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Apartment rents went up by 5% in the 12 months through April 2011, according to Axiometrics. Senior economists at Capital Economics say rental yields (the rent divided by the property price) is expected to go up in 2011 to the highest level in more than 20 years.

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The problems facing first time home buyers of lower credit scores, a member of the household unemployed, and student debt. This lowers prospects in the housing market in 2013-2014.

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The fickle basis for recovery in the Phoenix real estate market with a surge in buying of speculative buyers from out of state or Canada. One in four buyers is from out of state or Canada. The normal buying by homeowners or apartment renters moving up is absent.

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April saw a 15% year over decline in housing prices according to the Case-Shiller 20 city home price Index. And the process of foreclosures leading to a cycle of lower prices leading to new wave of foreclosures is picking up speed. Meantime the lenders cannot agree among themselves about who how to share the pain so that his process does not get out of control and end up damaging all lenders and the banks in addition to the homeowners. The primary lender cannot agree with the homeowners equity line of credit or second level lender, who needs to signoff on the restructuring of loans. And the owners of mortgage securities have contractual terms that limit the the number of loans that can be modified to 2%-7% as a way to get favorable tax treatment. And mortgage insurers also can hold up mortgage restructurings that will trigger claims against them. As a result not enough of the details have been worked out to allow the process of loan restructuring to occur inlarge numbers to slow this process of foreclosures. And banks are not prepared to handle a wave of foreclosures leading to large losses on theri balance sheets. So the FDIC division that liquidates failing banks has received authorization for 1 50% increase in employment to 331. FDIC's Blair believes bank failures will go up but not to early 1990's levels, and a lot of the damage will be done by how the housing affects the larger economy and creates banking distress....

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The Council of Mortgage Lenders forecast seems to quite optimistic considering the problems the US housing market is facing in November 2007, "prices will rise only slightly", with foreclosures rising to 45,000 from the current 30,000 in 2007, and house sales dropping by 15% in 2008. The buy-to-let market would be affected and the home buyer's budgets strained with British mortgage debt at 150% of household disposable income would affect new sales. The Economist forecast is more to the point predicting GDP growth in the UK will slowdown to 1.9% from 3.1% estimated this year, with allowance for serious downward risk from a big housing jolt to the economy in 2008. US economic growth was recently estimated by the US government reporting agency at 4.9% revised for the third quarter and the expectation was for flat or no growth in the last quarter. This suggests a dramatic drop. And this may not be fully digested by the markets as there is more bad news to come in the housing market in the USA in 2008....

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Having missed the housing bubble how likely is it that the Fed will catch a bubble in the stock market in the future?

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On October 30, Sheila Bair heading the FDIC, the main advocate for reducing foreclosures by reducing the mortgage payments is in discussions with Treasury officials for a plan whose details are still being worked out. A key part of it is for the government to assume half of the losses on home loans that are incurred if mortgage companies agree to lower monthly payments for at least 5 years. The cost to the government is about $50 billion that would come from the $700 billion bailout fund. Right now loan companies are reluctant to reduce monthly payments because homeowners might defaul again or the owners of mortgage securities might file law suits. The funds would go to shoulder half of any future losses on default. For example if under a loan modification program 40% redefault and losses on loans are 55%, and $500 billion in loans are modified under the program, the total losses government would bear are $55 billion. This scenario is possible in a deep and prolonged housing and economic slump. This would be a gradual program if mortgage companies or companies with home loans or servicers of loans have to decide if they want to take advantage of this program, and time is critical as the foreclosures are accelerating and thisputs downward pressure on prices....

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Corporate debt may be the next problem facing the economy after the housing crisis. How "distressed investors" hope to invest some of the $300 billion raised to buy up some of this debt at rock bottom prices.

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The Economist looks at real estate markets in the U.S., Canada, Britain, Germany, Hong Kong, India and other countries in May 2013. It looks at price to disposable income and price to rent ratios and sees if these ratios are higher than historical averages to determine if prices are based on sound foundations. Canada's real estate market looks set to face problems of a bubble bursting. The U.S. recovery is seen to be based on firm foundations. Property prices are undervalued in Germany and set to rise.

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It took a long time for the banks to understand what is in their best interests is in the best interests of the country's economy and homeowners, something Sheila Bair has been saying since the beginning of this year and implementing at IndyMac. Its just too costly for banks to use the foreclosure process to recover their money and it makes much better financial sense on the bottomline of banks and for the economy to make home payments affordable. Because the worse home prices get the worse the economy and banks do and nothing drives home prices down like foreclosures. The Bank of America settlement for Countrywide with state attorney generals to modify loans for 400,000 homeowners because of predatory lending practices also set the direction. Chase Bank is now using the Bair template to get the monthly payments down to an affordable level which is about 40% of the current payment by reducing interest rates and using a smaller loan balance and keep homeowners in their homes. Chase's plan will help 400,000 homeowners and will also help homeowners who are having difficulty making payments. It will put a 90 day hold on foreclosures till the program is put in place. Yet there is one problem. Only $350 billion of the 1.5 trillion in home mortgage it services are owned by Chase, the rest are owned by investors in the form of mortgage securities. It can do little for homeowners covered by these securites that are owned by hedge funds and other funds as a few of these funds oblivious of the overall interest including their own have threated to sue if loans are modified, and it would take some time to figure out who owns each security and what the terms are for modifying loans for that security. Its this part of mortgage securitiization that has slowed down a rational process of unwinding this problem throughout housing by making homeowners monthly payments affordable. And Fed's Bernanke did not come to grips with this point in his talk about mortgage securitization to UC Berkeley on October 31,2008, that mortgage securitization done in a way that make loan modification difficult is dangerous as it is today, and makes a crisis bigger than it otherwise would be, and turn a USA crisis into a global crisis through ricotcheting effects and a series of bad decisons....

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Home prices are surging in Australia in 2015, with home prices in Sydney up about 39% since June 2012, according to CoreLogic RP Data. As a multiple of annual income home prices in Sydney are at 9.8, Melbourne 8.7, and Wollongong near Sydney 7.5, compared to 6.1 for New York and 8.5 for London, according to a 2015 affordability survey by Demographia. Australia's surging home prices are happening just as the mining boom that powered its economy is winding down and unemployment is up to 6.1%. Interest rates are down to 2.25%, and low interest rates with speculative purchases are likely to fuel the market up further, say experts. About 40% of home loans approved in Feb. 2015 were to investors, increasing from 31% in 2009, according to official data. According to Australia's Reserve Bank the wealthiest 40% of the population have 75% of the debt. This surge when the economy is feeling the effects of the slowdown in China, and the rest of the world is cutting down on debt, puts Australia in uncertain territory....

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Faces in the continuing foreclosure crisis in Spain in 2014 include Xacobo Rodriguez and his mother in Madrid. Foreclosures continued at a high rate in Spain into 2014. The Bank of Spain reports that 38,961 primary residence homes were foreclosed in 2013, a decline of only 1% from 2012. If second residences are included the number of foreclosed house increased by 11% in 2014. This is six years into the housing crisis in Spain with no end in sight. The government has declared a 2 year moratorium on eviction of families that meet hardship criteria- a member of household disabled, expired unemployment benefits, very young children. A Social Housing Fund with 6000 units which provide places to live was created but only a small number of units are given out so far. The social advocacy groups say not enough is being done. The government points out that 90% of houses taken by banks were unoccupied at the time. Bank Association spokesperson says there is an understanding of the depth of the crisis with 6 million people out of work, that action is taken to reduce the stress on homeowners. And point to the data showing only 1% of homes were taken by banks in 2013 of the 6 million home mortages outstanding, with one third of these done with an agreement to have debts erased for the homeowners. Women and immigrants are affected to a larger degree, according to Human Rights Watch. Social housing in Spain is only about 2% of the housing stock making things more difficult, by comparison it is 17% in France, 21% in the UK, 35% in the Netherlands, according to Human Rights Watch. Meanwhile the Spanish government of the Partido Popular under Mr Rajoy, continues a policy of trying to be responsive to the homeowner crisis, and at the same time helping the banking system recover following a $56 billion bailout loan taken by Spain from the European Union. ...

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Some economists expect growth in China's GDP to slow down to 5.8% for the 4th quarter. China's export driven growth model based on factories with plentiful hardworking young labor including young women, and plentiful foreign investment, Chinese investment from HongKong and Taiwan, and plentiful capital generated from China's high savings rate, and supply of land from local government officials eager to participate in the boom, is finally slowing down, after 3 decades since Deng launched China on this path. However this slowdown is happening drastically, and the whole model is coming apart. The first signs came earlier this year as the government initated a shift in policies after seeing the costs of runaway growth on the environment and in pollution of air and water, and in the wages of labor. Laws protecting labor rights and wages, and stricter pollution laws and enforcement for the first time in years that suggested the government was serious, pulled the bottom off of marginal export industries and companies. Only the larger better run companies were able to operate in this environment. About 67,000 factories closed in coastal regions in the first half of this year. See the link to this. Now that process is hit by the global credit crisis and the demand decline in 2008, and possible demand collapse in 2009 in US export markets if some things like the auto industry take a bad turn and unemployment jumps, all are hitting hard at China's export sector. This is in turn hitting investment as in Germany as companies pull back, and nervous consumers with losses in the stock market and seeing a decline in housing prices pull back on purchases resulting in inventories building up for different industries including the important auto industry. ...

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Experts say this is the worst economic crisis since the Great Depression and it has gradually accelerated since October 2007 from a gradually unfolding housing crisis into a full blown credit markets crisis with the lack of transparency in mortgage securitization and the loss of confidence in the credit markets as mortgage securities values collapsed. The worst is still ahead as home prices have only fallen to a small extent so far and experts expect another 20% drop in prices this year and 2009. In the face of this crisis Immelt can be faulted for not using caution in his promises to the analyst community but to be so unforgiving for GE shares to fall 13% in one day and calls for breaking up the company or frustration at GE's inability to overcome what were clearly extremely unusual financial and real estate market conditions that may be a first in 40 years, is clearly overdone. Jack Welch who said he would be shocked beyond belief and shoot Immelt if he doesn't make what he promises now is also expressing some of that frustration, but beyond this is the inability to grasp the true extent of the situation in the markets that Welch never experienced first hand as he demanded and got his managers to deliver on results quarter after quarter or be fired for credibility problems ,because Welch's batting averages reflected a stretch of years where there were no crises of the magnitude of what Immelt is facing today. Upon further reflection Welch still stands by Immelt saying that this business about breaking up GE and Immelt's in trouble is crazy. And Immelt is building GE around the growth engines of the next big success stories in the growth engines of the future in Asia and the Middle East and emerging market countries of infrastructure, energy, aviation, health and environment, which would also be supported by the smaller but still significant growth of industrialized countries. And these things take time to put together a collection of winning businesses to be well positioned for future growth. Can GE accelerate sales or are there any shortcuts? Immelt doe not think so. Can he change things in a "severe and protracted" economic downturn as the Fed put it last month? Its beyond even large companies like GE....

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The percentage of borrowers with loans overdue 30-90 days is at 7.4% at the end of the 1st quarter 2012, down from 8.3% for the prior year, according to the Mortgage Bankers Association. About 4.4% of mortgages were in foreclosure at the end of the 1st quarter of 2012, close to the 4.5% the prior year. Florida had foreclosure rate of 14.3%, New Jersey 8.4%, and Illinois 7.5%, at the end of March 2012. The inventory of loans in foreclosure is at 4.39%.

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The F.H.A. now insures 5.4 million single family mortgages, with value of $675 billion, and now is abig part of the mortgage industry. THe FHA the packages and sell them as securities guaranteed by Ginnie Mae, Government National Mortgage Association. One expert predicts the losses from the 20% of loans insured in 2008 and 24% of loans insured in 2007 that the FHA Commissioner Stevens says have problems, can wipe out the FHA reserves of $30 billion. This means FHA would need a government bailout in the next 24-36 months. Already Fannie Mae and Freddie Mac have cost the Treasury $96 billion according to a supervisory agency.

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The apartment vacancy rate declined to 5.2% in fourth quarter 2011 from 6.6% in 2010, and down from 5.6% in the third quarter, according to Reis. The vacancy rate went up to 8.5% in 2009. Data from Reis shows rents went up in 71 of 82 markets it tracks. For the U.S. rents went up by an average 0.4% in the 4th quarter, to $1064 a month, increasing from $1026 in 2009. Rent growth for 2011 was 2%. Factors helping demand for apartment rentals are the reluctance of buyers to invest in a home when prices are declining in an uncertain economy, and fears of another downturn. Factors holding price increases down in New York are the declining jobs inthe financial services industry and the already high levels of rental prices- reaching $2876 a month. Demand in San Francisco and San Jose was higher and prices were up over 5% in 2011, with better properties raising rents by 10%.

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Peter Fisher spent 15 years at the New York Fed and was Under Secretary of the Treasury for domestic finance. Interviewed by Maria Bartiromo he says the fourth quarter is going to be very hard and its going to take several quarters to get some stability and freeing up credit markets. Why did this happen. We had says Peter Fisher several years of negative interest rates the middle of this decade, and its this essentially free money that distorted the system. Capitalism he says is premised on the idea that capital is a scarce commodity rationed with a price mechanism. And everybody took advantage of this to leverage themselves too far from the clever guys on Wall Street to people in the housing and financial services industries. This in his view was the engine that led the economy so far astray. Fisher does not believe all financial institutions should be treated by fed and treasury the same way. The ones that overly leveraged with weak managements and are doing poorly ad not likely to survive should be closed. Once it is clear that the prospects for some financial institutions are dim and their survival is uncertain he thinks Fed and Treasury should not wait around for consolidation but close these as quickly as possible. He sees some banks being closed and not just commercial banks. ...