Solving the Housing Crisis

The solution to fix the housing crisis is simple because it’s a supply and demand issue. We need more houses or less people. More supply or less demand. While the solution may be simple that doesn’t mean it is easy.  

The obvious way to increase supply is to build more homes and apartments. But this is constrained by the realities of market forces around capacity, finding workers, the cost of materials, and time. It will take many years to build the number of houses and apartments needed to solve the problem.  

Achieving the massive increase in supply needed will address the issue in the medium to long term. It will also play a huge role in the continued growth and prosperity of our country. But increasing supply is not going to solve the housing crisis we face right now. 

There are two distinct phases to solving this problem. A short-term solution to fix the crisis and a long-term solution to solve the issue once and for all. The short-term solution will incur economic pain, but it is necessary to avoid a more serious crisis.  

The short-term solution is simply to substantially reduce immigration for a period of time, say 12-24 months. Many people don’t like that idea but the rapid rise in immigration is a big part of the issue. I’ve got no issue with immigration levels where they are at, I think it’s great for our nation and the economy more broadly. But you can’t just keep bringing people in if you don’t have enough homes, and at the moment we don’t.  

If you owned the only hotel in town and had say 100 rooms and you booked them out to 110 families who are flying in from overseas that weekend, it would be a problem. Not only is it unethical its irresponsible. Your lack of planning or deliberate overbooking is ruining the holidays of many people because you are being either greedy or lazy. 

When you bring in almost 550,000 people from overseas annually when you don’t have enough homes, our nation is doing exactly what the hotel operator in my story above is doing. Except what we are doing is even worse. Many of the people coming into our country are relatively wealthy including the students from overseas and can afford to pay higher accommodation expenses.  

The people most severely impacted here are everyday Australians who are being priced out of the market. Rents and property prices are being forced ever higher, not because they should be but because of the dynamic we have created by our own poor planning. As with any business or enterprise, you need to ensure you build your capacity ahead of ramping up sales or you will crumble under the weight of the increased demand.  

To be clear, I am not suggesting a lower immigration policy beyond what is needed to address the crisis Australian families are facing right now and will continue to in the 12-24 months ahead. There are massive benefits for our country and the economy by opening our doors to people who can contribute to our nation. But right now, we need to take a step back to take the next sustainable leap forward.

General Advice Disclaimer: This information is of a general nature only and may not be relevant to your particular circumstances. The circumstances of each investor are different, and you should seek advice from an investment adviser who can consider if the strategies and products are right for you. Historical performance is often not a reliable indicator of future performance. You should not rely solely on historical performance to make investment decisions.

Signs of Distress

There are some troubling figures starting to emerge in relation to a jump in bankruptcy, insolvency, and mortgage stress. These areas have all spiked recently as the covid era business protections are removed and markets are left to function more normally. Keep in mind that these figures are coming off a low base, but it signals a new phase for the economy. Here in Australia according to the latest insolvency statistics from ASIC (Jul 2023), insolvency rates are climbing sharply now too. During covid, insolvencies were in the 4,000-5,000 range annually. In the last 12 months, this figure has increased substantially and is now in the 8,000 to 9,000 range with 866 businesses being wound up in May alone. This is emerging across the world with places such as the UK particularly severe. The key concern is the flow-on effect through the economy. Increased bankruptcy means less jobs and less money being spent by both consumers and businesses in the economy. It snowballs from there.

At the same time, here in Australia, we are starting to see a spike in borrowers in mortgage stress. According to Roy Morgan research, over 1.4 million Australian borrowers are facing mortgage stress, up 78% from a year ago. The figure means almost 30% of all mortgage holders are in mortgage stress, which is the highest rate since the GFC. The most troubling aspect of these figures is that they’re at these alarming levels despite the economy not being in a recession and at a time of record low unemployment. If we see the unemployment rate materially rise in the months ahead, which I believe we will, these figures spike even higher. With so many people already struggling now while most people have a job, imagine the economic carnage when the unemployment rate rises. Mortgage stress means consumers have less money to spend on everything else. It slows economic growth, and it becomes a vicious cycle leading to more insolvency, less jobs, less spending and so on.

The added issue with mortgage stress for the property market becomes forced selling. It’s been a long time since we have had a situation like that with property, but I think it’s now a possibility. Distressed property owners selling drives prices down fast. Even during the GFC here in Australia, we didn’t really experience property issues in the same way the USA did. You really need to go back to the early 1990s since we’ve seen a scenario like that. It’s simple supply and demand. When you get distressed sellers, a glut of properties form and supply becomes greater than demand. The prices start to fall to meet demand. As people become more desperate prices fall even faster. Compounding this issue is the fact that buyers realise if they wait, prices will go even lower. So then demand starts to dry up and the situation becomes even worse. I’m not saying that will definitely happen, just that it could occur in this cycle. It’s on my radar and it hasn’t been before.

When we start comparing statistics to the GFC era, you need to keep in mind that in many cases we are talking about the maximum pain points that peaked at the end of the GFC in 2009. What came with that was a whole range of government stimulus and borrowing that was designed to make the upfront pain easier in order to spread out the pain over time. But we never stopped making things easier. Now, we’ve created inflation and as the economy gets worse, there isn’t a lot the government can do to help. Businesses, consumers, and families are going to have to wear the pain. Governments will lower interest rates, but we have the spectre of inflation hanging over us now so governments will be hamstrung with the policy moves they can make. So, while the GFC was bad, it wasn’t as bad as it was meant to be. Governments kicked the can down the road. We are getting closer to the end of that road.

The convergence of these variables doesn’t happen very often, but we have all the requirements for these once-in-a-generation scenarios forming in the background in this economy. It’s one of those things that when you say it, people think you’re crazy, but then when it happens, those same people will say it was obvious. Now interest rates may well still be low historically, especially compared to the 1990’s but it’s all relative. Someone borrowing as much as they can at 3% is going to be in trouble when their rates double to 6% or worse. As slow as the downturn has been to arrive once it is here it will be a problem for the whole economy and all asset classes. We’ve already had a false start in 2022 and since then everyone wants to pretend the worst is behind us. Diversify, be patient and be prepared. You don’t have time to position for it later. The time to position for the bad is when it’s still good. It’s too late to batten down the hatches once the storm hits.

General Advice Disclaimer: This information is of a general nature only and may not be relevant to your particular circumstances. The circumstances of each investor are different, and you should seek advice from an investment adviser who can consider if the strategies and products are right for you. Historical performance is often not a reliable indicator of future performance. You should not rely solely on historical performance to make investment decisions.

Property Trust

One of the defining parts of the GFC was seeing the impact of a credit crunch on large property fund investments. These funds held billions of dollars in all types of property including offices, retail and commercial. Like any investment, these include both good and bad managers. Often when these investments perform badly it’s for relatively obvious reasons such as too much leverage. However, the GFC highlighted a different twist on the problem with debt.

In the lead-up to the GFC, credit was easy to source, it almost didn’t matter how much debt you had as you would just refinance it on new terms when it came due. But once the GFC hit, the music stopped, and it was far more difficult. It led to both good and bad property assets becoming distressed, and not because there was too much leverage or difficulty making repayments. It was because if you couldn’t refinance the loan it had to be repaid in full. This became a major problem that wasn’t expected.

Many big property players had become so complacent during the times of easy money that they forgot the fundamental rule of managing the maturity of their debt. With no refinancing available, the only options became asset sale or default. It was a catastrophe with many funds caught out. The only thing worse than being caught out with a default or having to sell assets in a fire sale is having it happen when everyone else is too. It led to many property trust structures collapsing and investors losing millions.

Fast forward to 2023 and there is an element of this beginning to emerge again. In the USA alone, there is almost $1.5 trillion of commercial real estate debt due in the next 12-18 months. There are two parts to this problem emerging. Firstly, that debt is going to be refinanced at much higher rates and that’s obviously a big problem for organisations making repayments. It may mean that many organisations are not even able to gain approval to refinance under the new terms given the new rates change all the financial models they previously applied. That’s one aspect where failure will occur.

The second part of the problem is going to be those that can theoretically afford to refinance may still miss out. With financial conditions tightening and banks being far more selective, there will be a significant number of organisations that will miss out. Lenders will move from friendly facilitators of business to ruthless corporate vultures pre-emptively picking and choosing the assets they support and those they don’t. Understanding the bank’s place in the pecking order of default will play an important role in their decision-making and which assets and organisations succeed and those that fail.

This time there is a lot of debt not just linked to property assets but also a range of business and other financial assets. The key to property trusts and corporations surviving all of this is making sure they get ahead of any potential credit crunch. They need to refinance sooner rather than later and ensure they have sufficient access to capital, so they are not forced sellers at the wrong time. Make no mistake when push comes to shove in these situations, the deck is very heavily stacked in the bank’s favour. In a time of crisis, the banks will make the decisions that are in their best interest, not the borrower.

General Advice Disclaimer: This information is of a general nature only and may not be relevant to your particular circumstances. The circumstances of each investor are different, and you should seek advice from an investment adviser who can consider if the strategies and products are right for you. Historical performance is often not a reliable indicator of future performance. You should not rely solely on historical performance to make investment decisions.

Will Property Prices Fall?

There are so many issues for investors to navigate at the moment. We’ve got several once in a generation events colliding to create volatility and distortions in not only financial markets but for every type of asset. Any one of these issues would be the leading story of the day in their own right in more normal times.

War in Europe, Global inflation, Rising interest rates, Global food shortage, Energy sanction and shortage, Pandemic, China lockdowns, China slowdown, Supply chain crisis, Rising bond yields, Tech stock price collapse, Yen vs US drop, Sri Lanka crisis.

While it sounds like the missing verse of ‘We didn’t start the fire’ by Billy Joel it has been our reality for the past year or two. Many issues are interlinked to be sure and while they all impact the world it is less obvious in many respects how these all flow through to impact the daily lives of ordinary Australians.

The one issue that will have the biggest direct impact for most Australians, or at least be most relevant in the year ahead, is rising interest rates. This brings me to the elephant in the room.

Australian property prices.

We really aren’t prepared for higher interest rates and their flow on effects. As with most events lately, this will have a once in a generation impact on people with mortgages and force property prices significantly lower. Most are already aware of it but don’t give it much thought as it seems so far away. But the RBA raising rates now puts this firmly on the table. 

Do I think house prices will fall? Yes.

We’ve already seen big falls in bond markets and stock markets globally and property has its turn ahead. I think we are looking at a 20%+ fall in residential property prices here in Australia in 2023.

You have to go back to early 1990’s for the last time there was a property crash. The current environment is set up for a similar repeat. While we are not going to get anywhere near the huge interest rates of the ‘90’s, that won’t stop the problems for the property market. Rates have been so low for so long that a few percent increase is going to cause a lot of pain.

Only a few months ago, the Commonwealth bank warned the RBA if they raise rates by just 1.25% that many borrowers will have financial problems. I think rate increases will go past that level. Many homes owners are overextended already. They go to the bank and ask how much they can borrow. When rates are 2% that amount is a big number. When home loan rates are 6% or higher, those borrowers have a serious financial problem.

Many won’t be able to afford the home, it will result in urgent sales, defaults and forced sales. When this happens at scale, the market becomes flooded with distressed sales and the price of property drops accordingly. Making matters worse is that when people expect asset prices to fall, they stop buying. They wait for a cheaper price which only compounds the problem for the distressed sellers.

Of course, this situation only serves to compound the problems for consumers who are already having to adjust for higher energy and food prices. The wage increases they demand will likely add to inflationary pressures but are not likely to maintain their standard of living. Consumer’s discretionary spending will fall further as they are forced to allocate more of their income to paying their mortgage.

None of this is rocket science, it’s mainly common sense when you simply think through the flow of money and impact of the situation. The reason for hesitance in accepting how this will play out is the cognitive dissonance we experience in understanding what we see right now, which is broadly good economic times still, compared to what this rationalisation tells us is going to happen.

For stock markets, this will have a huge impact in the year ahead. Some sectors will be beneficiaries and others will be causalities. This flows through to sectors as diverse as retail, hospitality, and entertainment. It flows through to the banks, long the mainstay of the Australian share market they will see much lower growth in new business while simultaneously experiencing a rise in bad debts and defaults. From a portfolio perspective careful stock selection has never been more important.

General Advice Disclaimer: This information is of a general nature only and may not be relevant to your particular circumstances. The circumstances of each investor are different, and you should seek advice from an investment adviser who can consider if the strategies and products are right for you. Historical performance is often not a reliable indicator of future performance. You should not rely solely on historical performance to make investment decisions.