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Category: Housing Sector

  • MIL-OSI New Zealand: Construction Economy – NZ construction costs show minor uptick amidst ongoing industry slowdown – CoreLogic

    Source: CoreLogic

    Tax changes, high levels of existing stock on the market, and credit-constrained buyers have compounded the building industry slowdown, holding construction cost growth low for more than 18 months.

    CoreLogic’s latest Cordell Construction Cost Index (CCCI) recorded a 1.1% rise in the September quarter, reversing the fall recorded in Q2. It marks the first time quarterly growth has exceeded 1% since December 2022.

    However, the annual growth rate remains subdued at 1.3% – the second lowest since late 2013 and well below the long-term average growth rate of 4.3%.
    CoreLogic Chief Property Economist Kelvin Davidson said overall construction cost growth remains subdued, reflecting an easing of pressure for both labour and materials.

    The index recorded a drop in sub-contractor charge-out rates in Q3, alongside many plumbing materials such as PVC piping, although the cost for materials such as window hardware and kitchen joinery rose over the period.
    “The wider residential construction sector has been in a downturn for about two years now, with dwelling consents falling and actual workloads subsequently declining too,” he said.
    “The industry has come off extreme highs recorded during COVID, and building activity remains solid when compared to previous cycles. Even so, it does look like there is capacity opening up, which has reduced the pressure on costs.”

    Mr Davidson said the industry is grappling with additional challenges, as many households remain financially cautious despite falling mortgage rates and the number of established property listings available for sale remains high.
    New Zealand currently has about 26,000 properties listed for sale—up from 23,000 at the same time last year and double the 13,000 that were available in 2021.
    “With such an elevated stock of existing listings, there’s less incentive for buyers to consider new-build properties,” he said. “The shortening of the Brightline Test and the reinstatement of mortgage interest deductibility for all properties regardless of age has also lessened the appeal of new-builds.”
    The supply pipeline has also slowed, with annual dwelling consents peaking at about 51,000 in May 2022 before falling 34% to 33,632 in August this year. Meanwhile, Mr Davidson said actual construction workloads, measured by ‘work put in place’, are down around 15% from their peak.
    While the outlook for the sector isn’t particularly buoyant in the short term, signs of life might just be starting to emerge, and Mr Davidson noted that the Reserve Bank of New Zealand’s newly introduced debt-to-income ratio restrictions, which exempt new builds, could help stimulate demand in this segment.

    Further interest rate cuts and improvements in the labour market are also likely to have a positive impact on construction activity into 2025.
    “Developers may feel more confident to increase supply if these changes, combined with falling mortgage rates, create a relative shift in demand towards new builds over the next 12 to 18 months,” Mr Davidson said.

    “This could lead to a resurgence in New Zealand’s construction sector, with agents and developers watching closely for any signs of a turnaround in 2025.”

    CoreLogic’s research, tracks and reports on materials and labour costs which flows through to its Cordell construction solutions to help businesses make more informed decisions, estimate rebuild and insurance quotes easily and, ultimately, appropriate risk effectively.
    The CCCI report measures the rate of change of construction costs within the residential market for a typical, ‘standard’ three-bedroom, two-bathroom brick and tile single-storey dwelling.
    To read the report, visit http://www.corelogic.co.nz/reports/cordell-construction-cost-index.

    About CoreLogic
    CoreLogic NZ is a leading, independent provider of property data and analytics. We help people build better lives by providing rich, up-to-the-minute property insights that inform the very best property decisions. Formed in 2014 following the merger of two companies that had strong foundations in New Zealand’s property industry – Terralink Ltd and PropertyIQ NZ Ltd – we have the most comprehensive property database with coverage of 99% of the NZ property market and more than 500 million decision points in our database.
    We provide services across a wide range of industries, including Banking & Finance, Real Estate, Government, Insurance and Construction. Our diverse, innovative solutions help our clients identify and manage growth opportunities, improve performance and mitigate risk. We also operate consumer-facing portal propertyvalue.co.nz – providing important insights for people looking to buy or sell their home or investment property. We are a wholly owned subsidiary of CoreLogic, Inc – one of the largest data and analytics companies in the world with offices in New Zealand, Australia, the United States and United Kingdom. For more information visit corelogic.co.nz.
    About Cordell Building Indices
    The Cordell Building Indices (CBI) are a series of construction industry index figures that are used to monitor the movement in costs associated with building work within particular segments of the industry. The CBI indicate the rate of change in prices within particular segments of the New Zealand construction industry.
    The changes in prices are measured daily through the use of detailed cost surveys, and are reported on a quarterly basis. This ensures the most current and comprehensive industry information available. Each index is based on a combination of labour, material, plant hire and subcontract services required to construct buildings within the particular segment being measured. The CBI measure the change in the cost of constructing buildings, and as such do not provide the actual costs.

    MIL OSI New Zealand News –

    January 23, 2025
  • MIL-OSI: Provident Bank’s First-Time Home Buyer Survey Reveals That While Homeownership Continues to Be Challenging, Many Americans Are Finding Their Home in Less Than a Year

    Source: GlobeNewswire (MIL-OSI)

    ISELIN, N.J., Oct. 15, 2024 (GLOBE NEWSWIRE) — Provident Bank, a leading New Jersey-based financial institution, has released the results of its First-Time Home Buyer Survey, taking stock of the generational differences in how Americans are navigating a complicated housing market. This year’s survey revealed that, not surprisingly, searching for a first home is extremely challenging. The top two factors impacting budgets are high mortgage rates and the lack of homes within an original budget. However, across generations, Americans appear to be buying their first home after only looking less than a year, signaling growing optimism in the market.

    Potential homeowners are prolonging the buying process and waiting to make a final purchase:

    Searching for a new home is challenging for first-time home buyers across generations. There are frequent bidding wars, which can lead to many making sacrifices for their dream home.

    • Over 40% of Gen Xers have been involved in a significant number (5+) of bidding wars during the home-buying process. Comparatively, only 30% of Millennial respondents have had the same experience.
    • Over 50% of Gen X respondents have had to significantly adjust their search criteria to stay within budget. Nearly 50% of both Millennials and Gen X respondents noted that they’ve settled for an older home that needs renovations to complete the buying process, compared to only 39% of Gen Z respondents.

    Amidst all of these challenges, Americans still look toward traditional financial avenues to complete the home-buying process:

    Overall, potential homeowners are still looking to traditional financial institutions to help them through the home-buying process. However, there are clear differences between how generations think about their financing options and the experts available to them.

    • Over half of respondents noted that their savings account is their main source of capital for their down payment. The second highest source of capital stems from access to first-time home buyer program grant(s).
    • 15% of Gen X respondents will look to a fintech company for financing for buying a first home compared to only 6% of Gen Z respondents. Nearly 56% of Gen X respondents will be speaking to a traditional bank as a source for the financing process in buying their first home.
    • Just under 50% of all Millennial respondents noted they would look to a traditional bank for financing to buy their first home.

    “The findings from this year’s survey support what we’ve been hearing directly from customers – in order to navigate a highly competitive home buying market, understanding all of the financing resources and capital requirements at your disposal is the key to success,” said Margaret Volk, Senior Vice President, and Director of Mortgage and Consumer Lending, at Provident Bank. “Especially as we enter a new phase of the mortgage rate cycle, we believe it is our responsibility to ensure our customers are equipped with the resources and information needed to navigate the financing process to achieve such an important life goal like buying a home.”

    The survey was conducted by Survey Monkey, a market research provider, on behalf of Provident Bank. The findings are based on 1,000 responses.

    About Provident Bank

    Founded in Jersey City in 1839, Provident Bank is the oldest community-focused financial institution based in New Jersey and is the wholly owned subsidiary of Provident Financial Services, Inc. (NYSE:PFS). With assets of $24.07 billion as of June 30, 2024, Provident Bank offers a wide range of customized financial solutions for businesses and consumers with an exceptional customer experience delivered through its convenient network of 140 branches across New Jersey and parts of New York and Pennsylvania, via mobile and online banking, and from its customer contact center. The bank also provides fiduciary and wealth management services through its wholly owned subsidiary, Beacon Trust Company, and insurance services through its wholly owned subsidiary, Provident Protection Plus, Inc. To learn more about Provident Bank, go to http://www.provident.bank or call our customer contact center at 800.448.7768.

    Media Contact:
    Provident Bank
    Keith Buscio – keith.buscio@provident.bank

    Vested
    providentbank@fullyvested.com

    The MIL Network –

    January 23, 2025
  • MIL-OSI United Kingdom: Homes England invests in Schroders Capital’s Real Estate Impact Fund

    Source: United Kingdom – Executive Government & Departments

    Schroders Capital’s Real Estate Impact Fund (SCREIF) has received a £50 million investment from Homes England, the government’s housing and regeneration agency, underlining the key role this market-leading investment strategy has in addressing social inequality in the UK

    The investment was today confirmed as part of a package of key measures announced by the UK’s Ministry of Housing, Communities and Local Government (sponsor of Homes England) and HM Treasury, following a roundtable hosted by the Chief Secretary to the Treasury, as part of the UK Government’s programme of activities to support its high-profile International Investment Summit.

    The Summit has been focused on driving investment and growth across the UK, with up to 300 industry leaders attending alongside the UK Prime Minister Keir Starmer, Chancellor Rachel Reeves and Business and Trade Secretary Jonathan Reynolds.

    SCREIF is a real estate focused strategy with the dual aims of delivering a positive social and environmental impact in addition to securing appropriate risk adjusted returns for investors. Last month, the strategy became only the second real estate fund in the UK to receive approval from the Financial Conduct Authority to use the ‘Sustainability Impact’ label under SDR.

    With a residential-led approach, the fund is predominantly focused on addressing the UK’s housing crisis, specifically, the shortage of social and affordable accommodation and the regeneration of town centres. The fund aims to ensure that its investments are made in accessible and resilient locations, with access to green space, public transport, schools and GPs.

    The investment from Homes England will increase the ability of the fund to grow and invest more widely across the UK and secure further allocations from pension funds, insurers and foundations.

    Chris Santer, Schroders Impact Fund Manager, Schroders Capital’s Real Estate team, said:

    This investment by Homes England is a clear indication of the absolutely vital role this fund is looking to play in the UK by delivering real and tangible change. Our homes, and the built environment around us, impact our daily lives. We believe this allocation from the public sector will be catalytic in unlocking further institutional investments, boosting broader confidence and interest in this key sector meaning the fund can enable more communities to thrive across the UK.

    Peter Denton, Homes England Chief Executive, said:  

    This is a brilliant example of how public and private sector organisations can get behind a clear and common aim – namely supporting social justice and thriving communities. Our commitment aims to help spark deep and diverse market investment from a range of institutions. Fundamentally, this is about coming together to accelerate regeneration and the creation of affordable, high-quality homes within sustainable, thriving places that people, especially those in more deprived areas, want, need and deserve.

    For further information, please contact:

    Andy Pearce, Head of Media Relations +44 20 7658 2203 andy.pearce@Schroders.com
    Rachael Dowers, PR Manager +44 207 658 2086 rachael.dowers@schroders.com
    Justine Crestois, PR Executive +44 20 7658 5186 justine.crestois@schroders.com

    Note to Editors

    To view the latest press releases from Schroders visit: Media Centre | Schroders global

    Schroders Capital

    Schroders Capital provides investors with access to a broad range of private market investment opportunities, portfolio building blocks and customised private market strategies. Its team focuses on delivering best-in-class, risk-adjusted returns and executing investments through a combination of direct investment capabilities and broader solutions in all private market asset classes, through comingled funds and customised private market mandates.

    The team aims to achieve sustainable returns through a rigorous approach and in alignment with a culture characterised by performance, collaboration and integrity.  

    With $97.3 billion (£77.0 billion; €90.8 billion)* assets under management, Schroders Capital offers a diversified range of investment strategies, including real estate, private equity, secondaries, venture capital, infrastructure, securitised products and asset-based finance, private debt, insurance-linked securities and BlueOrchard (Impact Specialists). 

    *Assets under management as at 30 June 2024 (including non-fee earning dry powder and in-house cross holdings)

    Schroders plc

    Schroders is a global investment manager which provides active asset management, wealth management and investment solutions, with £773.7 billion (€912.6 billion; $978.1 billion) of assets under management at 30 June 2024. As a UK listed FTSE100 company, Schroders has a market capitalisation of circa £6 billion and over 6,000 employees across 38 locations. Established in 1804, Schroders remains true to its roots as a family-founded business. The Schroder family continues to be a significant shareholder, holding approximately 44% of the issued share capital.

    Schroders’ success can be attributed to its diversified business model, spanning different asset classes, client types and geographies. The company offers innovative products and solutions through four core business divisions: Public Markets, Solutions, Wealth Management, and Schroders Capital, which focuses on private markets, including private equity, renewable infrastructure investing, private debt & credit alternatives, and real estate.

    Schroders aims to provide excellent investment performance to clients through active management. This means directing capital towards resilient businesses with sustainable business models, consistently with the investment goals of its clients. Schroders serves a diverse client base that includes pension schemes, insurance companies, sovereign wealth funds, endowments, foundations, high net worth individuals, family offices, as well as end clients through partnerships with distributors, financial advisers, and online platforms.

    About Homes England

    Homes England is the government’s homes and regeneration agency.  It drives the creation of more high-quality homes and thriving places so that everyone has a place to live and thrive. The Agency’s team work in partnership with thousands of public and private bodies including local authorities, home builders, developers, affordable housing providers, commercial real estate companies and financial institutions to make this happen. For more information visit: Homes England – GOV.UK (www.gov.uk)

    Issued by Schroder Investment Management Limited. Registration No 1893220 England. Authorised and regulated by the Financial Conduct Authority.  For regular updates by e-mail please register online at http://www.schroders.com for our alerting service.

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    Published 15 October 2024

    MIL OSI United Kingdom –

    January 23, 2025
  • MIL-OSI Economics: Home Price Growth Slows but Remains Robust

    Source: Fannie Mae

    October 15, 2024 – Single-family home prices increased 5.9 percent from Q3 2023 to Q3 2024, a deceleration compared to the previous quarter’s downwardly revised annual growth rate of 6.4 percent, according to the latest reading of the Fannie Mae (FNMA/OTCQB) Home Price Index (FNM-HPI). The FNM-HPI is a national, repeat-transaction home price index measuring the average, quarterly price change for all single-family properties in the United States, excluding condos. On a quarterly basis, home prices rose a seasonally adjusted 1.3 percent in Q3 2024, down from the revised 1.4 percent growth in Q2 2024. On a non-seasonally adjusted basis, home prices increased by 0.9 percent in Q3 2024.

    “Despite decelerating slightly, home price growth remained robust in the third quarter, as the supply of homes for sale, particularly on the existing side, remained weak relative to historical levels,” said Mark Palim, Fannie Mae Senior Vice President and Chief Economist. “Even though mortgage rates fell precipitously in the third quarter, and we saw some improvements to the months’ supply of homes for sale, home purchase activity barely budged – at least on a national basis – which we view as evidence that the market remains significantly constrained by both the ‘lock-in effect’ and affordability generally, but especially elevated home prices. In fact, consumers have told us as much: In September, high home prices supplanted high mortgage rates as the top reason for our survey respondents’ overwhelming pessimism toward homebuying conditions. Overall, the strength of this latest home price reading confirms the ongoing challenges with tight supply; however, the index’s continued deceleration shows that we’re slowly moving toward a better balance between supply and demand.”

    The FNM-HPI is produced by aggregating county-level data to create both seasonally adjusted and non-seasonally adjusted national indices that are representative of the whole country and designed to serve as indicators of general single-family home price trends. The FNM-HPI is publicly available at the national level as a quarterly series with a start date of Q1 1975 and extending to the most recent quarter, Q3 2024. Fannie Mae publishes the FNM-HPI approximately mid-month during the first month of each new quarter.

    For more information on the FNM-HPI, including a description of the methodology and the Q3 2024 data file, please visit our Research & Insights page on fanniemae.com.

    To receive e-mail updates regarding future FNM-HPI updates and other housing market research from Fannie Mae’s Economic & Strategic Research Group, please click here.

    Fannie Mae’s home price estimates are based on preliminary data available as of the date of index estimation and are subject to change as additional data become available. Opinions, analyses, estimates, forecasts, beliefs, and other views of Fannie Mae’s Economic & Strategic Research (ESR) group included in these materials should not be construed as indicating Fannie Mae’s business prospects or expected results, are based on a number of assumptions, and are subject to change without notice. How this information affects Fannie Mae will depend on many factors. Although the ESR group bases its opinions, analyses, estimates, forecasts, beliefs, and other views on information it considers reliable, it does not guarantee that the information provided in these materials is accurate, current or suitable for any particular purpose. Changes in the assumptions or the information underlying these views could produce materially different results. The analyses, opinions, estimates, forecasts, beliefs, and other views published by the ESR group represent the views of that group as of the date indicated and do not necessarily represent the views of Fannie Mae or its management. 

    About the ESR Group
    Fannie Mae’s Economic and Strategic Research Group, led by Chief Economist Mark Palim, studies current data, analyzes historical and emerging trends, and conducts surveys of consumer and mortgage lender groups to provide forecasts and analyses on the economy, housing, and mortgage markets. 

    MIL OSI Economics –

    January 23, 2025
  • MIL-OSI: SCOR Investment Partners launches SCOR Real Estate Loans V, dedicated to value-add projects

    Source: GlobeNewswire (MIL-OSI)

    PRESS RELEASE | October 15th, 2024 N° 03- 2024

    SCOR Investment Partners, the asset management subsidiary of leading reinsurer, SCOR Group, announces the launch of SCOR Real Estate Loans V, the fifth vintage in its successful series of senior value-add debt funds. Since 2013, SCOR Investment Partners has held a unique position in the value-add market by financing real estate projects focused on renovations, restructurings, repositioning, or development of assets.

    SCOR Real Estate Loans V is strategically positioned to capitalize on structural market changes and to respond to energy transition stakes in the real estate sector. The latter is driven by European regulatory changes, the growing demand for new or restructured and certified assets, and the need for investments to ensure ongoing functionality of assets.

    This new fund aims to offer investors an attractive risk/return profile by leveraging the currently favorable conditions for lenders in the real estate debt market. It will finance projects located in the heart of major European cities, using a multi-sectoral approach that includes top-tier, senior, and whole loans.

    In line with SCOR Investment Partners’ sustainable investment philosophy, the fund’s investments will focus on improving the energy efficiency of existing buildings. SCOR Real Estate Loans V is classified Article 9 under the European Sustainable Finance Disclosure Regulation (SFDR) and has obtained the LuxFLAG ESG -Applicant Fund Status.

    This new vintage reinforces SCOR Investment Partners’ commitment to the value-add real estate debt market. Our historical presence positions us as a preferred partner for such operations, whether collaborating directly with sponsors or initiating them in partnership with banks.

    Targeted towards institutional investors, the fund has already secured a EUR 100 million investment commitment from SCOR Group, thus ensuring a strong alignment of interests, and aiming for a total size of EUR 500 to EUR 700 million.

    Pierre Saeli, Head of Real Estate Loans at SCOR Investment Partners, commented: “We are thrilled to launch SCOR Real Estate Loans V, a new vintage specifically designed to adapt to the structural changes in the real estate market, prioritizing assets in city centers, logistics, and housing sectors, as well as renovation projects. This fund highlights our unique expertise in the value-add real estate debt market, which offers historically attractive returns.”

    Louis Bourrousse, CEO of SCOR Investment Partners, added: “Our real estate debt strategy has consistently adapted to market trends. Our team has an in-depth knowledge of the sector which allows for a diversified portfolio construction. We are convinced that real estate debt is an ideal vehicle for investors looking to gain or regain exposure to the underlying real estate via levels of leverage that allow to absorb eventual fluctuations of the value of the assets.”

    Over the past decade, SCOR Investment Partners’ real estate debt strategy has successfully deployed EUR 2.2 billion across 87 transactions, spanning over various debt types including senior, whole loan, junior, and mezzanine. This extensive experience has enabled SCOR Investment Partners to be more agile in evolving its strategy in response to rapid market trends and aligning with broader sustainable and responsible investment objectives.

    – End –
     CONTACTS

    About SCOR Investment Partners

    Financing the sustainable development of societies, together.

    SCOR Investment Partners is the asset management company of the SCOR Group. Created in 2008 and accredited by the Autorité des Marches financiers, the French financial market regulatory body, in May 2009 (no. GP09000006). SCOR Investment Partners has more than 80 employees and is structured around seven management desks: Fixed Income, Corporate Loans, Infrastructure Loans, Direct Real Estate, Real Estate Loans, Insurance-Linked Securities and Fund Selection. Since 2012, SCOR Investment Partners has given institutional investors access to some of the investment strategies developed for the SCOR Group. Assets managed for outside investors totaled EUR 7.6 billion as of June 30, 2024. As of that same date, SCOR Investment Partners had total assets under management of EUR 20.5 billion (including undrawn commitments).

    Visit the SCOR Investment Partners website at: http://www.scor-ip.com

    This advertising communication, intended exclusively for journalists and professionals of the press and media, is produced for informational purposes only and should not be construed as an offer, solicitation, invitation, or recommendation to purchase any service or investment product.

    Before making any final investment decision, you must read all regulatory documents of the Fund, available free of charge upon request, from the Sales & Marketing team of SCOR Investment Partners SE.

    All content published by the SCOR group since January 1, 2024, is certified with Wiztrust. You can check the authenticity of this content at wiztrust.com.

    Attachment

    • SCOR IP_PR_2024 10_RELV_VEN Wiztrust

    The MIL Network –

    January 23, 2025
  • MIL-OSI Economics: Gabriel Makhlouf: Opening statement – joint Oireachtas Committee on Finance, Public Expenditure and Reform, and Taoiseach

    Source: Bank for International Settlements

    Good afternoon Chair, Committee members.

    Thank you for the invitation to appear before you today. I am joined by Deputy Governors Vasileios Madouros and Derville Rowland.

    I will begin by giving a brief overview of the economic outlook in the EU and in Ireland, before I touch on some consumer protection issues.

    The economic outlook in the EU

    Turning to the outlook, growth in the euro area as a whole slowed in the second quarter of 2024, driven by weaker investment and consumption. Having said this, the latest projections are for a consumption-led growth recovery, albeit marginally weaker than what was previously expected. Employment growth is projected to be somewhat weaker than its pre-pandemic average.  

    We remain on track to reach our 2 per cent inflation target in the fourth quarter of 2025, although some uncertainty remains around this baseline forecast. In particular more persistent services inflation and stronger than expected wage growth could impact the forecast.

    At the most recent ECB Governing Council meeting, my colleagues and I decided to lower the deposit facility rate by 25 basis points, to 3.5 per cent. This was informed by the euro area inflation outlook, the dynamics of underlying inflation and the strength of monetary policy transmission.

    Last month we also implemented changes we had announced in March to the operational framework for implementing monetary policy, which sees the spread between the main refinancing operations rate (MRO) and our main policy rate – the deposit facility rate – set at 15 basis points.

    The economic outlook in Ireland

    Turning to the Irish economy, it continues to grow at a strong pace supported by the buoyancy of domestic economic activity.  Our latest Quarterly Bulletin – published last month – paints a picture of a resilient domestic economy poised to grow in the region of 2.5 per cent annually through to 2026.  Headline inflation has eased considerably to below 2 per cent, and is expected to remain between 1.5 and 2 per cent out to 2026.

    However, challenges to maintaining such performance are becoming more evident. Stronger than expected growth, over and above the economy’s potential rate, has brought into sharp focus domestic supply and infrastructure constraints. These, in turn, present a situation where globally-determined inflation in Ireland is declining substantially, while more domestically-driven inflation, as reflected in services price inflation, remains significant at around 4 per cent.

    Given current conditions, the continued expansionary fiscal stance adds unnecessary stimulus to an economy at full employment. Against the current macroeconomic backdrop, increasing net spending in excess of 5 per cent over an extended period implies that the fiscal stance will aggravate price inflation and wage pressures, undermining competitiveness and creating risks that could damage sustainable economic growth.

    As my pre-Budget letter of 4 July to the Minister for Finance – and the paper on the housing market we published last month – observed, higher levels of public investment are likely to be required over the coming years given known deficits in housing and to meet longer term structural challenges linked to the climate transition.

    So while the projected increases in public investment are necessary, careful management of the overall fiscal stance is needed to avoid overheating. With the economy already at full employment, there is a risk that increasing public investment on the scale envisaged fuels overheating pressures and results in poor value for money. To avoid this outcome, it would have been preferable if the upward revisions to public investment had been accommodated while keeping overall net spending below 5 per cent. Undoubtedly, this would have presented difficult choices and trade-offs to be made in other areas of expenditure and on taxation.

    Furthermore, to ensure additional government expenditure yields real improvements in services and that infrastructure investment is delivered efficiently, essential change outside of fiscal measures is needed in broader public policy areas. This includes in particular addressing delays and bottlenecks in the planning system, in the building regulation process and in construction. Progress in these areas would also help to further incentivise and crowd-in private investment.

    Consumer protection

    Let me turn to consumer protection.  The Central Bank’s mission is to serve the public interest by maintaining monetary and financial stability while ensuring that the financial system operates in the best interests of consumers and the wider economy. All of our work is aimed at serving the public interest and protecting consumers of financial services, whether it is through the Consumer Protection Code, the mortgage measures, monetary policy, our oversight of payments systems, or supervising to ensure firms are resilient and are acting in the best interests of their consumers.

    The environment in which we operate is changing rapidly, driven by technological change and by consumer preferences. The ways in which we as consumers buy, use and engage with financial services has changed hugely, leading to new risks in the financial sector we supervise and for the consumers we protect.

    As outlined in my two recent letters to yourselves, the Central Bank is making changes to the way we are organised to deliver our financial regulation responsibilities. Consumer protection remains a core part of those responsibilities. But in order to continue to deliver on our mandate both today and into the future, we are changing our approach to ensure that consumers of financial services are protected in an increasingly complex environment. This enhanced approach is based on accumulated experience, on insight, on best practice and is built for a faster moving and more complex financial services sector. We are making the most fundamental strengthening of our consumer protection approach for more than a decade.

    In terms of frameworks, as you know, we will shortly be introducing an updated Consumer Protection Code. This follows the largest, most in-depth review of the Code since it was introduced to ensure that it is fit for purpose into the future, is reflective of the changed nature of financial services and strengthens protections for consumers. This is a tangible demonstration of our ongoing commitment to the protection of consumers of financial services right across the country, and we have consulted widely on it to ensure we hear consumers’ and other stakeholders’ views directly.

    To implement the rules we need the right operational approach internally. This includes moving to an integrated framework where, at an operational level, directorates with oversight of banks, insurance companies and capital markets will be responsible for the supervision of all the functions of their respective sectors (as opposed to separate directorates undertaking supervisory activities for consumer protection, prudential regulation and market supervision).  

    The new approach will make it easier to direct our supervisory resources to the areas of most risk to consumers or the system more widely. Importantly, we are taking the existing team that stood in a single consumer protection directorate and placing them where their expertise is most required, directly in supervisory directorates across banks, insurance and funds. ‘Mainstreaming’ consumer protection activity in this way will enable us to dedicate greater attention and resources to where the particular risk is at a point in time. The new approach will allow us to do more, not less, to protect consumers.

    Let me give an example of how we see the interconnections in our work in relation to consumer protection. Next week we will publish our analysis of the shortfall between the cost of flooding in Ireland and that portion of the cost which is not insured. We know that Ireland will face more frequent and severe floods as the effects of climate change continue to crystallise and as we approach critical tipping points in a range of significant areas that increasingly require urgent action. Climate change has implications for the economy and for the financial system and floods in particular will impact directly on communities and consumers as well as the balance sheets of insurance companies. We cannot require insurance companies to provide flood insurance cover but our analysis can help everyone to understand the risks and support the cooperation and coordination required from the many stakeholders involved in building flood resilience in Ireland.

    Finally, and as set out in my letter, the internal operational changes that we are making will not change the focus on consumer protection at the most senior levels of the Central Bank. Derville Rowland, as Deputy Governor (Consumer and Investor Protection), will continue to have consumer protection at the core of her responsibilities. The Central Bank Commission’s Consumer Advisory Group will also continue to operate as it does now. And the entire senior leadership team led by me will continue to have a focus on consumer protection.

    These changes will come into effect in January and we are convinced that they are the best way for the Central Bank to continue to deliver on its mission, ensuring the financial system continues to operate in the best interests of consumers and the wider economy.

    Conclusion

    We are happy to take your questions.

    MIL OSI Economics –

    January 23, 2025
  • MIL-OSI Europe: October 2024 euro area bank lending survey

    Source: European Central Bank

    15 October 2024

    • Credit standards remained unchanged for firms in the third quarter of 2024, after more than two years of consecutive tightening
    • Credit standards eased for loans to households for house purchases but tightened for consumer credit
    • Housing loan demand rebounded strongly on the back of expected interest rate cuts and improving housing market prospects
    • Impact of policy rate decisions on bank net interest income turned negative for the first time since the end of 2022

    According to the October 2024 bank lending survey (BLS), euro area banks reported unchanged credit standards – banks’ internal guidelines or loan approval criteria – for loans or credit lines to enterprises in the third quarter of 2024 (net percentage of banks of 0%; Chart 1). Banks also reported a further net easing of their credit standards for loans to households for house purchase (net percentage of -3%), whereas credit standards for consumer credit and other lending to households tightened further (net percentage of 6%). For firms, the net percentage was lower than expected by banks in the previous survey round, although risk perceptions continued to have a small tightening effect. For households, credit standards eased somewhat more than expected for housing loans, primarily because of competition from other banks, and tightened more than expected for consumer credit, mainly owing to additional perceived risks. For the fourth quarter of 2024, banks expect a net tightening of credit standards for loans to firms and consumer credit and a net easing for housing loans.

    Banks’ overall terms and conditions – the actual terms and conditions agreed in loan contracts – eased strongly for housing loans and slightly for loans to firms, while moderately tightening for consumer credit. Lending rates and margins on average loans were the main drivers of the net easing for loans to firms and housing loans, whereas tighter consumer credit terms and conditions were mainly attributable to margins on both riskier and average loans.

    For the first time since the third quarter of 2022, banks reported a moderate net increase in demand from firms for loans or drawing of credit lines (Chart 2), while remaining weak overall. Net demand for housing loans rebounded strongly, while demand for consumer credit and other lending to households increased more moderately. Lower interest rates drove firms’ loan demand, while fixed investment had a muted effect. For housing loans, the net increase in housing loan demand was mainly driven by declining interest rates and improving housing market prospects, whereas consumer confidence and spending on durables supported demand for consumer credit. In the fourth quarter of 2024 banks expect net demand to increase across all loan segments, especially for housing loans.

    Euro area banks reported a moderate improvement in access to funding for retail funding, money markets and debt securities in the third quarter of 2024. Access to short-term retail funding improved, whereas access to long-term retail funding remained broadly unchanged. For the fourth quarter of 2024, banks expect access to funding to remain broadly unchanged across market segments.

    The reduction in the ECB’s monetary policy asset portfolio had a slightly negative impact on euro area banks’ market financing conditions over the last six months, which banks expect to continue over the next six months. In addition, banks reported that the ECB’s reduction of its monetary policy asset portfolio had an overall contained effect on their lending conditions, which they expect to continue in the coming six months, reflecting the gradual and predictable nature of the adjustment to the ECB’s portfolio.

    The phasing-out of TLTRO III continued to negatively affect bank liquidity positions. However, in light of the small remaining outstanding amounts of TLTRO III, banks reported a broadly neutral impact on their overall funding conditions and neutral effects on lending conditions and loan volumes.

    Euro area banks reported the first negative impact of the ECB interest rate decisions on their net interest margins since the end of 2022, while the impact via volumes of interest-bearing assets and liabilities remained negative. Banks expect the negative net impact on margins associated with ECB rate policy to deepen and to result in a decline in overall profitability from the high levels reached during the 2022-2023 tightening cycle. Banks expect the impact of provisions and impairments on profitability to remain slightly negative.

    The quarterly BLS was developed by the Eurosystem to improve its understanding of bank lending behaviour in the euro area. The results reported in the October 2024 survey relate to changes observed in the third quarter of 2024 and changes expected in the fourth quarter of 2024, unless otherwise indicated. The October 2024 survey round was conducted between 6 and 23 September 2024. A total of 156 banks were surveyed in this round, with a response rate of 99%.

    Chart 1

    Changes in credit standards for loans or credit lines to enterprises, and contributing factors

    (net percentages of banks reporting a tightening of credit standards, and contributing factors)

    Source: ECB (BLS).

    Notes: Net percentages are defined as the difference between the sum of the percentages of banks responding “tightened considerably” and “tightened somewhat” and the sum of the percentages of banks responding “eased somewhat” and “eased considerably”. The net percentages for “Other factors” refer to an average of the further factors which were mentioned by banks as having contributed to changes in credit standards.

    Chart 2

    Changes in demand for loans or credit lines to enterprises, and contributing factors

    (net percentages of banks reporting an increase in demand, and contributing factors)

    Source: ECB (BLS).

    Notes: Net percentages for the questions on demand for loans are defined as the difference between the sum of the percentages of banks responding “increased considerably” and “increased somewhat” and the sum of the percentages of banks responding “decreased somewhat” and “decreased considerably”. The net percentages for “Other factors” refer to an average of the further factors which were mentioned by banks as having contributed to changes in loan demand.

    For media queries, please contact William Lelieveldt, tel.: +49 69 1344 7316.

    Notes

    • A report on this survey round is available on the ECB’s website, along with a copy of the questionnaire, a glossary of BLS terms and a BLS user guide with information on the BLS series keys.
    • The euro area and national data series are available on the ECB’s website via the ECB Data Portal. National results, as published by the respective national central banks, can be obtained via the ECB’s website.
    • For more detailed information on the BLS, see Köhler-Ulbrich, P., Dimou, M., Ferrante, L. and Parle, C., “Happy anniversary, BLS – 20 years of the euro area bank lending survey”, Economic Bulletin, Issue 7, ECB, 2023; and Huennekes, F. and Köhler-Ulbrich, P., “What information does the euro area bank lending survey provide on future loan developments?”, Economic Bulletin, Issue 8, ECB, 2022.

    MIL OSI Europe News –

    January 23, 2025
  • MIL-OSI Germany: October results of the Bank Lending Survey (BLS) in Germany | Credit standards for firms not tightened further

    Source: Deutsche Bundesbank in English

    For the first time in nearly three years, the German banks responding to the Bank Lending Survey (BLS) did not tighten their credit standards for loans to enterprises further in the third quarter of 2024, but eased them marginally instead. On the other hand, they once again tightened their credit standards for loans to households for house purchase and for consumer credit and other lending to households For the fourth quarter, banks are planning to tighten their credit standards for loans to enterprises again, partly owing to pessimistic market and economic expectations.
    The surveyed banks, did not, on balance, change credit terms and conditions for loans to enterprises. Terms and conditions were eased for loans to households for house purchase and tightened for consumer credit and other lending to households.
    Demand for loans increased in all three loan categories. As expected by banks, the resurgence of demand for loans to enterprises that started in the previous quarter continued. The increase in demand for loans to households exceeded the previous quarter’s expectations.
    The ECB Governing Council’s past and expected key interest rate decisions had a positive impact on net interest income, thereby contributing to an improvement in banks’ profitability in the 2024 summer half-year. For the winter half-year 2024-25, banks are expecting the key interest rate decisions to have a negative impact on their net interest income as well as on their profitability.
    The BLS covers three loan categories: loans to enterprises, loans to households for house purchase, and consumer credit and other lending to households. For the first time in nearly three years, the surveyed banks did not tighten their credit standards (i.e. their internal guidelines or loan approval criteria) for loans to enterprises further, but eased them marginally. By contrast, they tightened their standards for loans to households again. The net percentage of banks that adjusted their requirements was −3% for loans to enterprises (compared with +3% in the previous quarter), +7% for loans for house purchase (compared with +7% in the previous quarter), and +15% for consumer credit and other lending to households (compared with +7% in the previous quarter). In the previous quarter, banks had planned to tighten their standards marginally for loans to enterprises. By contrast, the adjustments in loans to households for house purchase were broadly consistent with what had been planned in the previous quarter; standards for consumer credit and other lending to households were tightened more strongly than planned.
    The recent marginal easing of credit standards for loans to enterprises took place against the backdrop of many and varied low-impact factors – an indication of banks’ uncertain assessments of the general situation. While banks indicated that the general economic situation and the economic outlook were having a restrictive impact on all loan categories, only loans to households have been subject to a tightening of credit standards thus far.

    The banks cited their perception of increased credit risk as the key factor behind the tightening of credit standards for loans to households, attributing this to households’ lower creditworthiness. For the fourth quarter of 2024, banks are planning to tighten credit standards for loans to enterprises and consumer credit and other lending to households, but are not planning to adjust the standards for loans to households for house purchase.
    Although, on aggregate, banks made hardly any changes in the third quarter to their credit terms and conditions (i.e. the terms and conditions actually approved as laid down in the loan contract) for loans to enterprises, this conceals lower lending rates on the one hand and an increase in margins on riskier loans on the other. Terms and conditions for loans to households for house purchase were eased, on the whole. The expansionary adjustments are the outcome of reduced lending rates and lower margins irrespective of credit ratings. As regards consumer credit and other lending to households, meanwhile, limits on loan amounts and increased margins irrespective of credit ratings were the main reasons for the tightened credit terms and conditions overall.
    Demand for bank loans in Germany rose on balance in all loan categories in the third quarter of 2024. The pick-up in demand for loans to enterprises that had begun in the previous quarter continued. This was consistent with banks’ expectations in the previous quarter. Banks saw the decline in the general level of interest rates as the main reason for the increase in demand. For the first time in around two years, this factor no longer dampened, but rather supported, firms’ demand for loans. In addition, funding needs for debt refinancing, restructuring and renegotiation increased. After a second quarter in which fixed investment had been the main driver of overall demand growth, only small and medium-sized enterprises demanded marginally more lending for this purpose in the third quarter. The “inventories and working capital” factor, which had also contributed significantly to the increase in demand in the previous quarter, had an overall slightly dampening effect on demand in the third quarter, as large firms had less need for loans for this purpose. A reduction in internal financing options pushed demand slightly upwards.

    According to banks, households increased their demand for loans for house purchase mainly because they took a more positive view of the housing market outlook. In addition, the general interest rate level once again pushed up demand. Banks believe that demand for consumer credit and other loans to households increased since more durable consumer goods were being purchased and consumer confidence was on the rise. The rejection rate rose for loans to enterprises and consumer credit and other lending to households, whereas it fell for the second time in a row for loans to households for house purchase. For the next three months, the surveyed banks are expecting to see demand increase further across all three loan categories.
    The October survey round contained ad hoc questions on participating banks’ financing conditions and the impact of the ECB Governing Council’s past and expected key interest rate decisions. It also included questions on the impact of the Eurosystem’s monetary policy asset portfolios and on the third series of targeted longer-term refinancing operations (TLTRO III).
    Against the backdrop of conditions in financial markets, German banks reported that their funding situation had improved somewhat compared with the previous quarter. The ECB Governing Council’s past and expected future key interest rate decisions have had, overall, a positive impact on banks’ profitability over the past six months. However, following the two interest rate cuts in June and September of this year, fewer banks reported a positive impact than in previous surveys. Banks continued to attribute the positive impact to an increase in net interest income. For the 2024-25 winter half-year, banks are expecting the key interest rate decisions to have a negative impact on their net interest income as well as on their profitability. The reduction in the Eurosystem’s monetary policy securities holdings, taken in isolation, had a positive impact on profitability, as it contributed to an increase in net interest income. German banks assessed the impact on their capital ratios, too, as positive.
    Over the past six months, TLTRO III has had hardly any impact on the financial situation of banks in Germany. Only in terms of profitability did banks continue to report a positive impact. For the first time, TLTRO III no longer had any impact on the liquidity position of banks in Germany. As the deadline for repaying borrowed funds in full is December 2024, banks are not expecting TLTRO III to have any further impact on their financial situation over the next six months.
    The Bank Lending Survey, which is conducted four times a year, took place between 6 September and 23 September 2024. In Germany, 33 banks took part in the survey. The response rate was 97%.

    MIL OSI

    MIL OSI German News –

    January 23, 2025
  • MIL-OSI: Matter Real Estate and GCM Grosvenor Continue Strategic European Residential Partnership with Investments in Germany and Denmark

    Source: GlobeNewswire (MIL-OSI)

    LONDON, Oct. 15, 2024 (GLOBE NEWSWIRE) — Matter Real Estate (“Matter”), a London-based real estate investment firm, with support from one of its investors, GCM Grosvenor (NASDAQ: GCMG), is pleased to announce its initial investment in residential development platform 15 Degree in Germany as well as further investment into the Velkomn platform in Denmark.

    Matter, with the support of various GCM Grosvenor funds, will commit to new projects totalling over €500m across both companies, with the goal of developing a 2,000-unit portfolio across two of Europe’s strongest residential markets. Velkomn, a platform established by Matter in 2023 to invest in single-family residential properties in Denmark, recently purchased a 667-unit stabilised portfolio across eight schemes for €170m.

    Matter has also committed to funding equity for €250 million of developments with 15 Degree, a German residential developer and manager. The 15 Degree partnership, a new investment for Matter, will facilitate the development of a portfolio of sustainable residential properties in Berlin. The investment broadly supports the evolution of both new and distressed projects in the German market with the initial two assets secured totalling 156 units.

    These investments build upon GCM Grosvenor’s previous commitments to Matter platform company Placefirst, a leading developer of attainable housing in the UK, and strategically enhance GCM Grosvenor’s access to two of Europe’s most significant residential markets. The ongoing partnership reinforces the two firms’ commitment to pursuing strong, risk-adjusted opportunistic investments in the European residential sector for their clients.

    David Christie, CEO at Matter Real Estate, said: “Our partnership with GCM Grosvenor continues to go from strength to strength. These two investments show that Matter has the expertise to implement our pan-European residential strategy across key markets which present attractive growth opportunities. We look forward to sustaining our ongoing partnership with GCM Grosvenor and welcoming other investors in these strategies.”

    Peter Braffman, Managing Director at GCM Grosvenor, said: “European residential strategies remain a core focus of our investment program given the favourable supply/demand dynamics and the critical need for quality rental housing across the region. Our strategic investment program with Matter has given us a unique access point to these markets which we believe can generate positive outcomes for our clients and future residents.”

    END

    About Matter Real Estate

    Founded in 2021, Matter Real Estate is a real estate investment firm that focuses the living sector real estate across Europe. It takes an operational approach, focusing on assets that meet fundamental end-user needs in sectors where there is structural demand, but barriers to large-scale investment. Matter invests in sectors including, but not limited to, build-to-rent, single-family housing, senior living and affordable housing. Matter has a 16-person team all based in London. For more information, please visit http://www.matterrealestate.co.uk.

    About GCM Grosvenor
    GCM Grosvenor (Nasdaq: GCMG) is a global alternative asset management solutions provider with approximately $79 billion in assets under management across private equity, infrastructure, real estate, credit, and absolute return investment strategies. The firm has specialized in alternatives for more than 50 years and is dedicated to delivering value for clients by leveraging its cross-asset class and flexible investment platform. GCM Grosvenor’s experienced team of approximately 540 professionals serves a global client base of institutional and individual investors. The firm is headquartered in Chicago, with offices in New York, Toronto, London, Frankfurt, Tokyo, Hong Kong, Seoul and Sydney. For more information, visit: gcmgrosvenor.com.

    Media Contacts
    Greenbrook
    James Madsen and Emelia Rice | +44 20 7952 2000 | MatterRE@greenbrookadvisory.com

    The MIL Network –

    January 23, 2025
  • MIL-OSI Europe: October results of the Bank Lending Survey (BLS) in Germany | Credit standards for firms not tightened further

    Source: Deutsche Bundesbank in English

    For the first time in nearly three years, the German banks responding to the Bank Lending Survey (BLS) did not tighten their credit standards for loans to enterprises further in the third quarter of 2024, but eased them marginally instead. On the other hand, they once again tightened their credit standards for loans to households for house purchase and for consumer credit and other lending to households For the fourth quarter, banks are planning to tighten their credit standards for loans to enterprises again, partly owing to pessimistic market and economic expectations.
    The surveyed banks, did not, on balance, change credit terms and conditions for loans to enterprises. Terms and conditions were eased for loans to households for house purchase and tightened for consumer credit and other lending to households.
    Demand for loans increased in all three loan categories. As expected by banks, the resurgence of demand for loans to enterprises that started in the previous quarter continued. The increase in demand for loans to households exceeded the previous quarter’s expectations.
    The ECB Governing Council’s past and expected key interest rate decisions had a positive impact on net interest income, thereby contributing to an improvement in banks’ profitability in the 2024 summer half-year. For the winter half-year 2024-25, banks are expecting the key interest rate decisions to have a negative impact on their net interest income as well as on their profitability.
    The BLS covers three loan categories: loans to enterprises, loans to households for house purchase, and consumer credit and other lending to households. For the first time in nearly three years, the surveyed banks did not tighten their credit standards (i.e. their internal guidelines or loan approval criteria) for loans to enterprises further, but eased them marginally. By contrast, they tightened their standards for loans to households again. The net percentage of banks that adjusted their requirements was −3% for loans to enterprises (compared with +3% in the previous quarter), +7% for loans for house purchase (compared with +7% in the previous quarter), and +15% for consumer credit and other lending to households (compared with +7% in the previous quarter). In the previous quarter, banks had planned to tighten their standards marginally for loans to enterprises. By contrast, the adjustments in loans to households for house purchase were broadly consistent with what had been planned in the previous quarter; standards for consumer credit and other lending to households were tightened more strongly than planned.
    The recent marginal easing of credit standards for loans to enterprises took place against the backdrop of many and varied low-impact factors – an indication of banks’ uncertain assessments of the general situation. While banks indicated that the general economic situation and the economic outlook were having a restrictive impact on all loan categories, only loans to households have been subject to a tightening of credit standards thus far.

    The banks cited their perception of increased credit risk as the key factor behind the tightening of credit standards for loans to households, attributing this to households’ lower creditworthiness. For the fourth quarter of 2024, banks are planning to tighten credit standards for loans to enterprises and consumer credit and other lending to households, but are not planning to adjust the standards for loans to households for house purchase.
    Although, on aggregate, banks made hardly any changes in the third quarter to their credit terms and conditions (i.e. the terms and conditions actually approved as laid down in the loan contract) for loans to enterprises, this conceals lower lending rates on the one hand and an increase in margins on riskier loans on the other. Terms and conditions for loans to households for house purchase were eased, on the whole. The expansionary adjustments are the outcome of reduced lending rates and lower margins irrespective of credit ratings. As regards consumer credit and other lending to households, meanwhile, limits on loan amounts and increased margins irrespective of credit ratings were the main reasons for the tightened credit terms and conditions overall.
    Demand for bank loans in Germany rose on balance in all loan categories in the third quarter of 2024. The pick-up in demand for loans to enterprises that had begun in the previous quarter continued. This was consistent with banks’ expectations in the previous quarter. Banks saw the decline in the general level of interest rates as the main reason for the increase in demand. For the first time in around two years, this factor no longer dampened, but rather supported, firms’ demand for loans. In addition, funding needs for debt refinancing, restructuring and renegotiation increased. After a second quarter in which fixed investment had been the main driver of overall demand growth, only small and medium-sized enterprises demanded marginally more lending for this purpose in the third quarter. The “inventories and working capital” factor, which had also contributed significantly to the increase in demand in the previous quarter, had an overall slightly dampening effect on demand in the third quarter, as large firms had less need for loans for this purpose. A reduction in internal financing options pushed demand slightly upwards.

    According to banks, households increased their demand for loans for house purchase mainly because they took a more positive view of the housing market outlook. In addition, the general interest rate level once again pushed up demand. Banks believe that demand for consumer credit and other loans to households increased since more durable consumer goods were being purchased and consumer confidence was on the rise. The rejection rate rose for loans to enterprises and consumer credit and other lending to households, whereas it fell for the second time in a row for loans to households for house purchase. For the next three months, the surveyed banks are expecting to see demand increase further across all three loan categories.
    The October survey round contained ad hoc questions on participating banks’ financing conditions and the impact of the ECB Governing Council’s past and expected key interest rate decisions. It also included questions on the impact of the Eurosystem’s monetary policy asset portfolios and on the third series of targeted longer-term refinancing operations (TLTRO III).
    Against the backdrop of conditions in financial markets, German banks reported that their funding situation had improved somewhat compared with the previous quarter. The ECB Governing Council’s past and expected future key interest rate decisions have had, overall, a positive impact on banks’ profitability over the past six months. However, following the two interest rate cuts in June and September of this year, fewer banks reported a positive impact than in previous surveys. Banks continued to attribute the positive impact to an increase in net interest income. For the 2024-25 winter half-year, banks are expecting the key interest rate decisions to have a negative impact on their net interest income as well as on their profitability. The reduction in the Eurosystem’s monetary policy securities holdings, taken in isolation, had a positive impact on profitability, as it contributed to an increase in net interest income. German banks assessed the impact on their capital ratios, too, as positive.
    Over the past six months, TLTRO III has had hardly any impact on the financial situation of banks in Germany. Only in terms of profitability did banks continue to report a positive impact. For the first time, TLTRO III no longer had any impact on the liquidity position of banks in Germany. As the deadline for repaying borrowed funds in full is December 2024, banks are not expecting TLTRO III to have any further impact on their financial situation over the next six months.
    The Bank Lending Survey, which is conducted four times a year, took place between 6 September and 23 September 2024. In Germany, 33 banks took part in the survey. The response rate was 97%.

    MIL OSI

    MIL OSI Europe News –

    January 23, 2025
  • MIL-OSI Economics: October 2024 euro area bank lending survey

    Source: European Central Bank

    15 October 2024

    • Credit standards remained unchanged for firms in the third quarter of 2024, after more than two years of consecutive tightening
    • Credit standards eased for loans to households for house purchases but tightened for consumer credit
    • Housing loan demand rebounded strongly on the back of expected interest rate cuts and improving housing market prospects
    • Impact of policy rate decisions on bank net interest income turned negative for the first time since the end of 2022

    According to the October 2024 bank lending survey (BLS), euro area banks reported unchanged credit standards – banks’ internal guidelines or loan approval criteria – for loans or credit lines to enterprises in the third quarter of 2024 (net percentage of banks of 0%; Chart 1). Banks also reported a further net easing of their credit standards for loans to households for house purchase (net percentage of -3%), whereas credit standards for consumer credit and other lending to households tightened further (net percentage of 6%). For firms, the net percentage was lower than expected by banks in the previous survey round, although risk perceptions continued to have a small tightening effect. For households, credit standards eased somewhat more than expected for housing loans, primarily because of competition from other banks, and tightened more than expected for consumer credit, mainly owing to additional perceived risks. For the fourth quarter of 2024, banks expect a net tightening of credit standards for loans to firms and consumer credit and a net easing for housing loans.

    Banks’ overall terms and conditions – the actual terms and conditions agreed in loan contracts – eased strongly for housing loans and slightly for loans to firms, while moderately tightening for consumer credit. Lending rates and margins on average loans were the main drivers of the net easing for loans to firms and housing loans, whereas tighter consumer credit terms and conditions were mainly attributable to margins on both riskier and average loans.

    For the first time since the third quarter of 2022, banks reported a moderate net increase in demand from firms for loans or drawing of credit lines (Chart 2), while remaining weak overall. Net demand for housing loans rebounded strongly, while demand for consumer credit and other lending to households increased more moderately. Lower interest rates drove firms’ loan demand, while fixed investment had a muted effect. For housing loans, the net increase in housing loan demand was mainly driven by declining interest rates and improving housing market prospects, whereas consumer confidence and spending on durables supported demand for consumer credit. In the fourth quarter of 2024 banks expect net demand to increase across all loan segments, especially for housing loans.

    Euro area banks reported a moderate improvement in access to funding for retail funding, money markets and debt securities in the third quarter of 2024. Access to short-term retail funding improved, whereas access to long-term retail funding remained broadly unchanged. For the fourth quarter of 2024, banks expect access to funding to remain broadly unchanged across market segments.

    The reduction in the ECB’s monetary policy asset portfolio had a slightly negative impact on euro area banks’ market financing conditions over the last six months, which banks expect to continue over the next six months. In addition, banks reported that the ECB’s reduction of its monetary policy asset portfolio had an overall contained effect on their lending conditions, which they expect to continue in the coming six months, reflecting the gradual and predictable nature of the adjustment to the ECB’s portfolio.

    The phasing-out of TLTRO III continued to negatively affect bank liquidity positions. However, in light of the small remaining outstanding amounts of TLTRO III, banks reported a broadly neutral impact on their overall funding conditions and neutral effects on lending conditions and loan volumes.

    Euro area banks reported the first negative impact of the ECB interest rate decisions on their net interest margins since the end of 2022, while the impact via volumes of interest-bearing assets and liabilities remained negative. Banks expect the negative net impact on margins associated with ECB rate policy to deepen and to result in a decline in overall profitability from the high levels reached during the 2022-2023 tightening cycle. Banks expect the impact of provisions and impairments on profitability to remain slightly negative.

    The quarterly BLS was developed by the Eurosystem to improve its understanding of bank lending behaviour in the euro area. The results reported in the October 2024 survey relate to changes observed in the third quarter of 2024 and changes expected in the fourth quarter of 2024, unless otherwise indicated. The October 2024 survey round was conducted between 6 and 23 September 2024. A total of 156 banks were surveyed in this round, with a response rate of 99%.

    Chart 1

    Changes in credit standards for loans or credit lines to enterprises, and contributing factors

    (net percentages of banks reporting a tightening of credit standards, and contributing factors)

    Source: ECB (BLS).

    Notes: Net percentages are defined as the difference between the sum of the percentages of banks responding “tightened considerably” and “tightened somewhat” and the sum of the percentages of banks responding “eased somewhat” and “eased considerably”. The net percentages for “Other factors” refer to an average of the further factors which were mentioned by banks as having contributed to changes in credit standards.

    Chart 2

    Changes in demand for loans or credit lines to enterprises, and contributing factors

    (net percentages of banks reporting an increase in demand, and contributing factors)

    Source: ECB (BLS).

    Notes: Net percentages for the questions on demand for loans are defined as the difference between the sum of the percentages of banks responding “increased considerably” and “increased somewhat” and the sum of the percentages of banks responding “decreased somewhat” and “decreased considerably”. The net percentages for “Other factors” refer to an average of the further factors which were mentioned by banks as having contributed to changes in loan demand.

    For media queries, please contact William Lelieveldt, tel.: +49 69 1344 7316.

    Notes

    • A report on this survey round is available on the ECB’s website, along with a copy of the questionnaire, a glossary of BLS terms and a BLS user guide with information on the BLS series keys.
    • The euro area and national data series are available on the ECB’s website via the ECB Data Portal. National results, as published by the respective national central banks, can be obtained via the ECB’s website.
    • For more detailed information on the BLS, see Köhler-Ulbrich, P., Dimou, M., Ferrante, L. and Parle, C., “Happy anniversary, BLS – 20 years of the euro area bank lending survey”, Economic Bulletin, Issue 7, ECB, 2023; and Huennekes, F. and Köhler-Ulbrich, P., “What information does the euro area bank lending survey provide on future loan developments?”, Economic Bulletin, Issue 8, ECB, 2022.

    MIL OSI Economics –

    January 23, 2025
  • MIL-OSI China: Chinese vice premier stresses delivery of homes, expanding white list mechanism to stabilize property sector

    Source: China State Council Information Office

    Chinese Vice Premier He Lifeng has called for efforts to ensure the delivery of homes, and increase loans for real estate projects under the “white list” mechanism in order to facilitate the bottoming out of the housing market.

    He, also a member of the Political Bureau of the Communist Party of China Central Committee, made the remarks during an investigation and research trip to Taiyuan, Shanxi and Xi’an, Shaanxi from Thursday to Saturday.

    The property market is a barometer of the macroeconomy, and doing a good job in the sector is crucial for promoting sustained economic recovery and safeguarding the vital interests of the people, he said.

    China in January announced a plan to establish a financing coordination mechanism for the real estate sector with the aim of satisfying the legitimate financing needs of property projects on the “white list” and supporting the stable and sound growth of the market.

    He urged giving full play to the role of the real estate financing coordination mechanisms, and accelerating fixing problematic projects to meet the “white list” standards as soon as possible. Financial institutions should increase their efficiency in credit approval and loan disbursement, he said.

    To ensure the quality and on-time delivery of homes, the vice premier called for further expanding the scopes of property projects under the mechanisms, by including all eligible commercial housing projects under construction and sold into the scope of support, and safeguarding the demand for project construction funds.

    The acquisition of existing commercial housing for use as affordable housing should also be advanced, he said. The affordable housing re-lending policy should be implemented well in order to accelerate the reduction of inventory in the commercial housing market, he added.

    He also visited large supermarkets in Taiyuan and key foreign trade enterprises in Xi’an to learn about trade-in programs for consumer goods and the export situation of enterprises.

    MIL OSI China News –

    January 23, 2025
  • MIL-OSI China: Vice premier stresses delivery of homes to stabilize property sector

    Source: China State Council Information Office 3

    Chinese Vice Premier He Lifeng has called for efforts to ensure the delivery of homes, and increase loans for real estate projects under the “white list” mechanism in order to facilitate the bottoming out of the housing market.

    He, also a member of the Political Bureau of the Communist Party of China Central Committee, made the remarks during an investigation and research trip to Taiyuan, Shanxi and Xi’an, Shaanxi from Thursday to Saturday.

    The property market is a barometer of the macroeconomy, and doing a good job in the sector is crucial for promoting sustained economic recovery and safeguarding the vital interests of the people, he said.

    China in January announced a plan to establish a financing coordination mechanism for the real estate sector with the aim of satisfying the legitimate financing needs of property projects on the “white list” and supporting the stable and sound growth of the market.

    He urged giving full play to the role of the real estate financing coordination mechanisms, and accelerating fixing problematic projects to meet the “white list” standards as soon as possible. Financial institutions should increase their efficiency in credit approval and loan disbursement, he said.

    To ensure the quality and on-time delivery of homes, the vice premier called for further expanding the scopes of property projects under the mechanisms, by including all eligible commercial housing projects under construction and sold into the scope of support, and safeguarding the demand for project construction funds.

    The acquisition of existing commercial housing for use as affordable housing should also be advanced, he said. The affordable housing re-lending policy should be implemented well in order to accelerate the reduction of inventory in the commercial housing market, he added.

    He also visited large supermarkets in Taiyuan and key foreign trade enterprises in Xi’an to learn about trade-in programs for consumer goods and the export situation of enterprises.

    MIL OSI China News –

    January 23, 2025
  • MIL-OSI Europe: Meeting of 11-12 September 2024

    Source: European Central Bank

    Account of the monetary policy meeting of the Governing Council of the European Central Bank held in Frankfurt am Main on Wednesday and Thursday, 11-12 September 2024

    10 October 2024

    1. Review of financial, economic and monetary developments and policy options

    Financial market developments

    Ms Schnabel noted that since the Governing Council’s previous monetary policy meeting on 17-18 July 2024 there had been repeated periods of elevated market volatility, as growth concerns had become the dominant market theme. The volatility in risk asset markets had left a more persistent imprint on broader financial markets associated with shifting expectations for the policy path of the Federal Reserve System.

    The reappraisal of expectations for US monetary policy had spilled over into euro area rate expectations, supported by somewhat weaker economic data and a notable decline in headline inflation in the euro area. Overnight index swap (OIS) markets were currently pricing in a steeper and more frontloaded rate-cutting cycle than had been anticipated at the time of the Governing Council’s previous monetary policy meeting. At the same time, survey expectations had hardly changed relative to July.

    Volatility in US equity markets had shot up to levels last seen in October 2020, following the August US non-farm payroll employment report and the unwinding of yen carry trades. Similarly, both the implied volatility in the euro area stock market and the Composite Indicator of Systemic Stress had spiked. However, the turbulence had proved short-lived, and indicators of volatility and systemic stress had come down quickly.

    The sharp swings in risk aversion among global investors had been mirrored in equity prices, with the weaker growth outlook having also been reflected in the sectoral performance of global equity markets. In both the euro area and the United States, defensive sectors had recently outperformed cyclical ones, suggesting that equity investors were positioning themselves for weaker economic growth.

    Two factors could have amplified stock market dynamics. One was that the sensitivity of US equity prices to US macroeconomic shocks can depend on prevailing valuations. Another was the greater role of speculative market instruments, including short volatility equity funds.

    The pronounced reappraisal of the expected path of US monetary policy had spilled over into rate expectations across major advanced economies, including the euro area. The euro area OIS forward curve had shifted noticeably lower compared with expectations prevailing at the time of the Governing Council’s July meeting. In contrast to market expectations, surveys had proven much more stable. The expectations reported in the most recent Survey of Monetary Analysts (SMA) had been unchanged versus the previous round and pointed towards a more gradual rate path.

    The dynamics of market-based and survey-based policy rate expectations over the year – as illustrated by the total rate cuts expected by the end of 2024 and the end of 2025 in the markets and in the SMA – showed that the higher volatility in market expectations relative to surveys had been a pervasive feature. Since the start of 2024 market-based expectations had oscillated around stable SMA expectations. The dominant drivers of interest rate markets in the inter-meeting period and for most of 2024 had in fact been US rather than domestic euro area factors, which could partly explain the more muted sensitivity of analysts’ expectations to recent incoming data.

    At the same time, the expected policy divergence between the euro area and the United States had changed signs, with markets currently expecting a steeper easing cycle for the Federal Reserve.

    The decline in US nominal rates across maturities since the Governing Council’s last meeting could be explained mainly by a decline in expected real rates, as shown by a breakdown of OIS rates across different maturities into inflation compensation and real rates. By contrast, the decline in euro area nominal rates had largely related to a decline in inflation compensation.

    The market’s reassessment of the outlook for inflation in the euro area and the United States had led to the one-year inflation-linked swap (ILS) rates one year ahead declining broadly in tandem on both sides of the Atlantic. The global shift in investor focus from inflation to growth concerns may have lowered investors’ required compensation for upside inflation risks. A second driver of inflation compensation had been the marked decline in energy prices since the Governing Council’s July meeting. Over the past few years the market’s near-term inflation outlook had been closely correlated with energy prices.

    Market-based inflation expectations had again been oscillating around broadly stable survey-based expectations, as shown by a comparison of the year-to-date developments in SMA expectations and market pricing for inflation rates at the 2024 and 2025 year-ends.

    The dominance of US factors in recent financial market developments and the divergence in policy rate expectations between the euro area and the United States had also been reflected in exchange rate developments. The euro had been pushed higher against the US dollar owing to the repricing of US monetary policy expectations and the deterioration in the US macroeconomic outlook. In nominal effective terms, however, the euro exchange rate had depreciated mildly, as the appreciation against the US dollar and other currencies had been more than offset by a weakening against the Swiss franc and the Japanese yen.

    Sovereign bond markets had once again proven resilient to the volatility in riskier asset market segments. Ten-year sovereign spreads over German Bunds had widened modestly after the turbulence but had retreated shortly afterwards. As regards corporate borrowing, the costs of rolling over euro area and US corporate debt had eased measurably across rating buckets relative to their peak.

    Finally, there had been muted take-up in the first three-month lending operation extending into the period of the new pricing for the main refinancing operations. As announced in March, the spread to the deposit facility rate would be reduced from 50 to 15 basis points as of 18 September 2024. Moreover, markets currently expected only a slow increase in take-up and no money market reaction to this adjustment.

    The global environment and economic and monetary developments in the euro area

    Mr Lane started by reviewing inflation developments in the euro area. Headline inflation had decreased to 2.2% in August (flash release), which was 0.4 percentage points lower than in July. This mainly reflected a sharp decline in energy inflation, from 1.2% in July to -3.0% in August, on account of downward base effects. Food inflation had been 2.4% in August, marginally up from 2.3% in July. Core inflation – as measured by the Harmonised Index of Consumer Prices (HICP) excluding energy and food – had decreased by 0.1 percentage points to 2.8% in August, as the decline in goods inflation to 0.4% had outweighed the rise in services inflation to 4.2%.

    Most measures of underlying inflation had been broadly unchanged in July. However, domestic inflation remained high, as wages were still rising at an elevated pace. But labour cost pressures were moderating, and lower profits were partially buffering the impact of higher wages on inflation. Growth in compensation per employee had fallen further, to 4.3%, in the second quarter of 2024. And despite weak productivity unit labour costs had grown less strongly, by 4.6%, after 5.2% in the first quarter. Annual growth in unit profits had continued to fall, coming in at -0.6%, after -0.2% in the first quarter and +2.5% in the last quarter of 2023. Negotiated wage growth would remain high and volatile over the remainder of the year, given the significant role of one-off payments in some countries and the staggered nature of wage adjustments. The forward-looking wage tracker also signalled that wage growth would be strong in the near term but moderate in 2025.

    Headline inflation was expected to rise again in the latter part of this year, partly because previous falls in energy prices would drop out of the annual rates. According to the latest ECB staff projections, headline inflation was expected to average 2.5% in 2024, 2.2% in 2025 and 1.9% in 2026, notably reaching 2.0% during the second half of next year. Compared with the June projections, the profile for headline inflation was unchanged. Inflation projections including owner-occupied housing costs were a helpful cross-check. However, in the September projections these did not imply any substantial difference, as inflation both in rents and in the owner-occupied housing cost index had shown a very similar profile to the overall HICP inflation projection. For core inflation, the projections for 2024 and 2025 had been revised up slightly, as services inflation had been higher than expected. Staff continued to expect a rapid decline in core inflation, from 2.9% this year to 2.3% in 2025 and 2.0% in 2026. Owing to a weaker economy and lower wage pressures, the projections now saw faster disinflation in the course of 2025, resulting in the projection for core inflation in the fourth quarter of that year being marked down from 2.2% to 2.1%.

    Turning to the global economy, Mr Lane stressed that global activity excluding the euro area remained resilient and that global trade had strengthened in the second quarter of 2024, as companies frontloaded their orders in anticipation of shipping delays ahead of the Christmas season. At the same time downside risks were rising, with indicators signalling a slowdown in manufacturing. The frontloading of trade in the first half of the year meant that trade performance in the second half could be weaker.

    The euro had been appreciating against the US dollar (+1.0%) since the July Governing Council meeting but had been broadly stable in effective terms. As for the energy markets, Brent crude oil prices had decreased by 14%, to around USD 75 per barrel, since the July meeting. European natural gas prices had increased by 16%, to stand at around €37 per megawatt-hour amid ongoing geopolitical concerns.

    Euro area real GDP had expanded by 0.2% in the second quarter of this year, after being revised down. This followed 0.3% in the first quarter and fell short of the latest staff projections for real GDP. It was important not to exaggerate the slowdown in the second quarter of 2024. This was less pronounced when excluding a small euro area economy with a large and volatile contribution from intangible investment. However, while the euro area economy was continuing to grow, the expansion was being driven not by private domestic demand, but mainly by net exports and government spending. Private domestic demand had weakened, as households were consuming less, firms had cut business investment and housing investment had dropped sharply. The euro area flash composite output Purchasing Managers’ Index (PMI) had risen to 51.2 in August from 50.2 in July. While the services sector continued to expand, the more interest-sensitive manufacturing sector continued to contract, as it had done for most of the past two years. The flash PMI for services business activity for August had risen to 53.3, while the manufacturing output PMI remained deeply in contractionary territory at 45.7. The overall picture raised concerns: as developments were very similar for both activity and new orders, there was no indication that the manufacturing sector would recover anytime soon. Consumer confidence remained subdued and industrial production continued to face strong headwinds, with the highly interconnected industrial sector in the euro area’s largest economy suffering from a prolonged slump. On trade, it was also a concern that the improvements in the PMIs for new export orders for both services and manufacturing had again slipped in the last month or two.

    After expanding by 3.5% in 2023, global real GDP was expected to grow by 3.4% in 2024 and 2025, and 3.3% in 2026, according to the September ECB staff macroeconomic projections. Compared to the June projections, global real GDP growth had been revised up by 0.1 percentage points in each year of the projection horizon. Even though the outlook for the world economy had been upgraded slightly, there had been a downgrade in terms of the export prices of the euro area’s competitors, which was expected to fuel disinflationary pressures in the euro area, particularly in 2025.

    The euro area labour market remained resilient. The unemployment rate had been broadly unchanged in July, at 6.4%. Employment had grown by 0.2% in the second quarter. At the same time, the growth in the labour force had slowed. Recent survey indicators pointed to a further moderation in the demand for labour, with the job vacancy rate falling from 2.9% in the first quarter to 2.6% in the second quarter, close to its pre-pandemic peak of 2.4%. Early indicators of labour market dynamics suggested a further deceleration of labour market momentum in the third quarter. The employment PMI had stood at the broadly neutral level of 49.9 in August.

    In the staff projections output growth was expected to be 0.8% in 2024 and to strengthen to 1.3% in 2025 and 1.5% in 2026. Compared with the June projections, the outlook for growth had been revised down by 0.1 percentage points in each year of the projection horizon. For 2024, the downward revision reflected lower than expected GDP data and subdued short-term activity indicators. For 2025 and 2026 the downward revisions to the average annual growth rates were the result of slightly weaker contributions from net trade and domestic demand.

    Concerning fiscal policies, the euro area budget balance was projected to improve progressively, though less strongly than in the previous projection round, from -3.6% in 2023 to -3.3% in 2024, -3.2% in 2025 and -3.0% in 2026.

    Turning to monetary and financial analysis, risk-free market interest rates had decreased markedly since the last monetary policy meeting, mostly owing to a weaker outlook for global growth and reduced concerns about inflation pressures. Tensions in global markets over the summer had led to a temporary tightening of financial conditions in the riskier market segments. But in the euro area and elsewhere forward rates had fallen across maturities. Financing conditions for firms and households remained restrictive, as the past policy rate increases continued to work their way through the transmission chain. The average interest rates on new loans to firms and on new mortgages had stayed high in July, at 5.1% and 3.8% respectively. Monetary dynamics were broadly stable amid marked volatility in monthly flows, with net external assets remaining the main driver of money creation. The annual growth rate of M3 had stood at 2.3% in July, unchanged from June but up from 1.5% in May. Credit growth remained sluggish amid weak demand.

    Monetary policy considerations and policy options

    Regarding the assessment of the inflation outlook, the dynamics of underlying inflation and the strength of monetary policy transmission, Mr Lane concluded that confidence in a timely return of inflation to target was supported by both declining uncertainty around the projections, including their stability across projection rounds, and also by inflation expectations across a range of indicators that remained aligned with a timely convergence to target. The incoming data on wages and profits had been in line with expectations. The baseline scenario foresaw a demand-led economic recovery that boosted labour productivity, allowing firms to absorb the expected growth in labour costs without denting their profitability too much. This should buffer the cost pressures stemming from higher wages, dampening price increases. Most measures of underlying inflation, including those with a high predictive content for future inflation, were stable at levels consistent with inflation returning to target in a sufficiently timely manner. While domestic inflation was still being kept elevated by pay rises, the projected slowdown in wage growth next year was expected to make a major contribution to the final phase of disinflation towards the target.

    Based on this assessment, it was now appropriate to take another step in moderating the degree of monetary policy restriction. Accordingly, Mr Lane proposed lowering the deposit facility rate – the rate through which the Governing Council steered the monetary policy stance – by 25 basis points. This decision was robust across a wide range of scenarios. At a still clearly restrictive level of 3.50% for the deposit facility rate, upside shocks to inflation calling into question the timely return of inflation to target could be addressed with a slower pace of rate reductions in the coming quarters compared with the baseline rate path embedded in the projections. At the same time, compared with holding the deposit facility rate at 3.75%, this level also offered greater protection against downside risks that could lead to an undershooting of the target further out in the projection horizon, including the risks associated with an excessively slow unwinding of the rate tightening cycle.

    Looking ahead, a gradual approach to dialling back restrictiveness would be appropriate if the incoming data were in line with the baseline projection. At the same time, optionality should be retained as regards the speed of adjustment. In one direction, if the incoming data indicated a sustained acceleration in the speed of disinflation or a material shortfall in the speed of economic recovery (with its implications for medium-term inflation), a faster pace of rate adjustment could be warranted; in the other direction, if the incoming data indicated slower than expected disinflation or a faster pace of economic recovery, a slower pace of rate adjustment could be warranted. These considerations reinforced the value of a meeting-by-meeting and data-dependent approach that maintained two-way optionality and flexibility for future rate decisions. This implied reiterating (i) the commitment to keep policy rates sufficiently restrictive for as long as necessary to achieve a timely return of inflation to target; (ii) the emphasis on a data-dependent and meeting-by-meeting approach in setting policy; and (iii) the retention of the three-pronged reaction function, based on the Governing Council’s assessment of the inflation outlook, the dynamics of underlying inflation and the strength of monetary policy transmission.

    As announced in March, some changes to the operational framework for implementing monetary policy were to come into effect at the start of the next maintenance period on 18 September. The spread between the rate on the main refinancing operations and the deposit facility rate would be reduced to 15 basis points. The spread between the rate on the marginal lending facility and the rate on the main refinancing operations would remain unchanged at 25 basis points. These technical adjustments implied that the main refinancing operations and marginal lending facility rates would be reduced by 60 basis points the following week, to 3.65% and 3.90% respectively. In view of these changes, the Governing Council should emphasise in its communication that it steered the monetary policy stance by adjusting the deposit facility rate.

    2. Governing Council’s discussion and monetary policy decisions

    Economic, monetary and financial analyses

    Looking at the external environment, members took note of the assessment provided by Mr Lane. Incoming data confirmed growth in global activity had been resilient, although recent negative surprises in PMI manufacturing output indicated potential headwinds to the near-term outlook. While the services sector was growing robustly, the manufacturing sector was contracting. Goods inflation was declining sharply, in contrast to persistent services inflation. Global trade had surprised on the upside in the second quarter, likely owing to frontloaded restocking. However, it was set to decelerate again in the third quarter and then projected to recover and grow in line with global activity over the rest of the projection horizon. Euro area foreign demand followed a path similar to global trade and had been revised up for 2024 (owing mainly to strong data). Net exports had been the main demand component supporting euro area activity in the past two quarters. Looking ahead, though, foreign demand was showing signs of weakness, with falling export orders and PMIs.

    Overall, the September projections had shown a slightly improved growth outlook relative to the June projections, both globally and for the major economies, which suggested that fears of a major global slowdown might be exaggerated. US activity remained robust, despite signs of rebalancing in the labour market. The recent rise in unemployment was due primarily to an increasing labour force, driven by higher participation rates and strong immigration, rather than to weakening labour demand or increased slack. China’s growth had slowed significantly in the second quarter as the persistent downturn in the property market continued to dampen household demand. Exports remained the primary driver of growth. Falling Chinese export prices highlighted the persisting overcapacity in the construction and high-tech manufacturing sectors.

    Turning to commodities, oil prices had fallen significantly since the Governing Council’s previous monetary policy meeting. The decline reflected positive supply news, dampened risk sentiment and the slowdown in economic activity, especially in China. The futures curve suggested a downward trend for oil prices. In contrast, European gas prices had increased in the wake of geopolitical concerns and localised supply disruptions. International prices for both metal and food commodities had declined slightly. Food prices had fallen owing to favourable wheat crop conditions in Canada and the United States. In this context, it was argued that the decline in commodity prices could be interpreted as a barometer of sentiment on the strength of global activity.

    With regard to economic activity in the euro area, members concurred with the assessment presented by Mr Lane and acknowledged the weaker than expected growth outcome in the second quarter. While broad agreement was expressed with the latest macroeconomic projections, it was emphasised that incoming data implied a downward revision to the growth outlook relative to the previous projection round. Moreover, the remark was made that the private domestic economy had contributed negatively to GDP growth for the second quarter in a row and had been broadly stagnating since the middle of 2022.

    It was noted that, since the cut-off for the projections, Eurostat had revised data for the latest quarters, with notable changes to the composition of growth. Moreover, in earlier national account releases, there had already been sizeable revisions to backdata, with upward revisions to the level of activity, which had been broadly taken into account in the September projections. With respect to the latest release, the demand components for the second quarter pointed to an even less favourable contribution from consumption and investment and therefore presented a more pessimistic picture than in the September staff projections. The euro area current account surplus also suggested that domestic demand remained weak. Reference was made to potential adverse non-linear dynamics resulting from the current economic weakness, for example from weaker balance sheets of households and firms, or originating in the labour market, as in some countries large firms had recently moved to lay off staff.

    It was underlined that the long-anticipated consumption-led recovery in the euro area had so far not materialised. This raised the question of whether the projections relied too much on consumption driving the recovery. The latest data showed that households had continued to be very cautious in their spending. The saving rate was elevated and had rebounded in recent quarters in spite of already high accumulated savings, albeit from a lower level following the national accounts revisions to the backdata. This might suggest that consumers were worried about their economic prospects and had little confidence in a robust recovery, even if this was not fully in line with the observed trend increase in consumer confidence. In this context, several factors that could be behind households’ increased caution were mentioned. These included uncertainty about the geopolitical situation, fiscal policy, the economic impact of climate change and transition policies, demographic developments as well as the outcome of elections. In such an uncertain environment, businesses and households could be more cautious and wait to see how the situation would evolve.

    At the same time, it was argued that an important factor boosting the saving ratio was the high interest rate environment. While the elasticity of savings to interest rates was typically relatively low in models, the increase in interest rates since early 2022 had been very significant, coming after a long period of low or negative rates. Against this background, even a small elasticity implied a significant impact on consumption and savings. Reference was also made to the European Commission’s consumer sentiment indicators. They had been showing a gradual recovery in consumer confidence for some time (in step with lower inflation), while perceived consumer uncertainty had been retreating. Therefore, the high saving rate was unlikely to be explained by mainly precautionary motives. It rather reflected ongoing monetary policy transmission, which could, however, be expected to gradually weaken over time, with deposit and loan rates starting to fall. Surveys were already pointing to an increase in household spending. In this context, the lags in monetary policy transmission were recalled. For example, households that had not yet seen any increase in their mortgage payments would be confronted with a higher mortgage rate if their rate fixation period expired. This might be an additional factor encouraging a build-up of savings.

    Reference was also made to the concept of permanent income as an important determinant of consumer spending. If households feared that their permanent income had not increased by as much as their current disposable income, owing to structural developments in the economy, then it was not surprising that they were limiting their spending.

    Overall, it was generally considered that a recession in the euro area remained unlikely. The projected recovery relied on a pick-up in consumption and investment, which remained plausible and in line with standard economics, as the fundamentals for that dynamic to set in were largely in place. Sluggish spending was reflecting a lagged response to higher real incomes materialising over time. In addition, the rise in household savings implied a buffer that might support higher spending later, as had been the case in the United States, although consumption and savings behaviour clearly differed on opposite sides of the Atlantic.

    Particular concerns were expressed about the weakness in investment this year and in 2025, given the importance of investment for both the demand and the supply side of the economy. It was observed that the economic recovery was not expected to receive much support from capital accumulation, in part owing to the continued tightness of financial conditions, as well as to high uncertainty and structural weaknesses. Moreover, it was underlined that one of the main economic drivers of investment was profits, which had weakened in recent quarters, with firms’ liquidity buffers dissipating at the same time. In addition, in the staff projections, the investment outlook had been revised down and remained subdued. This was atypical for an economic recovery and contrasted strongly with the very significant investment needs that had been highlighted in Mario Draghi’s report on the future of European competitiveness.

    Turning to the labour market, its resilience was still remarkable. The unemployment rate remained at a historical low amid continued robust – albeit slowing – employment growth. At the same time, productivity growth had remained low and had surprised to the downside, implying that the increase in labour productivity might not materialise as projected. However, a declining vacancy rate was seen as reflecting weakening labour demand, although it remained above its pre-pandemic peak. It was noted that a decline in vacancies usually coincided with higher job destruction and therefore constituted a downside risk to employment and activity more generally. The decline in vacancies also coincided with a decline in the growth of compensation per employee, which was perceived as a sign that the labour market was cooling.

    Members underlined that it was still unclear to what extent low productivity was cyclical or might reflect structural changes with an impact on growth potential. If labour productivity was low owing to cyclical factors, it was argued that the projected increase in labour productivity did not require a change in European firms’ assumed rate of innovation or in total factor productivity. The projected increase in labour productivity could simply come from higher capacity utilisation (in the presence of remaining slack) in response to higher demand. From a cyclical perspective, in a scenario where aggregate demand did not pick up, this would sooner or later affect the labour market. Finally, even if demand were eventually to recover, there could still be a structural problem and labour productivity growth could remain subdued over the medium term. On the one hand, it was contended that in such a case potential output growth would be lower, with higher unit labour costs and price pressures. Such structural problems could not be solved by lower interest rates and had to be addressed by other policy domains. On the other hand, the view was taken that structural weakness could be amplified by high interest rates. Such structural challenges could therefore be a concern for monetary policy in the future if they lowered the natural rate of interest, potentially making recourse to unconventional policies more frequent.

    Reference was also made to the disparities in the growth outlook for different countries, which were perceived as an additional challenge for monetary policy. Since the share of manufacturing in gross value added (as well as trade openness) differed across economies, some countries in the euro area were suffering more than others from the slowdown in industrial activity. Weak growth in the largest euro area economy, in particular, was dragging down euro area growth. While part of the weakness was likely to be cyclical, this economy was facing significant structural challenges. By contrast, many other euro area countries had shown robust growth, including strong contributions from domestic demand. It was also highlighted that the course of national fiscal policies remained very uncertain, as national budgetary plans would have to be negotiated during a transition at the European Commission. In this context, the gradual improvement in the aggregated fiscal position of the euro area embedded in the projections was masking considerable differences across countries. Implementing the EU’s revised economic governance framework fully, transparently and without delay would help governments bring down budget deficits and debt ratios on a sustained basis. The effect of an expansionary fiscal policy on the economy was perceived as particularly uncertain in the current environment, possibly contributing to higher savings rather than higher spending by households (exerting “Ricardian” rather than “Keynesian” effects).

    Against this background, members called for fiscal and structural policies aimed at making the economy more productive and competitive, which would help to raise potential growth and reduce price pressures in the medium term. Mario Draghi’s report on the future of European competitiveness and Enrico Letta’s report on empowering the Single Market stressed the urgent need for reform and provided concrete proposals on how to make this happen. Governments should now make a strong start in this direction in their medium-term plans for fiscal and structural policies.

    In particular, it was argued that Mario Draghi’s report had very clearly identified the structural factors explaining Europe’s growth and industrial competitiveness gap with the United States. The report was seen as taking a long-term view on the challenges facing Europe, with the basic underlying question of how Europeans could remain in control of their own destiny. If Europe did not heed the call to invest more, the European economy would increasingly fall behind the United States and China.

    Against this background, members assessed that the risks to economic growth remained tilted to the downside. Lower demand for euro area exports, owing for instance to a weaker world economy or an escalation in trade tensions between major economies, would weigh on euro area growth. Russia’s unjustified war against Ukraine and the tragic conflict in the Middle East were major sources of geopolitical risk. This could result in firms and households becoming less confident about the future and global trade being disrupted. Growth could also be lower if the lagged effects of monetary policy tightening turned out stronger than expected. Growth could be higher if inflation came down more quickly than expected and rising confidence and real incomes meant that spending increased by more than anticipated, or if the world economy grew more strongly than expected.

    With regard to price developments, members concurred with the assessment presented by Mr Lane in his introduction and underlined the fact that the recent declines in inflation had delivered good news. The incoming data had bolstered confidence that inflation would return to target by the end of 2025. Falling inflation, slowing wage growth and unit labour costs, as well as higher costs being increasingly absorbed by profits, suggested that the disinflationary process was on track. The unchanged baseline path for headline inflation in the staff projections gave reassurance that inflation would be back to target by the end of 2025.

    However, it was emphasised that core inflation was very persistent. In particular, services inflation had continued to come in stronger than projected and had moved sideways since November of last year. Recent declines in headline inflation had been strongly influenced by lower energy prices, which were known to be very volatile. Moreover, the baseline path to 2% depended critically on lower wage growth as well as on an acceleration of productivity growth towards rates not seen for many years and above historical averages.

    Conversely, it was stressed that inflation had recently been declining somewhat faster than expected, and the risk of undershooting the target was now becoming non-negligible. With Eurostat’s August HICP flash release, the projections were already too pessimistic on the pace of disinflation in the near term. Moreover, commodity prices had declined further since the cut-off date, adding downward pressure to inflation. Prices for raw materials, energy costs and competitors’ export prices had all fallen, while the euro had been appreciating against the US dollar. In addition, lower international prices not only had a short-term impact on headline euro area inflation but would ultimately also have an indirect effect on core inflation, through the price of services such as transportation (e.g. airfares). However, in that particular case, the size of the downward effect depended on how persistent the drop in energy prices was expected to be. From a longer perspective, it was underlined that for a number of consecutive rounds the projections had pointed to inflation reaching the 2% target by the end of 2025.

    At the same time, it was pointed out that the current level of headline inflation understated the challenges that monetary policy was still facing, which called for caution. Given the current high volatility in energy prices, headline inflation numbers were not very informative about medium-term price pressures. Overall, it was felt that core inflation required continued attention. Upward revisions to projected quarterly core inflation until the third quarter of 2025, which for some quarters amounted to as much as 0.3 percentage points, showed that the battle against inflation was not yet won. Moreover, domestic inflation remained high, at 4.4%. It reflected persistent price pressures in the services sector, where progress with disinflation had effectively stalled since last November. Services inflation had risen to 4.2% in August, above the levels of the previous nine months.

    The outlook for services inflation called for caution, as its stickiness might be driven by several structural factors. First, in some services sectors there was a global shortage of labour, which might be structural. Second, leisure services might also be confronted with a structural change in preferences, which warranted further monitoring. It was remarked that the projection for industrial goods inflation indicated that the sectoral rate would essentially settle at 1%, where it had been during the period of strong globalisation before the pandemic. However, in a world of fragmentation, deglobalisation and negative supply shocks, it was legitimate to expect higher price increases for non-energy industrial goods. Even if inflation was currently low in this category, this was not necessarily set to last.

    Members stressed that wage pressures were an important driver of the persistence of services inflation. While wage growth appeared to be easing gradually, it remained high and bumpy. The forward-looking wage tracker was still on an upward trajectory, and it was argued that stronger than expected wage pressures remained one of the major upside risks to inflation, in particular through services inflation. This supported the view that focus should be on a risk scenario where wage growth did not slow down as expected, productivity growth remained low and profits absorbed higher costs to a lesser degree than anticipated. Therefore, while incoming data had supported the baseline scenario, there were upside risks to inflation over the medium term, as the path back to price stability hinged on a number of critical assumptions that still needed to materialise.

    However, it was also pointed out that the trend in overall wage growth was mostly downwards, especially when focusing on growth in compensation per employee. Nominal wage growth for the first half of the year had been below the June projections. While negotiated wage growth might be more volatile, in part owing to one-off payments, the difference between it and compensation per employee – the wage drift – was more sensitive to the currently weak state of the economy. Moreover, despite the ongoing catching-up of real wages, the currently observed faster than expected disinflation could ultimately also be expected to put further downward pressure on wage claims – with second-round effects having remained contained during the latest inflation surge – and no sign of wage-price spirals taking root.

    As regards longer-term inflation expectations, market-based measures had come down notably and remained broadly anchored at 2%, reflecting the market view that inflation would fall rapidly. A sharp decline in oil prices, driven mainly by benign supply conditions and lower risk sentiment, had pushed down inflation expectations in the United States and the euro area to levels not seen for a long time. In this context it was mentioned that, owing to the weakness in economic activity and faster and broader than anticipated disinflation, risks of a downward unanchoring of inflation expectations had increased. Reference was made, in particular, to the prices of inflation fixings (swap contracts linked to specific monthly releases for euro area year-on-year HICP inflation excluding tobacco), which pointed to inflation well below 2% in the very near term – and falling below 2% much earlier than foreseen in the September projections. The view was expressed that, even if such prices were not entirely comparable with measured HICP inflation and were partly contaminated by negative inflation risk premia, their low readings suggested that the risks surrounding inflation were at least balanced or might even be on the downside, at least in the short term. However, it was pointed out that inflation fixings were highly correlated with oil prices and had limited forecasting power beyond short horizons.

    Against this background, members assessed that inflation could turn out higher than anticipated if wages or profits increased by more than expected. Upside risks to inflation also stemmed from the heightened geopolitical tensions, which could push energy prices and freight costs higher in the near term and disrupt global trade. Moreover, extreme weather events, and the unfolding climate crisis more broadly, could drive up food prices. By contrast, inflation might surprise on the downside if monetary policy dampened demand more than expected or if the economic environment in the rest of the world worsened unexpectedly.

    Turning to the monetary and financial analysis, members largely concurred with the assessment provided by Ms Schnabel and Mr Lane in their introductions. Market interest rates had declined significantly since the Governing Council’s previous monetary policy meeting in July. Market participants were now fully pricing in a 25 basis point cut in the deposit facility rate for the September meeting and attached a 35% probability to a further rate cut in October. In total, between two and three rate cuts were now priced in by the end of the year, up from two cuts immediately after the June meeting. The two-year OIS rate had also decreased by over 40 basis points since the July meeting. More generally it was noted that, because financial markets were anticipating the full easing cycle, this had already implied an additional and immediate easing of the monetary policy stance, which was reflected in looser financial conditions.

    The decline in market interest rates in the euro area and globally was mostly attributable to a weaker outlook for global growth and the anticipation of monetary policy easing due to reduced concerns about inflation pressures. Spillovers from the United States had played a significant role in the development of euro area market rates, while changes in euro area data – notably the domestic inflation outlook – had been limited, as could be seen from the staff projections. In addition, it was noted that, while a lower interest rate path in the United States reflected the Federal Reserve’s assessment of prospects for inflation and employment under its dual mandate, lower rates would normally be expected to stimulate the world economy, including in the euro area. However, the concurrent major decline in global oil prices suggested that this spillover effect could be counteracted by concerns about a weaker global economy, which would naturally reverberate in the euro area.

    Tensions in global markets in August had led to a temporary tightening of conditions in some riskier market segments, which had mostly and swiftly been reversed. Compared with earlier in the year, market participants had generally now switched from being concerned about inflation remaining higher for longer in a context of robust growth to being concerned about too little growth, which could be a prelude to a hard landing, amid receding inflation pressures. While there were as yet no indications of a hard landing in either the United States or the euro area, it was argued that the events of early August had shown that financial markets were highly sensitive to disappointing growth readings in major economies. This was seen to represent a source of instability and downside risks, although market developments at that time indicated that investors were still willing to take on risk. However, the view was also expressed that the high volatility and market turbulence in August partly reflected the unwinding of carry trades in wake of Bank of Japan’s policy tightening following an extended period of monetary policy accommodation. Moreover, the correction had been short-lived amid continued high valuations in equity markets and low risk premia across a range of assets.

    Financing costs in the euro area, measured by the interest rates on market debt instruments and bank loans, had remained restrictive as past policy rate increases continued to work their way through the transmission chain. The average interest rates on new loans to firms and on new mortgages had stayed high in July, at 5.1 and 3.8% respectively. It was suggested that other elements of broader financing conditions were not as tight as the level of the lending rates or broader indicators of financial conditions might suggest. Equity financing, for example, had been abundant during the entire period of disinflation and credit spreads had been very compressed. At the same time, it was argued that this could simply reflect weak investment demand, whereby firms did not need or want to borrow and so were not prepared to issue debt securities at high rates.

    Against this background, credit growth had remained sluggish amid weak demand. The growth of bank lending to firms and households had remained at levels not far from zero in July, with the former slightly down from June and the latter slightly up. The annual growth in broad money – as measured by M3 – had in July remained relatively subdued at 2.3%, the same rate as in June.

    It was suggested that the weakness in credit dynamics also reflected the still restrictive financing conditions, which were likely to keep credit growth weak through 2025. It was also argued that banks faced challenges, with their price-to-book ratios, while being higher than in earlier years, remaining generally below one. Moreover, it was argued that higher credit risk, with deteriorating loan books, had the potential to constrain credit supply. At the same time, the June rate cut and the anticipation of future cuts had already slightly lowered bank funding costs. In addition, banks remained highly profitable, with robust valuations. It was also not unusual for price-to-book ratios to be below one and banks had no difficulty raising capital. Credit demand was considered the main factor holding back loan growth, since investment remained especially weak. On the household side, it was suggested that the demand for mortgages was likely to increase with the pick-up in housing markets.

    Monetary policy stance and policy considerations

    Turning to the monetary policy stance, members assessed the data that had become available since the last monetary policy meeting in accordance with the three main elements of the Governing Council’s reaction function.

    Starting with the inflation outlook, the latest ECB staff projections had confirmed the inflation outlook from the June projections. Inflation was expected to rise again in the latter part of this year, partly because previous sharp falls in energy prices would drop out of the annual rates. It was then expected to decline towards the target over the second half of next year, with the disinflation process supported by receding labour cost pressures and the past monetary policy tightening gradually feeding through to consumer prices. Inflation was subsequently expected to remain close to the target on a sustained basis. Most measures of longer-term inflation expectations stood at around 2%, and the market-based measures had fallen closer to that level since the Governing Council’s previous monetary policy meeting.

    Members agreed that recent economic developments had broadly confirmed the baseline outlook, as reflected in the unchanged staff projections for headline inflation, and indicated that the disinflationary path was progressing well and becoming more robust. Inflation was on the right trajectory and broadly on track to return to the target of 2% by the end of 2025, even if headline inflation was expected to remain volatile for the remainder of 2024. But this bumpy inflation profile also meant that the final phase of disinflation back to 2% was only expected to start in 2025 and rested on a number of assumptions. It therefore needed to be carefully monitored whether inflation would settle sustainably at the target in a timely manner. The risk of delays in reaching the ECB’s target was seen to warrant some caution to avoid dialling back policy restriction prematurely. At the same time, it was also argued that monetary policy had to remain oriented to the medium term even in the presence of shocks and that the risk of the target being undershot further out in the projection horizon was becoming more significant.

    Turning to underlying inflation, members noted that most measures had been broadly unchanged in July. Domestic inflation had remained high, with strong price pressures coming especially from wages. Core inflation was still relatively high, had been sticky since the beginning of the year and was continuing to surprise to the upside. Moreover, the projections for core inflation in 2024 and 2025 had been revised up slightly, as services inflation had been higher than expected. Labour cost dynamics would continue to be a central concern, with the projected decline in core and services inflation next year reliant on key assumptions for wages, productivity and profits, for which the actual data remained patchy. In particular, productivity was low and had not yet picked up, while wage growth, despite gradual easing, remained high and bumpy. A disappointment in productivity growth could be a concern, as the capacity of profits to absorb increases in unit labour costs might be reaching its limits. Wage growth would then have to decline even further for inflation to return sustainably to the target. These factors could mean that core inflation and services inflation might be stickier and not decline as much as currently expected.

    These risks notwithstanding, comfort could be drawn from the gradual decline in the momentum of services inflation, albeit from high levels, and the expectation that it would fall further, partly as a result of significant base effects. The catching-up process for wages was advanced, with wage growth already slowing down by more than had previously been projected and expected to weaken even faster next year, with no signs of a wage-price spiral. If lower energy prices or other factors reduced the cost of living now, this should put downward pressure on wage claims next year.

    Finally, members generally agreed that monetary policy transmission from the past tightening continued to dampen economic activity, even if it had likely passed its peak. Financing conditions remained restrictive. This was reflected in weak credit dynamics, which had dampened consumption and investment, and thereby economic activity more broadly. The past monetary policy tightening had gradually been feeding through to consumer prices, thereby supporting the disinflation process. There were many other reasons why monetary policy was still working its way through the economy, with research suggesting that there could be years of lagged effects before the full impact dissipated completely. For example, as firms’ and households’ liquidity buffers had diminished, they were now more exposed to higher interest rates than previously, and banks could, in turn, also be facing more credit risk. At the same time, with the last interest rate hike already a year in the past, the transmission of monetary policy was expected to weaken progressively from its peak, also as loan and deposit rates had been falling, albeit very moderately, for almost a year. The gradually fading effects of restrictive monetary policy were thus expected to support consumption and investment in the future. Nonetheless, ongoing uncertainty about the transmission mechanism, in terms of both efficacy and timing, underscored the continuing importance of monitoring the strength of monetary policy transmission.

    Monetary policy decisions and communication

    Against this background, members considered the proposal by Mr Lane to lower the deposit facility rate – the rate through which the Governing Council steered the monetary policy stance – by 25 basis points. As had been previously announced on 13 March 2024, some changes to the operational framework for implementing monetary policy would also take effect from 18 September. In particular, the spread between the interest rate on the main refinancing operations and the deposit facility rate would be set at 15 basis points. The spread between the rate on the marginal lending facility and the rate on the main refinancing operations would remain unchanged at 25 basis points. Accordingly, the deposit facility rate would be decreased to 3.50% and the interest rates on the main refinancing operations and the marginal lending facility would be decreased to 3.65% and 3.90% respectively.

    Based on the updated assessment of the inflation outlook, the dynamics of underlying inflation and the strength of monetary policy transmission, it was now appropriate to take another step in moderating the degree of monetary policy restriction. The recent incoming data and the virtually unchanged staff projections had increased members’ confidence that disinflation was proceeding steadily and inflation was on track to return towards the 2% target in a sustainable and timely manner. Headline inflation had fallen in August to levels previously seen in the summer of 2021 before the inflation surge, and there were signs of easing pressures in the labour market, with wage growth and unit labour costs both slowing. Despite some bumpy data expected in the coming months, the big picture remained one of a continuing disinflationary trend progressing at a firm pace and more or less to plan. In particular, the Governing Council’s expectation that significant wage growth would be buffered by lower profits had been confirmed in the recent data. Both survey and market-based measures of inflation expectations remained well anchored, and longer-term expectations had remained close to 2% for a long period which included times of heightened uncertainty. Confidence in the staff projections had been bolstered by their recent stability and increased accuracy, and the projections had shown inflation to be on track to reach the target by the end of 2025 for at least the last three rounds.

    It was also noted that the overall economic outlook for the euro area was more concerning and the projected recovery was fragile. Economic activity remained subdued, with risks to economic growth tilted to the downside and near-term risks to growth on the rise. These concerns were also reflected in the lower growth projections for 2024 and 2025 compared with June. A remark was made that, with inflation increasingly close to the target, real economic activity should become more relevant for calibrating monetary policy.

    Against this background, all members supported the proposal by Mr Lane to reduce the degree of monetary policy restriction through a second 25 basis point rate cut, which was seen as robust across a wide range of scenarios in offering two-sided optionality for the future.

    Looking ahead, members emphasised that they remained determined to ensure that inflation would return to the 2% medium-term target in a timely manner and that they would keep policy rates sufficiently restrictive for as long as necessary to achieve this aim. They would also continue to follow a data-dependent and meeting-by-meeting approach to determining the appropriate level and duration of restriction. There should be no pre-commitment to a particular rate path. Accordingly, it was better to maintain full optionality for the period ahead to be free to respond to all of the incoming data.

    It was underlined that the speed at which the degree of restrictiveness should be reduced depended on the evolution of incoming data, with the three elements of the stated reaction function as a solid anchor for the monitoring and decision-making process. However, such data-dependence did not amount to data point-dependence, and no mechanical weights could be attached to near-term developments in headline inflation or core inflation or any other single statistic. Rather, it was necessary to assess the implications of the totality of data for the medium-term inflation outlook. For example, it would sometimes be appropriate to ignore volatility in oil prices, but at other times, if oil price moves were likely to create material spillovers across the economy, it would be important to respond.

    Members broadly concurred that a gradual approach to dialling back restrictiveness would be appropriate if future data were in line with the baseline projections. This was also seen to be consistent with the anticipation that a gradual easing of financial conditions would support economic activity, including much-needed investment to boost labour productivity and total factor productivity.

    It was mentioned that a gradual and cautious approach currently seemed appropriate because it was not fully certain that the inflation problem was solved. It was therefore too early to declare victory, also given the upward revisions in the quarterly projections for core inflation and the recent upside surprises to services inflation. Although uncertainty had declined, it remained high, and some of the key factors and assumptions underlying the baseline outlook, including those related to wages, productivity, profits and core and services inflation, still needed to materialise and would move only slowly. These factors warranted close monitoring. The real test would come in 2025, when it would become clearer whether wage growth had come down, productivity growth had picked up as projected and the pass-through of higher labour costs had been moderate enough to keep price pressures contained.

    At the same time, it was argued that continuing uncertainty meant that there were two-sided risks to the baseline outlook. As well as emphasising the value of maintaining a data-dependent approach, this also highlighted important risk management considerations. In particular, it was underlined that there were alternative scenarios on either side. For example, a faster pace of rate cuts would likely be appropriate if the downside risks to domestic demand and the growth outlook materialised or if, for example, lower than expected services inflation increased the risk of the target being undershot. It was therefore important to maintain a meeting-by-meeting approach.

    Conversely, there were scenarios in which it might be necessary to suspend the cutting cycle for a while, perhaps because of a structural decline in activity or other factors leading to higher than expected core inflation.

    Turning to communication, members agreed that it was important to convey that recent inflation data had come in broadly as expected, and that the latest ECB staff projections had confirmed the previous inflation outlook. At the same time, to reduce the risk of near-term inflation data being misinterpreted, it should be explained that inflation was expected to rise again in the latter part of this year, partly as a result of base effects, before declining towards the target over the second half of next year. It should be reiterated that the Governing Council would continue to follow a data-dependent and meeting-by-meeting approach, would not pre-commit to a particular rate path and would continue to set policy based on the established elements of the reaction function. In view of the previously announced change to the spread between the interest rate on the main refinancing operations and the deposit facility rate, it was also important to make clear at the beginning of the communication that the Governing Council steered the monetary policy stance through the deposit facility rate.

    Members also agreed with the Executive Board proposal to continue applying flexibility in the partial reinvestment of redemptions falling due in the pandemic emergency purchase programme portfolio.

    Taking into account the foregoing discussion among the members, upon a proposal by the President, the Governing Council took the monetary policy decisions as set out in the monetary policy press release. The members of the Governing Council subsequently finalised the monetary policy statement, which the President and the Vice-President would, as usual, deliver at the press conference following the Governing Council meeting.

    Monetary policy statement

    Monetary policy statement for the press conference of 12 September 2024

    Press release

    Monetary policy decisions

    Meeting of the ECB’s Governing Council, 11-12 September 2024

    Members

    • Ms Lagarde, President
    • Mr de Guindos, Vice-President
    • Mr Centeno*
    • Mr Cipollone
    • Mr Demarco, temporarily replacing Mr Scicluna*
    • Mr Elderson
    • Mr Escrivá
    • Mr Holzmann*
    • Mr Kazāks
    • Mr Kažimír
    • Mr Knot
    • Mr Lane
    • Mr Makhlouf
    • Mr Müller
    • Mr Nagel
    • Mr Panetta
    • Mr Patsalides
    • Mr Rehn
    • Mr Reinesch
    • Ms Schnabel
    • Mr Šimkus
    • Mr Stournaras
    • Mr Vasle*
    • Mr Villeroy de Galhau*
    • Mr Vujčić
    • Mr Wunsch

    * Members not holding a voting right in September 2024 under Article 10.2 of the ESCB Statute.

    Other attendees

    • Mr Dombrovskis, Commission Executive Vice-President**
    • Ms Senkovic, Secretary, Director General Secretariat
    • Mr Rostagno, Secretary for monetary policy, Director General Monetary Policy
    • Mr Winkler, Deputy Secretary for monetary policy, Senior Adviser, DG Economics

    ** In accordance with Article 284 of the Treaty on the Functioning of the European Union.

    Accompanying persons

    • Ms Bénassy-Quéré
    • Mr Gavilán
    • Mr Haber
    • Mr Horváth
    • Mr Kroes
    • Mr Luikmel
    • Mr Lünnemann
    • Mr Madouros
    • Mr Nicoletti Altimari
    • Mr Novo
    • Ms Papageorghiou
    • Mr Rutkaste
    • Ms Schembri
    • Mr Šiaudinis
    • Mr Šošić
    • Mr Tavlas
    • Mr Ulbrich
    • Mr Välimäki
    • Mr Vanackere
    • Ms Žumer Šujica

    Other ECB staff

    • Mr Proissl, Director General Communications
    • Mr Straub, Counsellor to the President
    • Ms Rahmouni-Rousseau, Director General Market Operations
    • Mr Arce, Director General Economics
    • Mr Sousa, Deputy Director General Economics

    Release of the next monetary policy account foreseen on 14 November 2024.

    MIL OSI Europe News –

    January 23, 2025
  • MIL-OSI United Kingdom: Consultation launched on council tax for empty, unoccupied and second homes

    Source: City of Derby

    Derby City Council has launched a nine-week public consultation today yesterday (Wednesday 9 October) on proposed changes to Council Tax for empty homes and  second homes in the city. The changes are in line with the new guidance rules introduced by the Levelling Up and Regeneration Act 2023.

    The proposed changes will include a 100% Council Tax premium on properties that have been unoccupied and substantially unfurnished for at least one year, effective from April 2025; and the introduction to a 100% Council Tax premium on second homes, effective from April 2026.

    Those measures aim to encourage  property owners to live in or sell their empty homes.  This will help add more homes to the local housing market and reduce the number of underused properties, making sure more housing is available for residents who need them.

    Councillor Shiraz Khan, Cabinet Member for Housing, Property and Regulatory Services, said:

    The proposed changes aim to encourage the occupation of vacant homes. These proposals are designed to align with the Council’s Socio-Economic Duty by minimising the financial burden on vulnerable and low-income individuals while maximising the potential of vacant housing stock within the city.

    The council encourages residents and stakeholders to engage with these proposals as part of its ongoing commitment to transparency and community involvement. 

    The consultation period will run from Wednesday 9 October 2024 to Friday 13 December 2024. To have your say, visit the Let’s Talk Derby website. 

    MIL OSI United Kingdom –

    January 23, 2025
  • MIL-OSI USA: Warren, Lawmakers Renew Legislative Push to Stop Private Equity Looting

    US Senate News:

    Source: United States Senator for Massachusetts – Elizabeth Warren
    October 10, 2024
    Warren, Lawmakers Renew Legislative Push to Stop Private Equity Looting
    The bill would close loopholes and end incentives for private equity pillaging.
    Updated text responds to private equity’s ruinous takeover of now-bankrupt Steward Health Care, preventing a similar collapse from ever happening again.
    Text of Bill (PDF) | Text of One-Pager (PDF) | Text of Section-by-Section (PDF) | Text of Economic Analysis (PDF)
    Washington, D.C. – Today, United States Senators Elizabeth Warren (D-Mass.),Tammy Baldwin (D-Wis.), Jeff Merkley (D-Ore.), Bernie Sanders (I-Vt.), Tina Smith (D-Minn.), and Ed Markey (D-Mass.), along with Representatives Mark Pocan (D-Wis.), Pramila Jayapal (D-Wash.), Raúl Grijalva (D-Ariz.), Rick Larsen (D-Wash.), Barbara Lee (D-Calif.), Delia Ramirez (D-Ill.), Jan Schakowsky (D-Ill.), Alexandria Ocasio-Cortez (D-N.Y.), and Delegate Eleanor Holmes Norton (D-D.C.), reintroduced the Stop Wall Street Looting Act, comprehensive legislation to fundamentally reform the private equity industry and level the playing field by forcing private investment firms to take responsibility for the outcomes of companies they take over, empowering workers and protecting investors. This reintroduction comes after private equity firm Cerberus looted Steward Health Care, leaving hospitals, patients, and workers hanging out to dry.
    “Private equity takeovers are legal looting that make a handful of Wall Street executives very rich while costing thousands of people their jobs, putting valuable companies out of ­business, and in the case of health care, is literally a matter of life and death,” said Senator Warren. “Our bill is designed to close loopholes and end incentives for private equity pillaging – and it will make sure what happened at Steward never happens again.”
    “When out-of-state investors buy Wisconsin companies only to turn a quick profit and shutter their doors, it’s Wisconsin workers and communities that suffer. I’m committed to ensuring that when Wisconsin businesses are purchased, Wisconsin families are protected and not left high and dry like we’ve seen in places like Janesville, Green Bay, and Waukesha,” said Senator Baldwin. “Our legislation will help put workers and our community first – protecting them from predatory practices that too often result in devastating job losses for Wisconsin’s working families.”
    “More and more Americans are feeling the presence of private equity in our economy, including in critical sectors like housing and health care,” said Senator Smith. “They arrive promising to revitalize communities and turn around struggling hospitals and companies, but far too often, they extract value for themselves at the expense of workers and ordinary people. This bill will help put an end to their most egregious practices and provide accountability.”
    “The greed of private equity robs too many Americans of stability, security, and prosperity. In Massachusetts, the Steward Health Care crisis is just one example of private equity sacrificing the long-term prosperity of workers, customers, and communities for their short-term profits. The Stop Wall Street Looting Act would finally prevent private equity firms from monetizing productive sectors of the economy and hollowing them out by laying off workers and closing businesses. We need to put in guardrails for private equity to ensure they cannot sacrifice people for profits,” said Senator Markey.
    “It’s long past time for billionaires and big corporations to stop gambling with hardworking Americans’ and their communities’ assets in service of corporate greed,” Representative Pocan said. “In Wisconsin, we’ve seen what happens when private equity firms like Sun Capital raid companies for their wealth and leave workers and communities to pick up the pieces. When Sun Capital took over Shopko – a Wisconsin-based retail chain that had stood strong for more than 50 years – they drained it dry, buried it in debt, pushed it into bankruptcy, and abandoned roughly 14,000 workers. This bill will finally hold these predatory firms accountable and protect workers from being plundered by corporate greed.”
    Since 2020, private equity fund assets have grown exponentially, reaching nearly $8 trillion in 2023 compared to $4.5 trillion in 2020. Private equity funds have purchased companies in nearly every sector of the economy — from nursing homes, to newspapers, to grocery stores — laying off hundreds of thousands of workers and ruining thousands of companies in the process.
    The private equity industry claims to invest in companies while also earning high returns for investors by using their management expertise to make the companies’ operations more efficient, and then selling the companies at a profit. In reality, private equity funds often load mountains of debt on the companies they buy, strip them of their assets, and extract exorbitant fees and dividends, guaranteeing payouts for themselves regardless of how the investment performs. When their debt-ridden investments go belly-up, private equity funds walk away with no responsibility for the mess they create, leaving workers in the lurch and forcing communities to clean up their mess.
    It’s time to level the playing field, protect workers, consumers, and investors, and force private equity firms to take responsibility for the companies they control. This bill does so by closing the loopholes that allow private equity to capture all the rewards of their investments while insulating themselves from risk and liability. The Stop Wall Street Looting Act will:
    Require Private Investment Funds to Have Skin in the Game: Private equity firms, the firm’s general partners, and their insiders will all be on the hook for the liabilities of companies under their control—including debt, legal judgments, and pension-related obligations—to better align the incentives of private equity firms and the companies they own. Liability would not extend to the fund’s limited partners, ensuring that only those that control portfolio firms are on the hook. In order to encourage more responsible use of debt, the bill ends the tax subsidy for excessive leverage and closes the carried interest loophole.
    End Looting of Portfolio Companies. To give portfolio companies a shot at success, the bill limits how much money private equity firms can extract from companies and closes the loophole that private equity firms have used to hide certain assets from bankruptcy courts. Every transaction since Steward Health Care was bought by private equity would be subject to review as part of Steward’s bankruptcy to determine whether it can be clawed back as a fraudulent transfer.
    Protect Workers, Customers and Communities. This proposal prevents private equity firms from walking away when a company fails and protects workers and communities by:
    Prioritizing workers’ pay in the bankruptcy process and amending the laws to increase the priority claims for unpaid earnings and other benefits from $10,000 to $20,000 per worker.
    Creating incentives for job retention so that workers can benefit from a company’s second chance.
    Ending the immunity of private equity firms from legal liability when their portfolio companies break the law, including the WARN Act. When workers at a plant are shortchanged or residents at a nursing home are hurt because private equity firms force portfolio companies to cut corners, the firm should be liable.
    Expanding protections for striking workers by clarifying unfair labor practices and the employer duty to bargain.
    Empower Investors by Increasing Transparency. Private equity managers will be required to disclose fees, returns, and other information about their funds and the corporate loans they make so that investors can monitor their investments. This would have required Cerberus to disclose the terms of its investments in Steward Health Care, which Cerberus continues to withhold from Congress.
    Put Guardrails Around Accessing Public Funds. Firms receiving any funds from a federal or state agency must publicly disclose how the funds are used and will be prohibited from acquiring any company or making a distribution to investors for two years after receipt.
    Drive REITS out of Health Care. Prohibits payments from federal health programs to entities that sell assets or use assets for a loan collateral made to a Real Estate Investment Trust (REIT) d; repeals a rule in the Tax Code that allows taxable REIT subsidiaries to exert influence on the operations of health care entities; and removes the 20 percent pass-through deduction, passed in the 2017 Trump tax cuts, for all REIT investors. Ralph de la Torre executed a sale-leaseback transaction of the Steward properties in exchange for a $1.25B payout from a REIT; this would have banned the hospitals from continuing to receive federal dollars upon executing the property sale—thus likely preventing the sale.
    The bill is supported by Action Center on Race and the Economy, AFL-CIO, American Economic Liberties Project, American Federation of Teachers, Americans for Financial Reform, Center for Popular Democracy, Coalition for Patient-Centered Care, Communications Workers of America, Community Catalyst, Economic Policy Institute, Indivisible, Massachusetts Nurses Association, National Employment Law Project, National Nurses United, National Women’s Law Center, Private Equity Stakeholder Project, People’s Action, Public Citizen, SEIU, Strong for All, Student Borrower Protection Center, Take Medicine Back, Take on Wall Street, UNITE HERE, United for Respect, Working Families Party, and Worth Rises.
    “Private equity has an immense impact on the U.S. economy, touching virtually every aspect of life from healthcare to housing to technology to retail and more. Private equity’s extractive playbook harms workers and communities, diminishes access to quality affordable health care, worsens the housing crisis and the climate crisis, and perpetuates systemic racism. Without major changes, a handful of ultra wealthy Wall Street executives will continue getting richer at everyone else’s expense. The Stop Wall Street Looting Act takes important, much needed steps to reign in Wall Street predatory practices and promote a just and sustainable economy,” said Lisa Donner, Executive Director, Americans for Financial Reform.
    “Union busting, pollution, and bankruptcy aren’t side effects of the private equity model: they are the model,” said Porter McConnell, Take on Wall Street. “It’s a smash-and-grab, plain and simple. That’s why we are so pleased to see comprehensive legislation like the Stop Wall Street Looting Act introduced in Congress today. We created the loopholes in the law that allowed the private equity industry to thrive, and we can end them. Our communities, our economy, and our democracy are depending on it.” 
    “As we fight for more public investment in the child care sector, we must also rein in private equity’s ability to enrich themselves at the expense of the public. Building guardrails – such as those in the Stop Wall Street Looting Act – will help put the wellbeing of children and families ahead of private equity’s profits,” said Melissa Boteach, Vice President, Income Security and Child Care/Early Learning, National Women’s Law Center.
    “Private equity firms, which control nearly $15 trillion in assets, routinely prioritize quick, outsized profits, at the expense of workers, patients, renters, and local economies as part of their business model,” said Chris Noble, Policy Director for the Private Equity Stakeholder Project. “The Stop Wall Street Looting Act provides an essential check on this opaque industry. By addressing the systemic risks tied to debt-laden private equity buyouts, this legislation prioritizes the long-term health of businesses and communities over short-term profits for wealthy private equity executives.” 
    “Private equity should have no influence over medical treatment decisions made jointly by independent physicians and their patients. The Stop Wall Street Looting Act goes a long way towards ensuring physicians, in consultation with their patients, are able to deliver quality, patient-centered, cost-efficient care without corporate interference,” said Dr. Stephen M. McCollam, Chair, Coalition for Patient-Centered Care.
    “Wall Street private equity firms have proven themselves to be a parasite on workers, our economy, and American retailers by gutting companies for profit and driving mass layoffs. Holding billionaire profiteers accountable for the damage they do to our working families and communities is imperative to addressing growing economic inequality,” said United for Respect Co-Executive Directors Bianca Agustin and Terrysa Guerra in a joint statement. “The Stop Wall Street Looting Act will help close loopholes in our laws that for too long have allowed private equity to pillage companies and amass huge profits while workers lose their jobs and are left with nothing. United For Respect is proud to support this bill — and we need all legislators to join us in protecting workers and putting Wall Street on the hook for the havoc they reap.”

    MIL OSI USA News –

    January 23, 2025
  • MIL-Evening Report: Use of AI in property valuation is on the rise – but we need greater transparency and trust

    Source: The Conversation (Au and NZ) – By William Cheung, Senior Lecturer, Business School, University of Auckland, Waipapa Taumata Rau

    New Zealand’s economy has been described as a “housing market with bits tacked on”. Buying and selling property is a national sport fuelled by the rising value of homes across the country.

    But the wider public has little understanding of how those property valuations are created – despite their being a key factor in most banks’ decisions about how much they are willing to lend for a mortgage.

    Automated valuation models (AVM) – systems enabled by artificial intelligence (AI) that crunch vast datasets to produce instant property values – have done little to improve transparency in the process.

    These models started gaining traction in New Zealand in the early 2010s. The early versions used limited data sources like property sales records and council information. Today’s more advanced models include high-quality geo-spatial data from sources such as Land Information New Zealand.

    AI models have improved efficiency. But the proprietary algorithms behind those AVMs can make it difficult for homeowners and industry professionals to understand how specific values are calculated.

    In our ongoing research, we are developing a framework that evaluates these automated valuations. We have looked at how the figures should be interpreted and what factors might be missed by the AI models.

    In a property market as geographically and culturally varied as New Zealand’s, these points are not only relevant — they are critical. The rapid integration of AI into property valuation is no longer just about innovation and speed. It is about trust, transparency and a robust framework for accountability.

    AI valuations are a black box

    In New Zealand, property valuation has traditionally been a labour-intensive process. Valuers would usually inspect properties, make market comparisons and apply their expert judgement to arrive at a final value estimate.

    But this approach is slow, expensive and prone to human error. As demand for more efficient property valuations increased, the use of AI brought in much-needed change.

    But the rise of these valuations models is not without its challenges. While AI offers speed and consistency, it also comes with a critical downside: a lack of transparency.

    AVMs often operate as “black boxes”, providing little insight into the data and methodologies that drive their valuations. This raises serious concerns about the consistency, objectivity and transparency of these systems.

    What exactly the algorithm is doing when an AVM estimates a home’s value is not clear. Such opaqueness has real-world consequences, perpetuating market imbalances and inequities.

    Without a framework to monitor and correct these discrepancies, AI models risk distorting the property market further, especially in a country as diverse as New Zealand, where regional, cultural and historical factors significantly influence property values.

    Transparency and accountability

    A recent discussion forum with real estate industry insiders, law researchers and computer scientists on AI governance and property valuations highlighted the need for greater accountability when it comes to AVMs. Transparency alone is not enough. Trust must be built into the system.

    This can be achieved by requiring AI developers and users to disclose data sources, algorithms and error margins behind their valuations.

    Additionally, valuation models should incorporate a “confidence interval” – a range of prices that shows how much the estimated value might vary. This offers users a clearer understanding of the uncertainty inherent in each valuation.

    But effective AI governance in property valuation cannot be achieved in isolation. It demands collaboration between regulators, AI developers and property professionals.

    Bias correction

    New Zealand urgently needs a comprehensive evaluation framework for AVMs, one that prioritises transparency, accountability and bias correction.

    This is where our research comes in. We repeatedly resample small portions of the data to account for situations where property value data do not follow a normal distribution.

    This process generates a confidence interval showing a range of possible values around each property estimate. Users are then able to understand the variability and reliability of the AI-generated valuations, even when the data are irregular or skewed.

    Our framework goes beyond transparency. It incorporates a bias correction mechanism that detects and adjusts for constantly overvalued or undervalued estimates within AVM outputs. One example of this relates to regional disparities or undervaluation of particular property types.

    By addressing these biases, we ensure valuations that are not only accountable or auditable but also fair. The goal is to avoid the long-term market distortions that unchecked AI models could create.

    The rise of AI auditing

    But transparency alone is not enough. The auditing of AI-generated information is becoming increasingly important.

    New Zealand’s courts now require a qualified person to check information generated by AI and subsequently used in tribunal proceedings.

    In much the same way financial auditors ensure accuracy in accounting, AI auditors will play a pivotal role in maintaining the integrity of valuations.

    Based on earlier research, we are auditing the artificial valuation model estimates by comparing them with the market transacted prices of the same houses in the same period.

    It is not just about trusting the algorithms but trusting the people and systems behind them.

    The authors do not work for, consult, own shares in or receive funding from any company or organisation that would benefit from this article, and have disclosed no relevant affiliations beyond their academic appointment.

    – ref. Use of AI in property valuation is on the rise – but we need greater transparency and trust – https://theconversation.com/use-of-ai-in-property-valuation-is-on-the-rise-but-we-need-greater-transparency-and-trust-240880

    MIL OSI Analysis – EveningReport.nz –

    January 23, 2025
  • MIL-OSI Banking: Meeting of 11-12 September 2024

    Source: European Central Bank

    Account of the monetary policy meeting of the Governing Council of the European Central Bank held in Frankfurt am Main on Wednesday and Thursday, 11-12 September 2024

    10 October 2024

    1. Review of financial, economic and monetary developments and policy options

    Financial market developments

    Ms Schnabel noted that since the Governing Council’s previous monetary policy meeting on 17-18 July 2024 there had been repeated periods of elevated market volatility, as growth concerns had become the dominant market theme. The volatility in risk asset markets had left a more persistent imprint on broader financial markets associated with shifting expectations for the policy path of the Federal Reserve System.

    The reappraisal of expectations for US monetary policy had spilled over into euro area rate expectations, supported by somewhat weaker economic data and a notable decline in headline inflation in the euro area. Overnight index swap (OIS) markets were currently pricing in a steeper and more frontloaded rate-cutting cycle than had been anticipated at the time of the Governing Council’s previous monetary policy meeting. At the same time, survey expectations had hardly changed relative to July.

    Volatility in US equity markets had shot up to levels last seen in October 2020, following the August US non-farm payroll employment report and the unwinding of yen carry trades. Similarly, both the implied volatility in the euro area stock market and the Composite Indicator of Systemic Stress had spiked. However, the turbulence had proved short-lived, and indicators of volatility and systemic stress had come down quickly.

    The sharp swings in risk aversion among global investors had been mirrored in equity prices, with the weaker growth outlook having also been reflected in the sectoral performance of global equity markets. In both the euro area and the United States, defensive sectors had recently outperformed cyclical ones, suggesting that equity investors were positioning themselves for weaker economic growth.

    Two factors could have amplified stock market dynamics. One was that the sensitivity of US equity prices to US macroeconomic shocks can depend on prevailing valuations. Another was the greater role of speculative market instruments, including short volatility equity funds.

    The pronounced reappraisal of the expected path of US monetary policy had spilled over into rate expectations across major advanced economies, including the euro area. The euro area OIS forward curve had shifted noticeably lower compared with expectations prevailing at the time of the Governing Council’s July meeting. In contrast to market expectations, surveys had proven much more stable. The expectations reported in the most recent Survey of Monetary Analysts (SMA) had been unchanged versus the previous round and pointed towards a more gradual rate path.

    The dynamics of market-based and survey-based policy rate expectations over the year – as illustrated by the total rate cuts expected by the end of 2024 and the end of 2025 in the markets and in the SMA – showed that the higher volatility in market expectations relative to surveys had been a pervasive feature. Since the start of 2024 market-based expectations had oscillated around stable SMA expectations. The dominant drivers of interest rate markets in the inter-meeting period and for most of 2024 had in fact been US rather than domestic euro area factors, which could partly explain the more muted sensitivity of analysts’ expectations to recent incoming data.

    At the same time, the expected policy divergence between the euro area and the United States had changed signs, with markets currently expecting a steeper easing cycle for the Federal Reserve.

    The decline in US nominal rates across maturities since the Governing Council’s last meeting could be explained mainly by a decline in expected real rates, as shown by a breakdown of OIS rates across different maturities into inflation compensation and real rates. By contrast, the decline in euro area nominal rates had largely related to a decline in inflation compensation.

    The market’s reassessment of the outlook for inflation in the euro area and the United States had led to the one-year inflation-linked swap (ILS) rates one year ahead declining broadly in tandem on both sides of the Atlantic. The global shift in investor focus from inflation to growth concerns may have lowered investors’ required compensation for upside inflation risks. A second driver of inflation compensation had been the marked decline in energy prices since the Governing Council’s July meeting. Over the past few years the market’s near-term inflation outlook had been closely correlated with energy prices.

    Market-based inflation expectations had again been oscillating around broadly stable survey-based expectations, as shown by a comparison of the year-to-date developments in SMA expectations and market pricing for inflation rates at the 2024 and 2025 year-ends.

    The dominance of US factors in recent financial market developments and the divergence in policy rate expectations between the euro area and the United States had also been reflected in exchange rate developments. The euro had been pushed higher against the US dollar owing to the repricing of US monetary policy expectations and the deterioration in the US macroeconomic outlook. In nominal effective terms, however, the euro exchange rate had depreciated mildly, as the appreciation against the US dollar and other currencies had been more than offset by a weakening against the Swiss franc and the Japanese yen.

    Sovereign bond markets had once again proven resilient to the volatility in riskier asset market segments. Ten-year sovereign spreads over German Bunds had widened modestly after the turbulence but had retreated shortly afterwards. As regards corporate borrowing, the costs of rolling over euro area and US corporate debt had eased measurably across rating buckets relative to their peak.

    Finally, there had been muted take-up in the first three-month lending operation extending into the period of the new pricing for the main refinancing operations. As announced in March, the spread to the deposit facility rate would be reduced from 50 to 15 basis points as of 18 September 2024. Moreover, markets currently expected only a slow increase in take-up and no money market reaction to this adjustment.

    The global environment and economic and monetary developments in the euro area

    Mr Lane started by reviewing inflation developments in the euro area. Headline inflation had decreased to 2.2% in August (flash release), which was 0.4 percentage points lower than in July. This mainly reflected a sharp decline in energy inflation, from 1.2% in July to -3.0% in August, on account of downward base effects. Food inflation had been 2.4% in August, marginally up from 2.3% in July. Core inflation – as measured by the Harmonised Index of Consumer Prices (HICP) excluding energy and food – had decreased by 0.1 percentage points to 2.8% in August, as the decline in goods inflation to 0.4% had outweighed the rise in services inflation to 4.2%.

    Most measures of underlying inflation had been broadly unchanged in July. However, domestic inflation remained high, as wages were still rising at an elevated pace. But labour cost pressures were moderating, and lower profits were partially buffering the impact of higher wages on inflation. Growth in compensation per employee had fallen further, to 4.3%, in the second quarter of 2024. And despite weak productivity unit labour costs had grown less strongly, by 4.6%, after 5.2% in the first quarter. Annual growth in unit profits had continued to fall, coming in at -0.6%, after -0.2% in the first quarter and +2.5% in the last quarter of 2023. Negotiated wage growth would remain high and volatile over the remainder of the year, given the significant role of one-off payments in some countries and the staggered nature of wage adjustments. The forward-looking wage tracker also signalled that wage growth would be strong in the near term but moderate in 2025.

    Headline inflation was expected to rise again in the latter part of this year, partly because previous falls in energy prices would drop out of the annual rates. According to the latest ECB staff projections, headline inflation was expected to average 2.5% in 2024, 2.2% in 2025 and 1.9% in 2026, notably reaching 2.0% during the second half of next year. Compared with the June projections, the profile for headline inflation was unchanged. Inflation projections including owner-occupied housing costs were a helpful cross-check. However, in the September projections these did not imply any substantial difference, as inflation both in rents and in the owner-occupied housing cost index had shown a very similar profile to the overall HICP inflation projection. For core inflation, the projections for 2024 and 2025 had been revised up slightly, as services inflation had been higher than expected. Staff continued to expect a rapid decline in core inflation, from 2.9% this year to 2.3% in 2025 and 2.0% in 2026. Owing to a weaker economy and lower wage pressures, the projections now saw faster disinflation in the course of 2025, resulting in the projection for core inflation in the fourth quarter of that year being marked down from 2.2% to 2.1%.

    Turning to the global economy, Mr Lane stressed that global activity excluding the euro area remained resilient and that global trade had strengthened in the second quarter of 2024, as companies frontloaded their orders in anticipation of shipping delays ahead of the Christmas season. At the same time downside risks were rising, with indicators signalling a slowdown in manufacturing. The frontloading of trade in the first half of the year meant that trade performance in the second half could be weaker.

    The euro had been appreciating against the US dollar (+1.0%) since the July Governing Council meeting but had been broadly stable in effective terms. As for the energy markets, Brent crude oil prices had decreased by 14%, to around USD 75 per barrel, since the July meeting. European natural gas prices had increased by 16%, to stand at around €37 per megawatt-hour amid ongoing geopolitical concerns.

    Euro area real GDP had expanded by 0.2% in the second quarter of this year, after being revised down. This followed 0.3% in the first quarter and fell short of the latest staff projections for real GDP. It was important not to exaggerate the slowdown in the second quarter of 2024. This was less pronounced when excluding a small euro area economy with a large and volatile contribution from intangible investment. However, while the euro area economy was continuing to grow, the expansion was being driven not by private domestic demand, but mainly by net exports and government spending. Private domestic demand had weakened, as households were consuming less, firms had cut business investment and housing investment had dropped sharply. The euro area flash composite output Purchasing Managers’ Index (PMI) had risen to 51.2 in August from 50.2 in July. While the services sector continued to expand, the more interest-sensitive manufacturing sector continued to contract, as it had done for most of the past two years. The flash PMI for services business activity for August had risen to 53.3, while the manufacturing output PMI remained deeply in contractionary territory at 45.7. The overall picture raised concerns: as developments were very similar for both activity and new orders, there was no indication that the manufacturing sector would recover anytime soon. Consumer confidence remained subdued and industrial production continued to face strong headwinds, with the highly interconnected industrial sector in the euro area’s largest economy suffering from a prolonged slump. On trade, it was also a concern that the improvements in the PMIs for new export orders for both services and manufacturing had again slipped in the last month or two.

    After expanding by 3.5% in 2023, global real GDP was expected to grow by 3.4% in 2024 and 2025, and 3.3% in 2026, according to the September ECB staff macroeconomic projections. Compared to the June projections, global real GDP growth had been revised up by 0.1 percentage points in each year of the projection horizon. Even though the outlook for the world economy had been upgraded slightly, there had been a downgrade in terms of the export prices of the euro area’s competitors, which was expected to fuel disinflationary pressures in the euro area, particularly in 2025.

    The euro area labour market remained resilient. The unemployment rate had been broadly unchanged in July, at 6.4%. Employment had grown by 0.2% in the second quarter. At the same time, the growth in the labour force had slowed. Recent survey indicators pointed to a further moderation in the demand for labour, with the job vacancy rate falling from 2.9% in the first quarter to 2.6% in the second quarter, close to its pre-pandemic peak of 2.4%. Early indicators of labour market dynamics suggested a further deceleration of labour market momentum in the third quarter. The employment PMI had stood at the broadly neutral level of 49.9 in August.

    In the staff projections output growth was expected to be 0.8% in 2024 and to strengthen to 1.3% in 2025 and 1.5% in 2026. Compared with the June projections, the outlook for growth had been revised down by 0.1 percentage points in each year of the projection horizon. For 2024, the downward revision reflected lower than expected GDP data and subdued short-term activity indicators. For 2025 and 2026 the downward revisions to the average annual growth rates were the result of slightly weaker contributions from net trade and domestic demand.

    Concerning fiscal policies, the euro area budget balance was projected to improve progressively, though less strongly than in the previous projection round, from -3.6% in 2023 to -3.3% in 2024, -3.2% in 2025 and -3.0% in 2026.

    Turning to monetary and financial analysis, risk-free market interest rates had decreased markedly since the last monetary policy meeting, mostly owing to a weaker outlook for global growth and reduced concerns about inflation pressures. Tensions in global markets over the summer had led to a temporary tightening of financial conditions in the riskier market segments. But in the euro area and elsewhere forward rates had fallen across maturities. Financing conditions for firms and households remained restrictive, as the past policy rate increases continued to work their way through the transmission chain. The average interest rates on new loans to firms and on new mortgages had stayed high in July, at 5.1% and 3.8% respectively. Monetary dynamics were broadly stable amid marked volatility in monthly flows, with net external assets remaining the main driver of money creation. The annual growth rate of M3 had stood at 2.3% in July, unchanged from June but up from 1.5% in May. Credit growth remained sluggish amid weak demand.

    Monetary policy considerations and policy options

    Regarding the assessment of the inflation outlook, the dynamics of underlying inflation and the strength of monetary policy transmission, Mr Lane concluded that confidence in a timely return of inflation to target was supported by both declining uncertainty around the projections, including their stability across projection rounds, and also by inflation expectations across a range of indicators that remained aligned with a timely convergence to target. The incoming data on wages and profits had been in line with expectations. The baseline scenario foresaw a demand-led economic recovery that boosted labour productivity, allowing firms to absorb the expected growth in labour costs without denting their profitability too much. This should buffer the cost pressures stemming from higher wages, dampening price increases. Most measures of underlying inflation, including those with a high predictive content for future inflation, were stable at levels consistent with inflation returning to target in a sufficiently timely manner. While domestic inflation was still being kept elevated by pay rises, the projected slowdown in wage growth next year was expected to make a major contribution to the final phase of disinflation towards the target.

    Based on this assessment, it was now appropriate to take another step in moderating the degree of monetary policy restriction. Accordingly, Mr Lane proposed lowering the deposit facility rate – the rate through which the Governing Council steered the monetary policy stance – by 25 basis points. This decision was robust across a wide range of scenarios. At a still clearly restrictive level of 3.50% for the deposit facility rate, upside shocks to inflation calling into question the timely return of inflation to target could be addressed with a slower pace of rate reductions in the coming quarters compared with the baseline rate path embedded in the projections. At the same time, compared with holding the deposit facility rate at 3.75%, this level also offered greater protection against downside risks that could lead to an undershooting of the target further out in the projection horizon, including the risks associated with an excessively slow unwinding of the rate tightening cycle.

    Looking ahead, a gradual approach to dialling back restrictiveness would be appropriate if the incoming data were in line with the baseline projection. At the same time, optionality should be retained as regards the speed of adjustment. In one direction, if the incoming data indicated a sustained acceleration in the speed of disinflation or a material shortfall in the speed of economic recovery (with its implications for medium-term inflation), a faster pace of rate adjustment could be warranted; in the other direction, if the incoming data indicated slower than expected disinflation or a faster pace of economic recovery, a slower pace of rate adjustment could be warranted. These considerations reinforced the value of a meeting-by-meeting and data-dependent approach that maintained two-way optionality and flexibility for future rate decisions. This implied reiterating (i) the commitment to keep policy rates sufficiently restrictive for as long as necessary to achieve a timely return of inflation to target; (ii) the emphasis on a data-dependent and meeting-by-meeting approach in setting policy; and (iii) the retention of the three-pronged reaction function, based on the Governing Council’s assessment of the inflation outlook, the dynamics of underlying inflation and the strength of monetary policy transmission.

    As announced in March, some changes to the operational framework for implementing monetary policy were to come into effect at the start of the next maintenance period on 18 September. The spread between the rate on the main refinancing operations and the deposit facility rate would be reduced to 15 basis points. The spread between the rate on the marginal lending facility and the rate on the main refinancing operations would remain unchanged at 25 basis points. These technical adjustments implied that the main refinancing operations and marginal lending facility rates would be reduced by 60 basis points the following week, to 3.65% and 3.90% respectively. In view of these changes, the Governing Council should emphasise in its communication that it steered the monetary policy stance by adjusting the deposit facility rate.

    2. Governing Council’s discussion and monetary policy decisions

    Economic, monetary and financial analyses

    Looking at the external environment, members took note of the assessment provided by Mr Lane. Incoming data confirmed growth in global activity had been resilient, although recent negative surprises in PMI manufacturing output indicated potential headwinds to the near-term outlook. While the services sector was growing robustly, the manufacturing sector was contracting. Goods inflation was declining sharply, in contrast to persistent services inflation. Global trade had surprised on the upside in the second quarter, likely owing to frontloaded restocking. However, it was set to decelerate again in the third quarter and then projected to recover and grow in line with global activity over the rest of the projection horizon. Euro area foreign demand followed a path similar to global trade and had been revised up for 2024 (owing mainly to strong data). Net exports had been the main demand component supporting euro area activity in the past two quarters. Looking ahead, though, foreign demand was showing signs of weakness, with falling export orders and PMIs.

    Overall, the September projections had shown a slightly improved growth outlook relative to the June projections, both globally and for the major economies, which suggested that fears of a major global slowdown might be exaggerated. US activity remained robust, despite signs of rebalancing in the labour market. The recent rise in unemployment was due primarily to an increasing labour force, driven by higher participation rates and strong immigration, rather than to weakening labour demand or increased slack. China’s growth had slowed significantly in the second quarter as the persistent downturn in the property market continued to dampen household demand. Exports remained the primary driver of growth. Falling Chinese export prices highlighted the persisting overcapacity in the construction and high-tech manufacturing sectors.

    Turning to commodities, oil prices had fallen significantly since the Governing Council’s previous monetary policy meeting. The decline reflected positive supply news, dampened risk sentiment and the slowdown in economic activity, especially in China. The futures curve suggested a downward trend for oil prices. In contrast, European gas prices had increased in the wake of geopolitical concerns and localised supply disruptions. International prices for both metal and food commodities had declined slightly. Food prices had fallen owing to favourable wheat crop conditions in Canada and the United States. In this context, it was argued that the decline in commodity prices could be interpreted as a barometer of sentiment on the strength of global activity.

    With regard to economic activity in the euro area, members concurred with the assessment presented by Mr Lane and acknowledged the weaker than expected growth outcome in the second quarter. While broad agreement was expressed with the latest macroeconomic projections, it was emphasised that incoming data implied a downward revision to the growth outlook relative to the previous projection round. Moreover, the remark was made that the private domestic economy had contributed negatively to GDP growth for the second quarter in a row and had been broadly stagnating since the middle of 2022.

    It was noted that, since the cut-off for the projections, Eurostat had revised data for the latest quarters, with notable changes to the composition of growth. Moreover, in earlier national account releases, there had already been sizeable revisions to backdata, with upward revisions to the level of activity, which had been broadly taken into account in the September projections. With respect to the latest release, the demand components for the second quarter pointed to an even less favourable contribution from consumption and investment and therefore presented a more pessimistic picture than in the September staff projections. The euro area current account surplus also suggested that domestic demand remained weak. Reference was made to potential adverse non-linear dynamics resulting from the current economic weakness, for example from weaker balance sheets of households and firms, or originating in the labour market, as in some countries large firms had recently moved to lay off staff.

    It was underlined that the long-anticipated consumption-led recovery in the euro area had so far not materialised. This raised the question of whether the projections relied too much on consumption driving the recovery. The latest data showed that households had continued to be very cautious in their spending. The saving rate was elevated and had rebounded in recent quarters in spite of already high accumulated savings, albeit from a lower level following the national accounts revisions to the backdata. This might suggest that consumers were worried about their economic prospects and had little confidence in a robust recovery, even if this was not fully in line with the observed trend increase in consumer confidence. In this context, several factors that could be behind households’ increased caution were mentioned. These included uncertainty about the geopolitical situation, fiscal policy, the economic impact of climate change and transition policies, demographic developments as well as the outcome of elections. In such an uncertain environment, businesses and households could be more cautious and wait to see how the situation would evolve.

    At the same time, it was argued that an important factor boosting the saving ratio was the high interest rate environment. While the elasticity of savings to interest rates was typically relatively low in models, the increase in interest rates since early 2022 had been very significant, coming after a long period of low or negative rates. Against this background, even a small elasticity implied a significant impact on consumption and savings. Reference was also made to the European Commission’s consumer sentiment indicators. They had been showing a gradual recovery in consumer confidence for some time (in step with lower inflation), while perceived consumer uncertainty had been retreating. Therefore, the high saving rate was unlikely to be explained by mainly precautionary motives. It rather reflected ongoing monetary policy transmission, which could, however, be expected to gradually weaken over time, with deposit and loan rates starting to fall. Surveys were already pointing to an increase in household spending. In this context, the lags in monetary policy transmission were recalled. For example, households that had not yet seen any increase in their mortgage payments would be confronted with a higher mortgage rate if their rate fixation period expired. This might be an additional factor encouraging a build-up of savings.

    Reference was also made to the concept of permanent income as an important determinant of consumer spending. If households feared that their permanent income had not increased by as much as their current disposable income, owing to structural developments in the economy, then it was not surprising that they were limiting their spending.

    Overall, it was generally considered that a recession in the euro area remained unlikely. The projected recovery relied on a pick-up in consumption and investment, which remained plausible and in line with standard economics, as the fundamentals for that dynamic to set in were largely in place. Sluggish spending was reflecting a lagged response to higher real incomes materialising over time. In addition, the rise in household savings implied a buffer that might support higher spending later, as had been the case in the United States, although consumption and savings behaviour clearly differed on opposite sides of the Atlantic.

    Particular concerns were expressed about the weakness in investment this year and in 2025, given the importance of investment for both the demand and the supply side of the economy. It was observed that the economic recovery was not expected to receive much support from capital accumulation, in part owing to the continued tightness of financial conditions, as well as to high uncertainty and structural weaknesses. Moreover, it was underlined that one of the main economic drivers of investment was profits, which had weakened in recent quarters, with firms’ liquidity buffers dissipating at the same time. In addition, in the staff projections, the investment outlook had been revised down and remained subdued. This was atypical for an economic recovery and contrasted strongly with the very significant investment needs that had been highlighted in Mario Draghi’s report on the future of European competitiveness.

    Turning to the labour market, its resilience was still remarkable. The unemployment rate remained at a historical low amid continued robust – albeit slowing – employment growth. At the same time, productivity growth had remained low and had surprised to the downside, implying that the increase in labour productivity might not materialise as projected. However, a declining vacancy rate was seen as reflecting weakening labour demand, although it remained above its pre-pandemic peak. It was noted that a decline in vacancies usually coincided with higher job destruction and therefore constituted a downside risk to employment and activity more generally. The decline in vacancies also coincided with a decline in the growth of compensation per employee, which was perceived as a sign that the labour market was cooling.

    Members underlined that it was still unclear to what extent low productivity was cyclical or might reflect structural changes with an impact on growth potential. If labour productivity was low owing to cyclical factors, it was argued that the projected increase in labour productivity did not require a change in European firms’ assumed rate of innovation or in total factor productivity. The projected increase in labour productivity could simply come from higher capacity utilisation (in the presence of remaining slack) in response to higher demand. From a cyclical perspective, in a scenario where aggregate demand did not pick up, this would sooner or later affect the labour market. Finally, even if demand were eventually to recover, there could still be a structural problem and labour productivity growth could remain subdued over the medium term. On the one hand, it was contended that in such a case potential output growth would be lower, with higher unit labour costs and price pressures. Such structural problems could not be solved by lower interest rates and had to be addressed by other policy domains. On the other hand, the view was taken that structural weakness could be amplified by high interest rates. Such structural challenges could therefore be a concern for monetary policy in the future if they lowered the natural rate of interest, potentially making recourse to unconventional policies more frequent.

    Reference was also made to the disparities in the growth outlook for different countries, which were perceived as an additional challenge for monetary policy. Since the share of manufacturing in gross value added (as well as trade openness) differed across economies, some countries in the euro area were suffering more than others from the slowdown in industrial activity. Weak growth in the largest euro area economy, in particular, was dragging down euro area growth. While part of the weakness was likely to be cyclical, this economy was facing significant structural challenges. By contrast, many other euro area countries had shown robust growth, including strong contributions from domestic demand. It was also highlighted that the course of national fiscal policies remained very uncertain, as national budgetary plans would have to be negotiated during a transition at the European Commission. In this context, the gradual improvement in the aggregated fiscal position of the euro area embedded in the projections was masking considerable differences across countries. Implementing the EU’s revised economic governance framework fully, transparently and without delay would help governments bring down budget deficits and debt ratios on a sustained basis. The effect of an expansionary fiscal policy on the economy was perceived as particularly uncertain in the current environment, possibly contributing to higher savings rather than higher spending by households (exerting “Ricardian” rather than “Keynesian” effects).

    Against this background, members called for fiscal and structural policies aimed at making the economy more productive and competitive, which would help to raise potential growth and reduce price pressures in the medium term. Mario Draghi’s report on the future of European competitiveness and Enrico Letta’s report on empowering the Single Market stressed the urgent need for reform and provided concrete proposals on how to make this happen. Governments should now make a strong start in this direction in their medium-term plans for fiscal and structural policies.

    In particular, it was argued that Mario Draghi’s report had very clearly identified the structural factors explaining Europe’s growth and industrial competitiveness gap with the United States. The report was seen as taking a long-term view on the challenges facing Europe, with the basic underlying question of how Europeans could remain in control of their own destiny. If Europe did not heed the call to invest more, the European economy would increasingly fall behind the United States and China.

    Against this background, members assessed that the risks to economic growth remained tilted to the downside. Lower demand for euro area exports, owing for instance to a weaker world economy or an escalation in trade tensions between major economies, would weigh on euro area growth. Russia’s unjustified war against Ukraine and the tragic conflict in the Middle East were major sources of geopolitical risk. This could result in firms and households becoming less confident about the future and global trade being disrupted. Growth could also be lower if the lagged effects of monetary policy tightening turned out stronger than expected. Growth could be higher if inflation came down more quickly than expected and rising confidence and real incomes meant that spending increased by more than anticipated, or if the world economy grew more strongly than expected.

    With regard to price developments, members concurred with the assessment presented by Mr Lane in his introduction and underlined the fact that the recent declines in inflation had delivered good news. The incoming data had bolstered confidence that inflation would return to target by the end of 2025. Falling inflation, slowing wage growth and unit labour costs, as well as higher costs being increasingly absorbed by profits, suggested that the disinflationary process was on track. The unchanged baseline path for headline inflation in the staff projections gave reassurance that inflation would be back to target by the end of 2025.

    However, it was emphasised that core inflation was very persistent. In particular, services inflation had continued to come in stronger than projected and had moved sideways since November of last year. Recent declines in headline inflation had been strongly influenced by lower energy prices, which were known to be very volatile. Moreover, the baseline path to 2% depended critically on lower wage growth as well as on an acceleration of productivity growth towards rates not seen for many years and above historical averages.

    Conversely, it was stressed that inflation had recently been declining somewhat faster than expected, and the risk of undershooting the target was now becoming non-negligible. With Eurostat’s August HICP flash release, the projections were already too pessimistic on the pace of disinflation in the near term. Moreover, commodity prices had declined further since the cut-off date, adding downward pressure to inflation. Prices for raw materials, energy costs and competitors’ export prices had all fallen, while the euro had been appreciating against the US dollar. In addition, lower international prices not only had a short-term impact on headline euro area inflation but would ultimately also have an indirect effect on core inflation, through the price of services such as transportation (e.g. airfares). However, in that particular case, the size of the downward effect depended on how persistent the drop in energy prices was expected to be. From a longer perspective, it was underlined that for a number of consecutive rounds the projections had pointed to inflation reaching the 2% target by the end of 2025.

    At the same time, it was pointed out that the current level of headline inflation understated the challenges that monetary policy was still facing, which called for caution. Given the current high volatility in energy prices, headline inflation numbers were not very informative about medium-term price pressures. Overall, it was felt that core inflation required continued attention. Upward revisions to projected quarterly core inflation until the third quarter of 2025, which for some quarters amounted to as much as 0.3 percentage points, showed that the battle against inflation was not yet won. Moreover, domestic inflation remained high, at 4.4%. It reflected persistent price pressures in the services sector, where progress with disinflation had effectively stalled since last November. Services inflation had risen to 4.2% in August, above the levels of the previous nine months.

    The outlook for services inflation called for caution, as its stickiness might be driven by several structural factors. First, in some services sectors there was a global shortage of labour, which might be structural. Second, leisure services might also be confronted with a structural change in preferences, which warranted further monitoring. It was remarked that the projection for industrial goods inflation indicated that the sectoral rate would essentially settle at 1%, where it had been during the period of strong globalisation before the pandemic. However, in a world of fragmentation, deglobalisation and negative supply shocks, it was legitimate to expect higher price increases for non-energy industrial goods. Even if inflation was currently low in this category, this was not necessarily set to last.

    Members stressed that wage pressures were an important driver of the persistence of services inflation. While wage growth appeared to be easing gradually, it remained high and bumpy. The forward-looking wage tracker was still on an upward trajectory, and it was argued that stronger than expected wage pressures remained one of the major upside risks to inflation, in particular through services inflation. This supported the view that focus should be on a risk scenario where wage growth did not slow down as expected, productivity growth remained low and profits absorbed higher costs to a lesser degree than anticipated. Therefore, while incoming data had supported the baseline scenario, there were upside risks to inflation over the medium term, as the path back to price stability hinged on a number of critical assumptions that still needed to materialise.

    However, it was also pointed out that the trend in overall wage growth was mostly downwards, especially when focusing on growth in compensation per employee. Nominal wage growth for the first half of the year had been below the June projections. While negotiated wage growth might be more volatile, in part owing to one-off payments, the difference between it and compensation per employee – the wage drift – was more sensitive to the currently weak state of the economy. Moreover, despite the ongoing catching-up of real wages, the currently observed faster than expected disinflation could ultimately also be expected to put further downward pressure on wage claims – with second-round effects having remained contained during the latest inflation surge – and no sign of wage-price spirals taking root.

    As regards longer-term inflation expectations, market-based measures had come down notably and remained broadly anchored at 2%, reflecting the market view that inflation would fall rapidly. A sharp decline in oil prices, driven mainly by benign supply conditions and lower risk sentiment, had pushed down inflation expectations in the United States and the euro area to levels not seen for a long time. In this context it was mentioned that, owing to the weakness in economic activity and faster and broader than anticipated disinflation, risks of a downward unanchoring of inflation expectations had increased. Reference was made, in particular, to the prices of inflation fixings (swap contracts linked to specific monthly releases for euro area year-on-year HICP inflation excluding tobacco), which pointed to inflation well below 2% in the very near term – and falling below 2% much earlier than foreseen in the September projections. The view was expressed that, even if such prices were not entirely comparable with measured HICP inflation and were partly contaminated by negative inflation risk premia, their low readings suggested that the risks surrounding inflation were at least balanced or might even be on the downside, at least in the short term. However, it was pointed out that inflation fixings were highly correlated with oil prices and had limited forecasting power beyond short horizons.

    Against this background, members assessed that inflation could turn out higher than anticipated if wages or profits increased by more than expected. Upside risks to inflation also stemmed from the heightened geopolitical tensions, which could push energy prices and freight costs higher in the near term and disrupt global trade. Moreover, extreme weather events, and the unfolding climate crisis more broadly, could drive up food prices. By contrast, inflation might surprise on the downside if monetary policy dampened demand more than expected or if the economic environment in the rest of the world worsened unexpectedly.

    Turning to the monetary and financial analysis, members largely concurred with the assessment provided by Ms Schnabel and Mr Lane in their introductions. Market interest rates had declined significantly since the Governing Council’s previous monetary policy meeting in July. Market participants were now fully pricing in a 25 basis point cut in the deposit facility rate for the September meeting and attached a 35% probability to a further rate cut in October. In total, between two and three rate cuts were now priced in by the end of the year, up from two cuts immediately after the June meeting. The two-year OIS rate had also decreased by over 40 basis points since the July meeting. More generally it was noted that, because financial markets were anticipating the full easing cycle, this had already implied an additional and immediate easing of the monetary policy stance, which was reflected in looser financial conditions.

    The decline in market interest rates in the euro area and globally was mostly attributable to a weaker outlook for global growth and the anticipation of monetary policy easing due to reduced concerns about inflation pressures. Spillovers from the United States had played a significant role in the development of euro area market rates, while changes in euro area data – notably the domestic inflation outlook – had been limited, as could be seen from the staff projections. In addition, it was noted that, while a lower interest rate path in the United States reflected the Federal Reserve’s assessment of prospects for inflation and employment under its dual mandate, lower rates would normally be expected to stimulate the world economy, including in the euro area. However, the concurrent major decline in global oil prices suggested that this spillover effect could be counteracted by concerns about a weaker global economy, which would naturally reverberate in the euro area.

    Tensions in global markets in August had led to a temporary tightening of conditions in some riskier market segments, which had mostly and swiftly been reversed. Compared with earlier in the year, market participants had generally now switched from being concerned about inflation remaining higher for longer in a context of robust growth to being concerned about too little growth, which could be a prelude to a hard landing, amid receding inflation pressures. While there were as yet no indications of a hard landing in either the United States or the euro area, it was argued that the events of early August had shown that financial markets were highly sensitive to disappointing growth readings in major economies. This was seen to represent a source of instability and downside risks, although market developments at that time indicated that investors were still willing to take on risk. However, the view was also expressed that the high volatility and market turbulence in August partly reflected the unwinding of carry trades in wake of Bank of Japan’s policy tightening following an extended period of monetary policy accommodation. Moreover, the correction had been short-lived amid continued high valuations in equity markets and low risk premia across a range of assets.

    Financing costs in the euro area, measured by the interest rates on market debt instruments and bank loans, had remained restrictive as past policy rate increases continued to work their way through the transmission chain. The average interest rates on new loans to firms and on new mortgages had stayed high in July, at 5.1 and 3.8% respectively. It was suggested that other elements of broader financing conditions were not as tight as the level of the lending rates or broader indicators of financial conditions might suggest. Equity financing, for example, had been abundant during the entire period of disinflation and credit spreads had been very compressed. At the same time, it was argued that this could simply reflect weak investment demand, whereby firms did not need or want to borrow and so were not prepared to issue debt securities at high rates.

    Against this background, credit growth had remained sluggish amid weak demand. The growth of bank lending to firms and households had remained at levels not far from zero in July, with the former slightly down from June and the latter slightly up. The annual growth in broad money – as measured by M3 – had in July remained relatively subdued at 2.3%, the same rate as in June.

    It was suggested that the weakness in credit dynamics also reflected the still restrictive financing conditions, which were likely to keep credit growth weak through 2025. It was also argued that banks faced challenges, with their price-to-book ratios, while being higher than in earlier years, remaining generally below one. Moreover, it was argued that higher credit risk, with deteriorating loan books, had the potential to constrain credit supply. At the same time, the June rate cut and the anticipation of future cuts had already slightly lowered bank funding costs. In addition, banks remained highly profitable, with robust valuations. It was also not unusual for price-to-book ratios to be below one and banks had no difficulty raising capital. Credit demand was considered the main factor holding back loan growth, since investment remained especially weak. On the household side, it was suggested that the demand for mortgages was likely to increase with the pick-up in housing markets.

    Monetary policy stance and policy considerations

    Turning to the monetary policy stance, members assessed the data that had become available since the last monetary policy meeting in accordance with the three main elements of the Governing Council’s reaction function.

    Starting with the inflation outlook, the latest ECB staff projections had confirmed the inflation outlook from the June projections. Inflation was expected to rise again in the latter part of this year, partly because previous sharp falls in energy prices would drop out of the annual rates. It was then expected to decline towards the target over the second half of next year, with the disinflation process supported by receding labour cost pressures and the past monetary policy tightening gradually feeding through to consumer prices. Inflation was subsequently expected to remain close to the target on a sustained basis. Most measures of longer-term inflation expectations stood at around 2%, and the market-based measures had fallen closer to that level since the Governing Council’s previous monetary policy meeting.

    Members agreed that recent economic developments had broadly confirmed the baseline outlook, as reflected in the unchanged staff projections for headline inflation, and indicated that the disinflationary path was progressing well and becoming more robust. Inflation was on the right trajectory and broadly on track to return to the target of 2% by the end of 2025, even if headline inflation was expected to remain volatile for the remainder of 2024. But this bumpy inflation profile also meant that the final phase of disinflation back to 2% was only expected to start in 2025 and rested on a number of assumptions. It therefore needed to be carefully monitored whether inflation would settle sustainably at the target in a timely manner. The risk of delays in reaching the ECB’s target was seen to warrant some caution to avoid dialling back policy restriction prematurely. At the same time, it was also argued that monetary policy had to remain oriented to the medium term even in the presence of shocks and that the risk of the target being undershot further out in the projection horizon was becoming more significant.

    Turning to underlying inflation, members noted that most measures had been broadly unchanged in July. Domestic inflation had remained high, with strong price pressures coming especially from wages. Core inflation was still relatively high, had been sticky since the beginning of the year and was continuing to surprise to the upside. Moreover, the projections for core inflation in 2024 and 2025 had been revised up slightly, as services inflation had been higher than expected. Labour cost dynamics would continue to be a central concern, with the projected decline in core and services inflation next year reliant on key assumptions for wages, productivity and profits, for which the actual data remained patchy. In particular, productivity was low and had not yet picked up, while wage growth, despite gradual easing, remained high and bumpy. A disappointment in productivity growth could be a concern, as the capacity of profits to absorb increases in unit labour costs might be reaching its limits. Wage growth would then have to decline even further for inflation to return sustainably to the target. These factors could mean that core inflation and services inflation might be stickier and not decline as much as currently expected.

    These risks notwithstanding, comfort could be drawn from the gradual decline in the momentum of services inflation, albeit from high levels, and the expectation that it would fall further, partly as a result of significant base effects. The catching-up process for wages was advanced, with wage growth already slowing down by more than had previously been projected and expected to weaken even faster next year, with no signs of a wage-price spiral. If lower energy prices or other factors reduced the cost of living now, this should put downward pressure on wage claims next year.

    Finally, members generally agreed that monetary policy transmission from the past tightening continued to dampen economic activity, even if it had likely passed its peak. Financing conditions remained restrictive. This was reflected in weak credit dynamics, which had dampened consumption and investment, and thereby economic activity more broadly. The past monetary policy tightening had gradually been feeding through to consumer prices, thereby supporting the disinflation process. There were many other reasons why monetary policy was still working its way through the economy, with research suggesting that there could be years of lagged effects before the full impact dissipated completely. For example, as firms’ and households’ liquidity buffers had diminished, they were now more exposed to higher interest rates than previously, and banks could, in turn, also be facing more credit risk. At the same time, with the last interest rate hike already a year in the past, the transmission of monetary policy was expected to weaken progressively from its peak, also as loan and deposit rates had been falling, albeit very moderately, for almost a year. The gradually fading effects of restrictive monetary policy were thus expected to support consumption and investment in the future. Nonetheless, ongoing uncertainty about the transmission mechanism, in terms of both efficacy and timing, underscored the continuing importance of monitoring the strength of monetary policy transmission.

    Monetary policy decisions and communication

    Against this background, members considered the proposal by Mr Lane to lower the deposit facility rate – the rate through which the Governing Council steered the monetary policy stance – by 25 basis points. As had been previously announced on 13 March 2024, some changes to the operational framework for implementing monetary policy would also take effect from 18 September. In particular, the spread between the interest rate on the main refinancing operations and the deposit facility rate would be set at 15 basis points. The spread between the rate on the marginal lending facility and the rate on the main refinancing operations would remain unchanged at 25 basis points. Accordingly, the deposit facility rate would be decreased to 3.50% and the interest rates on the main refinancing operations and the marginal lending facility would be decreased to 3.65% and 3.90% respectively.

    Based on the updated assessment of the inflation outlook, the dynamics of underlying inflation and the strength of monetary policy transmission, it was now appropriate to take another step in moderating the degree of monetary policy restriction. The recent incoming data and the virtually unchanged staff projections had increased members’ confidence that disinflation was proceeding steadily and inflation was on track to return towards the 2% target in a sustainable and timely manner. Headline inflation had fallen in August to levels previously seen in the summer of 2021 before the inflation surge, and there were signs of easing pressures in the labour market, with wage growth and unit labour costs both slowing. Despite some bumpy data expected in the coming months, the big picture remained one of a continuing disinflationary trend progressing at a firm pace and more or less to plan. In particular, the Governing Council’s expectation that significant wage growth would be buffered by lower profits had been confirmed in the recent data. Both survey and market-based measures of inflation expectations remained well anchored, and longer-term expectations had remained close to 2% for a long period which included times of heightened uncertainty. Confidence in the staff projections had been bolstered by their recent stability and increased accuracy, and the projections had shown inflation to be on track to reach the target by the end of 2025 for at least the last three rounds.

    It was also noted that the overall economic outlook for the euro area was more concerning and the projected recovery was fragile. Economic activity remained subdued, with risks to economic growth tilted to the downside and near-term risks to growth on the rise. These concerns were also reflected in the lower growth projections for 2024 and 2025 compared with June. A remark was made that, with inflation increasingly close to the target, real economic activity should become more relevant for calibrating monetary policy.

    Against this background, all members supported the proposal by Mr Lane to reduce the degree of monetary policy restriction through a second 25 basis point rate cut, which was seen as robust across a wide range of scenarios in offering two-sided optionality for the future.

    Looking ahead, members emphasised that they remained determined to ensure that inflation would return to the 2% medium-term target in a timely manner and that they would keep policy rates sufficiently restrictive for as long as necessary to achieve this aim. They would also continue to follow a data-dependent and meeting-by-meeting approach to determining the appropriate level and duration of restriction. There should be no pre-commitment to a particular rate path. Accordingly, it was better to maintain full optionality for the period ahead to be free to respond to all of the incoming data.

    It was underlined that the speed at which the degree of restrictiveness should be reduced depended on the evolution of incoming data, with the three elements of the stated reaction function as a solid anchor for the monitoring and decision-making process. However, such data-dependence did not amount to data point-dependence, and no mechanical weights could be attached to near-term developments in headline inflation or core inflation or any other single statistic. Rather, it was necessary to assess the implications of the totality of data for the medium-term inflation outlook. For example, it would sometimes be appropriate to ignore volatility in oil prices, but at other times, if oil price moves were likely to create material spillovers across the economy, it would be important to respond.

    Members broadly concurred that a gradual approach to dialling back restrictiveness would be appropriate if future data were in line with the baseline projections. This was also seen to be consistent with the anticipation that a gradual easing of financial conditions would support economic activity, including much-needed investment to boost labour productivity and total factor productivity.

    It was mentioned that a gradual and cautious approach currently seemed appropriate because it was not fully certain that the inflation problem was solved. It was therefore too early to declare victory, also given the upward revisions in the quarterly projections for core inflation and the recent upside surprises to services inflation. Although uncertainty had declined, it remained high, and some of the key factors and assumptions underlying the baseline outlook, including those related to wages, productivity, profits and core and services inflation, still needed to materialise and would move only slowly. These factors warranted close monitoring. The real test would come in 2025, when it would become clearer whether wage growth had come down, productivity growth had picked up as projected and the pass-through of higher labour costs had been moderate enough to keep price pressures contained.

    At the same time, it was argued that continuing uncertainty meant that there were two-sided risks to the baseline outlook. As well as emphasising the value of maintaining a data-dependent approach, this also highlighted important risk management considerations. In particular, it was underlined that there were alternative scenarios on either side. For example, a faster pace of rate cuts would likely be appropriate if the downside risks to domestic demand and the growth outlook materialised or if, for example, lower than expected services inflation increased the risk of the target being undershot. It was therefore important to maintain a meeting-by-meeting approach.

    Conversely, there were scenarios in which it might be necessary to suspend the cutting cycle for a while, perhaps because of a structural decline in activity or other factors leading to higher than expected core inflation.

    Turning to communication, members agreed that it was important to convey that recent inflation data had come in broadly as expected, and that the latest ECB staff projections had confirmed the previous inflation outlook. At the same time, to reduce the risk of near-term inflation data being misinterpreted, it should be explained that inflation was expected to rise again in the latter part of this year, partly as a result of base effects, before declining towards the target over the second half of next year. It should be reiterated that the Governing Council would continue to follow a data-dependent and meeting-by-meeting approach, would not pre-commit to a particular rate path and would continue to set policy based on the established elements of the reaction function. In view of the previously announced change to the spread between the interest rate on the main refinancing operations and the deposit facility rate, it was also important to make clear at the beginning of the communication that the Governing Council steered the monetary policy stance through the deposit facility rate.

    Members also agreed with the Executive Board proposal to continue applying flexibility in the partial reinvestment of redemptions falling due in the pandemic emergency purchase programme portfolio.

    Taking into account the foregoing discussion among the members, upon a proposal by the President, the Governing Council took the monetary policy decisions as set out in the monetary policy press release. The members of the Governing Council subsequently finalised the monetary policy statement, which the President and the Vice-President would, as usual, deliver at the press conference following the Governing Council meeting.

    Monetary policy statement

    Other ECB staff

    • Mr Proissl, Director General Communications
    • Mr Straub, Counsellor to the President
    • Ms Rahmouni-Rousseau, Director General Market Operations
    • Mr Arce, Director General Economics
    • Mr Sousa, Deputy Director General Economics

    Release of the next monetary policy account foreseen on 14 November 2024.

    MIL OSI Global Banks –

    January 23, 2025
  • MIL-OSI Canada: Deputy Prime Minister highlights boldest mortgage reforms in decades to unlock homeownership for more Canadians

    Source: Government of Canada News

    Today in Toronto, the Honourable Chrystia Freeland, Deputy Prime Minister and Minister of Finance, highlighted how the government’s bold mortgage reforms will make it more affordable to buy a home and unlock the dream of homeownership for more Canadians.

    October 10, 2024 – Toronto, Ontario – Department of Finance Canada

    Every Canadian deserves to be able to rent or buy their home. To help more Canadians, especially younger generations, access a home that suits their needs, we are delivering significant new measures that reflect the realities of the current housing market.

    Today in Toronto, the Honourable Chrystia Freeland, Deputy Prime Minister and Minister of Finance, highlighted how the government’s bold mortgage reforms will make it more affordable to buy a home and unlock the dream of homeownership for more Canadians.

    To make it easier for homeowners to add secondary suites, such as basement rental apartments, in-law suites, and laneway homes, the federal government is reforming mortgage insurance rules to allow refinancing to help cover the costs of building secondary suites. Starting January 15, 2025, homeowners will be able to refinance their insured mortgages to access the equity in their homes and help pay for the construction of a secondary suite. This will add much needed gentle density to our neighborhoods and help tackle the housing shortage.

    To make it easier to buy a home with a smaller downpayment, the federal government is increasing the $1 million price cap for insured mortgages to $1.5 million, effective December 15, 2024. This means that more Canadians will be able to qualify for a mortgage with a downpayment below 20 per cent, making it possible for more Canadians to get those first keys of their own.

    To lower monthly mortgage payments, the federal government is expanding 30 year amortizations to all first-time homebuyers and to all buyers of new builds, effective December 15, 2024. By offering lower monthly mortgage payments to all first-time buyers and buyers of new builds, more Canadians, especially younger generations, will be able to buy a home.

    These mortgage reform measures build on the strengthened Canadian Mortgage Charter¸ announced in Budget 2024, which allows insured mortgage holders to switch lenders at renewal without being subject to another mortgage stress test. Soon, all homeowners with mortgages renewing will be able to shop around for the best rate. And for first-time buyers getting 30 year mortgages this December, you’ll be able to find the lowest rate every time you renew.

    The federal government has the most ambitious housing plan in Canadian history—a plan to build 4 million new homes. This is about building a country where every generation can reach the dream of homeownership.

    Katherine Cuplinskas
    Deputy Director of Communications
    Office of the Deputy Prime Minister and Minister of Finance
    Katherine.Cuplinskas@fin.gc.ca

    MIL OSI Canada News –

    January 23, 2025
  • MIL-OSI USA: Sykes, Evans Introduce Bill to Crack Down on Corporate Investors Buying Up Local Homes, Driving Up Housing Prices

    Source: United States House of Representatives – Representative Dwight Evans (2nd District of Pennsylvania)

    Legislation Would Restrict Tax Breaks for Private Equity Firms and Other Large Outside Investors that Buy Up Homes in Local Communities

    U.S. Representatives Emilia Sykes (OH-13) and Dwight Evans (PA-03) introduced the Stop Predatory Investing Act to restrict tax breaks for big corporate investors that buy up homes, often driving up local housing prices and rents. This legislation would prohibit an investor who acquires 50 or more single-family rental homes from deducting interest or depreciation on those properties. The bill restricts tax breaks for private equity and large investors that currently give them an advantage in the market for affordable single-family homes, and helps make homeownership a reality for more families across the country.

    “With home prices reaching record highs, many Ohioans are struggling to afford homeownership and some are being priced out of the neighborhoods they’ve lived in all of their lives. It’s unfair for homeowners to have to compete with deep-pocketed investors who are adding to their real estate portfolios, meanwhile they drive up rents and reduce the housing supply while receiving generous tax breaks,” said Rep. Sykes. “My bill would prevent corporate landlords from driving up local home prices and restore power to working people who want to buy a home to live and raise their families in.” 

    “As a member of the Ways and Means Committee that oversees tax legislation, I appreciate Representative Sykes’ leadership on this issue and I’m proud to co-lead this bill,” said Rep. Evans. “I think the federal government shouldn’t be subsidizing large investors’ mass buying of single-family homes, just like we don’t want to subsidize mass purchasers buying up concert tickets. Working people deserve a fair chance at buying affordable homes, and this bill would be an important tool to add to the housing toolbox!”

    Private equity and other Wall Street-backed outside investors are a growing problem in local housing markets, and contribute to pushing home ownership further out of reach for many working families. In 2021, 16% of homes in Cleveland were purchased by investors, with one zip code reaching 70%. In Cincinnati, they bought 15% of homes, reaching nearly 50% of homes in some communities. On one street, a single company bought 29 homes. Large investors use technology and all-cash offers to outcompete individual buyers. And because investors often target the same types of affordable starter homes as first-time homebuyers, they push families out of the housing market.

    The Stop Predatory Investing Act is endorsed by Enterprise Community Partners, Local Initiatives Support Corporation (LISC), National Community Stabilization Trust (NCST), and National Housing Law Project (NHLP). 

    MIL OSI USA News –

    January 23, 2025
  • MIL-OSI: Patria Announces Third Quarter 2024 Investor Call

    Source: GlobeNewswire (MIL-OSI)

    GRAND CAYMAN, Cayman Islands, Oct. 10, 2024 (GLOBE NEWSWIRE) — Patria (Nasdaq:PAX) announced today that it will release financial results for the third quarter 2024 on Tuesday, November 5, 2024, and host a conference call via public webcast at 9:00 a.m. ET.

    To register, please use the following link: https://edge.media-server.com/mmc/p/emuekpt7

    For those unable to listen to the live broadcast, there will be a webcast replay on the Shareholders section of Patria’s website at https://ir.patria.com/.

    Patria distributes its earnings releases via its website and email lists. Those interested in firm updates can sign up to receive Patria press releases via email at https://ir.patria.com/ir-resources/email-alerts.

    About Patria

    Patria is a global alternative asset manager and industry leader in Latin America, with over 35 years of history, combined assets under management of $40.3 billion, and a global presence with offices in 13 cities across 4 continents. Patria aims to provide consistent returns in attractive long-term investment opportunities as the gateway for alternative investments in Latin America. Through a diversified platform spanning Private Equity, Infrastructure, Credit, Real Estate, Public Equities and Global Private Markets Solutions strategies, Patria provides a comprehensive range of products to serve its global client base. Further information is available at http://www.patria.com.

    Contact

    Rob Lee
    t +1 917 769 1611
    rob.lee.consult@patria.com 

    Andre Medina
    t +1 917 769 1611
    andre.medina@patria.com 

    The MIL Network –

    January 23, 2025
  • MIL-OSI China: Nation’s housing market sizzles on policy measures

    Source: China State Council Information Office

    Optimization measures rolled out by China’s central government as well as major cities, along with large-scale promotional activities by real estate developers, have led to a better-than-expected housing market performance during the weeklong National Day holiday, industry experts said on Wednesday.

    To seize market opportunities brought on by favorable policies, property developers are looking to strengthen their competitiveness by enhancing quality and branding instead of resorting to price wars, experts said.

    Despite a conventional low season for home transactions, the just-concluded National Day holiday saw greater transaction volumes for new homes in several Chinese cities, according to Chen Wenjing, director of research at the China Index Academy.

    “The conditions are more evident in first-tier cities. In Guangzhou and Shenzhen of South China’s Guangdong province, new home transaction volumes of projects monitored by China Index Academy are double that from the whole of September, and the number of deals inked during the same period surpassed that of September in Beijing and Shanghai,” Chen said.

    “It is worth noting that similar hot sales took place in second-tier cities including Chengdu of Sichuan province and Hangzhou of Zhejiang province,” she said, attributing it to the bigger discounts that helped activate the real estate market.

    During the first seven days of October, new home transactions in the key 22 cities tracked by China Real Estate Information Corp soared 26 percent in terms of space year-on-year, and that of Beijing, Shenzhen and Guangzhou surged 42 percent, according to Ding Zuyu, CEO of E-House (China) Enterprise Holdings Ltd.

    Along with the improved new home trade volumes, major real estate developers also reported outstanding sales. Some of the top 20 developers saw their sales grow between 60 percent and 150 percent, Ding said.

    “The positive figures indicated that the home market confidence is steadily recovering,” said Ding.

    Policies announced by the central and local governments to stabilize the home market have played a great role in boosting market confidence. Meanwhile, significant promotions by real estate developers have also contributed to the market performance, said Li Yujia, a researcher on residential policy in Guangdong province.

    According to Li, several residential projects resorted to offering gold, new energy vehicles and huge discounts to homebuyers, but regardless of the appealing gifts or discounts, the bestselling projects are always the ones with reasonable prices and high quality under big-name developers.

    With the home market entering its conventional peak season, some developers are adjusting their pricing strategy, which is also in line with the central government’s call for market stabilization, according to local news portal ThePaper.cn.

    MIL OSI China News –

    January 23, 2025
  • MIL-OSI: The net asset value of EfTEN Real Estate Fund AS shares as of 30.09.2024

    Source: GlobeNewswire (MIL-OSI)

    EfTEN Real Estate Fund AS’s subsidiary, EfTEN Tähesaju tee OÜ, sold its property located at Tähesaju road 5, Tallinn in September. The property was sold for 4,675 thousand euros, which is 452 thousand euros below its book value. The sale  generated 1.9 million euros in cash proceeds after loan repayments. The fund invested the proceeds from the sale into advance payments for logistics centers located at Härgmäe Str. 8 / Piimamehe Str. 7 and Paemurru road 3 in Tallinn.

    EfTEN Real Estate Fund AS generated consolidated rental income of 2,551 thousand euros in September, which is 26 thousand euros less compared to August. The decrease in rental income is primarily due to the sale of the Tähesaju property. The fund’s consolidated EBITDA for September was 2,191 thousand euros, an increase of 26 thousand euros from the previous month.

    For the first nine months of this year, the consolidated rental income of EfTEN Real Estate Fund was 23,045 thousand euros, reflecting a 1.2% increase compared to the same period last year. The fund’s investment properties generated net operating income (NOI) of 22,252 thousand euros over nine months, up by 0.2% from the same period last year. The fund’s EBITDA for the first nine months of this year totalled 19,653 thousand euros, which is 0.2% lower than the previous year.

    During the nine-month period of 2024, EfTEN Real Estate Fund AS earned 8,006 thousand euros consolidated free cash flow (EBITDA minus loan repayments minus interest expenses), which is 897 thousand euros less than in the same period last year. The decrease in cash flow is related to the increased EURIBOR. Based on the results for the first nine months of the year, the potential gross dividend is 59.19 cents per share, representing a 9.9% decrease from the previous year. Due to an active banking market, the fund’s management sees an opportunity to increase the dividend payment in the spring of 2025 through partial refinancing of bank loans.

    The weighted average interest rate on the fund’s subsidiaries’ bank loans was 5.35% at the end of September, a decrease of 0.18 percentage points from the previous month and 0.56 percentage points from the EURIBOR peak at the beginning of the year.

    The net asset value per share of EfTEN Real Estate Fund AS as of September 30, 2024, was 20.1467 euros, and EPRA NRV of 20.9623 euros. The net asset value per share increased by 0.5% in September. Excluding the extraordinary loss from the sale of the Tähesaju property, the fund’s net asset value per share would have increased by 0.7% in September.

    Marilin Hein
    CFO
    Phone +372 6559 515
    E-mail: marilin.hein@eften.ee

    Attachment

    • EREF_reports_monthly_09.2024

    The MIL Network –

    January 23, 2025
  • MIL-OSI USA: Department of Environmental Quality Secretary Mary Penny Kelley

    Source: US State of North Carolina

    Headline: Department of Environmental Quality Secretary Mary Penny Kelley

    Department of Environmental Quality Secretary Mary Penny Kelley
    mseets
    Wed, 10/09/2024 – 11:13

    Today, Governor Roy Cooper announced Boards and Commissions appointments.

    Gov. Cooper has appointed the following individuals to the Governor’s Advisory Council on Aging:

    • Adrienne A. Livengood of Winston Salem as a member at-large. Livengood previously served on the Senior Services Board and the Family Services of Forsyth County Board. Livengood has dedicated her time to raising awareness for senior care accessibility.
    • Debra A. Stonecipher of Asheville as a member at-large. Stonecipher is a former Boeing Executive and owner of the Knight House. Stonecipher’s advocacy for families with aging parents led her to participate in the Mayo Aging and Alzheimer’s Study; allowing her to further assist in research efforts to find a cure for the disease.

    Gov. Cooper has appointed the following individuals to the North Carolina Arts Council:

    • Susan W. Woodson of Raleigh as a member at-large. Woodson is an Artist at 5 Points Art Gallery. She has over 30 years of experience in graphic design and founded the Roundabout Art Collective in Raleigh. She is an active member of Moondog Fine Arts.
    • Dr. Paul Keith Baker of Raleigh as a member at-large. Dr. Baker is the Executive Director of the Contemporary Art Museum of Raleigh and a Professor of History at North Carolina Agricultural and Technical State University. Dr. Baker also has ample experience with program development and higher education.
    • Dr. William Henry Curry of Raleigh as a member at-large. Dr. Curry is the Music Director of the Durham Symphony Orchestra. He also has several years of experience as the Resident Conductor and Artistic Director of the North Carolina Symphony.

    Gov. Cooper has appointed the following individual to the North Carolina Auctioneers Commission:

    • John M. Harris of Winston-Salem as a member by the Governor’s discretion. Harris is a Principal Attorney at J. Harris Legal PLLC. He has over nine years of extensive law and government experience.

    Gov. Cooper has appointed the following individual to the Bald Head Island Transportation Authority Board of Trustees:

    • Joseph Patrick Hatem of Southport as a member at-large. Hatem is a native North Carolina resident who served as the Mayor of Southport from 2019 to 2023. He has experience as an Emergency Physician and as the Chairman of the Department of Medicine for J. Arthur Dosher Memorial Hospital.

    Gov. Cooper has appointed the following individual to the North Carolina Employment Security Board of Review:

    • Adam Lockhart Taylor of Raleigh as a representative of employers. Taylor was the Director of Governmental Relations for the North Carolina Office of State Human Resources. His wealth of experience afforded him the opportunity to serve as Chief Deputy and later Assistant Secretary of the Division of Employment Security (DES) before serving as Senior Policy Advisor to the Department of Commerce Division of Workforce Solutions.

    Gov. Cooper has appointed the following individual to the North Carolina Advisory Committee on Cancer Coordination and Control:

    • Melissa H. Smith of Wake as the North Carolina community college system representative. Smith is the Senior State Director of Health Science Programs for the NC Community College System. She previously served as the Dean of Health Sciences at Caldwell Community College and Technical Institute.

    Gov. Cooper has appointed the following individual to the Disciplinary Hearing Commission of the North Carolina State Bar:

    • Scarlett Hargis of Garner as a public member. Hargis serves as a Paralegal to the General Counsel in the Office of the Governor and has been in this role since 2017. Prior to this, she was the Administrative Officer for the Attorney General in the North Carolina Department of Justice.

    Gov. Cooper has appointed the following individual to the North Carolina Council on Educational Services for Exceptional Children:

    • Dr. Bradley S. Stevenson of Charlotte as a representative of a private school. Dr. Stevenson is the Director of Program Administration and Clinical Services of Melmark Carolinas. Dr. Stevenson has experience working as a Behavior Analyst, a Senior Consultant, and an Educational and Behavior Consultant.

    Gov. Cooper has appointed the following individual to the North Carolina Hearing Aid Dealers and Fitters Licensing Board:

    • Anne Morgan Selleck of Durham as a physician preferably specializing in the field of Otolaryngology. Selleck is a Clinical Assistant Professor at the University of North Carolina at Chapel Hill. She has experience as a research coordinator and has a subspecialty certificate in Neurotology.

    Gov. Cooper has appointed the following individual to the Historic Murfreesboro Commission:

    • Craig Lee Dennis of Murfreesboro as a member at-large. Dennis is an art teacher at Riverview Elementary School. He also serves as a Murfreesboro Town Councilman and Fire Commissioner. Additionally, Dennis spends his time as a volunteer for the Murfreesboro Historical Association and serves as the Landscape Committee Chair of the John Wheeler House.

    Gov. Cooper has appointed the following individual to the North Carolina State Historical Records Advisory Board:

    • Melissa A. Lovell of Holly Springs as a member at-large. Lovell has over twenty-five years of experience as a Legal Services Practice Manager and Agency Legal Specialist for the North Carolina Department of Justice.

    Gov. Cooper has appointed the following individual to the North Carolina Human Relations Commission:

    • Kerry M. Wiggins of Winston-Salem as a member at-large. Wiggins is the Boards and Commissions Program Director of the North Carolina League of Conservation Voters Foundation. Previously, Wiggins was a patient advocate at Old Vineyard Behavior Health Services.

    Gov. Cooper has appointed the following individual to the North Carolina Locksmith Licensing Board:

    • Erich Crouch of Greensboro as a public member. Crouch is a former Probation Officer with the North Carolina Department of Adult Corrections, serving the department for 27 years. He has a certification in Homeland Security and ample experience in safety training.

    Gov. Cooper has appointed the following individuals to the North Carolina Commission for Mental Health, Developmental Disabilities and Substance Abuse Services:

    • Carolyn Floyd Robinson of Lumberton as a substance abuse services consumer or an immediate family member of a substance abuse services consumer. Robinson is the Program Director of Borderbelt Behavioral Healthcare LLC and has worked as a substance abuse professional for over 22 years.
    • Dr. Hany A. Kaoud of Winterville as a physician. Dr. Kaoud is the Medical Director and Psychiatrist at Easterseals PORT Health. Prior to this, he was an attending physician at Wayne UNC Health Care and a Research Assistant at California State University.
    • Danny Ray Graves of Charlotte as a member who is a substance abuse services professional. Graves is the Director of Clinical Supervision for the McLeod Addictive Disease Center. He is a certified Clinical Addictions Specialist and a certified Substance Abuse Counselor.
    • Suzanne Mizsur-Porter of Rutherfordton as a substance abuse services family member. Mizsur-Porter is the Executive Director of United Way of Rutherford County. She also served as Creative Director for EMSI Public Relations.
    • Karon F. Johnson of Durham as a developmental disability’s family member. Johnson is a Clinical Assistant Professor at the School of Social Work at the University of North Carolina at Chapel Hill. She is the owner of a Private Therapy Practice and has experience working within the Crisis Unit at the Chapel Hill Police Department.

    Gov. Cooper has appointed the following individual to the Martin Luther King, Jr. Commission:

    • Mildred Christmas of Raleigh as a member at-large. Christmas spent over 17 years as a State Procurement Specialist in the Department of Administration. She also served as the Records Management Analyst for the State Records Center in the Department of Cultural Resources for 14 years.

    Gov. Cooper has appointed the following individual to the NCWorks Commission:

    • Rebecca Irene Axford of Hillsborough as a workforce representative/labor representative. Axford is the International Representative for the International Brotherhood of Electrical Workers Education Department for the state of North Carolina.

    Gov. Cooper has appointed the following individual to the North Carolina State Board of Examiners for Plumbing, Heating and Fire Sprinkler Contractors:

    • Jeffrey Clark Farlow of Greensboro as a plumbing contractor. Farlow is the Executive Vice President at InfraPros, LLC. Farlow is an established leader for Facility Automation and Operations. He has been recognized for guiding the company in Green Building Technology and awarded the Distech Controls International Green Building Award for innovation and work in energy-saving strategies.

    Gov. Cooper has appointed the following individual to the North Carolina Private Protective Services Board:

    • David E. Poston of Shelby as a member who is licensed under 74C-4. Poston is a former Patrol Deputy and Polygraphist/Background Investigator for Clay County’s Sheriff’s Office. He is a licensed private investigator and polygraph examiner who concentrates on defendant criminal case review and pre-trial polygraph testing, employee theft, espionage, and sabotage, as well as pre-employment and family advocacy.

    Gov. Cooper has appointed the following individuals to the North Carolina Real Estate Commission:

    • Patrick H. Bell of Raleigh as a licensed real estate broker. Bell is the Vice President of Land Acquisition Carolinas for The Kolter Group and serves as a board member on eight homeowner associations. He is also a former land acquisition manager and commercial real estate broker.
    • Melvin Alston of Greensboro as a licensed real estate broker. Alston is the President of Alston Realty Group, Inc. He is also the Guilford County Commissioner Board Chair, representing district 8.

    Gov. Cooper has appointed the following individual to the North Carolina Council on Sickle Cell Syndrome:

    • The Honorable Gladys A. Robinson of Raleigh as a member at-large. Senator Robinson is the Deputy Minority Leader of the North Carolina Senate for the State of North Carolina. Senator Robinson also serves on the Southern Regional Education Board.

    Gov. Cooper has appointed the following individuals to the Supplemental Retirement Board of Trustees:

    • Rajinder Singh of Cary as a member experienced in finance and investments. Singh has held various roles as a Global Financial Services Executive throughout his 25-year career. Singh also serves as a director on the boards of Sagen Canada, India Mortgage Guarantee Corporation, and Appalachian Trail Conservancy.
    • Lanier T. McRee of Raleigh as a member experienced in finance and investment who is also a state employee. McRee works as the Assistant State Budget Officer for the North Carolina Office of State Budget and Management. Previously, McRee worked as the principal budget analyst for the North Carolina General Assembly.

    Gov. Cooper has appointed the following individual to the North Carolina Commission on Volunteerism and Community Service:

    • Samantha C. Arrington Sliney of Whispering Pines as a member who is a representative of the military or veterans. Sliney is an attorney advisor for the Department of the Army- Joint Operations Command. She also serves as defense counsel for the New Jersey Air National Guard. Sliney also advocates and leads the Department of the Air Force Women’s Initiatives Team as their Co-Chair.

    ###

    Oct 9, 2024

    MIL OSI USA News –

    January 23, 2025
  • MIL-OSI USA: Brown, Columbus Leaders Take on Predatory Investors That Drive Up Local Housing Prices

    US Senate News:

    Source: United States Senator for Ohio Sherrod Brown

    COLUMBUS, OH – Today, U.S. Senator Sherrod Brown (D-OH) was joined by local leaders and community members in Columbus to call for passage of his Stop Predatory Investing Act, which would take away tax breaks for big investors that buy up large numbers of homes, driving up local housing prices. Brown, who serves as Chair of the Senate Banking, Housing, and Urban Affairs Committee, also toured a home being constructed for purchase by a Columbus homebuyer, not an investor. The Stop Predatory Investing Act would prohibit an investor who acquires 50 or more single-family rental homes from deducting interest or depreciation on those properties. Right now, two big Wall Street-backed investors own nearly 12,000 Ohio single-family homes in just three markets – including nearly 3,800 homes in Columbus. And the true extent of the problem is likely much larger, because other large investors, like private equity firms, that own homes throughout Ohio aren’t required to report how many homes they own.

    “In too many communities in Ohio, big investors funded by Wall Street are buying up homes and driving up prices. So many families who have worked for years saving to buy a house end up getting out-bid over and over by outside investors, and they can’t afford to compete,” said Brown. “We introduced the Stop Predatory Investing Act to fight back by striking right at the core of what makes this a profitable business venture for deep-pocketed investors: by taking away tax breaks they don’t need, we cut deep into their profit.”

    Brown was joined by Carlie Boos, Executive Director of the Affordable Housing Alliance of Central Ohio, Janene Parham, a realtor with Red 1 Realty and Co-Founder of Renew Homes Ohio, and Curtiss L. Williams, Sr., President and CEO of the Central Ohio Community Improvement Corporation.

    “It’s not a fair fight when these LLCs are offering to close on a home two hours after it shows up on a listing service, when they’re willing to pay cash, when they’re willing to buy as-is, no inspection, sight-unseen. Our homebuyers cannot go toe-to-toe with high-tech algorithms backed by an unlimited supply of cash. Thankfully, this is a problem that can be fixed. Most immediately, we can take away the incentives and tax breaks that make it more alluring to invest in a home than live in one. I want to thank Senator Brown, Curtiss Williams, and Janene Parham for their continued leadership in this effort,” said Carlie Boos.

    “As a realtor with over 25+ years and advocate for affordable housing. I have seen a lot of shifts of the market. This may be one of hardest, especially for buyers purchasing within the 180k –325k price range,” said Janene Parham. “Predatory Investment Corporation is having a negative effect on our housing market for buyers and renters in most vulnerable communities. Regulation has to happen now in order to stabilize and make home ownership affordable.”

    “We want to thank Senator Brown and his team for their support of affordable housing initiatives across Ohio and nationally. We appreciate his work to introduce legislation that would help keep homes accessible to working individuals and families in Franklin County,” said Curtiss L. Williams, Sr. “When we take corporations and investors out of the equation, our community is able to focus on creating sustainable pathways to homeownership and affordable rentals.”

    Private equity and other Wall Street-backed outside investors are a growing problem in Ohio housing markets, driving up local housing prices and pushing homeownership further out of reach for too many working families. In the second quarter of 2024, investors bought more than 14% of homes in Columbus according to Redfin. Large, out-of-state investors use technology and all-cash offers to outcompete individual buyers. And because investors often target the same types of affordable starter homes as first-time homebuyers, they deny families the opportunity to build wealth through homeownership.

    Brown has long fought to protect Ohio’s homeowners and renters from bad actors in the housing market and has fought to improve access to affordable homeownership. In July, Brown introduced the Housing Acquisitions Review and Transparency (HART) Act to increase competition in the housing market by requiring corporations and private equity firms that buy up large numbers of houses and apartments to report those transactions to antitrust enforcers. Brown has held hearings with Cleveland’s Director of Building and Housing Sally Martin and the Port of Greater Cincinnati Development Authority President and CEO Laura Brunner about the harm that investors have caused Ohio communities, renters, and aspiring homeowners. Brown also held a listening session where tenants from across the country described the harm they’d experienced renting from institutional investor landlords. 

    Legislative text of the Stop Predatory Investing Act can be found here, and a summary of the bill can be found here.

    MIL OSI USA News –

    January 23, 2025
  • MIL-OSI Australia: A Review of the RBA’s Term Funding Facility

    Source: Reserve Bank of Australia

    Thank you for coming to the Reserve Bank’s offices today. I will talk about a review we have published on the Term Funding Facility (TFF). This is the fourth instalment of the series of reviews of unconventional policy tools the RBA used during the COVID-19 pandemic.

    In March 2020, the economic outlook was bleak and highly uncertain (Graph 1), financial markets were in turmoil, and there was limited scope to lower the cash rate further. In that environment, the RBA pursued a package of policies to support the economy. The TFF review considers how that element of the package worked, whether it achieved its aims, and lessons for the future. I will cover the key points but there is a lot of detail in the review itself.

    What was the TFF intended to do?

    The TFF aimed to:

    • lower the cost of borrowing for businesses and households, by lowering lenders’ funding costs, and to reinforce the benefits to the economy of the lower cash rate
    • encourage banks to lend to businesses – particularly small and medium-sized enterprises (SMEs) – given that business credit tends to fall in downturns.

    How did it work?

    The TFF provided low-cost three-year funding to banks, which also indirectly helped to lower the cost of borrowing from wholesale markets.

    Under the TFF, banks had access to cheap funding up to an amount that was based on the initial size and subsequent growth of their loan book. The interest rate was initially fixed at 0.25 per cent. This was lowered to 0.1 per cent in step with the reduction in the cash rate target in November 2020. A bank was able to secure additional TFF allowances if it increased its overall lending to businesses, particularly smaller businesses. For each dollar of additional credit extended to large businesses, a bank was eligible for another dollar of TFF funding. For each additional dollar extended to SMEs, a bank had five more dollars added to its TFF allowance.

    Banks could access their allowances up to the end of September 2020. However, by the time of the September Board meeting, the economy was still far from the RBA’s goals, and considerable downside risks remained. The Board decided to extend the facility and increase banks’ allowances; banks could access their new allowances for three-year fixed-rate loans until mid-2021.

    TFF funding was much cheaper than other sources of term funding. Unsurprisingly, banks took up most of their TFF allowances (Table 1). The TFF ultimately provided $188 billion of funding, which was equivalent to 6 per cent of the stock of credit outstanding at the peak of the TFF’s use. Banks repaid all TFF funds as scheduled by mid-2024 without incident.

    Table 1: TFF Usage Across Banks
      Amount drawn
    $ billion
    Share of total allowances
    Per cent
    Major banks 133 100.0
    Mid-sized banks 24 99.6
    Small banks 9 58.3
    Foreign banks 22 54.2
    Total across all banks 188 88.3

    Sources: APRA; RBA.

    To summarise its effect on funding costs for banks and others with access to wholesale funding markets:

    • The TFF lowered banks’ funding costs directly. For the major banks, the TFF was around 60 basis points cheaper than issuing bonds during the TFF drawdown phase (Graph 2). It lowered their average cost of funds by around 5 basis points.
    • Together with other parts of the policy package, the TFF also indirectly helped to lower the cost of wholesale funding. With the TFF in place, banks had little need to issue bonds but investor demand for those and other similar securities remained strong. Strong demand coupled with a sharp fall in supply contributed to a decline in yields on a range of existing and newly issued securities. This included securities issued by non-major banks (which continued to issue bonds). Non-bank lenders also benefited significantly; their issuance of residential mortgage-backed securities (RMBS) – a key source of their funding – picked up significantly as the cost of issuance dropped sharply (Graph 3).

    Did the TFF achieve its aims?

    Banks passed lower funding costs through to retail lending rates for both households and businesses, on both new and outstanding loans. On average, outstanding lending rates fell by almost 100 basis points – a little more than the 84 basis point decline in banks’ overall cost of funding (Table 2). The fall in business rates was comparable across variable- and fixed-rate loans, with larger reductions for SMEs than was the case for larger businesses. But the fall in mortgage rates was much more pronounced for fixed-rate loans; the decline in fixed rates was also large relative to the reduction in the cash rate compared with earlier episodes of monetary policy easing. Banks’ decisions to provide fixed-rate mortgages at very attractive rates was consistent with the low fixed-rate TFF loans as well as banks choosing to focus their competitive efforts in the fixed-rate mortgage market.

    Table 2: Changes in Funding Costs and Outstanding Lending Rates

    February 2020 – February 2022

      Change
    Basis points
    Cash rate target −65
    Funding costs(a) −84
    Overall mortgage rates −97
    – Variable mortgage rates −68
    – Fixed mortgage rates −152
    Overall business lending rates −105
    – Variable business lending rates −103
    – Fixed business lending rates −89

    (a) Major banks.

    Sources: APRA; ASX; Bloomberg; LSEG; major bank liaison; RBA.

    Households and businesses that took out fixed-rate loans benefited from the particularly low fixed rates on offer at the time. The share of new housing lending at fixed rates rose from around 15 per cent at the start of the pandemic to a historical high of over 45 per cent by mid-2021. Not only were existing borrowers switching from variable to fixed rates, but new mortgage lending also picked up noticeably through 2020 and into 2021 (Graph 4). In addition, lower rates contributed to a pick-up in disposable incomes of debtors. In these ways the TFF (together with other parts of the policy package) helped to support dwelling investment, the housing market more broadly, and other elements of aggregate demand.

    The TFF was also intended to support the availability of credit. We were particularly concerned that banks might have been reluctant to continue to extend credit to businesses during such difficult times. The TFF is likely to have played a role in underpinning business credit. It encouraged demand by contributing to lower rates for borrowers. It also encouraged banks to expand lending to businesses to obtain additional low-cost TFF loans. Indeed, business credit held up better during the pandemic than in the global financial crisis (GFC) (Graph 5); such declines had also been evident in earlier downturns. Despite the supporting role of the TFF, total business credit may not have increased through 2020 and 2021 for several reasons, including a lack of business confidence and the reduced need for business credit given the sizeable government support to businesses’ cashflows. And despite the considerable incentives in the TFF to expand SME lending, staff estimates found no statistically significant effect on total SME lending compared with large businesses.

    While not an explicit goal, one other benefit of the TFF was the indirect support it provided to the public sector balance sheet. By supporting stronger economic outcomes, the TFF – together with other monetary policy measures – contributed to higher tax revenues and lower support payments to households and businesses than would otherwise have been the case.

    How much did the TFF cost?

    The TFF was part of the insurance the RBA took out against a catastrophic economic outcome. While some of the TFF’s design features underpinned its significant use by the banks – and hence its economic benefits more broadly – these were also associated with financial costs for the RBA. The total cost to the RBA is estimated to have been $9 billion. There were several reasons for this cost.

    First, the choice to supply funds at a fixed rate was intended to give banks and their borrowers certainty, thereby reinforcing the other elements of the policy package: notably the RBA’s three-year yield target, and its forward guidance. But the economic recovery and increase in inflation turned out to be much stronger, and started much earlier, than the initial upside scenarios considered by most economists and the RBA. As a result, the Board ended up raising the cash rate target by much more and much sooner than had been expected (Graph 6). While the TFF was profitable for the RBA until May 2022, once the cash rate increased, the RBA was paying banks more interest for the balances that they kept at the RBA than the low fixed rate the banks were paying on the TFF. Because the banks passed these lower funding costs in full, household and business borrowers who had locked in low fixed rates were the ultimate beneficiaries as interest rates rose.

    Second, around $4 billion of this cost was the result of the Board’s decision to extend the TFF in early September 2020. At that time, the banks had taken up just 60 per cent of their initial TFF allowances, with almost half of that occurring as late as August (Graph 7). This suggested that the banks did not need TFF funding to compete for, or satisfy, the demand for borrowing from households and businesses. Rather, the banks waited until as late as practical to draw down TFF funds because doing so extended the time the TFF would contribute to meeting regulatory liquidity requirements on the banks. A similar pattern of late take-up was later observed with the second tranche of the TFF.

    Some lessons for the future

    The TFF delivered on its goals. It lowered borrowing costs for a range of borrowers, kept credit flowing to the economy, and supported aggregate demand. In addition, along with other measures – including the purchase of bonds in the early weeks of the pandemic – it helped to restore confidence in financial markets, which were significantly disrupted in the early days of the pandemic.

    Based on the findings of the review, the Board judged that a term lending tool of this kind would be worth considering again if warranted by extreme circumstances. But there were valuable lessons we learnt along the way that could help to shape any future program of this type.

    Degree of support for the economy versus flexibility

    Central banks can choose between fixed- or variable-rate facilities. The fixed-rate option was chosen for the TFF in part to reinforce other policies: the yield target and forward guidance. Such policy packages can be particularly valuable when the standard interest rate lever is already near zero and significant downside risks to the economy remain. But the flipside to a fixed-rate facility is that it lacked flexibility. And given the large take up of the TFF at a very low fixed rate, it incurred a material financial cost to the RBA when the economic recovery and pick-up in inflation turned out to be much stronger, and started much earlier, than had been expected.

    Indirect effects

    Many non-bank lenders were concerned that the TFF would undermine their competitive position vis-à-vis the banks. We had expected the TFF to help lower rates in wholesale funding markets to a degree. But this effect was much stronger and more pervasive than we had anticipated. The TFF helped to lower funding costs significantly for a range of lenders and corporations that had no access to TFF funds. It is hard to identify the specific contribution of the TFF to these lower funding costs separately from the effects of the wider policy package. But staff estimates suggest that these indirect effects caused yields on RMBS to be around 50 basis points lower than they would otherwise have been.

    Open lines of communication between the RBA, other government agencies and industry

    Another lesson is the importance of collaboration with other government agencies, and regular contact with industry participants. Collectively, this helped financial stability risks associated with the TFF to be well managed. This included monitoring and managing banks’ refinancing and liquidity needs well ahead of the repayment of their TFF loans, although that task could have been more challenging under less favourable market conditions.

    Similarly, for household and business borrowers, the RBA, the Australian Prudential Regulation Authority and the banks’ close monitoring (and banks’ prudent lending standards) helped to reduce the risks associated with the rise in borrowers’ mortgage payments when their very low fixed rates rolled over to much higher variable rates. Only a very small share of borrowers struggled to meet the increase in their mortgage obligations when their low fixed rates expired.

    Importance of contingency planning, risk mangement and governance

    One of the important lessons is the value of planning ahead and being ready for a wide range of operational contingencies. We got the TFF up and running quickly in part by relying on existing, well-understood practices. But the speed with which the RBA designed and implemented the TFF also limited our ability to fully consider and manage the associated risks.

    • Forward planning can expand the options available, help us to better weigh up the costs and benefits of each, and prioritise any pre-emptive operational work. On this latter point, for example, floating-rate term-lending would have been challenging for both the RBA and the commercial banks to adopt in early 2020, because neither the RBA nor the banks were readily able to undertake floating-rate repos. The RBA and the banks have since upgraded systems and now have the capacity to easily undertake either floating- or fixed-rate repos.
    • Design features could have competition implications. While RBA staff liaised with the Australian Competition and Consumer Commission during the TFF’s setup, it would be helpful to consider competitive implications ahead of time for any future facilities.
    • Finally, and perhaps most importantly, the Board has agreed to strengthen the way it considers risks, including by examining a wide range of economic scenarios when making policy decisions involving unconventional tools, and how to judge appropriate exit paths from such tools. In retrospect, a greater focus on potential upside economic outcomes could have led to a different calibration of the TFF, including deciding not to extend it in September 2020.

    Summing up

    The TFF met the objectives we set out for it at the start of the pandemic. It helped prevent dire economic outcomes at a time when the outlook was bleak and highly uncertain, and there was limited scope for further cuts to the cash rate. The TFF contributed to materially lower lending rates for households and businesses by reducing funding costs directly for banks, and indirectly for other institutions that borrow from wholesale funding markets. It kept credit flowing to households and businesses at a time when banks might have otherwise curtailed lending. In helping to prevent a much more severe economic downturn, the TFF also contributed to stronger public sector balance sheets than otherwise.

    Would the RBA use a term-lending tool again in the future? The Board would consider such a tool in extreme circumstances when the cash rate target had been lowered to the full extent possible. But it would do so only after consideration of a wide range of scenarios and the associated risks, and with a broader range of operational options than were available at the time of the pandemic.

    What’s next?

    In line with recommendations from the Review of the RBA, we will be publishing a framework for additional monetary policy tools next year. The broader set of lessons learned from the combined use of a range of unconventional monetary policies will be considered as part of that framework.

    MIL OSI News –

    January 23, 2025
  • MIL-OSI China: NDRC brings forward investment plans

    Source: People’s Republic of China – State Council News

    China will bring forward part of the investment plans originally set for 2025 to this year while studying to expand the scope that local government special bonds can be used, as part of the country’s stepped-up efforts to spur investment and achieve steady economic growth, officials said on Tuesday.

    Zheng Shanjie, head of the National Development and Reform Commission, said the top economic regulator plans to allocate the investment plans for next year’s central government budget of 100 billion yuan ($14.2 billion) and another 100 billion yuan for key investment projects by the end of this year in advance.

    Zheng said at a news conference on Tuesday that the NDRC is looking more closely at how to enlarge the support provided by local government special bonds. This includes broadening the area, scale and proportion of special bond funds used as project capital, with specific reform measures to be launched as soon as possible.

    Special bonds will be used to vitalize idle land to stabilize the property market, Zheng said, adding that the country will continue to issue ultra-long special sovereign bonds next year and support local governments in carrying out debt swaps to defuse debt risks.

    “In response to the downward pressure on the economy, we will strengthen the counter-cyclical adjustments of macro policies and continue to exert greater force in all areas,” Zheng said.

    The latest policy announcement to spur investment comes after China released a set of measures to ease monetary policy and shore up the housing market amid renewed economic downward pressures, with the growth of industrial output, retail sales and fixed-asset investment slowed in August.

    Liu Sushe, deputy head of the NDRC, said the commission plans to issue investment plans and projects for the 200 billion yuan at the end of this month, which can translate into physical work volume within this year.

    Meanwhile, Liu said the measures mulled to improve the management of local government special bonds are expected to give local governments more autonomy in the review process and help special bonds play a bigger role in investment.

    Special bonds are invested in specific projects that can generate a stable income to pay off the debt.

    In the first three quarters, local governments issued 2.83 trillion yuan of this year’s special bond quota used for project construction worth 3.12 trillion yuan, official data showed.

    Liu said the commission will urge local governments to issue the remaining 290 billion yuan in special bonds allocated for this year by the end of October and ensure that the construction of related projects begins as soon as possible.

    Wei Qijia, director of the industrial economy research office at the State Information Center’s Department of Economic Forecasting, which is part of the NDRC, told China Daily that the policy focus in terms of special bonds lies in making full use of bond proceeds to maximize their effect in boosting the economy.

    “Meanwhile, bringing forward the 200 billion yuan in investment has reflected policymakers’ emphasis on making decisive actions and lifting policy efficiency,” Wei said, adding that another policy focus to watch will be the measures to facilitate local government debt swaps, a task critical for maintaining high-quality development and securing financial stability.

    MIL OSI China News –

    January 23, 2025
  • MIL-OSI China: Home sales up in holiday period

    Source: China State Council Information Office 3

    This file photo shows a renovated residential building in a community in Yanta District of Xi’an, northwest China’s Shaanxi Province. [Photo/Xinhua]

    Home sales and inquiries by potential buyers rose considerably in benchmark cities including Beijing and Shanghai during the just-concluded National Day holiday, thanks to a number of optimization measures rolled out by the central government and first-tier cities, industry experts said on Tuesday.

    This is playing a positive role in digesting the housing policies and shoring up market sentiment, they added.

    After announcing policies to free up restrictions on home purchases ahead of the weeklong holiday, China’s top-tier cities saw a market recovery during the holiday period, despite it being a conventional low season for home transactions, the experts said.

    Some 59,000 square meters of new home space were traded across Shanghai in the first six days of October, doubling from that of last year’s 29,000 sq m, said Lu Wenxi, a market analyst with Centaline Shanghai.

    In the pre-owned homes market, 2,133 units of existing residential properties changed hands during the weeklong holiday, more than twice the 1,064 units registered during the same period last year, Lu said.

    According to Lu, the market recovery followed a batch of favorable local policies effective on the first day of October, such as the lowering of a threshold for non-local buyers, reduction in down payments for both first-time and second home purchases, and expanding VAT exemptions during home trading.

    “There is an evident warm-up in market confidence as we see some 20 percent rise in business inquiries and visits,” said Ye Yongxiang, an agent with Sinyi Realty in Shanghai’s Xuhui district.

    Ye said it has been an extremely busy holiday season for himself as well as his colleagues, a sharp contrast from the same period during the past two years.

    “Being in the business for nearly a decade, I can really feel the vibes of the market on the rise,” Ye said.

    Beijing saw new home transaction volumes surge 730 percent during the first six days of the month from the same period last year, and its existing home market also experienced a gradual growth since the latter half of the holiday, with trade volumes rising 58 percent compared to last year, according to a report on the official website of Beijing Youth Daily.

    Guangzhou, the capital of South China’s Guangdong province, saw more than 3,000 units of new homes traded at real estate brokerage platform Beike as of 2 pm Monday, more than tripling from that of last year, the local Guangzhou Daily reported.

    The rising market demand could be seen in a broader scale in the secondary home market of major cities.

    As many as 384 units of pre-owned homes were sold daily in six key cities, soaring 117.6 percent year-on-year, according to Linping Real Estate Data Research Institute.

    “The market confidence index has been on an upward trend three weeks in a row, according to the weekly data collected in 50 cities, indicating that the supportive measures introduced one after another have boosted market confidence,” said Wang Xiaoqiang, chief analyst at the institute.

    “The encouraging messages delivered by both local and central governments will certainly help stabilize the property market and improve market confidence,” Wang added.

    MIL OSI China News –

    January 23, 2025
  • MIL-OSI Russia: More than 190 thousand real estate objects have received addresses since the beginning of the year

    MILES AXLE Translation. Region: Russian Federation –

    Source: Moscow Government – Government of Moscow –

    In the first three quarters of this year, 191.2 thousand city real estate properties have received addresses. A third of them are located in the Troitsky and Novomoskovsky administrative districts (TiNAO). This was reported by the Minister of the Moscow Government, Head of the Department of City Property Maxim Gaman.

    “Over nine months, 12 thousand capital construction projects in Moscow — buildings and structures, as well as 78.5 thousand apartments, almost 50 thousand non-residential premises, 27 thousand parking spaces and 23.5 thousand land plots — received addresses. The largest number of addresses — almost 70 thousand — appeared in TiNAO. Also, among the districts, the northeast of the capital is in the lead, where 17 thousand addresses were assigned in three quarters,” said Maxim Gaman.

    The Department of City Property provides services for assigning, changing and canceling addresses for all objects, except for the Skolkovo Innovation Center, on the territory of Moscow free of charge. The technical part of the work is performed by specialists of the Moscow City Bureau of Technical Inventory (MosgorBTI).

    Addressing is carried out both at the initiative of the city and at the request of the owner – an individual or legal entity, an individual entrepreneur. To do this, you must submit an application on the mos.ru portal.

    “In addition to maintaining the capital’s address register, MosgorBTI specialists also ensure the transfer of address data to the Federal Information Address System (FIAS). This is a resource that collects information about the addresses of real estate objects throughout the country. Despite the largest number of records, Moscow ranks first in terms of filling and updating FIAS information. For more than 97 percent of the capital’s real estate, up-to-date data from the Unified State Register of Real Estate – cadastral numbers – have been added to the database,” said Dmitry Tetushkin, General Director of MosgorBTI.

    In addition to addressing real estate, MosgorBTI offers Moscow residents a wide range of services, including cadastral and geodetic work, technical inventory, preparation of design documentation and approval of apartment redevelopment.

    You can see the full list of services and documents on the official website and in the MosgorBTI client centers.

    Please note: This information is raw content directly from the source of the information. It is exactly what the source states and does not reflect the position of MIL-OSI or its clients.

    Please note; This information is raw content directly from the information source. It is accurate to what the source is stating and does not reflect the position of MIL-OSI or its clients.

    http://vvv.mos.ru/nevs/item/145013073/

    EDITOR’S NOTE: This article is a translation. Apologies should the grammar and or sentence structure not be perfect.

    MIL OSI Russia News –

    January 23, 2025
  • MIL-OSI New Zealand: Housing and Finance – OCR down again as mortgage rates set to keep falling – CoreLogic

    Source: CoreLogic – Commentary from Kelvin Davidson, CoreLogic NZ Chief Property Economist

    Leading up to today’s official cash rate decision, there were equally strong cases for either a 0.25% or 0.50% cut, with the Reserve Bank ultimately opting for the latter. 

    This seems to reflect a new focus on the ‘real time’ economic indicators (such as falling employment) and the potentially growing risk that weak activity causes inflation to undershoot the 1-3% target before too long, rather than staying stubbornly above it.

    Given this was an ‘interim’ Monetary Policy Review (as opposed to the full Monetary Policy Statement), the commentary attached to the decision was always likely to be fairly brief and that proved to be the case. 
    There’s a sense in the Reserve Bank’s commentary that they feel a need to act fairly quickly to get monetary policy back towards a more neutral setting (or even stimulatory), rather than the restrictive territory it’s been in for quite some time now.
    Overall, the OCR is now clearly on a steady downward path.
    In terms of the housing market impacts, the key point is that mortgage interest rates are likely to continue to drop too. This could easily produce a short-term lift in confidence and a more active housing market as we hit the normal Spring uplift anyway.
    However, although house prices may well stop falling in the near future, there are also plenty of reasons why they are unlikely to surge upwards either. For a start, housing affordability remains stretched, and elevated listings are certainly putting finance-approved buyers in a strong position when it comes to price negotiations.
    But perhaps the most important restraint right now is the labour market. Job losses themselves will tend to limit house sales and prices. 
    But there’s also the knock-on effect on sentiment even for those people who keep their jobs but don’t feel as secure in their role as they did before. In addition, flatter wages will also tend to subdue the housing market.
    Looking ahead, it wouldn’t be a surprise to see limited growth in house prices in 2025, as mortgage rates drop. 
    But keep in mind that lower rates will simply bring forward the timing for the debt-to-income restrictions to start biting; another reason to be cautious about the speed and duration of the next housing cycle.
    Indeed, the DTIs are effectively an ‘insurance policy’ for the Reserve Bank in this cycle. Previously, they might have been wary of cutting too soon, at the risk of driving house prices up. But now DTIs will act to curb that growth.

    MIL OSI New Zealand News –

    January 23, 2025
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