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Tony Alexander’s New Zealand Economic Overview May 26 2016

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Economic Analysis by Tony Alexander. Tony-Alexander-BNZ-1As promised by the Finance Minister there were no big surprises in today’s Budget, the numbers look good with small though growing fiscal surpluses projected, growth averaging near 3%, unemployment falling to 4.6%, and interest rates not rising until 2018/19. The Budget Speech referenced an upcoming National Policy Statement on Urban Development which will direct councils to allow more housing and measure the impact on house prices of their decisions. Were existing efforts to boost housing supply working such a statement would not be necessary, and the factors which have met our expectations of insufficient supply growth are so strong that no statement is likely to change where things go from here. In fact just this week Wellington Council said they have failed to reach any of their housing supply targets for two years and see no chance of meeting their full five year target. The upshot is continuing upward pressure on prices and a steadily rising resolve behind doors at the Reserve Bank to bring a new hammer down on the pace of growth in lending – not just in Auckland perhaps but also elsewhere. Investors should pay heed to the general lack of housing shortages in most parts of the country outside Auckland and Queenstown as they contemplate their regional investment and building plans these next three years.

Click here or continue reading below for the full analysis.

No Game Changers The Finance Minister released the government’s annual Budget this week which for the uninitiated is basically an accounting exercise in which spending is offset against revenue streams to produce projected deficits or surpluses, along with lots of information on debt levels and financing, the outlook and plans for the next ten years, and assessment of risks facing the government accounts along with an updated outlook for the economy from Treasury. The Budget also contains details of new policies, though it has been the practice for perhaps a couple of decades now to announce almost all new spending measures in the weeks leading up to the late-May event. Surprises tend to be few and far between, though last year’s boost to benefit levels was an unexpected development. As a macroeconomist my interest is not in the minutia, important as hundreds of things are to particular groups, but the overall package and whether it suggests a different outlook for the pace of growth in employment, GDP etc., inflation, interest rates, housing, and the robustness of the government’s accounts. In that regard, while the likes of the already announced tax changes for SMEs and money for hi-tech startups are wonderful and at the margin will make running a small business easier in New Zealand, they don’t justify lifting growth expectations unless you are silly enough to deal in growth numbers two out from the decimal point. The same goes for extra funding for apprenticeships, health research, tourism, and so on. All good stuff but no game-changers. Nonetheless, the Innovation New Zealand package of an extra $761mn in operational spending over the next four years is positive, as is the Public Infrastructure Package totalling $697mn. The Health package is the biggest of the four packages getting an extra $2.2bn over four years, with the final package being the Social Investment Package which gets $641mn. Capital spending for the Public Infrastructure Package adds another $1.4bn. The measures announced with give a small positive fiscal impulse to the economy this year then small negatives after that, but with none of the numbers being large enough to alter the positive outlook which we and Treasury have for the economy. They see GDP growth in the coming years of 2.9% for the year to June 2017 then after that 3.2%, 2.8%, and 2.5%. They see no tightening of monetary policy until the 2018/19 year and the unemployment rate trending down to 4.6% come 2020. Fiscal surpluses as percentages of GDP are projected at 0.3% for 2015/16, then 0.3%, 0.9%, 1.7%, and 2.2%. Housing It is popular amongst those who fail to understand the factors pushing Auckland house prices higher and/or have for years incorrectly predicted big declines, to blame speculators for the surge in prices. However grouping all investors into the speculators’ camp gives an incorrect guide to the true make-up of the many people purchasing properties to rent out. The results of a survey by Mortgage Choice in Australia were released this week showing that whereas two years ago 20% of people buying investment properties were first home buyers now the proportion is one-third. These “rentvestors” have become a key driving force behind parts of the Australian housing market and we suspect that the same is happening in New Zealand going by anecdotal reports. It seems reasonable to assume that these rentvestors are not in it for a quick capital gain but a medium-term hold in order to build up a bigger deposit from anticipated price rises and principal repayment and enhance flexibility in their work location early in their career – as in not being tied down to one place through home ownership which can reduce effective functioning of the labour market. Another group of we suspect long-term holders is older people who have built up cash assets which they are looking to invest in order to earn more than simply leaving the money in the bank. These investors have above average deposits so are not much affected by deposit size rules and they are not speculating in order to earn a lump sum which will then go back into a bank to earn very little. They want something which will yield income over a long period with reasonable chance of capital gain. Maybe some will buy an investment property with their offspring. Then there are the people acting on warnings about the need to build wealth for retirement by doing exactly that in the form of housing assets. These are also quite likely long-term investors. Plus there are the people who are pursuing housing investment as a business. It would be great to have data in hand telling us the roles being played by these four groups of investors along with foreign buyers and true buy and flick speculators targeted by the two year bright line test which clearly is having no sustained measurable impact. Without such data the chances that policy can be developed and effectively implemented so that goals around targets like home ownership, social housing provision, and financial system stability can be met are very small – speculative in fact. We need data, not kneejerk analysis and potentially faulty policies. The Solution People are always talking about finding a solution to the Auckland housing crisis – usually without specifying which particular crisis they are talking about. Sometimes affordability, sometimes commuting distance, sometimes social housing and emergency housing, sometimes prices, sometimes rents. Is there a solution? If I walk up to someone attending one of my talks and stab my pen through their hand, what is the solution? Its the same for Auckland. The situation is already at hand with “damage” registered and nothing will radically change things unless truly stringent policies are introduced such as removing all zoning rules. All of them. And a message was provided this week for all those people in other parts of the country who say the government needs to force people to live elsewhere in New Zealand to use their infrastructure and to ease the burden in Auckland. Sorry, according to reports today not even the homeless offered up to $5,000 want to live in your towns. And those Aucklander investors flooding into the regions seeking yield and smaller mortgages should also take note of this development. Your assumptions about regional population growth are probably too optimistic – just as they were last cycle, the cycle before that, the one before that and so on. Auckland is where over one-third of New Zealand’s population want to live. And just like farmers who with open eyes accept the challenges thrown up by their land, weather, animals, markets, pests and diseases, these Aucklanders knowingly accept the challenge of managing dense traffic, high house prices, and high numbers of people per household. For your guide, the Budget contained an extra $100mn to free up Crown land for development, extra assistance for social housing, and a warning to councils. In his Budget Speech the Finance Minister referenced something called the National Policy Statement on Urban Development which is “upcoming”:

“This will direct councils to allow more housing development where necessary and to measure the impact of their decisions on house prices.”

NZ Dollar The NZD has risen close to 93 Aussie cents because the AUD has fallen about 8% against the US dollar after the release of weaker than expected inflation numbers a few weeks ago. Expectations are high that Australia’s 1.75% cash rate will be cut again as the RBA tries to stimulate growth and create extra inflation. The falling AUD has however dragged the NZD lower against the greenback so we now sit near 68 cents compared with near 70 cents five weeks ago. There has also been some movement down in the NZD/USD exchange rate caused by rising expectations that US monetary policy will be tightened again soon, perhaps in July. Against the Euro the NZD sits near 60.0 centimes which is little changed from one, four and eight weeks ago. The risk is that the NZD rises against a Euro depressed by continuing money printing by the ECB and a deteriorating outlook for the French economy if not society as people strike and paralyse the country over the President’s now heavily watered down policy to open up the labour market and provide a route for millions of disaffected youth to find and grow in gainful employment. France’s economic system is one designed to protect those already in work which means change as a response to alterations in consumer demand and competition from offshore is slow to come. Slow growth has become locked in and this means that right at the heart of the EU gaps are opening up between core members just as they have opened up with the less developed economies near the Mediterranean Sea. Each year France looks less and less like Germany and the UK and more and more like Venezuela but without the hyperinflation. Against the Yen the NZD also risks rising from current levels as the economy has barely grown in two years, and government debt is huge and growing as the population ages and shrinks. The Prime Minister this week at the G7 meeting is begging leaders of other G7 countries to show support for yet another wasteful fiscal stimulus package (number 17 since 1990 we believe). Money is being printed with no end-date to the printing programme specified, and further lowering interest rates into negative territory cannot be ruled out. Basically our comments about the NZ dollar’s prospects are the same as they have been since 2009. Most of the rest of the world has major economic problems while our economy is not just doing okay but very strongly underpinned by construction, tourism, migration and even manufacturing, our economy is flexible thus able to respond to the shocks which always come along, and the government accounts are in good order. If I Were A Borrower What Would I Do? Fix 2 – 3 years with maybe 25% floating.
The Weekly Overview is written by Tony Alexander, Chief Economist at the Bank of New Zealand. The views expressed are my own and do not purport to represent the views of the BNZ. To receive the Weekly Overview each Thursday night please sign up at www.tonyalexander.co.nz To change your address or unsubscribe please click the link at the bottom of your email. Tony.alexander@bnz.co.nz
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Standoff in PNG: Students take on Prime Minister Peter O’Neill

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Report by David Robie. This article was first published on Café Pacific

An NBC News report on May 17 – a useful backgrounder, but much has happened since.Prime Minister Peter O’Neill’s "I will not resign" reply to UPNG and Unitech student presidents over their "stand down" petition – May 23 By Bal Kama Students at the University of Papua New Guinea are the latest in a long list of those in the firing line for denouncing the leadership of PNG’s seemingly

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Bryce Edwards’ Political Roundup: The Housing problem hits rock bottom

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Political Roundup by Dr Bryce Edwards – The Housing problem hits rock bottom

[caption id="attachment_4808" align="alignleft" width="150"]Dr Bryce Edwards. Dr Bryce Edwards.[/caption]

Housing affordability continues to dominate New Zealand politics, and finally the focus is on those worst hit by the crisis – the people who can’t even find a proper roof over their heads. It’s a shameful problem, but are there any radical solutions?

State housing and the crisis at the bottom of the housing market could yet be the biggest political story of the year. The escalating housing affordability problem – which is termed a “crisis” by the left, and a “challenge” by the right – has mostly been concerned with the impact on so-called middle New Zealand. Most of the debate has been on the cost of buying property – especially for first home buyers. 

The debate has expanded to include the increasing cost of rental accommodation and unhealthy homes, and now it has landed on the problems of those who can’t even afford to rent a proper home. So this week we’ve been talking about overcrowded flats, and people living in structures not designed for habitation: garages, shipping containers, and even cars. 

The situation is even getting international attention – the Guardian newspaper has reported the experiences of The Salvation Army’s Campbell Roberts, who says that it’s the “worst homelessness I have seen in 25 years” – see: New Zealand housing crisis forces hundreds to live in tents and garages.

The homelessness debate of the past week was sparked by Mike Wesley-Smith’s report for TV3’s The Nation last weekend – see the must-watch 13-minute item: Auckland’s hidden homeless

The reporter was so moved by his investigation that he wrote about his experience putting the story together, which is also well worth reading – see his opinion piece, Surely NZ is better than this

Wesley-Smith says, “To witness young children aged under five living in a car for two months was bloody shocking.” And although the situation of the low-income families was depressing, he also reflects that the “car community” was still a positive one, with mixed backgrounds: “Many were working full time, some had university degrees, some were Maori, some were Pasifika, some were European. If these were the people society forgot, they didn’t forget each other. They cooked together, kept the surrounding park tidy and even cleaned the local toilets each morning. The local cleaning lady can’t speak highly enough about them.”

He also reports on the very good work being done by social workers and government agencies, but nonetheless “something is seriously wrong with the system”.

RNZ has also played a significant role in fostering the debate, with both Morning Report and Checkpoint featuring substantial investigations and interviews on homelessness. John Campbell has some excellent videos and reports – see his two five-minute videos, Auckland’s housing crisis worsens and WINZ emergency housing at $1330 a week

Such coverage has moved many to take the problem seriously and reflect on the severity of the situation. Late on Tuesday night, for example, Linda Clark (‏@lindaclark1) tweeted: “If you’re heading to bed about now to a bed and not a car or a garage then spare a thought.”

Emergency accommodation debate

The Prime Minister’s appearance on RNZ’s Morning Report on Monday played a significant part in keeping the focus on the plight of those urgently needing housing. Asked what homeless people should do, he replied: “My really strong advice is to go and see Work and Income… and we’ll see what we can do, because I think people very often don’t understand what’s available to them”.

This sparked responses from a number of people who had sought such help, without satisfactory outcomes – see, for example, RNZ’s Work and Income advice ‘passing the buck’ – homeless mum and Homeless mum: ‘It’s pretty scary at night’.

The focus turned to the fact that Work and Income are willing to find emergency motel accommodation, but the agency then insists on the homeless paying back the cost – see Alex Ashton’s Homeless borrow thousands for motels

Although the policy is set to change, many now have huge debts to Work and Income, and an online petition has been started – currently with 3,186 signatures – to get the debts dropped – see the ActionStation petition: Minister Anne Tolley: Forgive WINZ motel emergency accommodation debt

Blogger No Right Turn makes the case against how Work and Income are operating: “So, basically, WINZ fails to do its job of providing people in extreme need with a state house, then makes its victims pay for that failure. And at a top rate too, far more than you’d pay if you just booked a motel online. But because its not on their budget, and someone else eventually pays, WINZ has no incentive to ensure that its victims are getting value for money” – see: Forgive this odious debt

Work and Income’s procedures have been judged to be incoherent, unfair and unaccountable – and that’s not the view of the agency’s critics, but of the Ministry of Social Development, who told Paula Bennett this last year – see RNZ’s Emergency housing sector ‘unaccountable’.

The Government has announced significant new funding for emergency housing – see RNZ’s Govt to spend $41.1m on emergency housing

However, this isn’t necessarily about the purchase of new beds, but funding existing ones. Russell Brown says therefore it’s “basically keeping the ambulance at the bottom of the cliff from being scrapped and sold for parts” – see: Crowded houses

Brown also points out that the level of accommodation supplement provided by Work and Income hasn’t been increased for years. Similarly, see RNZ’s Plea for budget to deliver on Auckland housing. In this, Budgeting and Family Support Services chief executive Darryl Evans says, “The accommodation supplement – which many of our families will apply for and qualify for – hasn’t risen for a number years. And so the maximum entitlement is $200 a week, but if the rent is $500 or $600, then there’s a huge shortfall.”

Emergency ideas

Debate has turned to how New Zealand society can immediately find shelter for those in need. The Executive Director of Unicef, Vivien Maidaborn, has put forward a list of ideas, including the need to “Create an immediate process for government to rent motels, and empty buildings like, defense force buildings, education or health buildings and prepare them for emergency accommodation.” – see: Housing crisis: A call for urgent action.

Others have suggested camping grounds and provincial agricultural housing – see the Herald’s Emergency housing crisis: Camping ground solution debated

The state housing problem and solution

Of course New Zealand does have a traditional way of dealing with the housing needs of those on low-incomes: state housing. But the supply of such housing has not keep up with the growth in population, to say nothing of the collapsing ability of many to afford to buy property. There simply aren’t enough state houses anymore to cope with greatly increased demand. Max Rashbrooke (@MaxRashbrooke) put it succinctly on Twitter: “20,000 fewer state houses (per capita) than in 1991. 34,000 ppl in severe housing deprivation who need c.20,000 homes. You do the maths.”

Back in the early 1990s there was one state house for every 50 citizens, and now there is only one for every 68. Therefore it seems that a massive expansion of state housing is required if the government is to solve the crisis. 

The Green Party has announced something that might go partly towards this, proposing that Housing New Zealand no longer be required to pay dividends and tax to the government, which might allow the agency to build an extra 450 houses a year – see Nicholas Jones’ Greens plan to free up $207 million to build new state houses

And to make their point, the Greens have spotlighted the desperate struggle of one woman to find housing for her family – see Sam Sachdeva’s Auckland mother shares housing woes as Green Party pushes for more state house.

But does state housing need a rather bigger expansion? Bryan Gould suggests that it’s simply a question of priorities – see: Homelessness a problem Govt chooses to avoid. He argues “The problem of families with children forced to live in third-world conditions is eminently resolvable. It simply requires the application of resources – resources that a country with our wealth could easily afford.”

There are some signs that Labour is set to announce a policy of major state house building. At its upcoming centenary celebrations later this year it’s likely to use the occasion to show how it can still propose bold and radical policies in the social democratic mold. A massive house building exercise might well turn out to be its most radical policy announcement of 2016. 

So National could be vulnerable on this issue. And, as Brian Rudman argues, they can’t plead ignorance on the state of homelessness – having been well aware of the problem since 2008 – see: Blaming others won’t build homes, Mr Key.

To get an historic account of the importance of housing – from a very personal perspective – it’s well worth reading Lynn Williams’s On the state of housing. It’s a heartfelt and stirring story about what housing means to the realities of individuals’ lives, with the conclusion that the current housing situation “is the exemplification of all that is wrong with our society”.

And if you want to know what it’s like to have to deal with Work and Income, a sad picture is painted by Vicki Anderson in her article, Joining the queue at Work and Income: Where no one seems happy.

Finally, for parody about the dark situation faced by the homeless, see the Standard’s Key to Homeless: You Can Stay at Mine, and Raybon Kan’s Car-sleepers camping at the bit for Key’s help.

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Across the Ditch: Housing Bubble Sees People Living Rough + Planet Key May Play Again

In this week’s Across the Ditch bulletin Australian radio FiveAA.com.au’s Josh Sampson and EveningReport.nz’s Selwyn Manning discuss how the soaring costs of housing in New Zealand has driven prices beyond the reach of most Kiwis, and rents well beyond what is affordable for thousands of people. PLUS: The song that was released a month before the 2014 New Zealand election, and then immediately banned by the Electoral Commission, has had its creators back in court, this time the Government’s Electoral Commission has sought to justify it banning the song in the 2014 General Election – this after the High Court decided the song did not fall foul of New Zealand’s electoral law. ITEM ONE: The soaring costs of housing in New Zealand has driven prices beyond the reach of most Kiwis and rents well beyond what is affordable for thousands of people. The problem is at its worst in the cities, particularly Auckland where the average home sale price is almost $1million. The demand for rental accommodation has seen landlords renting out tin garages for around $400 per week, and a 28 square metre chicken-coop apartment will cost you $330.00 per week. Last year, we reported on FiveAA’s breakfast programme that the imbalance in the New Zealand economy, led by a hot property market in Auckland, had worsened and had been in evidence for over a year. We also reported that the Reserve Bank had warned in 2015 that the housing market had ballooned out and posed a significant risk to the entire New Zealand economy. This year, on May 11, the New Zealand Reserve Bank issued another warning, suggesting that if the housing bubble bursts, the impact on the New Zealand economy will be dire: “The Bank remains concerned that a future sharp slowdown could challenge financial stability given the large exposure of the banking system to the Auckland housing market. Further efforts to reduce the imbalance between housing demand and supply in Auckland remain essential.” (ref. http://foreignaffairs.co.nz/2016/05/11/housing-and-dairy-risks-to-financial-stability) Beyond the wider domestic economy, the impact on every day life for thousands of Kiwis is already dire. For weeks now the news has been filled with real life examples of people living beneath the breadline. The state broadcaster, Radio New Zealand, has been leading almost continuously with reports about families living in cars, in tents, in garages, shacks, caravans, sleeping rough. Many of these people are women with children, and many have jobs but simply cannot afford a roof over their heads and have been squeezed out. (ref. http://www.radionz.co.nz/news/national/304179/where-do-homeless-go-when-help-runs-out) Early this week the Prime Minister John Key said people who are sleeping in their cars should contact Work and Income New Zealand – the state social provider that is tasked with assisting families in dire economic circumstances and getting people back into work. But the Minister in charge of Social Housing, Paula Bennett, admitted on Radio New Zealand this week that in Auckland there simply is not enough accommodation available to house those who have nowhere to sleep. She did say her department would be able to put people into motels as a short term fix. However, this week it was revealed, every person placed into a motel by WINZ is then charged at the market motel rate per night. The people who cannot afford rent, are placed into this form of the government’s temporary accommodation find themselves thousands of dollars in debt to the Government. Debt the Government charges interest on. (ref. http://www.radionz.co.nz/news/national/304122/homeless-borrow-thousands-for-motels) ITEM TWO: https://youtu.be/p8_B6CqCLb4 Meanwhile, a song that was released a month before the 2014 New Zealand election, and then immediately banned by the Electoral Commission has had its creators back in court. The song is a parody of the Prime Minister’s comments, a vision of his ideal New Zealand. John Key said: “I do not know so much about Planet Key, but my expectations are that it would be a lovely place to live, it would be beautifully governed. Golf courses would be plentiful, people would have plenty of holidays to enjoy their time. And what a wonderful place it would be.” Kiwi musician Darren Watson and video maker Jeremy Jones released their song in the early stages of the 2014 General Election. Immediately, there was an outcry by those passionate who were that John Key should not be the subject of satire during an election campaign. Then the Electoral Commission moved swiftly to ban the song and initiate legal proceedings against Darren Watson and Jeremy Jones. The two creators decided to take the song off the internet rather than risk facing a $40,000.00 fine. Since then, in the High Court, they have defended their right to create and release such a song, even should it be satire, should it focus on the Prime Minister, and even if the song should be released during a political campaign. The Electoral Commission argued before the High Court that it considered, under New Zealand law, that the song was an election advert (even though no politician or party paid for it to be created or released). But the High Court judge ruled that the song was ok, and did not come under New Zealand’s electoral act, and as such, should not have been banned. While the Government’s Electoral Commission is fighting that judgement in the Court of Appeal, it has conceded that it now does not want to hold the two creators of the song to account, but just wants the courts to clarify the law before the 2017 election year begins. The Court of Appeal will now consider the two arguments. In the meantime, Kiwis can enjoy the parody of John Key’s vision for New Zealand.

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