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Showing posts with label CPI. Show all posts
Showing posts with label CPI. Show all posts

Thursday, September 6, 2018

Morning Report: Real wage growth? Depends on the inflation index.

Vital Statistics:


LastChange
S&P futures28902.9
Eurostoxx index375.35-0.33
Oil (WTI)68.96-0.25
10 year government bond yield2.90%
30 year fixed rate mortgage4.56%

Stocks are flattish despite the continued rout in emerging markets. Bonds and MBS are down small. 

Lots of labor market data this morning. 

Initial Jobless Claims fell to 203,000, which is the lowest level since late 1969. That said, job cut announcements did pick up, according to the Challenger and Gray job cut report. 

Productivity came in at 2.9% in the second quarter, according to BLS. This was driven by a 5% increase in output and a 2% increase in hours worked. Unit Labor costs fell 1% as compensation increased 1.9% and productivity increased 2.9%. The jump in productivity is important, not only because it generally portends higher wages, but because it portends non-inflationary wage inflation, which will allow the Fed to continue on its slow interest rate hike path. 

The economy added 163,000 jobs in August, according to the ADP report. This is below the Street's 195,000 estimate for tomorrow's employment situation report. This is the lowest number in a year. Despite the slowdown, Mark Zandi, chief economist of Moody’s Analytics, said, “The job market is hot. Employers are aggressively competing to hold onto their existing workers and to find new ones. Small businesses are struggling the most in this competition, as they increasingly can’t fill open positions.”



The WH says that wages are growing faster than traditional measures would indicate. The Administration is saying that real wage growth is in the 1.4% to 1.9% range. According to BLS, nominal (non-inflation adjusted) wage growth has been around 2.7%, and with the CPI running at 2.9%, that would imply slightly negative wage growth. What is the difference? First of all compensation includes more than simply wages. It also includes benefits and health care costs have been increasing at well above the rate of inflation. This is a valid (albeit unsatisfying) point. Second, a lot depends on which inflation index one uses. The Personal Consumption Expenditure Index is the one preferred by the Fed and it generally runs slower than the CPI. This is due to a number of reasons, but the primary one is that the PCE takes into account the substitution effect and CPI doesn't. In other words, the CPI assumes that people's behavior doesn't change when presented with increased prices, while the PCE assumes that people will consume less high priced goods and consume more low-priced goods. The classic example of this is that when meat prices rise, people eat more vegetables. Another difference is that PCE looks at costs from the business sense more than CPI does. This is important in wages, because the cost of an employee to an employer is more than just the paycheck. CPI generally ignores this, while PCE takes it into account. Punch line is that partisans are going to cherry pick the inflation index they want in order to push their interpretation of events. Left econ wants to push the narrative that wages are going nowhere and the headline CPI number gets them there. Right econ / the Admin will prefer to use PCE, which shows real wage growth. 


Left econ is trying to use slow wage growth to push a theory that employers are exhibiting monopsonistic behavior and the remedy is for the government to break up big employers. Monopsonistic behavior implies that there is only one buyer for something (the classic example is the government and defense technology). Left econ thinks the labor market is a lot more concentrated than common sense would suggest. Their conclusion is that the average worker has only 3 companies to choose from which is hard to accept. 

Trump administration officials are denying they wrote an anonymous op-ed published in the New York Times that describes cabinet members trying to steer a mercurial executive to do the right things and to blunt his worst impulses. There has been plenty of evidence that has been the case already, especially on trade. Regardless, it just seems to be the latest in the war between Trump and the press, and the markets don't seem to care. 

On the trade front, today is the deadline for public comment on some $200 billion in new tariffs on Chinese goods. Trump is expected to impose these tariffs once the period is over. He also made comments regarding NAFTA and Canada, saying there has been progress on the issue. 

Thursday, September 14, 2017

Morning Report: Government zeroing in on VA IRRRL churning

Vital Statistics:

Last Change
S&P Futures  2489.0 -6.0
Eurostoxx Index 381.9 0.6
Oil (WTI) 49.8 0.5
US dollar index 85.5 0.0
10 Year Govt Bond Yield 2.20%
Current Coupon Fannie Mae TBA 103.33
Current Coupon Ginnie Mae TBA 104.21
30 Year Fixed Rate Mortgage 3.81

Stocks are down this morning after the Bank of England made no changes to monetary policy. Bonds and MBS are flat.

Inflation at the consumer level was a little hotter than expected, but still came in below the Fed's target rate. The Consumer Price Index rose 0.4% MOM and 1.9% YOY. Ex-food and energy it rose 0.2% / 1.7%. Damage from Hurricanes Harvey and Irma are creating temporary shortages which is pushing up the price of gasoline as well as some foodstuffs. This should be out of the system by the holiday shopping period and won't affect the Fed's thinking. 

Initial Jobless Claims fell to 284k last week, as Hurricane Harvey is still keeping jobless claims elevated. We will see a similar effect with Irma as well, though it should be less pronounced. Meanwhile, Target anticipates hiring 100,000 employees for the holiday season. 

The government is taking a look at lenders who push veterans to do VA IRRRLs that offer a de minimus benefit to the veteran. They have already addressed part of the issue in the secondary market by creating a separate Ginnie Mae security for VA IRRRLs that replaced a loan less than 6 months old. The IRRRL is subject to abuse since the fee can be financed. It ends up adding thousands to the principal of the loan in exchange for a slightly lowered payment. In a response to Elizabeth Warren GNMA President Michael Bright said they have identified some companies which seem to "churn" VA loans and they have identified some patterns of behavior that they will try to curtail. GNMA didn't identify which companies they were, but being accused of taking advantage of veterans will be a PR nightmare for some. Serial refinances were a problem with GNMA MBS as well, which depressed the prices of these securities. This drop in price directly translates into higher mortgage rates for unrelated loans, like FHA and non-IRRRL VA loans. 

Home prices rose 7.7% in August according to RedFin. The national median sales price was $293k, flat with July. Inventory continues to decline, falling 12.4% YOY, which was the biggest decrease in inventory over the past 2 years. Inventory stands at 2.8 months' worth, which is well below the 6 months that represent a balanced market with respect to supply and demand. Median days on market fell by 5 days YOY to 39.

In the wake of their hacking attack, Equifax is waiving fees for people who want to put a lock on their credit report. Basically, this allows you to prevent potential lenders from pulling your credit, unless you specifically authorize it. This will help prevent identity theft, however it won't be completely effective unless you do the same thing at the other two credit reporting agencies: Transunion and Experian. The stock is down 31% since announcing the hack.


Wednesday, January 18, 2017

Morning Report: Inflation is back at the Fed's target

Vital Statistics:

Last Change
S&P Futures  2267.0 5.0
Eurostoxx Index 362.1 -0.3
Oil (WTI) 61.7 -0.8
US dollar index 94.5 0.5
10 Year Govt Bond Yield 2.38%
Current Coupon Fannie Mae TBA 103
Current Coupon Ginnie Mae TBA 104
30 Year Fixed Rate Mortgage 4.08

Stocks are higher this morning as bank earnings roll in. Bonds and MBS are down ahead of the European Central Bank's first meeting, which is tomorrow. 

Mortgage applications rose 0.8% last week as purchases fell 5% and refis increased 7%. The change in MIP spurred refinance applications and the FHA's share of applications jumped. 

Homebuilder sentiment slipped in December, however it is still elevated. A tight housing market is buoying the sector, while labor shortages and regulations continue to be headwinds. 

The consumer price index increased 0.3% last month and is up 2.1% YOY. Ex-food and energy it was up 0.2% MOM and is up 2.2% YOY. While the CPI is not the preferred inflation index for the Fed (the Personal Consumption Expenditure Index is) it does show that inflation is back at the Fed's target range. Gasoline and shelter drove the increase. 

Note that rental inflation is beginning to moderate, especially at the top end. The overall rental index increased 3.4% this year, which was a deceleration from the 4% growth we saw the year before. That said, the lower price points are still exhibiting strong growth. There is still a wide geographic variation - from still torrid growth in the Northwest to negative in the South. Yet another data point to sell the first time homebuyer - on a 30 year fixed rate mortgage, your P&I payment isn't going to increase.




Industrial Production increased 0.8% last month while manufacturing production increased 0.2%. Capacity Utilization ticked up to 75.5%.

We have a lot of Fed-speak today, and the World Economic Forum continues in Davos. There probably shouldn't be any market moving news, but be aware. Janet Yellen speaks at 3:00 pm EST. Lael Brainard said today that if Trump's fiscal policy ends up goosing the economy too much in the short term and doesn't do enough to help foster long-term growth, the Fed will probably react by raising interest rates sooner, and more. 

Trump Commerce Secretary pick Wilbur Ross heads to Capitol Hill for his confirmation hearing. 

World leaders at the Davos Forum are scratching their heads wondering what happened with the Brexit vote and Donald Trump. The consensus is unsurprisingly that income inequality is the problem and the answer is more wealth redistribution. The problem is that there is no appetite for tax increases when people's incomes are already squeezed. Meanwhile, here are the biggest risks for 2017, according to a survey of economists meeting there. 

Has technology changed the seasonality aspect to the real estate industry? At least in New York City, it may have. Note the Spring Selling Season more or less unofficially starts right around Super Bowl Sunday. 

JP Morgan is accused of racial bias in lending, however in this case it is at the wholesale level and their crime is allowing brokers to change their compensation, which allegedly ended up in minority borrowers paying higher rates and fees. Separately, Deutsche Bank settled for $7.2 billion for various and sundry mortgage violations. 

Here is a good list of common-sense items to tell your borrower about getting a mortgage. No, don't quit your job or buy a new car. Also, think twice about contesting the appraisal.