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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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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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U.S. gasoline prices were below $2.06, adjusted for inflation, during 1986-2003, dropping to a low of $1.51 in 1998. U.S. gasoline prices at the pump dropped below $2.00 in Jan. 2015. Buyer behaviour responded quickly to the change for automobiles, with sport utility (SUV) sales rising to 34% market share in the U.S. in mid-Nov. 2014, according to Edmunds.com.

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The U.S. Federal Reserve likely to take into account very low inflation in the U.S. and deflationary trends in Europe, as it makes monetary policy in 2015.

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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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A hard look at the idea of the "Great Moderation" a peiod of stable prosperity that America has enjoyed for 20 or so years with low inflation, stable unemployment and smaller bumps along the road even in recessions such as the one in 1990 and in 2000 which had shorter durations with good rebound. The IMF report on the world economy for September looks at this period of stability and sees a continuation. This report takes a look at the current crises in housing and credit markets and takes a more cautious view wondering if things may be at a turning point where such stable growth cannot be taken as a given. In general the world economy has become more flexible and structural shifts to globalization and the shifts in manufacturing to other parts of the world such as emerging countries have made for a more resilient world economy compared to the economy that faced the oil shocks of the seventies. The three specific causes to which this stable period is attributed are the better handling of monetary policy, the better inventory management with Just in Time and manufacture to order, inventories literally being the shipments that are carried by Fedex or UPS on a particular day, and credit markets securitization of debt packaging it into marketable securities creating a large credit pool so thay companies could have better access to credit. Securtization has suffered because some of the basic rules were broken such as how securities are rated and not because of the basic concept. Have the markets and investors and households taken on more risk in their asset portfolios because of the belief that this period of 'Great Moderation' would simply continue. Its these kinds of behaviour that get tripped up until things get cleared up and return to normal. Is this simply a phase like the prior downturns preceding it that should see a similiar rebound or is it something different. One thing that is noted is that the period of relative prosperity has ocurred as in many countries in Europe and Asia. And the housing markets in many countries in Europe and Asia have also seen rising prices similar to that of the US. Can this turn into a worldwide recessionary situation? Comment made later on April 12, 2008 after the Bear Stearns crisis in March 2008 and the Fed meeting summary describing the downturn as expected to " be protracted and severe", and the emergency measures by the Fed itself made to prevent a possible global financial crisis. In hindsight the 3 reasons for the Great Moderation can be evaluated in this way. The first was the only real one to which researchers attribute about 50% of the Great Moderation, which is the revolution that Just In Time inventories have accomplished for smoothing drops in demand. The second financial innovation proved to be illusory just as mentioned here because it was gamed because the financial houses and other firms were able to get around regulation or the regulations were inadequate and the innovation fell victim to unrestrained greed in the manner mortgage securitization was done. The third wise better monetary policy as mentioned here did not get much credit from researchers and this turns out to be true. Keeping interests rate low was possible because of the disinflationary aspect of globalization specifically manufacturing in China which ended in 2007. Further the success of the US economy made it possible for the US dollar to remain strong and the USA to continue to attract capital for much of this period even while interest rates were low. But its the export of disinflation from China, and no pressures of inflation from globalization through commodities demand for much of this period, that kept inflation low and made it possible for the Fed to keep interest rates low without creating inflationary pressures. Of the three financial innovation and monetary policy may have in them in fact unlike the first Just in Time and information technology, may have in them the seeds of trouble as well as gain if not carefully managed, like fire a good servant but bad master, and this is really what happened in what turns out to be a very human world, greed subverted financial innovation without the necessary appropriate regulation to go with it and the Fed's libertarian instincts and complacency or lack of energetic oversight under a man past eighty years made it lose sight of its need to adjust interest rates to cool off excesses in the market and send appropriate signals to the financial and housing markets. The Economist was slightly ahead of the curve when it makes the observation here that this is likely to be a global housing crisis and a global credit crisis with all the implications of this for global economic growth. ...

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China's GDP growth of 8.7% for 2009 is based on private sector investment in housing and infrastructure spending through the stimulus funds. Now with a asset price bubble developing from excesssive lending in 2009 the government is trying to slow bank lending. Experts see a situation similiar to Japan, as an asset price developed there in the 1980's after rapid industrialization. Even though China will still be a developing country after this phase of growth. Property prices are going up by 20% a year in the major cities. And with it making housing unaffordable for most people except the top 20% of the people who comprise about 120 million. This raises issues of equitable growth for Beijing. Much of the rest of the country is being left behind when it comes to housing and in other areas like health care.

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Analysts fear an oil shock in 2012 similiar to that in 2008. There is similiarity in the situation now and in 2008- as in 2008, the surge in oil prices comes at a time of higher tensions with Iran and shrinking spare capacity. Spare capacity is at 2.5 million barrels a day on average for January and February 2012, according to the Energy Information Administration. This compares with 3.7 millon barrels a day for the same period in 2011. Part of the reason is that global oil demand is increasing in 2012 by 1 million barrels a day, to 89 million barrels a day. Technical and political problems have shutdown another 750,000 barrels a day. The problems begin to kick in during the second half of 2012. The U.S. ban on dealing with the Iranian central bank for oil trades starts in June 2012. According to the International Energy Agency, the EU embargo and U.S. sanctions will take 1 million barrels a day of Iranian crude out of the market. The result will be that demand exceeds supply by the third quarter by 1.1 million barrels a day, according to the U.S. Energy Information Administration. Use of existing reserves in Europe, the U.S. and other countries will make up the gap. The effect will be to put pressure on oil prices. May Brent crude on the ICE Futures Europe exchange was up to $125.81 a barrel, on March 16, 2012, and prices for April delivery were at $107.06 a barrel on the New York Mercantile Exchange....

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Government data show that the German GDP declined by 0.5% in the thrid quarter after declining 0.4% in the second quarter. IMF predicts GDP decline of 0.8% in 2009. Germany's recession look like the worst in Europe except for the UK which has many of the same problems as the US economy. Germany's housing market has seen prices grow by almost zero in the last 10 years and German consumers are not in debt so Germany felt fairly immune to the troubles facing the US and the UK and Spain. But Germany is a big exporter and it has become more dependent on exports in the last 10 years. Exports account for 41% of GDP and CHina sucked up alot of machinery exports from Germany and China is in the midst of a drastic slowdown. In fact for the first time China is seeing a decline in monthly electricity output. And China's GDP growth rate may go from 12% to the range of somewhere around 6% in 2009, considering that Chinese export factories are closing down as the USA its main export market is seeing a rapid slowdown. Its already reached 9% and the slowdown is just beginning as the US market is also at the beginning of its slowdown. As the US market declines further in 2009 China's export factories will face a further decline in orders. Comparing the US at 10%, Japan at 20% and Germany at 41% of GDP one can see how heavily dependent the Germans have become on exports, especially with Asia's booming economies sucking up German exports. New orders for German goods declined by 18% from their peak in November 2007. And this is just the beginnning. So German unemployment is expected to increase. Its true that German banks invested heavily in mortgage related securities and other risky assets abroad, and the international financial crisis has led to a bailout fund of 500 billion euros setup by the German government. But Bundesbank figures show that what is causing the drastic contraction is the drop in investment spending as loan demand has dropped. ...

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The revised AIG rescue plan helps banks recover some of their losses on collateralized debt obligations and helps AIG by cancelling the credit default swaps it wrote on these CDO's, and thus helps shore up the financial system. This is what happened. During the boom period banks bought protection from the insurer AIG on securities backed by now-troubled mortgage assets. These securities are called CDO's or collateralized debt obligations backed by subprime mortgage bonds, commercial mortgage loans and other assets. Banks in the US, and Europe bought credit default swaps on these securities from AIG, and AIG promises to compensate them if the securites default. Now with the housing and the credit crisis the values of these CDO's plummet, banks go to AIG and AIG has to provide them collateral to help cover these losses of the banks. AIG ends up giving $35 billion in collateral to the banks including Goldman, Merrill, UBS, Deutsche Bank and others. The continuing fall in value of the CDO's meant AIG had to give more and more collateral to the banks leaving AIG severly exposed, which is along with other problems on its accounting books when the government stepped in in early October to bailout AIG with loans, with interest rates that became punitive for AIG leaving it in a struggling condition. What does the new revised plan do. It eases conditions on the interest rates and the New York Fed puts $30 billion of its money to buy the multisector CDO's at market prices averaging 50 cents to the dollar and AIG provides an additional $5 billion. With than one action banks get to recover their $35 billion and AIG gets to cancell its credit default swaps on these CDO's, in effect freeing AIG from thses swaps that were creating a hemorrhaging effect as it had to keep posting more and more collateral to banks, and banks got to recover the money on CDO's. In effect helping shore up the financial system. There are other problems at AIG but this was the biggest and most draining, and it helps AIG protect its other businesses, and banks get to put this dismal chapter behind them. ...

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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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Don't let the current holiday season retail sales fool you as they have held up reasonably well. The impact of the mortgage and housing crisis will be felt in a delayed manner. It won't be till 2008 that the impact will really be felt. And the impact is expected to be lasting and deep, could take the rest of 2008, 2009 and into 2010 for this protracted tightening of credit. About $300-400 billion contraction in credit is expected when banks tighten their credit lending because of losses they are taking in the mortgage crisis. This will happen in an environment of falling house prices and consumers will not have access to the $340 billion in cash from home and mortgage equity financing that they took out in 2006, estimate of the Bureau of Economic Analysis. Auto, retail, apparel, and luxury items would be hit the most. On the jobs side not all the jobs will be lost in the USA. The USA imports about $740 billion in consumer goods and autos each year, which is one third of consumer spending excluding food and energy. The lower consumption in auto and apparel would affect exporters in Japan and China and South Korea. But Chinese exports have reached a point that they are causing trade tensions and a call for strengthening the yuan. An increase in American exports and lower imports could help bring down America's trade deficit. This could give China an opportunity to build its domestic market and markets in Asia and Europe so that it is not so dependent on the US market. For the US where the savings rate is near zero this is an opportunity for consumers to build their savings and reduce debt. Europe and India and the Middle East are expected to continue growth and China may see slower but continued growth in 2008 and 2009. In the US industries like aircraft and infrastructure promoting companies that sell to countries like Russia, India Brazil, the Middle East, and China will continue to grow. And because rates are still low large nonfinancial companies still have access to funds for expansion and capital investment. In a global economy the US consumer may be one part of a much larger picture. ...

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50% of European CFO's surveyed by CFO magazine and 60% of Asian CFO's think the dollar decline is permanent devaluation compared to a third of US CFO's. The Commerce Dept figures show January exports 16.6% higher than a year earlier, and the trade deficit down by 7% in 2007 vs 2006 which will accelerae in 2008 with the larger dollar decline. As long as European and Asian economies continue to grow a bit slowly but not in a recession like the US the positive effect of growing exports should continue. So far for the last 6 quarters according to the WSJ exports have contributed 1 percentage point on average to economic growth measured at annual rate while the housing slump has subtracted just over one percentage point on average. So this is no small feat for exports and it has helped make the economy more resilient to the shocks of housing and oil price. As long as the growth overseas is not affected to a great extent by the economic slowdown in the US exports can continue to play this role. As the housing crisis is primarily a US and UK phenomenon this should not seruiously damage the economies of Asia and Europe and their ability to take in US exports....

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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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Sales of Ford's best sellig pickup truck F-150 fell 31% in May, compared to May 2007, and sales of SUV's and pickup trucks dropped 24%. Its sad that it took so long for the American car companies to phase down from the large vehicle business and shift resources in a big way to smaller cars.

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Ford may be preparing for a bigger loss in 2008 than the $2.7 billion loss in 2007. Sales of the Expedition and Explorer and the F-150 truck have dropped significantly. These sales have dropped nearly 30% through May of this year over last year for Expedition and Explorer, and dropped 19% on the F-150 truck. One anlayst says Ford has $7-9 billion after all its other obligations as a cushion so the automaker is on thin ice. GM faces similar problems.

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GM's cost cutting side may help it reach profitability but its revenue side is weak as it has lower margins on the cars and fuel efficient vehicles that are selling today. Will it continue to lose market share? Recently its stock price has been going up but curves lie ahead because the declining housing market means sales may be sluggish and there is fierce competition from the Japanese and Koreans and from its US rivals.

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U.S. home ownership rate drops to 64.8% of American families in the 1st quarter of 2014, according to the U.S. Census Bureau. This is the lowest since 1995.