rising inflation as energy and food prices soared.

Then, on Thursday 22nd September, the Bank of England announced a further 0.5 percentage point rise in the base rate to 2.25%. This is now the highest level for 14 years, but this is unlikely to be the peak as it is expected that the Bank will continue raising rates into next year.

The government’s mini-Budget on 23 September involved a price cap on energy prices, estimated to cost around £150 billion, and various tax cuts. The package would be funded largely by borrowing. This is likely to drive interest rates up further. Indeed, in response to the package, the interest rate on new government bonds soared and price of existing bonds (which pay a fixed amount per annum) correspondingly fell, thereby increasing their yield. Yields rose above 4%; they were just 1.3% rate at the start of the year.

These further increases in interest rates will have a negative impact on the market as they feed through to mortgage rates, which have already increased noticeably recently. Indeed, following the mini-Budget and the rise in bond prices, around half the mortgage products on offer to new buyers or those re-mortgaging were withdrawn. Many households with mortgages will thus see their costs rise. Experts have warned that borrowers in the UK are especially exposed, with many people having mortgages tracking central bank rates or having short-term fixed deals set to expire. Those on fixed-rate deals will not be immediately affected, although their costs could jump when their deals come up for renewal.

The impact of a recession

Even though the housing market is slowing, it is nowhere near a crash. But, with the Bank of England predicting a recession, there is concern about the impact on the housing market. In August, the Bank had warned that Britain was likely to enter into a recession by December this year and predicted it to last 15 months. However, with the announcement of higher interest rates, the Bank now warns that the UK may already be in a recession. The central bank had previously expected the economy to grow between July and September, but it now believes it will have shrunk by 0.1%. This comes after the economy already shrank slightly between April and June.

A recession is defined as when an economy shrinks for two consecutive quarters. During a recession, house prices typically flatline or decrease but it all depends on how severe the recession is. Historically, when there is a deep and prolonged contraction in the economy with rising unemployment, house prices tend to fall.

Finance experts have predicted that the UK will suffer its longest downturn since the 2008 financial crisis. The global financial crisis saw the availability of mortgage finance contract, making it much harder for people to borrow, thereby reducing the demand for homes. This, together with rising unemployment, resulted in average house prices falling by 12%. It was not until 2010 that the housing market in London began to recover and not until 2013 in the wider UK market.

The BoE’s Monetary Policy Committee (MPC) have warned:

Real household post-tax income is projected to fall sharply in 2022 and 2023, while consumption growth turns negative.

This will be the first recession in the UK since the height of the Covid crisis 2020. However, then the housing market didn’t behave in the typical way and property prices continued rising. This was fuelled by people working from home, which encouraged both house movers and first-time buyers to seek houses with sufficient space. The housing market has been rampant ever since as people have taken advantage of low interest rates and also of the stamp duty holiday between July 2020 and September 2021 (see the blog, The red hot housing market).

This time, however, the predicted recession could finally put the brakes on growing house prices as people’s real incomes fall. With people faced with higher mortgage rates and the cost-of-living squeeze, the growth in demand for property is likely to slow rapidly: to 5% in the second half of this year and then lower still in 2023. This could eventually match the supply of property. Supply may also increase as a result of an increase in repossessions as people struggle to pay their monthly mortgage bills.

Cuts to stamp duty

In his mini-Budget on 23 September, the new Chancellor, Kwasi Kwarteng, announced that stamp duty on house purchases would be cut. The threshold at which buyers have to start paying the duty would rise from £125 000 to £250 000 and first-time buyers would not pay any duty on the first £425 000.

This cut in tax on house purchase will go some way to offsetting the effect of rising mortgage interest rates and is likely to reduce the slowdown in house price rises.

First time buyers

A recession could actually help some people climb onto the property ladder if it pushes property prices down. That would lead to smaller deposits being needed and lower total amounts having to be borrowed.

However, despite the prospect of falling house prices, it still remains tough for first-time buyers. The biggest risk for hopeful homebuyers in a recession is losing their job. At a time of increased uncertainty, some first-time buyers are likely to wait, hoping that homes will become cheaper. However, there have only been 31 months in the past 20 years when house prices have fallen, all of which occurred between 2008 and 2012. Myron Jobson, senior personal finance analyst at Interactive Investor said:

Fast-rising rents are not offering any relief and could keep some buyers in the hunt for a home for longer than they would like.

Also, prices are not yet actually falling, even though demand is slowing. Demand for homes is still outstripping the available housing inventory. This means that the market is still a difficult one for first-time buyers and those looking to climb up the property ladder.

At first sight, it may seem that cuts to stamp duty will help first-time buyers, especially as the duty is paid after a higher threshold than for other purchasers. However, the stamp duty cuts will stimulate demand, which, as we argued above, will reduce the slowdown in house price rises. Also, despite the threshold being higher for first-time buyers, by stimulating house price inflation, most if not all the gains in the duty cut could be offset and could risk pricing-out first-time buyers.

Conclusion

The economic outlook is uncertain. However, the rises in the energy price cap in October and beyond, and the general rise on the cost of living as prices rise faster than wages, are expected to increase pressure on household finances, which will limit the amount that prospective house buyers can afford to borrow. As a result, house price inflation is expected to fall across the majority of UK regions, as buyer demand eases. But just how much house price inflation will fall and whether it will turn negative (i.e. a fall in house prices) is hard to predict

Articles

Questions

  1. With the aid of a diagram, explain the current demand and supply in the housing market.
  2. How does an expectation of a rise in interest rates affect the demand for housing?
  3. Define the term recession. Why is the UK likely to enter recession (if it has not already done so)?
  4. Describe the characteristics of the business cycle during a recession.
  5. How do expectations of house price increases affect actual house price increases?
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Rise in the cost of living
Part 2: UK Government response

As we saw in Part 1, households are seeing a rise in the cost of living, which is set to accelerate. Inflation in the year to January 2022, as measured by the Consumer Prices Index (CPI), was 5.5%, the highest rate for over 30 years, and it is expected to reach more than 7 per cent by April. This has put great pressure on household budgets, with wage rises for most people being below the rate of price inflation. The poor especially have been hard hit, with many struggling to meet soaring energy, food and transport prices and higher rents.

In Part 2 we look at the UK government’s response to the situation, a similar response to that in many other countries.

Effects on government finances

The Chancellor, Rishi Sunak, has stated that the government understands the pressures families are facing with the cost of living. However, rising interest rates mean that it will cost the Treasury considerably more to service the UK’s national debt of more than £2tn.

Interest payments on index-linked debt are calculated using an alternative measure of inflation, the retail prices index (RPI), which is running at 7.8%, considerably higher than anticipated in last October’s Budget. It is now projected that central government spending on debt interest this financial year will come in at around £69bn, some £11bn higher than the £58bn forecast in the October 2021 Budget and £27bn above the £42bn forecast in the March 2021 Budget.

In addition, it is expected that the latest rise in CPI will increase the chances of the Bank of England raising interest rates and thereby further increasing the costs of servicing national debt. If this is the outcome when its Monetary Policy Committee meets next month, then it would be the third successive time interest rates have been raised.

There is also concern that this, in addition to the direct effects of higher costs, will push more firms towards insolvency. It is argued that if government wanted to prevent this, it would need to cut business taxes in order to boost investment and productivity and to allow businesses to provide annual wage rises that are affordable.

Monetary policy

The Bank of England’s traditional response to rising inflation is to raise interest rates, which it has done this twice in the past few months. This means that people who have borrowed money could see their monthly payments go up, especially on mortgages tied to Bank Rate.

An aim of this policy is to make borrowing more expensive resulting in people spending less. As a result, they will buy fewer things, and prices will stop rising as fast. However, when inflation is caused by external forces, this might have a limited effect on prices and would put a further squeeze on household budgets.

Fiscal policy

Alternatively, the government might choose to cut taxes for consumers on items whose prices are rising quickly. It is taking some measures to reduce the impact of energy price rises. For example, the Treasury has announced that it would provide millions of households with up to £350 to help with their rising energy bills and in April the lowest-paid will see the National Living Wage rise by 6.6%, which is higher than the current inflation rate.

The chief economist of the British Chambers of Commerce has said that tightening monetary policy too quickly risks undermining confidence and the wider recovery, arguing that more needs to be done to limit the unprecedented rise in costs facing businesses, including financial support for those struggling with soaring energy bills and delaying April’s national insurance rise.

Conclusion

Rising inflation affects all our living standards. It a global issue with causes beyond government control.

Rising prices together with planned tax increases mean that real average take-home pay is likely to fall over the coming year. The extra energy costs and tax rises will force families to make savings elsewhere, meaning business revenues may fall, and the economic recovery could be negatively impacted.

However, it is those on low incomes that tend to find it hardest to cope with the rising cost of living. Those impacted the most will be faced with difficult decisions over the coming months as they try to cope with falling real incomes. With food price inflation expected to rise further, a likely rise in interest rates and a further increase in the energy price cap in October, these tough decisions are set to get harder for poorest households in the economy.

Articles

See articles in Part 1

Podcast

Questions

    These questions are based on the podcast.

  1. What elements are there in household energy prices? Which element has gone up most?
  2. What are the arguments for and against the government delaying the rise in the rate of national insurance by 1.25 percentage points?
  3. What can be done to help people on modest earnings who earn just too much to receive benefits?
  4. Are government loans to help people with higher bills a good idea?
  5. What are the advantages and disadvantages of removing VAT on domestic energy?
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End of the bull run?

With the onset of the pandemic in early 2020, stock markets around the world fell dramatically, with many indices falling by 30% or more. In the USA, the Dow Jones fell by 37% and the Nasdaq fell by 30%. In the UK, the FTSE 100 fell by 33% and the FTSE 250 by 41%.

But with a combination of large-scale government support for their economies, quantitative easing by central banks and returning confidence of investors, stock markets then made a sustained recovery and have continued to grow strongly since – until recently, that is.


With inflation well above target levels, central banks have ended quantitative easing (QE) or have indicated that they soon will. Interest rates are set to rise, if only slowly. The Bank of England raised Bank Rate from its historic low of 0.1% to 0.25% on 16 December 2021 and ceased QE, having reached its target of £895 billion of asset purchases. On 4 February 2022, it raised Bank Rate to 0.5%. The Fed has announced that it will gradually raise interest rates and will end QE in March 2022, and later in the year could begin selling some of the assets it has purchased (quantitative tightening). The ECB is not ending QE or raising interest rates for the time being, but is likely to do so later in the year.

At the same time economic growth is slowing, leading to fears of stagflation. Governments are likely to dampen growth further by tightening fiscal policy. In the UK, national insurance is set to rise by 1.25 percentage points in April.

The slowdown in growth may discourage central banks from tightening monetary policy more than very slightly. Indeed, in the light of its slowing economy, the Chinese central bank cut interest rates on 20 January 2022. Nevertheless, it is likely that the global trend will be towards tighter monetary policy.

The fears of slowing growth and tighter monetary and fiscal policy have led many stock market investors to predict an end to the rise in stock market prices – an end to the ‘bull run’. This belief was reinforced by growing tensions between Russia and NATO countries and fears (later proved right) that Russia might invade Ukraine with all the turmoil in the global economy that this would entail. Stock market prices have thus fallen.

The key question is what will investors believe. If they believe that share prices will continue to fall they are likely to sell. This has happened since early January, especially in the USA and especially with stocks in the high-tech sector – such stocks being heavily represented in the Nasdaq composite, a broad-based index that includes over 2500 of the equities listed on the Nasdaq stock exchange. From 3 January to 18 February the index fell from 15 833 to 13 548, a fall of 14.4%. But will this fall be seen as enough to reflect the current economic and financial climate. If so, it could fluctuate around this sort of level.

However, some may speculate that the fall has further to go – that indices are still too high to reflect the earning potential of companies – that the price–earnings ratio is still too high for most shares. If this is the majority view, share prices will indeed fall.

Others may feel that 14.4% is an overcorrection and that the economic climate is not as bleak as first thought and that the Omicron coronavirus variant, being relatively mild for most people, especially if ‘triple jabbed’, may do less economic damage than first feared. In this scenario, especially if the tensions over Ukraine are diffused, people are likely to buy shares while they are temporarily low.

But a lot of this is second-guessing what other people will do – known as a Keynesian beauty contest situation. If people believe others will buy, they will too and this will push share prices up. If they think others will sell, they will too and this will push share prices down. They will all desperately wish they had a crystal ball as they speculate how people will interpret what central banks, governments and other investors will do.

Articles

Questions

  1. What changes in real-world factors would drive investors to (a) buy (b) sell shares at the current time?
  2. How does quantitative easing affect share prices?
  3. What is meant by the price-earnings ratio of a share? Is it a good indicator as to the likely movement of that share’s price? Explain.
  4. What is meant by a Keynesian beauty contest? How is it relevant to the stock market?
  5. Distinguish between stabilising and destabilising speculation and illustrate each with a demand and supply diagram. Explain the concept of overshooting in this context.
  6. Which is more volatile, the FTSE 100 or the FTSE 250? Explain.
  7. Read the final article linked above. Were the article’s predictions about the Fed meeting on 26 January borne out? Comment.
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Global inflation: looking ahead

Inflation has surged worldwide as countries have come out of their COVID-19 lockdowns. The increases in prices combined with supply-chain problems has raised questions of what will happen to future prices and whether it will feed further inflation cycles.

Inflation targeting

Inflation is a key contributor to instability in an economy. It measures the rate of increases in prices over a given period of time and indicates what will happen to the cost of living for households. Because of its importance, many central banks aim to keep inflation low and steady by setting a target. The Bank of England, the Federal Reserve, and the European Central Bank all aim to keep inflation low at a target rate of 2 per cent.

Inflation-rate targeting has been successfully practised in a growing number of countries over the past few decades. However, measures to combat rising inflation typically contract the economy through reducing real aggregate demand (or at least its rate of growth). This is a concern when the economy is not experiencing a strong economic performance.

Current outlook

Globally, rising inflation is causing concern as a surge in demand has been confronted by supply bottlenecks and rising prices of energy and raw materials. As the world emerges from the COVID-19 lockdowns, global financial markets have been affected in recent months by concerns around inflation. They have also been affected by the prospect of major central banks around the world being forced into the early removal of pandemic support measures, such as quantitative easing, before the economic recovery from the coronavirus is complete.

The Chief Economist at the Bank of England has warned that UK inflation is likely to rise ‘close to or even slightly above 5 per cent’ early next year, as he said the central bank would have a ‘live’ decision on whether to raise interest rates at its November meeting. Although consumer price inflation dipped to 3.1 per cent in September, the Bank of England has forecast it to exceed 4 per cent by the end of the year, 2 percentage points higher than its target. UK banks and building societies have already started to increase mortgage rates in response to rising inflation, signalling an end to the era of ultra-low borrowing costs and piling further pressure on household finances.

In the USA, shortages throughout the supply chains on which corporate America depends are also causing concern. These issues are translating into widespread inflationary pressure, disrupting operations and forcing companies to raise prices for customers. Pressure on every link in the supply chain, from factory closures triggered by COVID-19 outbreaks to trouble finding enough staff to unload trucks, is rippling across sectors, intensifying questions about the threat that inflation poses to robust consumer spending and rebounding corporate earnings. Reflecting concern over weaker levels of global economic growth despite rising inflationary pressures, US figures published at the end of October showed the world’s largest economy added just 194 000 jobs in September, far fewer than expected.

There are also fears raised over high levels of corporate debt, including in China at the embattled property developer Evergrande, where worries over its ability to keep up with debt payments have rippled through global markets. There are major concerns that Evergrande could pose risks to the wider property sector, with potential spill-overs internationally. However, it is argued that the British banking system has been shown in stress tests to be resilient to a severe economic downturn in China and Hong Kong.

Central bank responses

The sharpest consumer-price increases in years have evoked different responses from central banks. Many have raised interest rates, but two that haven’t are the most prominent in the global economy: the Federal Reserve and the European Central Bank. These differences in responses reflect differing opinions as to whether current price increases will feed further inflation cycles or simply peter out. For those large central banks, they are somewhat relying on households keeping faith in their track record of keeping inflation low. There is also an expectation that there are enough underutilised workers to ensure that wage inflation is kept low.

However, other monetary authorities worry that they have not yet earned the record of keeping inflation low and are concerned about the risk of wage inflation. In addition, in poorer countries there is a larger share of spending that goes on essentials such as food and energy. These have seen some of the highest price increases, so policy makers are going to be keen to stamp down on the inflation.

The Federal Reserve is expected to announce that it will start phasing out its $120bn monthly bond-buying programme (quantitative easing) as it confronts more pronounced price pressures and predictions that interest rates will be lifted next year. However, no adjustments are expected to be made to the Fed’s main policy rate, which is tethered near zero. Whilst financial markets are betting on an rise in Bank Rate by the Bank of England as early as next month, spurred by comments from Governor Andrew Bailey in mid-October that the central bank would ‘have to act’ to keep a lid on inflation.

Outlook for the UK

The Bank of England’s Chief Economist, Huw Pill, has warned that high rates of inflation could last longer than expected, due to severe supply shortages and rising household energy bills. He said inflationary pressures were still likely to prove temporary and would fall back over time as the economy adjusted after disruption caused by COVID and Brexit. However, he warned there were growing risks that elevated levels of inflation could persist next year.

The looming rise in borrowing costs for homeowners will add further pressure to family finances already stretched by higher energy bills and surging inflation. According to the Institute for Fiscal Studies, it is expected that households will face years of stagnating living standards, with predictions showing that households would on average be paying £3000 more each year in taxes by 2024/25, with the biggest impact felt by higher earners.

Investors are also reacting to concerns and have pulled $9.4bn out of UK-focused equity funds this year after hopes that a COVID-19 vaccination drive will fuel a vigorous economic recovery were overshadowed by questions about slow growth and high inflation. It is suggested that there is a general sense of caution about the UK when it comes to investing globally, driven by monetary, fiscal and trade uncertainties.

Given all the elements contributing to this outlook, The IMF has forecast that the UK will recover more slowly from the shocks of coronavirus than other G7 nations, with economic output in 2024 still 3 per cent below its pre-pandemic levels. Financial markets are predicting the Bank of England will lift interest rates as soon as the next MPC meeting. And while supply-chain bottlenecks and rising commodity prices are a global trend, the Bank’s hawkish stance has increased the possibility of a sharper slowdown in Britain than other developed markets, some analysts have said.

What next?

Some of the major central banks are poised to take centre stage when announcing their next monetary action, as it will reveal if they share the alarm about surging inflation that has gripped investors. Markets are betting that the Bank of England will begin raising interest rates, with Bank Rate expected to rise to around 1.25 per cent by the end of next year (from the current 0.1 per cent).

It is thought that the Fed will not raise interest rates just yet but will do so in the near future. Markets, businesses, and households globally will be waiting on the monetary decisions of all countries, as these decisions will shape the trajectory of the global economy over the next few years.

Articles

Forecasts and commentary

Questions

  1. What is the definition of inflation?
  2. How is inflation measured?
  3. Using a diagram to aid your answers, discuss the difference between cost-push and demand-pull inflation.
  4. What are the demand-side and cost-side causes of the current rising inflation?
  5. Explain the impact an increase in interest rates has on the economy.
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The magic money forest

The BBC podcast linked below looks at the use of quantitative easing since 2009 and especially the most recent round since the onset of the pandemic.

Although QE was a major contributor to reducing the depth of the recession in 2009–10, it was barely used from 2013 to 2020 (except for a short period in late 2016/early 2017). The Coalition and Conservative governments were keen to get the deficit down. In justifying pay restraint and curbing government expenditure, Prime Ministers David Cameron and Theresa May both argued that there ‘was no magic money tree’.

But with the severely dampening effect of the lockdown measures from March 2020, the government embarked on a large round of expenditure, including the furlough scheme and support for businesses.

The resulting rise in the budget deficit was accompanied by a new round of QE from the beginning of April. The stock of assets purchased by the Bank of England rose from £445 billion (the approximate level it had been since March 2017) to £740 billion by December 2020 and is planned to reach £895 billion by the end of 2021.

So with the effective funding of the government’s deficits by the creation of new money, does this mean that there is indeed a ‘magic money tree’ or, indeed, a ‘magic money forest’? And if so, is it desirable? Is it simply stoking up problems for the future? Or will, as modern monetary theorists maintain, the extra money, if carefully spent, lead to faster growth and a reducing deficit, with low interest rates making it easy to service the debt?

The podcast explores these issues. There is then a longer list of questions than normal relating to the topics raised in the podcast.

Podcast

Questions

  1. Which of the following are stocks and which are flows?
    (a) Money
    (b) Income
    (c) The total amount people save each month
    (d) The money held in savings accounts
    (e) Public-sector net debt
    (f) Public-sector net borrowing
    (g) National income
    (h) Injections into the circular flow of income
    (i) Aggregate demand
    (j) Wealth
  2. How do banks create money?
  3. What is the role of the Debt Management Office in the sale of gilts?
  4. Describe the birth of QE.
  5. Is raising asset prices the best means of stimulating the economy? What are the disadvantages of this form of monetary expansion?
  6. What are the possible exit routes from QE and what problems could occur from reducing the central bank’s stock of assets?
  7. Is the use of QE in the current Covid-19 crisis directly related to fiscal policy? Or is this use of monetary policy simply a means of hitting the inflation target?
  8. What are the disadvantages of having interest rates at ultra-low levels?
  9. Does it matter if the stock of government debt rises substantially if the gilts are at ultra-low fixed interest rates?
  10. What are the intergenerational effects of substantial QE? Does it depend on how debt is financed?
  11. How do the policy recommendations of modern monetary theorists differ from those of more conventional macroeconomists?
  12. In an era of ultra-low interest rates, does fiscal policy have a greater role to play than monetary policy?