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It was Doctors, the Bankers, Consultants, now it is Law Firms imposing outrageous costs on the economy. Law firms indirectly adding to the cost of doing business with outrageous per hour rates ($2500 per hour?), costs sure to be transferred to consumers and buyers in today's Cost of Living crisis. Another instance of price gouging in a different context that pushes up costs and prices, something Harris talked about in the debate.

There is a 30% jump in lawyer fees from $190,000 to $250,000, for junior associates since 2018. It is just not sustainable. Part of the problem is  hourly rates and companies such as Shell are looking for alternative arrangements- ones that make the final costs predictable and transparent.

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Over the last ten years average growth in real per capita income has averaged 1.6%, with declines only in two years of the last twenty years, 2008 with the global financial crisis, and in 1991 a year before President George H.W. Bush lost the election to Clinton. A forecast by Mark Zandl of Moody's Economy.com shows real disposable income per capita is expected to increase by 0.4% by the end of the third quarter of 2010 from a year earlier. This will show up in consumer spending and will weaken the recovery. It is also likely to be reflected in elections in the latter part of 2010.

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Zeit Online shows in this article the continued efforts of the Russian government of president Putin to discredit Chancellor Merkel, following efforts to do this for Hillary Clinton in the U.S. presidential election.  During the Ukraine crisis and the settlement accords of 2014 Germany was seen as a partner by Russia, following sanctions, and renewal of these sanctions Russia no longer sees Germany as a partner. This report shows Russian efforts to discredit chancellor Merkel and the use of RT German channel, WikiLeaks reports of Chancellor Merkel and the TTIP agreement, for the same purpose. The refugee crisis following what is happening in Syria with Russian involvement, terrorism, financial crisis aftermath from 2008, are being used  says Zeit Online to support a movement for "order" as the state ideology now put forward from the Russian government. This could be an early indicator for the 2017 German federal elections, says Zeit Online. Merkel has said that she supports continuation of western sanctions on Russia. It is hard to see what Russia has gained in improving its economy and the standard of living of the people from this type of political action. Putin was able to achieve economic goals during 2005-2010 using good Germany- Russian relations as shown in LyrArc. This was the earlier period of Putin's terms in office, with a broad group of advisors, including finance minister Kudrin, who set forward a prudent economic course for Russia including foreign investment. The world and Russia are poorer from the departure from this earlier set of policies which would have enhanced Russia's economic growth. Kudrin was fired in September 2011, and the economic course has gradually drifted away from what is most prudent for the Russian economy and growth, and for the global economy. Nationalism was part of an earlier period before 1950, that led to frequent wars and economic catastrophes. A new course has been set since then, especially by American presidents Truman and Eisenhower, and people in India, China, the developing world, in Europe and in the U.S., would see little to gain from the politics of that earlier period in world relations.  ...

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UK prime minister Sunak makes changes to policies of the UK post-Brexit that bring the UK closer to France and the European Union. This follows a deterioration of Britain's relations with the EU and France under Boris Johnson during the years Brexit happened. Sunak also comes up with a different policy for Northern Ireland closer to the EU's position. Mark Landler has covered Britain and the EU for NYT over three decades. He calls Boris Johnson's approach bombastic and one that made loud claims for "Global Britain" with little to show in results.

Sunak's challenges are in Britain with strikes across transportation, health sector and NHS, and the cost of living crisis. Labour party is seen as having better solutions and as more caring in its policies for both the environment, workers and families in 2023.

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The Observe Research Foundation looks at Sri Lankan debt crisis.Too much borrowing at high interest rates above 6%, without concessionary loans typical of what developing countries need, can create havoc for poor countries such as Sri Lanka. When macroeconomic factors collide with health and politics such as drop in remittances, global financial crisis of 2009, civil war, borrowing for unsustainable type of infrastructure such as ports and airports, the results can be disastrous. Sri Lanka is an example. Borrowing that is off the official record of loans such as to state owned companies can leave the country with higher debt load than even the Finance ministry has kept track of, a severe problem for small developing countries, including countries  in the Caribbean shown in recent NYT reports.

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Giorgia Meloni's effort to revive the right wing vote in Italy after disillusionment with Mr. Berlusconi is shown in this report in the New York Post.  She was Mr. Berlusconi's Minister for Youth from 2008 to 2011. This report says she has advocated for Italy and as a mother and a Catholic, but that is nothing new in Europe with most nations looking for their national interest first. On Ukraine and the European Union there is no ambiguity as Meloni supports the European Union. When Mr. Draghi formed a national unity government during the covid health crisis and the breakdown of a previous coalition Berlusconi joined the government, but Meloni stayed in the Opposition leading to her rapid rise.  

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There is strong cirticism from many quarters about low interest rates as a prime culprit in causing the bubble in housing prices. In comments before the American Economic Association, America's Fed Chairman Bernanke defended his role as Fed governor in 2003 when he along with Greenspan was an advocate of the decision to cut the Fed's target interest rate to 1%, and to leave it here for a year and raise it only slowly. Bernanke says countries like Britain, New Zealand, and Sweden had tighter monetary policy but there home prices rose more, and monetary policy explains only 5% of the variation in home prices. Analysis has shown he says that capital inflows such as those the U.S. received from China and other Asian countries explains 31% of the variation in home prices, supporting a contrasting theory that that its these global imbalances that drove the crisis. He also placed the primary fault for the housing bubble on relaxed lending standards and views that housing prices would rise forever. Alongside these comments Fed chairman Bernanke also said that bank supervisors and other financial regulators of which the Fed was one, has a better ability to contain the excesses that led to the economic crisis including housing bubble and other excesses, than the Fed as a monetary policy maker. By saying this Bernanke is acknowledging that the failure of regulation was a key part of what happened in the economic crisis. The failure to fix the regulatory system even now leads Bernanke to say that he is open to using monetary policy as a supplementary tool for addressing risks should another bubble develop, if the regulatory system isn't reformed. Still Bernanke and Greenspan were quite complacent at the time of the low interest rates and did not point out the dangers of global capital imbalances which were evident at the time, preferring to say that the United States could benefit from the inflows of capital from overseas without serious risks. And the Fed did not exercize its role of vigilance in alerting the country to excesses in the way the housing industry operated and in exercizing its own powers to that effect. Instead the Fed as regulator and in role as asafeguard for serious risks let itself become part of the cheering section as the worst excesses in housing were being exposed....

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This editorial in the Economist says Spain's economy has recovered to pre crisis levels by 2018 with growth at 3 percent. It says Spain had a bigger crisis than Italy and took stronger measures under prime minister Rajoy to fix problems in its banking system, address the housing crisis, and unemployment. Italy's steps by comparison were timid and faltering. Mr. Rajoy had his problems including corruption scandals in his party and a poor handling of the Catalan drive for independence. Yet Spain owes muchas gracias to Rajoy for his leadership in bringing Spain out of the housing and economic crisis, and for running the country for two and a half years after losing his majority in parliament.  Another difference with Italy is the generally favorable attitude to immigration for all parties. Of the newer parties Ciudadanos remains at the centre and the Podemos party remains to the left in politics, as part of the populist changes in Spain during the economic crisis. The new government of Pedro Sanchez has a positive attitude to immigrants and to women, with the largest number of women in the cabinet of any European country. ...

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Zombrun describes the effect of low interest rates on savings for the bottom half of households in the U.S., the pressure to invest in stocks without the skills and experience of the better educated part of households in the top 20% of households by wealth and income. This resulted in a negative effect, a depletion of savings compared to an increase under a higher interest rates scenario with less pressure to take risks in a volatile stock market. This is the direct cost of the crises in stock and financial markets of 2000 caused by a internet bubble, and the larger crisis of 2008-2009 caused by the bubble in mortgages and housing. The secondary effects of the mortgage price bubble and faulty mortgage securities was in the millions of homeowners who went into foreclosure in 2009-2013, which further depleted wealth and savings of households in the bottom half lacking the experience and skills to navigate this type of housing market. The failure of the Obama administration to stem the foreclosures with practical steps which would have helped not hurt the banking sector, as suggested by FDIC's Sheila Bair and Harvard economist Martin Feldstein in many WSJ op-eds in 2010-2012, added to the erosion of savings and wealth of the bottom half. Minorities in particular were hit hard. A third effect is of communities across America that are feeling the effects of job migration to emerging markets such as China that has been underway as part of the globalization of the last three decades. A fourth effect in the rising cost of education, particularly since 2000, has reduced the opportunities for struggling working class people to enter the middle class and enjoy the higher incomes in precisely the very period when the divergence of incomes between less educated, less killed people and the more educated and better skilled people was taking place. The last two effects were neutral as part of the overall process of emergence of a globalized economy with a premium on more skills and education, requiring action by the government, universities and business for a concerted effort to mitigate in some places the negative effects and enhance in other places the positive effects. The first two effects were man made crises which required managing in constructive and positive ways for the entire American people, taking risks where necessary such as fears about the financial system if foreclosures did not go through. The risks of a long period of extremely low interest rates for savers and the middle as well as working class were poorly understood by the Fed since 2000. A similiar crisis is being faced in Europe with extremely low interest rates. Janet Yellen was only doing the honest thing by acknowledging how far and how different the situation is now compared to the period of three decades following 1945- a question not just of values cherished in America, also of the need for societies to advance through creation of wealth across all sectors of society or regress, as described by Smith in the Wealth of Nations....

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The current economic expansion in the U.S. in April 2014 is at 58 months from the beginning of recovery in 2009. In this exceptional account Josh Zombrun of WSJ compares the current expansion to previous expansions since 1950, with the views of experts such as Stan Hall of the NBER committee, which studies turning points. This expansion is forecast to go for 90 months into 2016 by the U.S. Federal Reserve, and 102 months into 2017 by the CBO. Sooner or later, says Stan Hall, some adverse unpredictable event takes place that ends the expansion. So far the expansion has been slow and protracted, as predicted by economists Reinhart and Rogoff from previous financial crises in the last century, giving it room to grow as corporate earnings continue to improve. Fed chairwoman's sense of slack in the economy also provides room for employment and incomes to grow in the later stages of the expansion. This is good news for the emerging market economies such as India and China, and for the European Union, faced with slowing growth. So how does this expansion compare with earlier ones. The expansion of the 1991-2001 of the tech boom was 120 months, 1961-1969 of the Sixties 106 months, 1982-1990 of the Reagan era 92 months. The controversial one on shaky foundations is the recent housing boom 2001-2007 of 73 months ending in a huge bust with the 2008 financial crisis. The shorter expansions are the 1975-1980 Post-Vietnam one for 58 months, and the 1970-1973 spurt before the OPEC price surge. Figures are from the NBER, CBO and the Federal Reserve's Summary of Economic Projections....

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A Phase 1 trial of over a thousand volunteers shows the Oxford vaccine works well with minimum side effects that can be handled with acetaminophen. Phase 2 trial is underway with volunteers in UK, Brazil and South Africa. Participants given the vaccine had significant increase in antibodies to neutralize the disease, and T cells for long term protection. About 70% reported fatigue or headaches which can be handled with acetaminophen. After the Ebola crisis of 2014 in West Africa the British government invested 120 million pounds to form a group to develop vaccines for top 10 likely threats dubbed "Disease X." On this list was the coronavirus. Scientists at the Jenner Institute at Oxford formed a team as part of this effort. Sarah Gilbert and Adrian Hill led the scientists at Jenner and pioneered research for  a new way to do this- to first replace a part of the virus with a component of the new virus. Then to remove the part of the virus that allows it to replicate in humans. This method is called recombinant adenovirus vector. The Oxford scientists used existing technology in new ways to increase the chances of getting a good vaccine early.  The first vaccine could be developed and tested for mass production by September. A 30,000 participant trial begins in U.S. in August. About 1 billion doses could be manufactured by end of 2020. India's Serum Institute has the manufacturing facilities to do this near Pune, India.  ...

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Issues and controversy about coverage by New York Times NYT on the  Gaza War, Transgender that are obscuring important needed coverage on other important topics.  Topics such as infrastructure, workers and wages, changes in the economy, economic crises in other countries, cost of living action, climate change action get less coverage. The Washington Post has some pioneering work on Climate Change Action, Well Being and Nature. The Atlantic is moving in a new direction with indepth coverage. The Wall Street Journal is looking at changes in the economy in a new way.

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How German political leaders view the Euro currency and the European Union. German history and the need for fiscal discipline and the European Union. The constant between Chancellors Adenauer, Kohl and Merkel- a sense of European unity as part of the fabric of the new Germany. A desire to find a way through the sovereign debt crisis of 2010-2012, by introducing fiscal discipline into the structural framework and preserving the hard won gains for the Euro currency and the European Union.

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The lessons from Italy, the epicenter now of the coronavirus pandemic, are clear- act early and decisively, impose quarantines and lockdown quickly to prevent intermingling. These steps need to be put early, with absolute clarity, and strictly enforced. This report in the NYT shows how decisive action early is the only way to prevent the crisis from becoming a large one that threatens the health system and millions. German states such as Bavaria and others now have a $25,000 euro and some have jail time. Singapore has jail time and fines for violating the stay home quarantine orders which it imposes after contact tracing. Taiwan has similar measures. Enforcement and strict control are part of the tools that have worked in these places and in China, South Korea.  Britain has still to close flights from Iran, Italy, which The Times reports on March 20 are still landing at Heathrow. This is after the U.S. weeks earlier banned flights from China, Iran, Italy, and last week from Europe after EU nations failed to take action early.  ...

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Republicans have supported less regulation. After the 2009 financial crisis with faulty mortgages and excessive leveraging one would expect that there would be a shift among Republicans favoring necessary regulation of banks. This did not happen after the Obama administration failed to articulate a new culture after 2009 and lost control of Congress in 2010 by as much as 64 seats in the House 6 in the Senate, and in all demographic and income groups. The result was that the 2009 crisis changed some laws but not the culture of laissez faire that less regulation was better for the economy. It is left to president Biden to tackle this problem of culture and the Silicon Valley Bank clearly shows that the parts of the Republican and Democratic parties that support less regulation even where the regulation is essential for a good economy for workers and families, are self serving. No where is this culture of laissez fairre in its other manifestation in not planning for the US manufacturing base to be strengthened by government action more evident than in the way it has prevailed to turn a blind eye to not just sending manufacturing overseas, but over concentrating it in one country China with additional supply base from Japan into China. This is the challenge that the country faces- only if the culture or mindset changes will laws have the needed impact.  This report in the NYT shows that when president Trump appointed Randall Quarles to vice chair of banking supervision in 2017, Congressmen both Republicans and Democrats believed that less supervision was better for the economy. Democrats such as Congressmen Barney Frank were themselves part of the new culture when Frank joined Signature Bank's board in 2015, one of the banks that along with SVB bank caused the banking crisis of 2023. Its association with risky crypto assets is considered by the WSJ as being one reason the government decided to close it. Frank did not see this aspect of its risk insisting that the bank was in sound condition.  This culture is also manifested in its approach to the cost of living crisis and support for workers and families. The Biden administration sees the problem of culture and of clearly making the changes that create a new culture, and a new understanding of what is right for America, for its economy and for its role in the world, and best for its people.   ...

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Ownership of stocks is more evenly spread out in the US population by 2023. During the pandemic younger people invested in stocks. WSJ graph of percentile of income and stock ownership shows  20-40th percentile of income households moving from 30% of households owning stocks to 40%, and 40-50th percentile of income households moving from 50% of households owning stocks to 60%. This means people in the middle incomes have built more household wealth  sharing in US stock gains of 16% in 2020, 27% in 2021, dropped 19% in 2022 and gained 24% in 2023. Recovery from the effects of free market policy experiments after Reagan that led to the 2009 financial crisis and shipping of factories overseas were met with a reverse response bringing factories home under Trump and Biden. Wage gains happened under Biden 2020-2024, and a Biden $1 trillion dollar infrastructure renovation adds to jobs and demand. Wealth in homes for US households increased on average from a low of 225,000 6 years after the financial crisis of 2009 to about $325,000 by 2022. This is part of a general recovery for the American people after the shocks of free market experiments with inadequate regulation and oversight by the government, and the neglect of manufacturing and communities dependent on manufacturing for employment and income with its uplifting of services sector that comes with it, the taxes that pay for public services also enhances community wellbeing through libraries, wellbeing, transport and other public services. ...

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People at street protests in France are increasingly asking whether the pension reform from 62 to 64 years is that much of a priority in 2023 when people are just recovering from the pandemic and a cost of living crisis with high inflation and high energy costs stemming from the Ukraine conflict. The independent Pension Advisory Council stated "pension spending is not out of control, it is relatively contained." More people turned out than before in a second round of street protests by over half a million people in Paris. The reforms come down harder on women who worked part time to raise children. Age discrimination for jobs in France is widespread. The pandemic has created additional stress and burnout at work leading to early retirement in the US and other countries. Some of the pension changes are being used to finance an expansion of the military budget. Social justice is seen as at risk in France in a society that is socially fragmented.

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This New York Times editorial says the U.S. Obama administration and its Housing Secretary Donovan should stop pretending that its settlement is the best way to help homeowners under water. The editorial asks the serious question- how far would the $20 billion settlement the banks would provide under the deal help, when 14.6 million homeowners owe $753 billion more on their mortgages than the value of their homes? The Obama administration is pressuring New York Attorney General, Eric Schneiderman, to accept the settlement with the largest U.S. banks for questionable foreclosure practices, including robo-signing. It asks Schneiderman to resist these pressures and not support the settlement. Schneiderman has resisted this pressure because he and other prosecutors would be restricted from pursuing their investigations into wrongdoings in housing mortgages. The proposal from the Times to the Obama administration is to make principal reductions for underwater homeowners who are currrent in their payments through Fannie Mae and Freddie Mac. The proposal to help homeowners uner water on their mortgages was first proposed by Martin Feldstein during the mortgage financial crisis in 2008-2009 with repeated op-eds in leading newspapers including the Wall Street Journal. Paul Krugman called attention to the failure of the Obama administration on this issue in recent op-eds. Peter Coy of Business Week pointed to some form of loan forgiveness as an essential part of restoring the economic health of the U.S. and Europe in the August issue of Bloomberg Business Week. Higher unemployment has made the foreclosure crisis worse, and has created a strong headwind for the U.S. economy by erasing chances of an early recovery in American housing markets. The Obama administration's Home Affordable Modification Program has been a dismal failure in helping homeowners facing foreclosure and was a huge missed opportunity to take the correct action early....

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Ruth Marcus looks at the assumptions behind Romney's tax plan and questions whether simplifying the tax system with lower rates would help create the climate for higher economic growth and lower unemployment. Much of the differences between Republicans and Democrats revolve around this assumption, a core belief on one side and skepticism on the other. An effort to obtain a bipartisan assessment was made with the Simpson-Bowles commission recommendations, which advised closing loopholes and reducing deductions. The work done by Martin Feldstein on the Romney Tax plan builds on this approach of limiting deductions, and reducing taxes across the board. An issue for Democrats is inequality. Lower wages to improve competitiveness in manufacturing industry is a trend in Republican and Democratic administrations, because of the effort to improve U.S. competitiveness against other trading nations and has played a large part in lowering incomes in manufacturing oriented midwest and eastern states. The other cause of increasing inequality is the housing crisis and the effects on the economy through foreclosures and unemployment. The housing crisis developed under a Republican administration, and the lack of effective measures to prevent foreclosures under the last 4 years of a Democratic administration worsened the economic condition of the middle class, and especially so for minorities. During the housing and foreclosure crisis the proposals put forward by Republicans Martin Feldstein, a Harvard economist, and Sheila Bair, head of the FDIC who calls herself a "populist from Kansas," for bold government help to homeowners under water would have helped the middle class financially, and especially minorities, far more than the efforts of the Democratic Obama administration, and under Feldstein's plan even turned aound the housing market and boosted a recovery. Trends in world trade and industry have large effects outside what administrations of either party can control, and a lot depends on the temperament, wisdom and leadership provided....

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The issue of high youth unemployment. The bulge in demographics and the emphasis on increasing the number of college graduates without increasing the jobs available, or providing apprenticeship type training and degrees in areas where jobs can be created, has created a major problem in the Middle East. High youth unemployment in the US, Spain and the UK also poses serious problems. Former primer Minister Giuliano Amato of Italy recently told Corriere della Serra: "The older generations have eaten the future of the younger ones." Older workers tend to hold onto their jobs as long as possible as retirement ages are being raised, and they have negotiated higher retirement pensions. In Spain the younger part time workers and immigrant workers are the first to be laid off and unemployment is highest in this group, which is also why the high unemployment has not attracted as much attention there. Younger workers will eventually have to support a higher proportion of these workers in retirement because of the demographics. The shift to higher parttime employment and employment at low wages has also created a class of workers who have no future, as their incomes are low, and are easily laid off. This shift has been taking place in the US, Europe and Japan over the last decade. Germany has fared better because of its long tradition of apprenticeship training, and employers working directly with young students at universities to provide on the job training. The financial crisis of 2008 in the US slowed down many industries and created a shift in industries creating jobs, the result was a larger mismatch of skills of job seekers and new jobs created. One way to address this is more on the job training and working directly with employers, and assistance to community colleges to fill education gaps. ...

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In working class areas of Northern Ireland, both Catholic and protestant, there is areal sense of disillusionment. As sense that the promise of opportunities never materialized. Educational underachievement and child poverty has increased, made worse by the cost of living crisis. Twenty five years after the Good Friday Agreement ended sectarian clashes between Catholics and Protestants, there is the feeling that this part of Ireland has been left behind economically. The lack of a government in Stormont means decisions for improving health and education or providing social services are not taken.

The 2020 elections showed Sinn Fein focusing on the economy and improvements in the quality of living. In this sense all Irish people are looking for a better life, better governance, and interest in their future from the outside, particularly now that the pandemic is over.

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John Taylor, says Obama and Alan Krueger (Obama's new head of the U.S. Council of Economic Advisors), said some of the same things in early September, 2011, that were part of Obama's old plan to revive the U.S. economy. And the old plan has failed to produce results. The part that puts construction crews to work on the roads, railways and airports was tried earlier in the stimulus plan. Because of a lack of showel ready projects, and the state governments putting most of the money in their state coffers, this only increased infrastructure by a miniscule 0.05 percent of GDP, according to research by Taylor and John Cogan. Taylor's sees the moves by the Obama administration and the Bernanke Fed as not only being ineffective, but having the opposite effect of lowering investment and consumption demand through increased concerns about the federal debt, another financial crisis or the risk of inflation or deflation. The U.S. private sector has the money to make the investments that create jobs but their concerns have led to holding back. Taylor points to the need for a comprehensive economic strategy to replace these temporary interventions. The debt limit agreement of 2011 is a part of this strategy, and he agrees with reducing spending in a gradual way in a weak economy. The other parts of this strategy he says are entitlement reform, tax reform, regulatory reform, monetary reform, including a reappraisal of the role of government in the economy. This should lead to a more stable and predictable economic environment and reduced uncertainty about the future, which is critical to improving supply and demand....

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Swiss regulators engineer UBS buying Credit Suisse for over $3 billion in an emergency rescue. This happened after the Swiss central bank made and infusion of $50 billion into Credit Suisse that failed to stabilize the Swiss bank. With outflows of $10 billion Swiss Francs in the week recently Swiss regulators had to quickly arrange UBS buying out Credit Suisse for over $3 billion.  In its early days in the nineteenth century Credit Suisse helped build the Swiss electricity grid and the Swiss rail system. After World War II it was part of the reconstruction effort in Europe. After 1990 it merged with banks in the US and engaged in international acquisitions, investment banking operations, and wealth management. This led to problems and the company had to make settlements for each of its businesses in the last three decades, leading to the current crisis. The bank is seen as lacking good governance, and taking on excessive risk in the pursuit of profit. A bank that was known for setting up key infrastructure in Switzerland in the nineteenth century succumbed to poor management and risk taking over one hundred years later as it fumbled in each of its businesses. ...

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Exxon is looking for a big oil dealer in the shale patch in the US. It is considering the acquisition of shale company Pioneer Natural Resources with a market cap of $49 billion. Exxon wants to make use of its windfall profits of the last year to good use. An acquisition of Dallas based Pioneer would give Exxon a dominant position in the West Permian basin of Texas and New Mexico. Exxon made windfall profits of $56 billion in 2022 after the jump in oil prices following the Russian invasion of Ukraine. Based in Irving, Texas, it is heavily invested in fossil fuel assets and its thinking is that fossil fuels are here for a long time as it has not made a significant shift to renewable energy. During the cutoff of Russian oil supplies Europe has depended on LNG supplies from the US and Qatar, and on Norway for increased oil and gas supplies. President Biden included drilling concessions in some of the legislation passed in Congress and Conoco plans to drill in Alaska. The transitional period has gained support in places like the US and Norway following the need to support the European Union and Germany in the crisis. This gives oil companies some time to sort out their future plans for renewable investments. ...

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As Kamala Harris offers $25,000 to home buyers to make it more affordable and sets up a $40 million Innovation fund to build more homes, sets a target of 3 million homes to be built, housing and cost of renting or owning is front and center of attention in 2024. Dougherty and Davis of NYT look at the US housing shortage and rising rents for apartments and homes. A look at Kalamazoo, Michigan, as a sort of microcosm of the US housing situation. Around the time of the 2009 financial crisis and aftermath when vacant homes on streets in many cities were being bulldozed and when there was more housing than people needed the seeds were being planted for today's shortage of homes. There was less interest from builders, there were restrictions on mortgages and higher down payments, capital was harder to get for builders, adding up to fewer homes being built. US demand was for 1.6 million units of housing, the supply was about 1.1 million over the next decade after 2009 leading to the buildup of a shortage of 5 million home supply. Covid changed some patters of housing behaviour. More people work from home with remote work. Then by 2022 mortgage rates were up making housing less affordable just when owners of apartments raised rents by 20-30 percent. In Kalamazoo up by 40%. ...