Friday, December 14, 2012

To buy the US or to sell the US, that is the question

I am confident that the US is going to plunge over the fiscal cliff. I can't see any way round it. Both sides are claiming a mandate from the recent election, and both are driven by ideology, not pragmatism. Even worse, both seem to think the other side will be blamed for any fall-out if they do take the plunge.

And then of course we have the debt ceiling limit coming up probably in February - no doubt that will be another fiasco.

Both should be big sell indicators for the US economy.

BUT - on the buy side we have a shale gas revolution which is giving US indusrty a huge energy price advantage over the rest of the world. At the same time wage inflation in China and India, and a US Dollar being aggressively weakened by an activist Fed mean more and more companies are bringing production back to the US from overseas. The US could be on the cusp of an industrial boom.

My feeling is at some point in the next 6 months it will be time to go long US equities. I think there will be a fiscal cliff / debt ceiling sell-off which will provide a good buying opportunity. Then hold for the long run. There will be rocky moments but once the politicians have got out of the way I think the US will be back as an industrial powerhouse.

Housing again....

Whether houses go up or down it seems we're all doomed. They go up and they trap "Generation Rent" in the apparent purgatory of non-ownership, they go down and you become a "Mortgage Prisoner".

Fortunately, as with most articles on housing, and especially those by Ian Cowie, it's all fluff and nonsense and can be largely ignored.

Tuesday, December 11, 2012

Housing

Much is being made in the UK of the fact that home ownership levels are falling and the proportion of renters is rising as though this is a sign of coming doom and gloom, and home ownership is the overridng and all-encompassing sign of economic as well as domestic bliss. There is lots of talk of "people at the bottom not being able to get on the property ladder" and moeny spent on rent as somehow being wasted.

This bizarre view of home-ownership is particularly prevalent in the anglophone world (Ireland, UK, US and Australia being prime examples) as well as some parts of Asia - Singapore, HK and China leap to mind.

All of them view property ownership as some sort of god-given right and an unquestionable good. They also all view "strong" (read high prices) property markets as somehow a sign of a country's strength and stature. Indeed many governments jump on this bandwagon and actively encourage home ownership - many countries treat capital gains on "primary residences" as tax free for example, and in the US agencies such as Fannie Mae and Freddie Mac are effectively government sponsored mortgage washing machines that are specifically designed to allow banks to lend more against property than they would otherwise be able to, so encouraging demand and raising prices. The social argument is that home ownership creates a stable community and binds people together. The economic one that high prices are somehow a sign of economic strength is less clear. It appears to be more based on boasting - "our prices are higher than yours therefore we're better.

Individuals of course get sucked in because of the huge leverage they can get on property. Mortgages of 90+% were not uncommon before the crisis - famously Northern Rock offered over 100% (and look how that ended up - should tell you all you need to know about housing). Ignoring transaction costs (as most property buyers do for reasons i don't understand) this means that GBP5,000 + a 95% mortgage allows you to buy a GBP100,000 flat. 10% price rise to GBP110,000 and if you can sell then you've turned 5k into 15k. Luvvlyjubbly as Del Boy would say.

It was the baby boomers who started it all of course - i can remember my grandfather and my mother both banging on that land and property is a sure fire bet - "they aren't making any more of it". Clearly neither have lived in Asia where land reclamation and development is endemic. They rosde an ever-rising market on the back of financial deregulation and a huge post-war population boom creating strong demand.

Both those influences are going into reverse - banks are slowly being forced to return to the dull utility style industries they should always have been, and most developed countries now have relatively stable populations and many will start to fall over the next decade or so in the absence of immigration.

We keep hearing that a healthy (expensive) property market is a prerequisite for a healthy economy. I would have thought that the recent debacles in the US, Ireland, Spain and to a lesser extent the UK. would have cured people of this view but somehow it keeps coming back. We keep hearing that renting is wasted money, that home ownership is the holy grail. Of course the people who say that are the  same ones that then bemoan the fact that the very healthy market they aspire to mean there are no cheap homes.

High borrowing to "get on the property ladder" leaves huge exposure to downside - if property prices fall your equity can be wiped out almost immediately and you can be stuck - a "mortgage prisoner". The only way out of this is either to pay off the underwater part of your mortgage or default. Both are net withdrawals from the economy through either higher saving to pay it off or a loss as the lender which then has to provision to cover that loss, removing profits that would otherwise have been relent.

Even in a rising market, property ownership creates a highly immobile and inflexible workforce. Property transactions take time and cost money. Many people will not entertain jobs that require them to move house, and large debts mean people are less likely to take entrepreneurial risks and will often settle for the mortgage slavery of a stable job "to pay the bills" rather than a shot at the big time.

In a falling property market lack of equity and a refusal to face losses make the immobility problem even greater. Often this is only resolved by the unfortunate borrower defaulting and parking the loss with the bank. These days many of those banks rely on their respective government to act as lender of last resort to them so effectively the loss moves onto the government books, forcing them to slash spending or raise taxes to cover it.

Lastly, if property is an "investment", as it is widely touted, then why should buyers be protected from the downside, as they have been in the current recession. If they buy a share and it falls in price they don't, or shouldn't, expect the government to cover the loss, so why should it cover a house price loss? Attempting to force house prices higher simply moves the losses on the books of the government and people who were sensible enough to get out before the bubble burst.

Fortunately in many markets it looks like government efforts to prop up property markets are doing little more than slow the fall - the slide continues in many parts of the world, and rightly too. Money freed up from housing investment can then be invested elsewhere in more productive parts of the economy - like making something for instance, and those poor sods who are ripe for a mugging in property an get on to the ladder they so aspire to. Just don't come asking me for a handout when it all goes down the tubes again - as it surely will.

Monday, December 10, 2012

Here we go again....

It's been a busy month for the forecasters at the ECB, IMF, OBR and various bank economics departments - all have been busy slashing away at growth forecasts for the Eurozone and the surrounding economies for 2013 and 2014. This has provoked the usual outrage from commentators and pontificators that the Eurozone is pursuing the wrong policies and an expansionary fiscal policy of growing budget deficits will somehow fix the problem - a good example is today's offering from Ambrose Evans-Pritchard. I very much admire a lot of what he has to say, but i find his arguments re the Eurozone nonsensical. 

His comment that "As Maynard Keynes wrote in 1931, deficits in a slump are "nature’s remedy from preventing business losses being so great as to bring production altogether to a standstill."" is selective use of the truth. Keynes assumed that governments would run roughly balanced budgets which would move into surplus in the good times as growing tax revenues allowed them to build up reserves and then into deficit in bad times as those reserves were expended on welfare, unemployment and other similar payments - thus acting as automatic stabilisers. He did not advocate growing deficits as a policy when budget deficits are already at 8%+ of GDP and total government debt is heading to, or over, 100% of GDP. 

He also has yet another go at Germany for running a current account surplus - "Britain has a big current account deficit (unlike Euroland), and is therefore not morally obliged to offer the world reciprocal demand (unlike Germany with a 6.4pc surplus this year). ".

The message is clear - Germany should spend more on crap it doesn't need or want to bail out reduced demand for that same crap from everyone else.

Firstly, this assumes that Germany is some sort of single entity, or that Germans and their spending are directly controllable by the German government. Otherwise how is this increased spending supposed to be achieved? German culture views fiscal prudence as a virtue. That is hardly likely to change overnight, and frankly the rest of Europe should be thankful of their parsimonious nature rather than complain about it - without Germany the Eurozone would be well and truly up the creek with no paddles in sight. As it is Germany's deep pockets is the only thing keeping the whole thing afloat at present.

rather than having a go at Germany, the rest of Europe would do well to copy them. The current crisis is a direct result of growing debt allowing both governments and individuals to spend today money they thought they would have tomorrow. It now turns out they don't have that money and they are struggling to service those debts. Like any household, the solution to excess debt is belt-tightening. It's unfortunate that everyone has to do it at the same time, but that's what happens when tomorrow's consumption is brought forward to today by the use of debt. If the debt keeps growing then you start into the day after tomorrow's consumption, and the day after that.....  that can only end in tears because eventually tomorrow arrives and you've consumed everything already. 

There are two parts to the solution to this crisis - firstly exactly what's happening - massive internal devaluations by countries such as Greece brought about by high unemployment driving down wage costs until those virtuous and solvent Germans start moving their manufacturing there, and a large external currency devaluation to help the whole Eurozone.

This is the biggest mystery to me in the whole thing - how the Euro is anywhere close to 1.30 against the dollar. I don't even understand how it's above parity, let alone at current levels. At some point reality will hit home and the currency will fall - I can only assume the FX market is waiting for more signs of growth in the US and the end of QE there before hitting the sell button, but it has to happen. 

In the meantime, this is going to be a long slow slog, but economic pain is the only solution I'm afraid. There is no quick fix.  

Friday, December 7, 2012

Japan's pain on a global scale

It seems that the world's leaders are finally waking up to what should have been obvious all along - the developed world by an large is going to re-enact Japan's misery. The UK have pushed austerity out to 2018, the ECB are admitting European growth will be next to non-existent for years to come, the US is only growing because they're running huge budget deficits - growth will stop as soon as that deficit is tackled - either by going over the cliff or by negotiation.

With major central banks all moping up government bonds (UK, US and Japan in QE, ECB promising it to "stabilise markets" and SNB to recycle the proceeds of their huge purchases of foreign currencies as they cap the Swiss Franc), rates are going to remain very low for a long time to come.

Equities may or may not rise - it seems each round of QE gets a smaller and smaller response as the idiots in equity land finally spot what fixed income land has known all along - QE means things are bad, and when things are bad you buy bonds and sell equities. The extra liquidity being pumped in is no longer prompting the spectacular rallies of the last couple of years - instead it's being saved.

There is a lot of talk of a bond bubble, but if my assertion that the world is experiencing Japan's pain on a global scale is correct then there is plenty of room for yields to fall further - just look at 10 year JGBs at 0.70% versus UK at 1.74%, Germany at 1.29%, France at 1.98% and the US at 1.58%.

New bonds, whether corporate or government issued, will have low coupons and hence long duration and high price volatility in response to moving yields. It'll be a bouncy ride but I believe the trend over the next couple of years is going to remain rising bond prices and at best stagnant equities. Property may continue to rise in select spots as excess liquidity leaks into that asset class, but like equities, at some point reality has to catch up with the market and a correction will occur.

Wednesday, June 13, 2012

It might be about to get interesting

German yields are suddenly backing up in line with everyone else's.

The question is is this a long overdue correction to an overbought market, or a sign that suddenly the market have realised Germany simply doesn't have the firepower to save the Eurozone. German government debt is already over 80% of GDP. To think they have the monetary capacity to take on Spain and Italy is simply deranged.

Europe needs the ECB to step in. It is the only solution that is remotely likely to work. It is unpalatable to Germany at the moment, but maybe a sharp deterioration in their own bonds will make them rethink.

Don't hold your breath.

Monday, June 11, 2012

Hiding to nothing

Well I guess the intentions were good. The theory was that if they could bailout out Spain ahead of the upcoming Greek election then they could ring fence the "core" eurozone and let Greece go if they wanted to.

The plan as conceived is actually about the best they could have come up with. Use EU money to bail out Spain's banks, hoping to stop the rot before it sets in and let the Spanish government claim that it's not a sovereign rescue.

There are still a variety of problems with that idea though - most of them huge.

By using money from the permanent ESM (ignoring for the moment where that money is actually going to coming from) for the bailout they have avoided the problems of Finland demanding collateral for the loans, as would have happened with EFSF money, but they have now structurally subordinated every senior Spanish sovereign debt holder to the ESM. Only the IMF would rank higher, and if things do get worse in Spain you can be pretty certain the IMF will be involved in the future. This means that all Spanish bond holders are now potentially in the same situation as Greek ones of last year. Those creditors ended up taking 75% haircuts - and they may not be finished with the pain yet judging by how things are going there.

Recent debt auction results have shown that non-Spanish demand for their governments debt was already minimal, and external holdings had been falling consistently for the last few months. As a result of the new structural subordination what little external demand for Spanish government debt there was is likely to be minimal going forward. The only buyers are likely to be the Spanish banks - the very institutions being bailed out. So now the government will rely on money from effectively insolvent banks to keep it afloat, and those banks are relying on money from the ESM, which is being routed through the Spanish government and so is effectively Spanish government debt, to keep them afloat. It's a circle of insolvency. If Spain's banks have to mark their government debt holdings to market they will show huge losses, reducing capital, necessitating more support from, and additional debt for, the very state whose insolvency is causing the losses.

It can't end well

And then there is the political fallout. If I was a Greek voter (or indeed Irish or Portuguese) I would be demanding to know why the Spanish are getting what appears to be very preferential treatment. True the Spanish are going to be taking plenty of austerity style pain but there is next to none of the EU/ECB/IMF troika oversight and ritual humiliation that those countries are being subjected to.

It seems to me that this deal has played straight into the hands of those parties demanding to renegotiate, or walk away from, the existing bailouts in Greece. The deal designed to ring fence core Europe from a Greek default or exit seems to have made that default or exit more likely.

Given the impossibility of northern Europe agreeing to joint debt pooling and bond issuance, the only viable solution remains the ECB being allowed to buy bonds from struggling nations, as long as those nations are making efforts to sort out their budget and debt woes. ECB purchases would cap their interest rate levels and guaranteeing market access until their finances are in a better state and they are able to find themselves at sustainable levels.

Thursday, January 19, 2012

China. This place is different. Or is it?

There are many myths and mysteries about China. Many people seem to believe that because it has a state led, largely command economy, and a truckful of reserves the normal rules don't apply there and China can go on growing at 8%+ indefinitely.

Sadly I think this is far from the truth. Asians are as obsessed with house prices and ownership as the Anglo-Saxon world of US, UK, Ireland and Australia

High house prices are viewed as a source of local pride - a benchmark on well a country is doing. In fact just like elsewhere, high house prices create highly indebted, highly leveraged and highly immobile workers, and lingering social discontent as those "on the property ladder" see their theoretical wealth climb, and younger generations have to wait ever longer to be able to buy their own home.

The good news for those younger workers is that Chinese property prices
are now falling. The bad news is this creates the same negative equity and wealth destruction loops as in the US and elsewhere. Chine3se banks are highly leveraged to this market, as well as to dubious loans to many state related entities. This could lead to a dramatic fall in capital levels and so ability lend, for Chinese banks.

If the current gentle falls turn into a rout I would expect there to be some serious issues in China, and many of the China bulls to get their bulls badly burnt.

France and the rating agencies.

Today France will be looking to sell Eur9.5bn of medium and long term debt. There seems to be some trepidation in markets that they may struggle to sell all, or achieve a decent rate of interest after the ratings downgrade by S&P.

I understand the logic of the concern, but the reality is european banks are sitting on Eur480bn'ish of 3 year money from the ECB and no one really thinks France will default in the near future, so my prediction is it will be a rip roaring success with a high bid to cover ratio as the ECBs QE by stealth works. I would also imagine that the French Tresor will have made a few calls to the major french banks reminding them who bailed them out earlier in the crisis, and calling in a few favours.

The crisis continues, but this will be a silver lining, not a cloud.

Monday, January 16, 2012

The answer is simple, but painful

S&P has now downgraded the EFSF to AA+ from AAA. This should not be a shock after the downgrades of France and others last week.

What is a shock, to me at least, is that this is seen as the end of the EFSF as "the big bazooka" to fix all Europe's woes, and markets attentions are now turning to the ESM to fulfil that role.

How stupid are these people? As someone with 20 years on a bank trading floor I can say with conviction the answer is very.

THERE IS NO BIG BAZOOKA. THERE IS NO QUICK FIX.

Europe as a whole is about to go through a period of Thatcherism, except this time it will be called Merkelism.

As with the UK when Thatcher came to power. The problem is too much debt. The solution is to pay off that debt. That takes time. And it hurts. There will be economic stagnation, and people are going to lose their jobs. But the alternative is mass default and economic collapse. Austerity sucks, but it will eventually lead to financial stability and growth. it's going to take 5 to 10 years to get these problems under control.

It's going to hurt. The alternative is far far worse.


Malthus revisited

As if the current economic woes aren't bad enough, overlying the current fiscal disaster in western economies is a demographic catastrophe.

All the world's major economies are experiencing falling birth rates, with many now at the point where their population is either falling (Japan) or would be falling but for immigration (most of the rest of the developed world). An extreme example would be my hometown of Singapore where thre fertility rate now stands a shade over 1. The government is cmpensating by encouraging immigration, as are many other countries.

There are many problems with this.

Most obviously where are all these immigrants going to come from? if the developed world is all looking to import "talent" (as it is known here) then the immigrants have to come from less developed countries. These immigrants are3likely to be less qualified and productive than developed world trained employees simply because they come from less developed countries with poorer education systems.

Secondly it creates a huge brain drain on those less developed countries, as their brightest and best get lured away. Asan example there is a growing expat indian population here in Singapore who are largely well-educated, experienced professionals fed u with the the corruption and squalor of home.

It also creates tensions in their new homeland. Immigrants are likely to have a different culture, different expectations, and a different way of life. This can cause resentment both ways creating future social problems.

Perhaps the politicians are looking at this the wrong way. instead of encouraging immigration to keep populations growing, maybe they should ask themselves why their population isn't growing organically.

Could it be that falling fertility rates are simply an animal-like response to reducing space and increasing confinement? Many animals won't reproduce in captivity. are humans the same? In Singapore the population now stands at a shade over 5million and we are the most densely populated country on earth. We have endless blocks of high rise flats, most of them tiny. about 80% of the population lives in these tiny flats, often with elderly parents in the same flat as a young couple. is it any wonder they don't breed?

Over half the humans who have ever lived are alive today.

Maybe the world is full?

Or maybe, again like many animals, we have experienced a population explosion that is about to go into freefall. Locusts do it. so do lemmings. There are good years (for us improvements in healthcare and farming techniques) that allowed our population to explode, but now we are reaching a point where the resources aren't growing fast enough to sustain our past growth rate, and so crunch is coming. Rising commodity prices globally certainly indicate increasing pressure on what we have.

Perhaps politicians and economists should focus less on absolute GDP and more on GDP per capita. Perhaps Bhutan with it' Gross National Happiness index is the model we should look to for the future.