Category: Residential Housing Market

  • MIL-OSI: Rob McCain Appointed as Senior Vice President, Market President of Charlotte Metropolitan Area

    Source: GlobeNewswire (MIL-OSI)

    ASHEVILLE, N.C., April 07, 2025 (GLOBE NEWSWIRE) — HomeTrust Bancshares, Inc. (NYSE: HTB) (“Company”), the holding company of HomeTrust Bank (“HomeTrust” or the “Bank”), announced today that Robert “Rob” McCain III has assumed the position of Market President of the Bank’s Charlotte metropolitan area, effective March 31, 2025. McCain will focus on expanding the Bank’s presence in the market, with the primary responsibility of growing commercial and treasury management market share and revenue. He will report to John Sprink, Executive Vice President of Commercial Banking.

    “I am very excited to have Rob join the Charlotte team and the HTB family,” Sprink said. “He has a tremendous reputation and an impressive record of building teams and business in the Charlotte market, while exemplifying the cultural fundamentals that define HomeTrust Bank.”

    McCain said he is honored to take on the role and values HomeTrust’s ability to foster strong relationships with clients while building a collaborative culture. “Over recent years HomeTrust has proven it is more than qualified to serve the needs of businesses in Charlotte, which has transformed itself into a hub of innovation and commerce,” he said. “I’m excited to bring my decades of experience in the Charlotte market to this opportunity.”

    As a native of the area, McCain said he will take special pride in working to establish the Bank as a strong community partner.

    McCain has worked in commercial banking in Charlotte since 1989 in roles that include Market Executive and Manager of Commercial Banking at First Citizens Bank, as well as Line of Business Manager for Commercial Real Estate Lending in the Carolinas at SunTrust.

    He earned his Bachelor of Science in Business Administration from The University of North Carolina at Chapel Hill and his Master in Business Administration from The University of North Carolina at Charlotte. He is also a graduate of the School of Banking at Louisiana State University.

    About HomeTrust Bancshares, Inc.

    HomeTrust Bancshares, Inc. is the holding company for HomeTrust Bank. As of December 31, 2024, the Company had assets of $4.6 billion. The Bank, founded in 1926, is a North Carolina state chartered, community-focused financial institution committed to providing value added relationship banking with over 30 locations as well as online/mobile channels. Locations include: North Carolina (the Asheville metropolitan area, the “Piedmont” region, Charlotte, and Raleigh/Cary), South Carolina (Greenville and Charleston), East Tennessee (Kingsport/Johnson City, Knoxville, and Morristown), Southwest Virginia (the Roanoke Valley) and Georgia (Greater Atlanta).

    Forward-Looking Statements

    This press release may include “forward-looking statements” within the meaning of the Private Securities Litigation Reform Act of 1995. Forward-looking statements are not statements of historical fact, but instead are based on certain assumptions including statements with respect to the Company’s beliefs, plans, objectives, goals, expectations, assumptions and statements about future economic performance and projections of financial items. These forward-looking statements are subject to known and unknown risks, uncertainties and other factors that could cause actual results to differ materially from the results anticipated or implied by forward-looking statements. The factors that could result in material differentiation include, but are not limited to, the impact of bank failures or adverse developments involving other banks and related negative press about the banking industry in general on investor and depositor sentiment; the remaining effects of the COVID-19 pandemic on general economic and financial market conditions and on public health, both nationally and in the Company’s market areas; natural disasters, including the effects of Hurricane Helene; expected revenues, cost savings, synergies and other benefits from merger and acquisition activities might not be realized to the extent anticipated, within the anticipated time frames, or at all, costs or difficulties relating to integration matters, including but not limited to customer and employee retention, might be greater than expected, and goodwill impairment charges might be incurred; increased competitive pressures among financial services companies; changes in the interest rate environment; changes in general economic conditions, both nationally and in our market areas; legislative and regulatory changes; and the effects of inflation, a potential recession, and other factors described in the Company’s latest Annual Report on Form 10-K and Quarterly Reports on Form 10-Q and other documents filed with or furnished to the Securities and Exchange Commission – which are available on the Company’s website at www.htb.com and on the SEC’s website at www.sec.gov. Any of the forward-looking statements that the Company makes in this press release or in the documents the Company files with or furnishes to the SEC are based upon management’s beliefs and assumptions at the time they are made and may turn out to be wrong because of inaccurate assumptions, the factors described above or other factors that management cannot foresee. The Company does not undertake, and specifically disclaims any obligation, to revise any forward-looking statements to reflect the occurrence of anticipated or unanticipated events or circumstances after the date of such statements.

    www.htb.com

    The MIL Network

  • MIL-Evening Report: The Coalition has announced an even more radical plan to cut international students than Labor. Here’s how it would work

    Source: The Conversation (Au and NZ) – By Andrew Norton, Professor of Higher Education Policy, Monash University

    Last year, the Coalition made the surprise decision to oppose Labor’s plans for new international student caps.

    On Sunday, Opposition Leader Peter Dutton proposed an even more radical policy of his own to limit the number of international students in Australia.

    He announced a combination of tighter enrolment limits, increased visa application fees and changes to temporary graduate visas, which allow some former students to remain in Australia to work.

    This is aimed at either deterring potential students from applying or stopping them from going to their preferred university.

    What’s the Coalition’s policy?

    The Coalition and Labor similarly argue high numbers of international students are putting pressure on housing markets.

    But the opposition is also concerned there are too many international students in some courses. They say some courses can have international enrolments of up to 80%.

    To address both problems, the Coalition proposes a maximum international student enrolment share at public universities (which is almost all universities in Australia). This would be around 25% of all commencing (or new) enrolments. Other education providers, such as private colleges and TAFEs, would face separate caps.

    The Coalition estimates this would result in 30,000 fewer new international students per year than Labor’s policy.

    What is happening under Labor?

    Last year, Labor wanted to give the education minister wide powers to cap international student enrolments by education provider, campus and course.

    Apart from some exempt categories (such as postgraduate research students), vocational and higher education providers would have been allocated 270,000 commencing enrolments between them for 2025. This is compared to 323,000 commencing enrolments in 2023.

    But the bill was opposed by the Greens and the Coalition. So Labor had to move to plan B.

    Using its migration powers, in December 2024, the government issued a ministerial direction on how the Department of Home Affairs should process applications for student visas. This is arguably a de facto cap.

    Immigration officials have been instructed to prioritise student visa applications for all institutions until they near the individual caps that were blocked by the Senate last year.

    Once visa applications are at 80% of each provider’s cap, subsequent applications go into a slower visa processing stream.




    Read more:
    International student numbers in Australia will be controlled by a new informal cap. Here’s how it will work


    Signs applications are already down

    Prospective international students cannot apply for a visa unless an education provider gives them a “confirmation of enrolment”.

    We are seeing signs the ministerial direction is leading to fewer “confirmations of enrolment” and resulting applications.

    My analysis below shows student visa applications for January and February 2025 are well down on equivalent months in 2024, 2023 and 2019 (pre-Covid).

    In late 2024, demand was below the boom times of 2023 and early 2024, but still above 2019.

    What does the Coalition’s plan mean for unis?

    Labor’s policy for university caps uses a formula based on past international student enrolments. The Coalition’s caps would be a percentage of total new enrolments. They expect this to be around 25%, but will set the precise number after consultation and receiving the most recent data.

    Coalition education spokesperson Sarah Henderson has expressed concerns high concentrations of international students have “not been good for our country or for the education outcomes of Australian students”.

    Based on 2023 enrolment data – the latest that also includes domestic students – 35% of new university students in Australia were from overseas. But several universities had international student shares above 50%.

    On the Coalition’s estimates, their policy would see no more than 115,000 new international students in public universities each year, down from 139,000 under Labor’s approach.

    The Coalition acknowledges this will particularly affect the highly ranked Group of Eight universities, including The University of Melbourne and The University of Sydney. Dutton argues these universities have admitted “excessive numbers” of international students.

    Coalition caps for private providers

    One reason the Coalition gave for not supporting Labor’s legislation last year was the disproportionate effect on private education providers, which include both vocational and higher education colleges.

    Under the Coalition’s plan, private providers will still have caps, but they will be different than those for universities. Exactly how this will work is unclear. Their combined caps will be “at most 125,000”, according to the Coalition. Under Labor’s policy, their combined cap is a little higher, at about 132,000.

    A complicating factor here is the government’s existing migration policies have smashed demand for vocational education – as my analysis shows.

    This means many vocational education providers may not be able to fully use the places allocated under Labor’s indicative cap. These shortfalls may create space to increase caps for other private education providers.

    Visa application fees

    Last year, in a bid to cut international student numbers, Labor more than doubled the student visa application fee from A$710 to $1,600. They subsequently reversed this for Pacific Islander applicants.

    Under the Coalition, the visa application fee would more than triple to $5,000 for applicants to Group of Eight universities. For students seeking entry to other providers, the fee would be $2,500.

    Temporary graduate visas

    The Coalition also promises a “rapid review” of the temporary graduate visa program. This would be to prevent its “misuse” as a way to gain access to the Australian labour market and permanent migration.

    Labor has already reduced the number of years former students can stay on temporary graduate visas, reduced the age limit to be granted a visa from 50 to 35 years, and increased the minimum English requirements.

    Applications for temporary graduate visas are down on past levels.

    While Labor’s changes made some potential visa applicants ineligible, recent applications could be the calm before the storm. Large numbers of 2023 and 2024 international students will complete their courses in the coming years, with many of them eligible for temporary graduate visas under current policies.

    International education will take a hit regardless

    The Coalition’s international student election policy is less of a surprise than its refusal to back Labor’s caps last year. They have foreshadowed tough policies many times in recent months.

    But the proposed increased visa application fees and enrolment caps would be painful for both students and education providers.

    Universities have repeatedly argued international students are not major causes of the housing crisis. They have also argued international education is a valuable export and it is being undermined by policy changes out of Canberra. But this has had no impact on the stance of either Labor or the Coalition.

    So, the number of international students in Australia will fall regardless of the federal election result. The decline is set to be greater under a Coalition government. But regardless of the election result, the days of unlimited international student numbers are over.

    The Conversation

    Andrew Norton works for Monash University, which is a member of the Group of Eight and would be significantly affected by the policies discussed in this article.

    ref. The Coalition has announced an even more radical plan to cut international students than Labor. Here’s how it would work – https://theconversation.com/the-coalition-has-announced-an-even-more-radical-plan-to-cut-international-students-than-labor-heres-how-it-would-work-253919

    MIL OSI AnalysisEveningReport.nz

  • MIL-OSI USA: Attorney General Bonta Announces Settlement with California-Based HomeOptions over Predatory Real Estate Scheme

    Source: US State of California Department of Justice

    HomeOptions must terminate all liens and contracts in California and pay over $570,000 in penalties and restitution to homeowners 

    OAKLAND — California Attorney General Rob Bonta today announced reaching a settlement with HomeOptions, a realty company based in Oakland that engaged in a predatory real estate scheme impacting over 500 California homeowners, and its Chief Executive Officer. In partnership with Napa County District Attorney Allison Haley and Santa Barbara County District Attorney John T. Savrnoch, Attorney General Bonta launched an investigation into HomeOptions that found the company lured financially vulnerable homeowners with an immediate payment of a couple hundred to a couple thousand dollars in exchange for the exclusive right to be the homeowner’s real estate listing agent for the next 20 years, entered into unlawful contracts with those homeowners, deceptively recorded liens against the homeowners’ homes, and forced homeowners to pay tens of thousands of dollars in illegal fees to remove those liens so that they could transfer title or obtain home loans. HomeOptions misrepresented the nature of its agreements, included unlawful breach and early termination penalty terms in its contracts, and violated California’s Real Estate Law, state and federal telemarketing laws, and federal lending laws. As part of the settlement, HomeOptions has agreed to terminate all liens and contracts in California, pay full restitution to victims, and pay civil penalties. 

    “HomeOptions’ business practices can be summed up in one word: predatory. This settlement holds the company accountable and provides immediate relief to California homeowners,” said Attorney General Bonta. “Homeowners will regain full control over their homes, without having to worry about a HomeOptions lien ever again. And homeowners who have already paid early termination penalties to HomeOptions will get all of their money returned. Let there be no doubt that, in California, we will enforce the law against unscrupulous businesses that exploit vulnerable consumers.”

    “Napa will not stand mute to the predation of those who victimize our citizenry,” said Napa County District Attorney Allison Haley. “I am gratified that by our action, all the exclusive listing agreements with California consumers are rendered void and unenforceable.”

    “Homeowners are entitled to be safe in their homes and not fall prey to scams intended to extract their home equity,” said Santa Barbara County District Attorney John Savrnoch. “This settlement rightly provides full restitution to all victims and prevents HomeOptions and its CEO from engaging in these practices again.” 

    The settlement announced today requires HomeOptions to: 

    • Terminate all liens that it recorded on California homeowners’ homes. Because these liens clouded title, homeowners often could not transfer title or obtain home loans without paying HomeOptions to terminate those liens. By requiring termination of all liens, the settlement will likely save impacted homeowners tens of thousands of dollars each.
    • Void all contracts that it entered into with California homeowners. These contracts required homeowners to pay steep fees if they did not use HomeOptions real estate agents. By voiding these contracts and requiring HomeOptions to stop any enforcement or collection efforts on these contracts, the settlement allows homeowners to list their homes with any real estate agent of their choosing and releases them from all obligations and payments to HomeOptions.
    • Pay full restitution, totaling over $400,000, to homeowners who previously paid HomeOptions illegal fees, including to remove their liens.
    • Pay approximately $170,000 in civil penalties.

    California has passed legislation to prohibit predatory schemes like the one HomeOptions engaged in. On October 8, 2023, Governor Gavin Newsom signed into law AB 1345, which Attorney General Bonta sponsored and went into effect on January 1, 2024. AB 1345 imposes a two-year limit on residential exclusive listing agreements and prohibits the filing of those agreements with a county recorder. HomeOptions ceased entering into California homeowner agreements in 2024. 

    A copy of the complaint can be found here. A copy of the stipulated judgment can be found here.

    MIL OSI USA News

  • MIL-OSI USA: Rep. Dina Titus Introduces Legislation to Increase Number of Housing Vouchers for Southern Nevada

    Source: United States House of Representatives – Congresswoman Dina Titus (1st District of Nevada)

    Congresswoman Dina Titus (NV-01) and Senator Ruben Gallego (D-AZ) today introduced the Housing Vouchers Fairness Act to increase the number of vouchers allocated to fast-growing states such as Nevada and Arizona to lower rental housing costs. Reps. Greg Stanton (D-AZ) and Yassamin Ansari (D-AZ) are original co-sponsors of this legislation.

    “The number of Affordable Housing Choice Vouchers has lagged behind increased demand in fast-growing cities such as those in Southern Nevada,” Rep. Titus said. “Access to affordable, clean and safe rental housing is one of our most pressing issues. This bill directs HUD to provide funding for additional vouchers to the 25 fastest-growing metropolitan areas of 100,000 people or more. I will continue working to ensure housing is treated as a right, not a privilege.”

    “Growing up, I watched my single mom work tirelessly to afford a safe apartment for my sisters and me. But for too many Arizonans, no matter how hard they work, rents continue to rise and the only hope for assistance is at the end of a years-long waitlist,” said Senator Gallego. “My bill finally addresses the disparities in the federal housing voucher program so that more Arizonans can get into safe, affordable homes. This is just the first step in my fight to bring down housing costs in Arizona and across the country.”

    “The Southern Nevada Regional Housing Authority (SNRHA) supports the reintroduction of the Housing Vouchers Fairness Act and the authorization of an additional $2 billion in funding to HUD for the Housing Choice Voucher program,” said Lewis Jordan, Executive Director of the Southern Nevada Regional Housing Authority. “Our organization works to provide safe and affordable housing which we feel is foundational for strong families and strong communities.  Increasing access to vouchers in fast-growing and high-cost communities ensures that working families have the opportunity for better employment, better education, and better opportunities, rather than struggle to provide basic needs for their children or elderly loved ones.”

    “The Nevada Housing Coalition supports the reintroduction of the Housing Voucher Fairness Act. This legislation takes a meaningful step toward correcting deep-rooted inequities in the distribution of housing assistance.

    Communities like Southern Nevada; one of the fastest-growing regions in the country continue to face tremendous challenges due to outdated funding formulas that simply don’t reflect current population growth or housing market realities,” said Maurice Page, Nevada Housing Coalition Executive Director. “This investment is not just about vouchers, it’s about giving families a fair shot at stability, dignity, and opportunity. We commend Representative Titus for championing this effort and remain committed to working alongside federal leaders to ensure housing resources reach the communities that need them most.”

    “We commend Congresswoman Titus for taking thoughtful steps to address Nevada’s growing housing affordability challenges,” said Robin Crawford, executive director of the Nevada State Apartment Association. “This legislation reflects a practical approach to strengthening the housing voucher program in a way that supports both residents in need and the housing providers who serve them. We look forward to continued collaboration with Representative Titus and other leaders to ensure meaningful progress on this critical issue.”

    “The National Association of REALTORS® (NAR) supports the reintroduction of the Housing Vouchers Fairness Act, which will expand access to rental assistance by increasing the number of HUD housing vouchers allocated to states,” said the National Association of REALTORS®.  “Ensuring more families have access to safe, stable housing is critical to begin addressing our nation’s affordability crisis. REALTORS® are committed to advancing policies that promote housing stability, affordability, and fairness, and we thank Congresswoman Titus for introducing this important legislation.”

    Background

    The Housing Choice Voucher Program, also known as Section 8, is the federal government’s major program for assisting low-income families, the elderly, and the disabled with affordable, decent, safe, and sanitary housing in the private market.

    Currently, HUD’s Housing Choice Voucher program does not meet Southern Nevada’s demand for affordable rental housing because the number of available vouchers has not kept pace with the state’s growing population. Currently, the federal formulas that allocate vouchers are based on outdated population calculations dating back to the 2000 census.

    Clark County, NV, with a population of 2.3 million, has just over 12,500 vouchers available for residents. The city of Chicago, with a population of 2.6 million, has 47,000 vouchers, nearly four times the amount. From 2012 to 2022, Clark County’s population increased by 333,341 (16.75%), according to the US Census Bureau. There is currently a waitlist of 27,000 applicants for vouchers in Southern Nevada. 

    The Housing Vouchers Fairness Act corrects this disparity by authorizing an additional $2 billion in funding for HUD for the Housing Choice Voucher program to ensure the public housing authorities that represent the country’s 25 fastest-growing areas with a population of over 100,000 have enough vouchers to meet the needs of their populations.

    MIL OSI USA News

  • MIL-OSI: FinWise Bancorp to Host First Quarter 2025 Earnings Conference Call and Webcast on Wednesday, April 30, 2025

    Source: GlobeNewswire (MIL-OSI)

    MURRAY, Utah, April 03, 2025 (GLOBE NEWSWIRE) — FinWise Bancorp (NASDAQ: FINW) (“FinWise” or the “Company”), the parent company of FinWise Bank, today announced that it will report its first quarter 2025 results and host a conference call and webcast after the market close on Wednesday, April 30, 2025.

    Conference Call Information

    The conference call will be held at 5:30 p.m. ET to discuss financial results for the first quarter of 2025. The dial-in number is 1-877-423-9813 (toll-free) or 1-201-689-8573 (international). The conference ID is 13752183. Please dial the number 10 minutes prior to the scheduled start time.

    Webcast Information

    The webcast will be available on the Company’s website at FinWise Earnings Call Live Webcast and a replay of the call will be available at Investor Relations | FinWise Bancorp (gcs-web.com) for six months following the call.

    Submission of Conference Call Questions

    In addition to questions asked live by analysts during the call, the Company will also accept for consideration questions submitted via email prior to 5:30 p.m. ET on Wednesday, April 30, 2025. Please email questions to investors@finwisebank.com.

    About FinWise Bancorp

    FinWise provides Banking and Payments solutions to fintech brands. The Company is expanding and diversifying its business model by incorporating Payments (MoneyRailsTM) and BIN Sponsorship offerings. Its existing Strategic Program Lending business, conducted through scalable API-driven infrastructure, powers deposit, lending and payments programs for leading fintech brands. In addition, FinWise manages other Lending programs such as SBA 7(a), Owner Occupied Commercial Real Estate, and Leasing, which provide flexibility for disciplined balance sheet growth. Through its compliance oversight and risk management-first culture, the Company is well positioned to guide fintechs through a rigorous process to facilitate regulatory compliance.

    For more information on FinWise Bank, visit https://investors.finwisebancorp.com.

    Contacts:
    investors@finwisebank.com
    media@finwisebank.com

    The MIL Network

  • MIL-OSI: FinWise Bancorp to Host First Quarter 2025

    Source: GlobeNewswire (MIL-OSI)

    MURRAY, Utah, April 03, 2025 (GLOBE NEWSWIRE) — FinWise Bancorp (NASDAQ: FINW) (“FinWise” or the “Company”), the parent company of FinWise Bank, today announced that it will report its first quarter 2025 results and host a conference call and webcast after the market close on Wednesday, April 30, 2025.

    Conference Call Information

    The conference call will be held at 5:30 p.m. ET to discuss financial results for the first quarter of 2025. The dial-in number is 1-877-423-9813 (toll-free) or 1-201-689-8573 (international). The conference ID is 13752183. Please dial the number 10 minutes prior to the scheduled start time.

    Webcast Information

    The webcast will be available on the Company’s website at FinWise Earnings Call Live Webcast and a replay of the call will be available at Investor Relations | FinWise Bancorp (gcs-web.com) for six months following the call.

    Submission of Conference Call Questions

    In addition to questions asked live by analysts during the call, the Company will also accept for consideration questions submitted via email prior to 5:30 p.m. ET on Wednesday, April 30, 2025. Please email questions to investors@finwisebank.com.

    About FinWise Bancorp

    FinWise provides Banking and Payments solutions to fintech brands. The Company is expanding and diversifying its business model by incorporating Payments (MoneyRailsTM) and BIN Sponsorship offerings. Its existing Strategic Program Lending business, conducted through scalable API-driven infrastructure, powers deposit, lending and payments programs for leading fintech brands. In addition, FinWise manages other Lending programs such as SBA 7(a), Owner Occupied Commercial Real Estate, and Leasing, which provide flexibility for disciplined balance sheet growth. Through its compliance oversight and risk management-first culture, the Company is well positioned to guide fintechs through a rigorous process to facilitate regulatory compliance.

    For more information on FinWise Bank, visit https://investors.finwisebancorp.com.

    Contacts:
    investors@finwisebank.com
    media@finwisebank.com

    The MIL Network

  • MIL-OSI Economics: Meeting of 5-6 March 2025

    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, 5-6 March 2025

    3 April 2025

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

    Financial market developments

    Ms Schnabel started her presentation by noting that, since the Governing Council’s previous monetary policy meeting on 29-30 January 2025, euro area and US markets had moved in opposite directions in a highly volatile political environment. In the euro area, markets had focused on the near-term macroeconomic backdrop, with incoming data in the euro area surprising on the upside. Lower energy prices responding in part to the prospect of a ceasefire in Ukraine, looser fiscal policy due to increased defence spending and a potential relaxation of Germany’s fiscal rules had supported investor sentiment. This contrasted with developments in the United States, where market participants’ assessment of the new US Administration’s policy decisions had turned more negative amid fears of tariffs driving prices up and dampening consumer and business sentiment.

    A puzzling feature of recent market developments had been the dichotomy between measures of policy uncertainty and financial market volatility. Global economic policy uncertainty had shot up in the final quarter of 2024 and had reached a new all-time high, surpassing the peak seen at the start of the COVID-19 pandemic in 2020. By contrast, volatility in euro area and US equity markets had remained muted, despite having broadly traced dynamics in economic policy uncertainty over the past 15 years. Only more recently, with the prospect of tariffs becoming more concrete, had stock market volatility started to pick up from low levels.

    Risk sentiment in the euro area remained strong and close to all-time highs, outpacing the United States, which had declined significantly since the Governing Council’s January monetary policy meeting. This mirrored the divergence of macroeconomic developments. The Citigroup Economic Surprise Index for the euro area had turned positive in February 2025, reaching its highest level since April 2024. This was in contrast to developments in the United States, where economic surprises had been negative recently.

    The divergence in investor appetite was most evident in stock markets. The euro area stock market continued to outperform its US counterpart, posting the strongest year-to-date performance relative to the US index in almost a decade. Stock market developments were aligned with analysts’ earnings expectations, which had been raised for European firms since the start of 2025. Meanwhile, US earnings estimates had been revised down continuously for the past eleven weeks.

    Part of the recent outperformance of euro area equities stemmed from a catch-up in valuations given that euro area equities had performed less strongly than US stocks in 2024. Moreover, in spite of looming tariffs, the euro area equity market was benefiting from potential growth tailwinds, including a possible ceasefire in Ukraine, the greater prospect of a stable German government following the country’s parliamentary elections and the likelihood of increased defence spending in the euro area. The share prices of tariff-sensitive companies had been significantly underperforming their respective benchmarks in both currency areas, but tariff-sensitive stocks in the United States had fared substantially worse.

    Market pricing also indicated a growing divergence in inflation prospects between the euro area and the United States. In the euro area, the market’s view of a gradual disinflation towards the ECB’s 2% target remained intact. One-year forward inflation compensation one year ahead stood at around 2%, while the one-year forward inflation-linked swap rate one year ahead continued to stand somewhat below 2%. However, inflation compensation had moved up across maturities on 5 March 2025. In the United States, one-year forward inflation compensation one year ahead had increased significantly, likely driven in part by bond traders pricing in the inflationary effects of tariffs on US consumer prices. Indicators of the balance of risks for inflation suggested that financial market participants continued to see inflation risks in the euro area as broadly balanced across maturities.

    Changing growth and inflation prospects had also been reflected in monetary policy expectations for the euro area. On the back of slightly lower inflation compensation due to lower energy prices, expectations for ECB monetary policy had edged down. A 25 basis point cut was fully priced in for the current Governing Council monetary policy meeting, while markets saw a further rate cut at the following meeting as uncertain. Most recently, at the time of the meeting, rate investors no longer expected three more 25 basis point cuts in the deposit facility rate in 2025. Participants in the Survey of Monetary Analysts, finalised in the last week of February, had continued to expect a slightly faster easing cycle.

    Turning to euro area market interest rates, the rise in nominal ten-year overnight index swap (OIS) rates since the 11-12 December 2024 Governing Council meeting had largely been driven by improving euro area macroeconomic data, while the impact of US factors had been small overall. Looking back, euro area ten-year nominal and real OIS rates had overall been remarkably stable since their massive repricing in 2022, when the ECB had embarked on the hiking cycle. A key driver of persistently higher long-term rates had been the market’s reassessment of the real short-term rate that was expected to prevail in the future. The expected real one-year forward rate four years ahead had surged in 2022 as investors adjusted their expectations away from a “low-for-long” interest rate environment, suggesting that higher real rates were expected to be the new normal.

    The strong risk sentiment had also been transmitted to euro area sovereign bond spreads relative to yields on German government bonds, which remained at contained levels. Relative to OIS rates, however, the spreads had increased since the January monetary policy meeting – this upward move intensified on 5 March with the expectation of a substantial increase in defence spending. One factor behind the gradual widening of asset swap spreads over the past two years had been the increasing net supply of government bonds, which had been smoothly absorbed in the market.

    Regarding the exchange rate, after a temporary depreciation the euro had appreciated slightly against the US dollar, going above the level seen at the time of the January meeting. While the repricing of expectations regarding ECB monetary policy relative to the United States had weighed on the euro, as had global risk sentiment, the euro had been supported by the relatively stronger euro area economic outlook.

    Ms Schnabel then considered the implications of recent market developments for overall financial conditions. Since the Governing Council’s previous monetary policy meeting, a broad-based and pronounced easing in financial conditions had been observed. This was driven primarily by higher equity prices and, to a lesser extent, by lower interest rates. The decline in euro area real risk-free interest rates across the yield curve implied that the euro area real yield curve remained well within neutral territory.

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

    Mr Lane started his introduction by noting that, according to Eurostat’s flash release, headline inflation in the euro area had declined to 2.4% in February, from 2.5% in January. While energy inflation had fallen from 1.9% to 0.2% and services inflation had eased from 3.9% to 3.7%, food inflation had increased to 2.7%, from 2.3%, and non-energy industrial goods inflation had edged up from 0.5% to 0.6%.

    Most indicators of underlying inflation suggested that inflation would settle at around the 2% medium-term target on a sustained basis. The Persistent and Common Component of Inflation had ticked down to 2.1% in January. Domestic inflation, which closely tracked services inflation, had declined by 0.2 percentage points to 4.0%. But it remained high, as wages and some services prices were still adjusting to the past inflation surge with a substantial delay. Recent wage negotiations pointed to a continued moderation in labour cost pressures. For instance, negotiated wage growth had decreased to 4.1% in the fourth quarter of 2024. The wage tracker and an array of survey indicators also suggested a continued weakening of wage pressures in 2025.

    Inflation was expected to evolve along a slightly higher path in 2025 than had been expected in the Eurosystem staff’s December projections, owing to higher energy prices. At the same time, services inflation was expected to continue declining in early 2025 as the effects from lagged repricing faded, wage pressures receded and the impact of past monetary policy tightening continued to feed through. Most measures of longer-term inflation expectations still stood at around 2%. Near-term market-based inflation compensation had declined across maturities, likely reflecting the most recent decline in energy prices, but longer-term inflation compensation had recently increased in response to emerging fiscal developments. Consumer inflation expectations had resumed their downward momentum in January.

    According to the March ECB staff projections, headline inflation was expected to average 2.3% in 2025, 1.9% in 2026 and 2.0% in 2027. Compared with the December 2024 projections, inflation had been revised up by 0.2 percentage points for 2025, reflecting stronger energy price dynamics in the near term. At the same time, the projections were unchanged for 2026 and had been revised down by 0.1 percentage points for 2027. For core inflation, staff projected a slowdown from an average of 2.2% in 2025 to 2.0% in 2026 and to 1.9% in 2027 as labour cost pressures eased further, the impact of past shocks faded and the past monetary policy tightening continued to weigh on prices. The core inflation projection was 0.1 percentage points lower for 2025 compared with the December projections round, as recent data releases had surprised on the downside, but they had been revised up by the same amount for 2026, reflecting the lagged indirect effects of the past depreciation of the euro as well as higher energy inflation in 2025.

    Geopolitical uncertainties loomed over the global growth outlook. The Purchasing Managers’ Index (PMI) for global composite output excluding the euro area had declined in January to 52.0, amid a broad-based slowdown in the services sector across key economies. The discussions between the United States and Russia over a possible ceasefire in Ukraine, as well as the de-escalation in the Middle East, had likely contributed to the recent decline in oil and gas prices on global commodity markets. Nevertheless, geopolitical tensions remained a major source of uncertainty. Euro area foreign demand growth was projected to moderate, declining from 3.4% in 2024 to 3.2% in 2025 and then to 3.1% in 2026 and 2027. Downward revisions to the projections for global trade compared with the December 2024 projections reflected mostly the impact of tariffs on US imports from China.

    The euro had remained stable in nominal effective terms and had appreciated against the US dollar since the last monetary policy meeting. From the start of the easing cycle last summer, the euro had depreciated overall both against the US dollar and in nominal effective terms, albeit showing a lot of volatility in the high frequency data. Energy commodity prices had decreased following the January meeting, with oil prices down by 4.6% and gas prices down by 12%. However, energy markets had also seen a lot of volatility recently.

    Turning to activity in the euro area, GDP had grown modestly in the fourth quarter of 2024. Manufacturing was still a drag on growth, as industrial activity remained weak in the winter months and stood below its third-quarter level. At the same time, survey indicators for manufacturing had been improving and indicators for activity in the services sector were moderating, while remaining in expansionary territory. Although growth in domestic demand had slowed in the fourth quarter, it remained clearly positive. In contrast, exports had likely continued to contract in the fourth quarter. Survey data pointed to modest growth momentum in the first quarter of 2025. The composite output PMI had stood at 50.2 in February, unchanged from January and up from an average of 49.3 in the fourth quarter of 2024. The PMI for manufacturing output had risen to a nine-month high of 48.9, whereas the PMI for services business activity had been 50.6, remaining in expansionary territory but at its lowest level for a year. The more forward-looking composite PMI for new orders had edged down slightly in February owing to its services component. The European Commission’s Economic Sentiment Indicator had improved in January and February but remained well below its long-term average.

    The labour market remained robust. Employment had increased by 0.1 percentage points in the fourth quarter and the unemployment rate had stayed at its historical low of 6.2% in January. However, demand for labour had moderated, which was reflected in fewer job postings, fewer job-to-job transitions and declining quit intentions for wage or career reasons. Recent survey data suggested that employment growth had been subdued in the first two months of 2025.

    In terms of fiscal policy, a tightening of 0.9 percentage points of GDP had been achieved in 2024, mainly because of the reversal of inflation compensatory measures and subsidies. In the March projections a further slight tightening was foreseen for 2025, but this did not yet factor in the news received earlier in the week about the scaling-up of defence spending.

    Looking ahead, growth should be supported by higher incomes and lower borrowing costs. According to the staff projections, exports should also be boosted by rising global demand as long as trade tensions did not escalate further. But uncertainty had increased and was likely to weigh on investment and exports more than previously expected. Consequently, ECB staff had again revised down growth projections, by 0.2 percentage points to 0.9% for 2025 and by 0.2 percentage points to 1.2% for 2026, while keeping the projection for 2027 unchanged at 1.3%. Respondents to the Survey of Monetary Analysts expected growth of 0.8% in 2025, 0.2 percentage points lower than in January, but continued to expect growth of 1.1% in 2026 and 1.2% in 2027, unchanged from January.

    Market interest rates in the euro area had decreased after the January meeting but had risen over recent days in response to the latest fiscal developments. The past interest rate cuts, together with anticipated future cuts, were making new borrowing less expensive for firms and households, and loan growth was picking up. At the same time, a headwind to the easing of financing conditions was coming from past interest rate hikes still transmitting to the stock of credit, and lending remained subdued overall. The cost of new loans to firms had declined further by 12 basis points to 4.2% in January, about 1 percentage point below the October 2023 peak. By contrast, the cost of issuing market-based corporate debt had risen to 3.7%, 0.2 percentage points higher than in December. Mortgage rates were 14 basis points lower at 3.3% in January, around 80 basis points below their November 2023 peak. However, the average cost of bank credit measured on the outstanding stock of loans had declined substantially less than that of new loans to firms and only marginally for mortgages.

    Annual growth in bank lending to firms had risen to 2.0% in January, up from 1.7% in December. This had mainly reflected base effects, as the negative flow in January 2024 had dropped out of the annual calculation. Corporate debt issuance had increased in January in terms of the monthly flow, but the annual growth rate had remained broadly stable at 3.4%. Mortgage lending had continued its gradual rise, with an annual growth rate of 1.3% in January after 1.1% in December.

    Monetary policy considerations and policy options

    In summary, the disinflation process remained well on track. Inflation had continued to develop broadly as staff expected, and the latest projections closely aligned with the previous inflation outlook. Most measures of underlying inflation suggested that inflation would settle at around the 2% medium-term target on a sustained basis. Wage growth was moderating as expected. The recent interest rate cuts were making new borrowing less expensive and loan growth was picking up. At the same time, past interest rate hikes were still transmitting to the stock of credit and lending remained subdued overall. The economy faced continued headwinds, reflecting lower exports and ongoing weakness in investment, in part originating from high trade policy uncertainty as well as broader policy uncertainty. Rising real incomes and the gradually fading effects of past rate hikes continued to be the key drivers underpinning the expected pick-up in demand over time.

    Based on this assessment, Mr Lane proposed lowering the three key ECB interest rates by 25 basis points. In particular, the proposal to lower the deposit facility rate – the rate through which the Governing Council steered the monetary policy stance – was rooted in the updated assessment of the inflation outlook, the dynamics of underlying inflation and the strength of monetary policy transmission.

    Moving the deposit facility rate from 2.75% to 2.50% would be a robust decision. In particular, holding at 2.75% could weaken the required recovery in consumption and investment and thereby risk undershooting the inflation target in the medium term. Furthermore, the new projections indicated that, if the baseline dynamics for inflation and economic growth continued to hold, further easing would be required to stabilise inflation at the medium-term target on a sustainable basis. Under this baseline, from a macroeconomic perspective, a variety of rate paths over the coming meetings could deliver the remaining degree of easing. This reinforced the value of a meeting-by-meeting approach, with no pre-commitment to any particular rate path. In the near term, it would allow the Governing Council to take into account all the incoming data between the current meeting and the meeting on 16-17 April, together with the latest waves of the ECB’s surveys, including the bank lending survey, the Corporate Telephone Survey, the Survey of Professional Forecasters and the Consumer Expectations Survey.

    Moreover, the Governing Council should pay special attention to the unfolding geopolitical risks and emerging fiscal developments in view of their implications for activity and inflation. In particular, compared with the rate paths consistent with the baseline projection, the appropriate rate path at future meetings would also reflect the evolution and/or materialisation of the upside and downside risks to inflation and economic momentum.

    As the Governing Council had advanced further in the process of lowering rates from their peak, the communication about the state of transmission in the monetary policy statement should evolve. Mr Lane proposed replacing the “level” assessment that “monetary policy remains restrictive” with the more “directional” statement that “our monetary policy is becoming meaningfully less restrictive”. In a similar vein, the Governing Council should replace the reference “financing conditions continue to be tight” with an acknowledgement that “a headwind to the easing of financing conditions comes from past interest rate hikes still transmitting to the stock of credit, and lending remains subdued overall”.

    2. Governing Council’s discussion and monetary policy decisions

    Economic, monetary and financial analyses

    As regards the external environment, members took note of the assessment provided by Mr Lane. Global activity at the end of 2024 had been marginally stronger than expected (possibly supported by firms frontloading imports of foreign inputs ahead of potential trade disruptions) and according to the March 2025 ECB staff projections global growth was expected to remain fairly solid overall, while moderating slightly over 2025-27. This moderation came mainly from expected lower growth rates for the United States and China, which were partially compensated for by upward revisions to the outlook for other economies. Euro area foreign demand was seen to evolve broadly in line with global activity over the rest of the projection horizon. Compared with the December 2024 Eurosystem staff projections, foreign demand was projected to be slightly weaker over 2025-27. This weakness was seen to stem mainly from lower US imports. Recent data in the United States had come in on the soft side. It was highlighted that the March 2025 projections only incorporated tariffs implemented at the time of the cut-off date (namely US tariffs of 10% on imports from China and corresponding retaliatory tariffs on US exports to China). By contrast, US tariffs that had been suspended or not yet formally announced at the time of the cut-off date were treated as risks to the baseline projections.

    Elevated and exceptional uncertainty was highlighted as a key theme for both the external environment and the euro area economy. Current uncertainties were seen as multidimensional (political, geopolitical, tariff-related and fiscal) and as comprising “radical” or “Knightian” elements, in other words a type of uncertainty that could not be quantified or captured well by standard tools and quantitative analysis. In particular, the unpredictable patterns of trade protectionism in the United States were currently having an impact on the outlook for the global economy and might also represent a more lasting regime change. It was also highlighted that, aside from specific, already enacted tariff measures, uncertainty surrounding possible additional measures was creating significant extra headwinds in the global economy.

    The impact of US tariffs on trading partners was seen to be clearly negative for activity while being more ambiguous for inflation. For the latter, an upside effect in the short term, partly driven by the exchange rate, might be broadly counterbalanced by downside pressures on prices from lower demand, especially over the medium term. It was underlined that it was challenging to determine, ex ante, the impact of protectionist measures, as this would depend crucially on how the measures were deployed and was likely to be state and scale-dependent, in particular varying with the duration of the protectionist measures and the extent of any retaliatory measures. More generally, a tariff could be seen as a tax on production and consumption, which also involved a wealth transfer from the private to the public sector. In this context, it was underlined that tariffs were generating welfare losses for all parties concerned.

    With regard to economic activity in the euro area, members broadly agreed with the assessment presented by Mr Lane. The overall narrative remained that the economy continued to grow, but in a modest way. Based on Eurostat’s flash release for the euro area (of 14 February) and available country data, year-on-year growth in the fourth quarter of 2024 appeared broadly in line with what had been expected. However, the composition was somewhat different, with more private and government consumption, less investment and deeply negative net exports. It was mentioned that recent surveys had been encouraging, pointing to a turnaround in the interest rate-sensitive manufacturing sector, with the euro area manufacturing PMI reaching its highest level in 24 months. While developments in services continued to be better than those in manufacturing, survey evidence suggested that momentum in the services sector could be slowing, although manufacturing might become less negative – a pattern of rotation also seen in surveys of the global economy. Elevated uncertainty was undoubtedly a factor holding back firms’ investment spending. Exports were also weak, particularly for capital goods.The labour market remained resilient, however. The unemployment rate in January (6.2%) was at a historical low for the euro area economy, once again better than expected, although the positive momentum in terms of the rate of employment growth appeared to be moderating.

    While the euro area economy was still expected to grow in the first quarter of the year, it was noted that incoming data were mixed. Current and forward-looking indicators were becoming less negative for the manufacturing sector but less positive for the services sector. Consumer confidence had ticked up in the first two months of 2025, albeit from low levels, while households’ unemployment expectations had also improved slightly. Regarding investment, there had been some improvement in housing investment indicators, with the housing output PMI having improved measurably, thus indicating a bottoming-out in the housing market, and although business investment indicators remained negative, they were somewhat less so. Looking ahead, economic growth should continue and strengthen over time, although once again more slowly than previously expected. Real wage developments and more affordable credit should support household spending. The outlook for investment and exports remained the most uncertain because it was clouded by trade policy and geopolitical uncertainties.

    Broad agreement was expressed with the latest ECB staff macroeconomic projections. Economic growth was expected to continue, albeit at a modest pace and somewhat slower than previously expected. It was noted, however, that the downward revision to economic growth in 2025 was driven in part by carry-over effects from a weak fourth quarter in 2024 (according to Eurostat’s flash release). Some concern was raised that the latest downward revisions to the current projections had come after a sequence of downward revisions. Moreover, other institutions’ forecasts appeared to be notably more pessimistic. While these successive downward revisions to the staff projections had been modest on an individual basis, cumulatively they were considered substantial. At the same time, it was highlighted that negative judgement had been applied to the March projections, notably on investment and net exports among the demand components. By contrast, there had been no significant change in the expected outlook for private consumption, which, supported by real wage growth, accumulated savings and lower interest rates, was expected to remain the main element underpinning growth in economic activity.

    While there were some downward revisions to expectations for government consumption, investment and exports, the outlook for each of these components was considered to be subject to heightened uncertainty. Regarding government consumption, recent discussions in the fiscal domain could mean that the slowdown in growth rates of government spending in 2025 assumed in the projections might not materialise after all. These new developments could pose risks to the projections, as they would have an impact on economic growth, inflation and possibly also potential growth, countering the structural weakness observed so far. At the same time, it was noted that a significant rise in the ten-year yields was already being observed, whereas the extra stimulus from military spending would likely materialise only further down the line. Overall, members considered that the broad narrative of a modestly growing euro area economy remained valid. Developments in US trade policies and elevated uncertainty were weighing on businesses and consumers in the euro area, and hence on the outlook for activity.

    Private consumption had underpinned euro area growth at the end of 2024. The ongoing increase in real wages, as well as low unemployment, the stabilisation in consumer confidence and saving rates that were still above pre-pandemic levels, provided confidence that a consumption-led recovery was still on track. But some concern was expressed over the extent to which private consumption could further contribute to a pick-up in growth. In this respect, it was argued that moderating real wage growth, which was expected to be lower in 2025 than in 2024, and weak consumer confidence were not promising for a further increase in private consumption. Concerning the behaviour of household savings, it was noted that saving rates were clearly higher than during the pre-pandemic period, although they were projected to decline gradually over the forecast horizon. However, the current heightened uncertainty and the increase in fiscal deficits could imply that higher household savings might persist, partly reflecting “Ricardian” effects (i.e. consumers prone to increase savings in anticipation of higher future taxes needed to service the extra debt). At the same time, it was noted that the modest decline in the saving rate was only one factor supporting the outlook for private consumption.

    Regarding investment, a distinction was made between housing and business investment. For housing, a slow recovery was forecast during the course of 2025 and beyond. This was based on the premise of lower interest rates and less negative confidence indicators, although some lag in housing investment might be expected owing to planning and permits. The business investment outlook was considered more uncertain. While industrial confidence was low, there had been some improvement in the past couple of months. However, it was noted that confidence among firms producing investment goods was falling and capacity utilisation in the sector was low and declining. It was argued that it was not the level of interest rates that was currently holding back business investment, but a high level of uncertainty about economic policies. In this context, concern was expressed that ongoing uncertainty could result in businesses further delaying investment, which, if cumulated over time, would weigh on the medium-term growth potential.

    The outlook for exports and the direct and indirect impact of tariff measures were a major concern. It was noted that, as a large exporter, particularly of capital goods, the euro area might feel the biggest impact of such measures. Reference was made to scenario calculations that suggested that there would be a significant negative impact on economic growth, particularly in 2025, if the tariffs on Mexico, Canada and the euro area currently being threatened were actually implemented. Regarding the specific impact on euro area exports, it was noted that, to understand the potential impact on both activity and prices, a granular level of analysis would be required, as sectors differed in terms of competition and pricing power. Which specific goods were targeted would also matter. Furthermore, while imports from the United States (as a percentage of euro area GDP) had increased over the past decade, those from the rest of the world (China, the rest of Asia and other EU countries) were larger and had increased by more.

    Members overall assessed that the labour market continued to be resilient and was developing broadly in line with previous expectations. The euro area unemployment rate remained at historically low levels and well below estimates of the non-accelerating inflation rate of unemployment. The strength of the labour market was seen as attenuating the social cost of the relatively weak economy as well as supporting upside pressures on wages and prices. While there had been some slowdown in employment growth, this also had to be seen in the context of slowing labour force growth. Furthermore, the latest survey indicators suggested a broad stabilisation rather than any acceleration in the slowdown. Overall, the euro area labour market remained tight, with a negative unemployment gap.

    Against this background, members reiterated that fiscal and structural policies should make the economy more productive, competitive and resilient. It was noted that recent discussions at the national and EU levels raised the prospect of a major change in the fiscal stance, notably in the euro area’s largest economy but also across the European Union. In the baseline projections, which had been finalised before the recent discussions, a fiscal tightening over 2025-27 had been expected owing to a reversal of previous subsidies and termination of the Next Generation EU programme in 2027. Current proposals under discussion at the national and EU levels would represent a substantial change, particularly if additional measures beyond extra defence spending were required to achieve the necessary political buy-in. It was noted, however, that not all countries had sufficient fiscal space. Hence it was underlined that governments should ensure sustainable public finances in line with the EU’s economic governance framework and should prioritise essential growth-enhancing structural reforms and strategic investment. It was also reiterated that the European Commission’s Competitiveness Compass provided a concrete roadmap for action and its proposals should be swiftly adopted.

    In light of exceptional uncertainty around trade policies and the fiscal outlook, it was noted that one potential impact of elevated uncertainty was that the baseline scenario was becoming less likely to materialise and risk factors might suddenly enter the baseline. Moreover, elevated uncertainty could become a persistent fact of life. It was also considered that the current uncertainty was of a different nature to that normally considered in the projection exercises and regular policymaking. In particular, uncertainty was not so much about how certain variables behaved within the model (or specific model parameters) but whether fundamental building blocks of the models themselves might have to be reconsidered (also given that new phenomena might fall entirely outside the realm of historical data or precedent). This was seen as a call for new approaches to capture uncertainty.

    Against this background, members assessed that even though some previous downside risks had already materialised, the risks to economic growth had increased and remained tilted to the downside. An escalation in trade tensions would lower euro area growth by dampening exports and weakening the global economy. Ongoing uncertainty about global trade policies could drag investment down. Geopolitical tensions, such as Russia’s unjustified war against Ukraine and the tragic conflict in the Middle East, remained a major source of uncertainty. Growth could be lower if the lagged effects of monetary policy tightening lasted longer than expected. At the same time, growth could be higher if easier financing conditions and falling inflation allowed domestic consumption and investment to rebound faster. An increase in defence and infrastructure spending could also add to growth. For the near-term outlook, the ECB’s mechanical updates of growth expectations in the first half of 2025 suggested some downside risk. Beyond the near term, it was noted that the baseline projections only included tariffs (and retaliatory measures) already implemented but not those announced or threatened but not yet implemented. The materialisation of additional tariff measures would weigh on euro area exports and investment as well as add to the competitiveness challenges facing euro area businesses. At the same time, the potential fiscal impulse had not been included either.

    With regard to price developments, members largely agreed that the disinflation process was on track, with inflation continuing to develop broadly as staff had expected. Domestic inflation, which closely tracked services inflation, had declined in January but remained high, as wages and some services prices were still adjusting to the past inflation surge with a delay. However, recent wage negotiations pointed to an ongoing moderation in labour cost pressures, with a lower contribution from profits partially buffering their impact on inflation and most indicators of underlying inflation pointing to a sustained return of inflation to target. Preliminary indicators for labour cost growth in the fourth quarter of 2024 suggested a further moderation, which gave some greater confidence that moderating wage growth would support the projected disinflation process.

    It was stressed that the annual growth of compensation per employee, which, based on available euro area data, had stood at 4.4% in the third quarter of 2024, should be seen as the most important and most comprehensive measure of wage developments. According to the projections, it was expected to decline substantially by the end of 2025, while available hard data on wage growth were still generally coming in above 4%, and indications from the ECB wage tracker were based only on a limited number of wage agreements for the latter part of 2025. The outlook for wages was seen as a key element for the disinflation path foreseen in the projections, and the sustainable return of inflation to target was still subject to considerable uncertainty. In this context, some concern was expressed that relatively tight labour markets might slow the rate of moderation and that weak labour productivity growth might push up the rate of increase in unit labour costs.

    With respect to the incoming data, members reiterated that hard data for the first quarter would be crucial for ascertaining further progress with disinflation, as foreseen in the staff projections. The differing developments among the main components of the Harmonised Index of Consumer Prices (HICP) were noted. Energy prices had increased but were volatile, and some of the increases had already been reversed most recently. Notwithstanding the increases in the annual rate of change in food prices, momentum in this salient component was down. Developments in the non-energy industrial goods component remained modest. Developments in services were the main focus of discussions. While some concerns were expressed that momentum in services appeared to have remained relatively elevated or had even edged up (when looking at three-month annualised growth rates), it was also argued that the overall tendency was clearly down. It was stressed that detailed hard data on services inflation over the coming months would be key and would reveal to what extent the projected substantial disinflation in services in the first half of 2025 was on track.

    Regarding the March inflation projections, members commended the improved forecasting performance in recent projection rounds. It was underlined that the 0.2 percentage point upward revision to headline inflation for 2025 primarily reflected stronger energy price dynamics compared with the December projections. Some concern was expressed that inflation was now only projected to reach 2% on a sustained basis in early 2026, rather than in the course of 2025 as expected previously. It was also noted that, although the baseline scenario had been broadly materialising, uncertainties had been increasing substantially in several respects. Furthermore, recent data releases had seen upside surprises in headline inflation. However, it was remarked that the latest upside revision to the headline inflation projections had been driven mainly by the volatile prices of crude oil and natural gas, with the decline in those prices since the cut-off date for the projections being large enough to undo much of the upward revision. In addition, it was underlined that the projections for HICP inflation excluding food and energy were largely unchanged, with staff projecting an average of 2.2% for 2025 and 2.0% for 2026. The argument was made that the recent revisions showed once again that it was misleading to mechanically relate lower growth to lower inflation, given the prevalence of supply-side shocks.

    With respect to inflation expectations, reference was made to the latest market-based inflation fixings, which were typically highly sensitive to the most recent energy commodity price developments. Beyond the short term, inflation fixings were lower than the staff projections. Attention was drawn to a sharp increase in the five-year forward inflation expectations five years ahead following the latest expansionary fiscal policy announcements. However, it was argued that this measure remained consistent with genuine expectations broadly anchored around 2% if estimated risk premia were taken into account, and there had been a less substantial adjustment in nearer-term inflation compensation. Looking at other sources of evidence on expectations, collected before the fiscal announcements (as was the case for all survey evidence), panellists in the Survey of Monetary Analysts saw inflation close to 2%. Consumer inflation expectations from the ECB Consumer Expectations Survey were generally at higher levels, but they showed a small downtick for one-year ahead expectations. It was also highlighted that firms mentioned inflation in their earnings calls much less frequently, suggesting inflation was becoming less salient.

    Against this background, members saw a number of uncertainties surrounding the inflation outlook. Increasing friction in global trade was adding more uncertainty to the outlook for euro area inflation. A general escalation in trade tensions could see the euro depreciate and import costs rise, which would put upward pressure on inflation. At the same time, lower demand for euro area exports as a result of higher tariffs and a re-routing of exports into the euro area from countries with overcapacity would put downward pressure on inflation. Geopolitical tensions created two-sided inflation risks as regards energy markets, consumer confidence and business investment. Extreme weather events, and the unfolding climate crisis more broadly, could drive up food prices by more than expected. Inflation could turn out higher if wages or profits increased by more than expected. A boost in defence and infrastructure spending could also raise inflation through its effect on aggregate demand. But inflation might surprise on the downside if monetary policy dampened demand by more than expected. The view was expressed that the prospect of significantly higher fiscal spending, together with a potentially significant increase in inflation in the event of a tariff scenario with retaliation, deserved particular consideration in future risk assessments. Moreover, the risks might be exacerbated by potential second-round effects and upside wage pressures in an environment where inflation had not yet returned to target and the labour market remained tight. In particular, it was argued that the boost to domestic demand from fiscal spending would make it easier for firms to pass through higher costs to consumers rather than absorb them in their profits, at a time when inflation expectations were more fragile and firms had learned to rapidly adapt the frequency of repricing in an environment of high uncertainty. It was argued that growth concerns were mainly structural in nature and that monetary policy was ineffective in resolving structural weaknesses.

    Turning to the monetary and financial analysis, market interest rates in the euro area had decreased after the Governing Council’s January meeting, before surging in the days immediately preceding the March meeting. Long-term bond yields had risen significantly: for example, the yield on ten-year German government bonds had increased by about 30 basis points in a day – the highest one-day jump since the surge linked to German reunification in March 1990. These moves probably reflected a mix of expectations of higher average policy rates in the future and a rise in the term premium, and represented a tightening of financing conditions. The revised outlook for fiscal policy – associated in particular with the need to increase defence spending – and the resulting increase in aggregate demand were the main drivers of these developments and had also led to an appreciation of the euro.

    Looking back over a longer period, it was noted that broader financial conditions had already been easing substantially since late 2023 because of factors including monetary policy easing, the stock market rally and the recent depreciation of the euro until the past few days. In this respect, it was mentioned that, abstracting from the very latest developments, after the strong increase in long-term rates in 2022, yields had been more or less flat, albeit with some volatility. However, it was contended that the favourable impact on debt financing conditions of the decline in short-term rates had been partly offset by the recent significant increase in long-term rates. Moreover, debt financing conditions remained relatively tight compared with longer-term historical averages over the past ten to 15 years, which covered the low-interest period following the financial crisis. Wider financial markets appeared to have become more optimistic about Europe and less optimistic about the United States since the January meeting, although some doubt was raised as to whether that divergence was set to last.

    The ECB’s interest rate cuts were gradually contributing to an easing of financing conditions by making new borrowing less expensive for firms and households. The average interest rate on new loans to firms had declined to 4.2% in January, from 4.4% in December. Over the same period the average interest rate on new mortgages had fallen to 3.3%, from 3.4%. At the same time, lending rates were proving slower to turn around in real terms, so there continued to be a headwind to the easing of financing conditions from past interest rate hikes still transmitting to the stock of credit. This meant that lending rates on the outstanding stock of loans had only declined marginally, especially for mortgages. The recent substantial increase in long-term yields could also have implications for lending conditions by affecting bank funding conditions and influencing the cost of loans linked to long-term yields. However, it was noted that it was no surprise that financing conditions for households and firms still appeared tight when compared with the period of negative interest rates, because longer-term fixed rate loans taken out during the low-interest rate period were being refinanced at higher interest rates. Financing conditions were in any case unlikely to return to where they had been prior to the COVID-19 pandemic and the inflation surge. Furthermore, the most recent bank lending survey pointed to neutral or even stimulative effects of the general level of interest rates on bank lending to firms and households. Overall, it was observed that financing conditions were at present broadly as expected in a cycle in which interest rates would have been cut by 150 basis points according to the proposal, having previously been increased by 450 basis points.

    As for lending volumes, loan growth was picking up, but lending remained subdued overall. Growth in bank lending to firms had risen to 2.0% in January, up from 1.7% in December, on the back of a moderate monthly flow of new loans. Growth in debt securities issued by firms had risen to 3.4% in annual terms. Mortgage lending had continued to rise gradually but remained muted overall, with an annual growth rate of 1.3%, up from 1.1% in December.

    Underlying momentum in bank lending remained strong, with the three-month and six-month annualised growth rates standing above the annual growth rate. At the same time, it was contended that the recent uptick in bank lending to firms mainly reflected a substitution from market-based financing in response to the higher cost of debt security financing, so that the overall increase in corporate borrowing had been limited. Furthermore, lending was increasing from quite low levels, and the stock of bank loans to firms relative to GDP remained lower than 25 years ago. Nonetheless, the growth of credit to firms was now roughly back to pre-pandemic levels and more than three times the average during the 2010s, while mortgage credit growth was only slightly below the average in that period. On the household side, it was noted that the demand for housing loans was very strong according to the bank lending survey, with the average increase in demand in the last two quarters of 2024 being the highest reported since the start of the survey. This seemed to be a natural consequence of lower interest rates and suggested that mortgage lending would keep rising. However, consumer credit had not really improved over the past year.

    Strong bank balance sheets had been contributing to the recovery in credit, although it was observed that non-performing and “stage 2” loans – those loans associated with a significant increase in credit risk – were increasing. The credit dynamics that had been picking up also suggested that the decline in excess liquidity held by banks as reserves with the Eurosystem was not adversely affecting banks’ lending behaviour. This was to be expected since banks’ liquidity coverage ratios were high, and it was underlined that banks could in any case post a wide range of collateral to obtain liquidity from the ECB at any time.

    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 that the Governing Council had communicated in 2023 as shaping its reaction function. These comprised (i) the implications of the incoming economic and financial data for the inflation outlook, (ii) the dynamics of underlying inflation, and (iii) the strength of monetary policy transmission.

    Starting with the inflation outlook, members noted that inflation had continued to develop broadly as expected, with incoming data largely in line with the previous projections. Indeed, the central scenario had broadly materialised for several successive quarters, with relatively limited changes in the inflation projections. This was again the case in the March projections, which were closely aligned with the previous inflation outlook. Inflation expectations had remained well anchored despite the very high uncertainty, with most measures of longer-term inflation expectations continuing to stand at around 2%. This suggested that inflation remained on course to stabilise at the 2% inflation target in the medium term. Still, this continued to depend on the materialisation of the projected material decline in wage growth over the course of 2025 and on a swift and significant deceleration in services inflation in the coming months. And, while services inflation had declined in February, its momentum had yet to show conclusive signs of a stable downward trend.

    It was widely felt that the most important recent development was the significant increase in uncertainty surrounding the outlook for inflation, which could unfold in either direction. There were many unknowns, notably related to tariff developments and global geopolitical developments, and to the outlook for fiscal policies linked to increased defence and other spending. The latter had been reflected in the sharp moves in long-term yields and the euro exchange rate in the days preceding the meeting, while energy prices had rebounded. This meant that, while the baseline staff projection was still a reasonable anchor, a lower probability should be attached to that central scenario than in normal times. In this context, it was argued that such uncertainty was much more fundamental and important than the small revisions that had been embedded in the staff inflation projections. The slightly higher near-term profile for headline inflation in the staff projections was primarily due to volatile components such as energy prices and the exchange rate. Since the cut-off date for the projections, energy prices had partially reversed their earlier increases. With the economy now in the flat part of the disinflation process, small adjustments in the inflation path could lead to significant shifts in the precise timing of when the target would be reached. Overall, disinflation was seen to remain well on track. Inflation had continued to develop broadly as staff had expected and the latest projections closedly aligned with the previous inflation outlook. At the same time, it was widely acknowledged that risks and uncertainty had clearly increased.

    Turning to underlying inflation, members concurred that most measures of underlying inflation suggested that inflation would settle at around the 2% medium-term target on a sustained basis. Core inflation was coming down and was projected to decline further as a result of a further easing in labour cost pressures and the continued downward pressure on prices from the past monetary policy tightening. Domestic inflation, which closely tracked services inflation, had declined in January but remained high, as wages and prices of certain services were still adjusting to the past inflation surge with a substantial delay. However, while the continuing strength of the labour market and the potentially large fiscal expansion could both add to future wage pressures, there were many signs that wage growth was moderating as expected, with lower profits partially buffering the impact on inflation.

    Regarding the transmission of monetary policy, recent credit dynamics showed that monetary policy transmission was working, with both the past tightening and recent interest rate cuts feeding through smoothly to market interest rates, financing conditions, including bank lending rates, and credit flows. Gradual and cautious rate cuts had contributed substantially to the progress made towards a sustainable return of inflation to target and ensured that inflation expectations remained anchored at 2%, while securing a soft landing of the economy. The ECB’s monetary policy had supported increased lending. Looking ahead, lags in policy transmission suggested that, overall, credit growth would probably continue to increase.

    The impact of financial conditions on the economy was discussed. In particular, it was argued that the level of interest rates and possible financing constraints – stemming from the availability of both internal and external funds – might be weighing on corporate investment. At the same time, it was argued that structural factors contributed to the weakness of investment, including high energy and labour costs, the regulatory environment and increased import competition, and high uncertainty, including on economic policy and the outlook for demand. These were seen as more important factors than the level of interest rates in explaining the weakness in investment. Consumption also remained weak and the household saving rate remained high, though this could also be linked to elevated uncertainty rather than to interest rates.

    On this basis, the view was expressed that it was no longer clear whether monetary policy continued to be restrictive. With the last rate hike having been 18 months previously, and the first cut nine months previously, it was suggested that the balance was increasingly shifting towards the transmission of rate cuts. In addition, although quantitative tightening was operating gradually and smoothly in the background, the stock of asset holdings was still compressing term premia and long-term rates, while the diminishing compression over time implied a tightening.

    Monetary policy decisions and communication

    Against this background, almost all members supported the proposal by Mr Lane to lower the three key ECB interest rates by 25 basis points. Lowering the deposit facility rate – the rate through which the Governing Council steered the monetary policy stance – was justified by the updated assessment of the inflation outlook, the dynamics of underlying inflation and the strength of monetary policy transmission.

    Looking ahead, the point was made that the likely shocks on the horizon, including from escalating trade tensions, and uncertainty more generally, risked significantly weighing on growth. It was argued that these factors could increase the risk of undershooting the inflation target in the medium term. In addition, it was argued that the recent appreciation of the euro and the decline in energy prices since the cut-off date for the staff projections, together with the cooling labour market and well-anchored inflation expectations, mitigated concerns about the upward revision to the near-term inflation profile and upside risks to inflation more generally. From this perspective, it was argued that being prudent in the face of uncertainty did not necessarily equate to being gradual in adjusting the interest rate.

    By contrast, it was contended that high levels of uncertainty, including in relation to trade policies, fiscal policy developments and sticky services and domestic inflation, called for caution in policy-setting and especially in communication. Inflation was no longer foreseen to return to the 2% target in 2025 in the latest staff projections and the date had now been pushed out to the first quarter of 2026. Moreover, the latest revision to the projected path meant that inflation would by that time have remained above target for almost five years. This concern would be amplified should upside risks to inflation materialise and give rise to possible second-round effects. For example, a significant expansion of fiscal policy linked to defence and other spending would increase price pressures. This had the potential to derail the disinflation process and keep inflation higher for longer. Indeed, investors had immediately reacted to the announcements in the days preceding the meeting. This was reflected in an upward adjustment of the market interest rate curve, dialling back the number of expected rate cuts, and a sharp increase in five-year forward inflation expectations five years ahead. The combination of US tariffs and retaliation measures could also pose upside risks to inflation, especially in the near term. Moreover, firms had also learned to raise their prices more quickly in response to new inflationary shocks.

    Against this background, a few members stressed that they could only support the proposal to reduce interest rates by a further 25 basis points if there was also a change in communication that avoided any indication of future cuts or of the future direction of travel, which was seen as akin to providing forward guidance. One member abstained, as the proposed communication did not drop any reference to the current monetary policy stance being restrictive.

    In this context, members discussed in more detail the extent to which monetary policy could still be described as restrictive following the proposed interest rate cut. While it was clear that, with each successive rate cut, monetary policy was becoming less restrictive and closer to most estimates of the natural or neutral rate of interest, different views were expressed in this regard.

    On the one hand, it was argued that it was no longer possible to be confident that monetary policy was restrictive. It was noted that, following the proposed further cut of 25 basis points, the level of the deposit facility rate would be roughly equal to the current level of inflation. Even after the increase in recent days, long-term yields remained very modest in real terms. Credit and equity risk premia continued to be fairly contained and the euro was not overvalued despite the recent appreciation. There were also many indications in lending markets that the degree of policy restriction had declined appreciably. Credit was responding to monetary policy broadly as expected, with the tightening effect of past rate hikes now gradually giving way to the easing effects of the subsequent rate cuts, which had been transmitting smoothly to market and bank lending rates. This shifting balance was likely to imply a continued move towards easier credit conditions and a further recovery in credit flows. In addition, subdued growth could not be taken as evidence that policy was restrictive, given that the current weakness was seen by firms as largely structural.

    In this vein, it was also noted that a deposit facility rate of 2.50% was within, or at least at around the upper bound of, the range of Eurosystem staff estimates for the natural or neutral interest rate, with reference to the recently published Economic Bulletin box, entitled “Natural rate estimates for the euro area: insights, uncertainties and shortcomings”. Using the full array of models and ignoring estimation uncertainty, this currently ranged from 1.75% to 2.75%. Notwithstanding important caveats and the uncertainties surrounding the estimates, it was contended that they still provided a guidepost for the degree of monetary policy restrictiveness. Moreover, while recognising the high model uncertainty, it was argued that both model-based and market-based measures suggested that one main driver of the notable increase in the neutral interest rate over the past three years had been the increased net supply of government bonds. In this context, it was suggested that the impending expansionary fiscal policy linked to defence and other spending – and the likely associated increase in the excess supply of bonds – would affect real interest rates and probably lead to a persistent and significant increase in the neutral interest rate. This implied that, for a given policy rate, monetary policy would be less restrictive.

    On the other hand, it was argued that monetary policy would still be in restrictive territory even after the proposed interest rate cut. Inflation was on a clear trajectory to return to the 2% medium-term target while the euro area growth outlook was very weak. Consumption and investment remained weak despite high employment and past wage increases, consumer confidence continued to be low and the household saving ratio remained at high levels. This suggested an economy in stagnation – a sign that monetary policy was still in restrictive territory. Expansionary fiscal policy also had the potential to increase asset swap spreads between sovereign bond and OIS markets. With a greater sovereign bond supply, that intermediation spread would probably widen, which would contribute to tighter financing conditions. In addition, it was underlined that the latest staff projections were conditional on a market curve that implied about three further rate cuts, indicating that a 2.50% deposit facility rate was above the level necessary to sustainably achieve the 2% target in the medium term. It was stressed, in this context, that the staff projections did not hinge on assumptions about the neutral interest rate.

    More generally, it was argued that, while the natural or neutral rate could be a useful concept when policy rates were very far away from it and there was a need to communicate the direction of travel, it was of little value for steering policy on a meeting-by-meeting basis. This was partly because its level was fundamentally unobservable, and so it was subject to significant model and parameter uncertainty, a wide range between minimum and maximum estimates, and changing estimates over time. The range of estimates around the midpoint and the uncertainty bands around each estimate underscored why it was important to avoid excessive focus on any particular value. Rather, it was better to simply consider what policy setting was appropriate at any given point in time to meet the medium-term inflation target in light of all factors and shocks affecting the economy, including structural elements. To the extent that consideration should be given to the natural or neutral interest rate, it was noted that the narrower range of the most reliable staff estimates, between 1.75% and 2.25%, indicated that monetary policy was still restrictive at a deposit facility rate of 2.50%. Overall, while there had been a measurable increase in the natural interest rate since the pandemic, it was argued that it was unlikely to have reached levels around 2.5%.

    Against this background, the proposal by Mr Lane to change the wording of the monetary policy statement by replacing “monetary policy remains restrictive” with “monetary policy is becoming meaningfully less restrictive” was widely seen as a reasonable compromise. On the one hand, it was acknowledged that, after a sustained sequence of rate reductions, the policy rate was undoubtedly less restrictive than at earlier stages in the current easing phase, but it had entered a range in which it was harder to determine the precise level of restrictiveness. In this regard, “meaningfully” was seen as an important qualifier, as monetary policy had already become less restrictive with the first rate cut in June 2024. On the other hand, while interest rates had already been cut substantially, the formulation did not rule out further cuts, even if the scale and timing of such cuts were difficult to determine ex ante.

    On the whole, it was considered important that the amended language should not be interpreted as sending a signal in either direction for the April meeting, with both a cut and a pause on the table, depending on incoming data. The proposed change in the communication was also seen as a natural progression from the previous change, implemented in December. This had removed the intention to remain “sufficiently restrictive for as long as necessary” and shifted to determining the appropriate monetary policy stance, on a meeting-by-meeting basis, depending on incoming data. From this perspective there was no need to identify the neutral interest rate, particularly given that future policy might need to be above, at or below neutral, depending on the inflation and growth outlook.

    Looking ahead, members reiterated that the Governing Council remained determined to ensure that inflation would stabilise sustainably at its 2% medium-term target. Its interest rate decisions would continue to be based on its assessment of the inflation outlook in light of the incoming economic and financial data, the dynamics of underlying inflation and the strength of monetary policy transmission. Uncertainty was particularly high and rising owing to increasing friction in global trade, geopolitical developments and the design of fiscal policies to support increased defence and other spending. This underscored the importance of following a data-dependent and meeting-by-meeting approach to determining the appropriate monetary policy stance.

    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

    Members

    • Ms Lagarde, President
    • Mr de Guindos, Vice-President
    • Mr Cipollone
    • Mr Demarco, temporarily replacing Mr Scicluna*
    • Mr Dolenc, Deputy Governor of Banka Slovenije
    • 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 Villeroy de Galhau
    • Mr Vujčić
    • Mr Wunsch

    * Members not holding a voting right in March 2025 under Article 10.2 of the ESCB Statute.

    Other attendees

    • Mr Dombrovskis, Commissioner**
    • 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 Monetary Policy

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

    Accompanying persons

    • Mr Arpa
    • Ms Bénassy-Quéré
    • Mr Debrun
    • Mr Gavilán
    • Mr Horváth
    • Mr Kyriacou
    • Mr Lünnemann
    • Mr Madouros
    • Ms Mauderer
    • Mr Nicoletti Altimari
    • Mr Novo
    • Ms Reedik
    • Mr Rutkaste
    • Ms Schembri
    • Mr Šiaudinis
    • Mr Sleijpen
    • Mr Šošić
    • Mr Tavlas
    • Mr Välimäki
    • 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 22 May 2025.

    MIL OSI Economics

  • MIL-OSI USA: Helping Tenants Have A Fair Chance at Affordable Housing

    Source: US State of New York

    overnor Kathy Hochul today highlighted her support for New York City’s FARE Act, which will prohibit landlords from passing brokers’ fees onto tenants when the law goes into effect this June. The State filed an amicus brief to affirm that State law does not interfere with the tenant-protective FARE Act. The FARE Act complements Governor Hochul’s historic FY25 Enacted Budget that supports tenants and renters, including by enshrining in law landmark protections from price gouging and unfair eviction practices.

    “New Yorkers deserve a fair chance at affordable housing, and the FARE Act advances that critical goal,” Governor Hochul said. “Renters should not have to face the burden of paying thousands of dollars up front for an apartment, especially when they often are not requesting the services. Come this June, renters will be able to keep their hard-earned money in their pockets which will help them afford to live in the greatest city in the world.”

    New York City Councilmember Chi Ossé said, “I thank the Governor for her support. As New Yorkers already know, the lawsuit is a meritless attempt to delay relief for the renters of our city. It is bad-faith and will fail. Come summer, the abusive system of forced broker fees will end.”

    The Fairness in Apartment Rentals Expense (FARE) Act prohibits landlords from passing the fees of brokers they hire onto prospective tenants in New York City. Brokers fees contribute to thousands of dollars in upfront costs that New York City tenants often must shoulder before being able to rent an apartment even when they have not requested the brokers’ services. New York City is one of the only housing markets in the country where this practice is common.

    The Governor also provided critical assistance, helping New York City renters access affordable homes in December 2024 by providing essential support to ensure the passage of “City of Yes for Housing Opportunity,” the most pro-housing zoning proposal in New York City history. As the city confronts a generational housing crisis with a 1.4 percent rental vacancy rate, the citywide rezoning will enable the creation of 80,000 new homes over the next 15 years and invest $5 billion, which will include $1 billion in State funding that the Governor has proposed in this year’s budget, towards critical infrastructure updates and housing. The City of Yes proposal alone exceeds all the housing created from rezonings during any mayoral administration of the last 50 years, including all of the 12 years of the Bloomberg administration and all eight years of the de Blasio administration.

    New York State Homes and Community Renewal Commissioner RuthAnne Visnauskas said, “For far too long, excessive brokers’ fees have exacerbated the housing crisis by imposing undue financial barriers on individuals and families looking to rent an apartment. The FARE Act is a game changer for tens of thousands of renters who will find a whole new landscape in June that gives them a better chance at securing an apartment without having to worry about undue brokers’ fees that were baked into a lease. We are thankful that Governor Hochul and our partners in New York City continue to work in concert to make our state more affordable and livable for all.”

    Assemblymember Linda B. Rosenthal said, “Tenants are not revolving ATMs for big real estate. It’s simple: there is nothing in state law that requires tenants to cover the cost of their landlord’s real estate broker, and New York City’s FARE Act makes clear that the landlord is responsible for the broker’s fee. With one in four New Yorkers already struggling to stay financially afloat in the Big Apple, tacking on thousands of extra dollars in unnecessary fees is nothing more than an extra barrier to securing safe, stable housing. This law will undoubtedly put money back in the pockets of cash-strapped New Yorkers who already face increasingly unaffordable rents.”

    Governor Hochul’s Housing Agenda
    Governor Hochul is committed to addressing New York’s housing crisis and making the State more affordable and more livable for all New Yorkers. As part of the FY25 Enacted Budget, the Governor secured a landmark agreement to increase New York’s housing supply through new tax incentives for Upstate communities, new incentives and relief from certain state-imposed restrictions to create more housing in New York City, a $500 million capital fund to build up to 15,000 new homes on State-owned property, an additional $600 million in funding to support a variety of housing developments statewide and new protections for renters and homeowners. In addition, as part of the FY23 Enacted Budget, the Governor announced a five-year, $25 billion Housing Plan to create or preserve 100,000 affordable homes statewide, including 10,000 with support services for vulnerable populations, plus the electrification of an additional 50,000 homes. More than 55,000 homes have been created or preserved to date.

    The FY25 Enacted Budget also strengthened the Pro-Housing Community Program which the Governor launched in 2023. Pro-Housing Certification is now a requirement for localities to access up to $650 million in discretionary funding. Nearly 300 communities have been certified, including all five boroughs of New York City.

    MIL OSI USA News

  • MIL-OSI Europe: Meeting of 5-6 March 2025

    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, 5-6 March 2025

    3 April 2025

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

    Financial market developments

    Ms Schnabel started her presentation by noting that, since the Governing Council’s previous monetary policy meeting on 29-30 January 2025, euro area and US markets had moved in opposite directions in a highly volatile political environment. In the euro area, markets had focused on the near-term macroeconomic backdrop, with incoming data in the euro area surprising on the upside. Lower energy prices responding in part to the prospect of a ceasefire in Ukraine, looser fiscal policy due to increased defence spending and a potential relaxation of Germany’s fiscal rules had supported investor sentiment. This contrasted with developments in the United States, where market participants’ assessment of the new US Administration’s policy decisions had turned more negative amid fears of tariffs driving prices up and dampening consumer and business sentiment.

    A puzzling feature of recent market developments had been the dichotomy between measures of policy uncertainty and financial market volatility. Global economic policy uncertainty had shot up in the final quarter of 2024 and had reached a new all-time high, surpassing the peak seen at the start of the COVID-19 pandemic in 2020. By contrast, volatility in euro area and US equity markets had remained muted, despite having broadly traced dynamics in economic policy uncertainty over the past 15 years. Only more recently, with the prospect of tariffs becoming more concrete, had stock market volatility started to pick up from low levels.

    Risk sentiment in the euro area remained strong and close to all-time highs, outpacing the United States, which had declined significantly since the Governing Council’s January monetary policy meeting. This mirrored the divergence of macroeconomic developments. The Citigroup Economic Surprise Index for the euro area had turned positive in February 2025, reaching its highest level since April 2024. This was in contrast to developments in the United States, where economic surprises had been negative recently.

    The divergence in investor appetite was most evident in stock markets. The euro area stock market continued to outperform its US counterpart, posting the strongest year-to-date performance relative to the US index in almost a decade. Stock market developments were aligned with analysts’ earnings expectations, which had been raised for European firms since the start of 2025. Meanwhile, US earnings estimates had been revised down continuously for the past eleven weeks.

    Part of the recent outperformance of euro area equities stemmed from a catch-up in valuations given that euro area equities had performed less strongly than US stocks in 2024. Moreover, in spite of looming tariffs, the euro area equity market was benefiting from potential growth tailwinds, including a possible ceasefire in Ukraine, the greater prospect of a stable German government following the country’s parliamentary elections and the likelihood of increased defence spending in the euro area. The share prices of tariff-sensitive companies had been significantly underperforming their respective benchmarks in both currency areas, but tariff-sensitive stocks in the United States had fared substantially worse.

    Market pricing also indicated a growing divergence in inflation prospects between the euro area and the United States. In the euro area, the market’s view of a gradual disinflation towards the ECB’s 2% target remained intact. One-year forward inflation compensation one year ahead stood at around 2%, while the one-year forward inflation-linked swap rate one year ahead continued to stand somewhat below 2%. However, inflation compensation had moved up across maturities on 5 March 2025. In the United States, one-year forward inflation compensation one year ahead had increased significantly, likely driven in part by bond traders pricing in the inflationary effects of tariffs on US consumer prices. Indicators of the balance of risks for inflation suggested that financial market participants continued to see inflation risks in the euro area as broadly balanced across maturities.

    Changing growth and inflation prospects had also been reflected in monetary policy expectations for the euro area. On the back of slightly lower inflation compensation due to lower energy prices, expectations for ECB monetary policy had edged down. A 25 basis point cut was fully priced in for the current Governing Council monetary policy meeting, while markets saw a further rate cut at the following meeting as uncertain. Most recently, at the time of the meeting, rate investors no longer expected three more 25 basis point cuts in the deposit facility rate in 2025. Participants in the Survey of Monetary Analysts, finalised in the last week of February, had continued to expect a slightly faster easing cycle.

    Turning to euro area market interest rates, the rise in nominal ten-year overnight index swap (OIS) rates since the 11-12 December 2024 Governing Council meeting had largely been driven by improving euro area macroeconomic data, while the impact of US factors had been small overall. Looking back, euro area ten-year nominal and real OIS rates had overall been remarkably stable since their massive repricing in 2022, when the ECB had embarked on the hiking cycle. A key driver of persistently higher long-term rates had been the market’s reassessment of the real short-term rate that was expected to prevail in the future. The expected real one-year forward rate four years ahead had surged in 2022 as investors adjusted their expectations away from a “low-for-long” interest rate environment, suggesting that higher real rates were expected to be the new normal.

    The strong risk sentiment had also been transmitted to euro area sovereign bond spreads relative to yields on German government bonds, which remained at contained levels. Relative to OIS rates, however, the spreads had increased since the January monetary policy meeting – this upward move intensified on 5 March with the expectation of a substantial increase in defence spending. One factor behind the gradual widening of asset swap spreads over the past two years had been the increasing net supply of government bonds, which had been smoothly absorbed in the market.

    Regarding the exchange rate, after a temporary depreciation the euro had appreciated slightly against the US dollar, going above the level seen at the time of the January meeting. While the repricing of expectations regarding ECB monetary policy relative to the United States had weighed on the euro, as had global risk sentiment, the euro had been supported by the relatively stronger euro area economic outlook.

    Ms Schnabel then considered the implications of recent market developments for overall financial conditions. Since the Governing Council’s previous monetary policy meeting, a broad-based and pronounced easing in financial conditions had been observed. This was driven primarily by higher equity prices and, to a lesser extent, by lower interest rates. The decline in euro area real risk-free interest rates across the yield curve implied that the euro area real yield curve remained well within neutral territory.

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

    Mr Lane started his introduction by noting that, according to Eurostat’s flash release, headline inflation in the euro area had declined to 2.4% in February, from 2.5% in January. While energy inflation had fallen from 1.9% to 0.2% and services inflation had eased from 3.9% to 3.7%, food inflation had increased to 2.7%, from 2.3%, and non-energy industrial goods inflation had edged up from 0.5% to 0.6%.

    Most indicators of underlying inflation suggested that inflation would settle at around the 2% medium-term target on a sustained basis. The Persistent and Common Component of Inflation had ticked down to 2.1% in January. Domestic inflation, which closely tracked services inflation, had declined by 0.2 percentage points to 4.0%. But it remained high, as wages and some services prices were still adjusting to the past inflation surge with a substantial delay. Recent wage negotiations pointed to a continued moderation in labour cost pressures. For instance, negotiated wage growth had decreased to 4.1% in the fourth quarter of 2024. The wage tracker and an array of survey indicators also suggested a continued weakening of wage pressures in 2025.

    Inflation was expected to evolve along a slightly higher path in 2025 than had been expected in the Eurosystem staff’s December projections, owing to higher energy prices. At the same time, services inflation was expected to continue declining in early 2025 as the effects from lagged repricing faded, wage pressures receded and the impact of past monetary policy tightening continued to feed through. Most measures of longer-term inflation expectations still stood at around 2%. Near-term market-based inflation compensation had declined across maturities, likely reflecting the most recent decline in energy prices, but longer-term inflation compensation had recently increased in response to emerging fiscal developments. Consumer inflation expectations had resumed their downward momentum in January.

    According to the March ECB staff projections, headline inflation was expected to average 2.3% in 2025, 1.9% in 2026 and 2.0% in 2027. Compared with the December 2024 projections, inflation had been revised up by 0.2 percentage points for 2025, reflecting stronger energy price dynamics in the near term. At the same time, the projections were unchanged for 2026 and had been revised down by 0.1 percentage points for 2027. For core inflation, staff projected a slowdown from an average of 2.2% in 2025 to 2.0% in 2026 and to 1.9% in 2027 as labour cost pressures eased further, the impact of past shocks faded and the past monetary policy tightening continued to weigh on prices. The core inflation projection was 0.1 percentage points lower for 2025 compared with the December projections round, as recent data releases had surprised on the downside, but they had been revised up by the same amount for 2026, reflecting the lagged indirect effects of the past depreciation of the euro as well as higher energy inflation in 2025.

    Geopolitical uncertainties loomed over the global growth outlook. The Purchasing Managers’ Index (PMI) for global composite output excluding the euro area had declined in January to 52.0, amid a broad-based slowdown in the services sector across key economies. The discussions between the United States and Russia over a possible ceasefire in Ukraine, as well as the de-escalation in the Middle East, had likely contributed to the recent decline in oil and gas prices on global commodity markets. Nevertheless, geopolitical tensions remained a major source of uncertainty. Euro area foreign demand growth was projected to moderate, declining from 3.4% in 2024 to 3.2% in 2025 and then to 3.1% in 2026 and 2027. Downward revisions to the projections for global trade compared with the December 2024 projections reflected mostly the impact of tariffs on US imports from China.

    The euro had remained stable in nominal effective terms and had appreciated against the US dollar since the last monetary policy meeting. From the start of the easing cycle last summer, the euro had depreciated overall both against the US dollar and in nominal effective terms, albeit showing a lot of volatility in the high frequency data. Energy commodity prices had decreased following the January meeting, with oil prices down by 4.6% and gas prices down by 12%. However, energy markets had also seen a lot of volatility recently.

    Turning to activity in the euro area, GDP had grown modestly in the fourth quarter of 2024. Manufacturing was still a drag on growth, as industrial activity remained weak in the winter months and stood below its third-quarter level. At the same time, survey indicators for manufacturing had been improving and indicators for activity in the services sector were moderating, while remaining in expansionary territory. Although growth in domestic demand had slowed in the fourth quarter, it remained clearly positive. In contrast, exports had likely continued to contract in the fourth quarter. Survey data pointed to modest growth momentum in the first quarter of 2025. The composite output PMI had stood at 50.2 in February, unchanged from January and up from an average of 49.3 in the fourth quarter of 2024. The PMI for manufacturing output had risen to a nine-month high of 48.9, whereas the PMI for services business activity had been 50.6, remaining in expansionary territory but at its lowest level for a year. The more forward-looking composite PMI for new orders had edged down slightly in February owing to its services component. The European Commission’s Economic Sentiment Indicator had improved in January and February but remained well below its long-term average.

    The labour market remained robust. Employment had increased by 0.1 percentage points in the fourth quarter and the unemployment rate had stayed at its historical low of 6.2% in January. However, demand for labour had moderated, which was reflected in fewer job postings, fewer job-to-job transitions and declining quit intentions for wage or career reasons. Recent survey data suggested that employment growth had been subdued in the first two months of 2025.

    In terms of fiscal policy, a tightening of 0.9 percentage points of GDP had been achieved in 2024, mainly because of the reversal of inflation compensatory measures and subsidies. In the March projections a further slight tightening was foreseen for 2025, but this did not yet factor in the news received earlier in the week about the scaling-up of defence spending.

    Looking ahead, growth should be supported by higher incomes and lower borrowing costs. According to the staff projections, exports should also be boosted by rising global demand as long as trade tensions did not escalate further. But uncertainty had increased and was likely to weigh on investment and exports more than previously expected. Consequently, ECB staff had again revised down growth projections, by 0.2 percentage points to 0.9% for 2025 and by 0.2 percentage points to 1.2% for 2026, while keeping the projection for 2027 unchanged at 1.3%. Respondents to the Survey of Monetary Analysts expected growth of 0.8% in 2025, 0.2 percentage points lower than in January, but continued to expect growth of 1.1% in 2026 and 1.2% in 2027, unchanged from January.

    Market interest rates in the euro area had decreased after the January meeting but had risen over recent days in response to the latest fiscal developments. The past interest rate cuts, together with anticipated future cuts, were making new borrowing less expensive for firms and households, and loan growth was picking up. At the same time, a headwind to the easing of financing conditions was coming from past interest rate hikes still transmitting to the stock of credit, and lending remained subdued overall. The cost of new loans to firms had declined further by 12 basis points to 4.2% in January, about 1 percentage point below the October 2023 peak. By contrast, the cost of issuing market-based corporate debt had risen to 3.7%, 0.2 percentage points higher than in December. Mortgage rates were 14 basis points lower at 3.3% in January, around 80 basis points below their November 2023 peak. However, the average cost of bank credit measured on the outstanding stock of loans had declined substantially less than that of new loans to firms and only marginally for mortgages.

    Annual growth in bank lending to firms had risen to 2.0% in January, up from 1.7% in December. This had mainly reflected base effects, as the negative flow in January 2024 had dropped out of the annual calculation. Corporate debt issuance had increased in January in terms of the monthly flow, but the annual growth rate had remained broadly stable at 3.4%. Mortgage lending had continued its gradual rise, with an annual growth rate of 1.3% in January after 1.1% in December.

    Monetary policy considerations and policy options

    In summary, the disinflation process remained well on track. Inflation had continued to develop broadly as staff expected, and the latest projections closely aligned with the previous inflation outlook. Most measures of underlying inflation suggested that inflation would settle at around the 2% medium-term target on a sustained basis. Wage growth was moderating as expected. The recent interest rate cuts were making new borrowing less expensive and loan growth was picking up. At the same time, past interest rate hikes were still transmitting to the stock of credit and lending remained subdued overall. The economy faced continued headwinds, reflecting lower exports and ongoing weakness in investment, in part originating from high trade policy uncertainty as well as broader policy uncertainty. Rising real incomes and the gradually fading effects of past rate hikes continued to be the key drivers underpinning the expected pick-up in demand over time.

    Based on this assessment, Mr Lane proposed lowering the three key ECB interest rates by 25 basis points. In particular, the proposal to lower the deposit facility rate – the rate through which the Governing Council steered the monetary policy stance – was rooted in the updated assessment of the inflation outlook, the dynamics of underlying inflation and the strength of monetary policy transmission.

    Moving the deposit facility rate from 2.75% to 2.50% would be a robust decision. In particular, holding at 2.75% could weaken the required recovery in consumption and investment and thereby risk undershooting the inflation target in the medium term. Furthermore, the new projections indicated that, if the baseline dynamics for inflation and economic growth continued to hold, further easing would be required to stabilise inflation at the medium-term target on a sustainable basis. Under this baseline, from a macroeconomic perspective, a variety of rate paths over the coming meetings could deliver the remaining degree of easing. This reinforced the value of a meeting-by-meeting approach, with no pre-commitment to any particular rate path. In the near term, it would allow the Governing Council to take into account all the incoming data between the current meeting and the meeting on 16-17 April, together with the latest waves of the ECB’s surveys, including the bank lending survey, the Corporate Telephone Survey, the Survey of Professional Forecasters and the Consumer Expectations Survey.

    Moreover, the Governing Council should pay special attention to the unfolding geopolitical risks and emerging fiscal developments in view of their implications for activity and inflation. In particular, compared with the rate paths consistent with the baseline projection, the appropriate rate path at future meetings would also reflect the evolution and/or materialisation of the upside and downside risks to inflation and economic momentum.

    As the Governing Council had advanced further in the process of lowering rates from their peak, the communication about the state of transmission in the monetary policy statement should evolve. Mr Lane proposed replacing the “level” assessment that “monetary policy remains restrictive” with the more “directional” statement that “our monetary policy is becoming meaningfully less restrictive”. In a similar vein, the Governing Council should replace the reference “financing conditions continue to be tight” with an acknowledgement that “a headwind to the easing of financing conditions comes from past interest rate hikes still transmitting to the stock of credit, and lending remains subdued overall”.

    2. Governing Council’s discussion and monetary policy decisions

    Economic, monetary and financial analyses

    As regards the external environment, members took note of the assessment provided by Mr Lane. Global activity at the end of 2024 had been marginally stronger than expected (possibly supported by firms frontloading imports of foreign inputs ahead of potential trade disruptions) and according to the March 2025 ECB staff projections global growth was expected to remain fairly solid overall, while moderating slightly over 2025-27. This moderation came mainly from expected lower growth rates for the United States and China, which were partially compensated for by upward revisions to the outlook for other economies. Euro area foreign demand was seen to evolve broadly in line with global activity over the rest of the projection horizon. Compared with the December 2024 Eurosystem staff projections, foreign demand was projected to be slightly weaker over 2025-27. This weakness was seen to stem mainly from lower US imports. Recent data in the United States had come in on the soft side. It was highlighted that the March 2025 projections only incorporated tariffs implemented at the time of the cut-off date (namely US tariffs of 10% on imports from China and corresponding retaliatory tariffs on US exports to China). By contrast, US tariffs that had been suspended or not yet formally announced at the time of the cut-off date were treated as risks to the baseline projections.

    Elevated and exceptional uncertainty was highlighted as a key theme for both the external environment and the euro area economy. Current uncertainties were seen as multidimensional (political, geopolitical, tariff-related and fiscal) and as comprising “radical” or “Knightian” elements, in other words a type of uncertainty that could not be quantified or captured well by standard tools and quantitative analysis. In particular, the unpredictable patterns of trade protectionism in the United States were currently having an impact on the outlook for the global economy and might also represent a more lasting regime change. It was also highlighted that, aside from specific, already enacted tariff measures, uncertainty surrounding possible additional measures was creating significant extra headwinds in the global economy.

    The impact of US tariffs on trading partners was seen to be clearly negative for activity while being more ambiguous for inflation. For the latter, an upside effect in the short term, partly driven by the exchange rate, might be broadly counterbalanced by downside pressures on prices from lower demand, especially over the medium term. It was underlined that it was challenging to determine, ex ante, the impact of protectionist measures, as this would depend crucially on how the measures were deployed and was likely to be state and scale-dependent, in particular varying with the duration of the protectionist measures and the extent of any retaliatory measures. More generally, a tariff could be seen as a tax on production and consumption, which also involved a wealth transfer from the private to the public sector. In this context, it was underlined that tariffs were generating welfare losses for all parties concerned.

    With regard to economic activity in the euro area, members broadly agreed with the assessment presented by Mr Lane. The overall narrative remained that the economy continued to grow, but in a modest way. Based on Eurostat’s flash release for the euro area (of 14 February) and available country data, year-on-year growth in the fourth quarter of 2024 appeared broadly in line with what had been expected. However, the composition was somewhat different, with more private and government consumption, less investment and deeply negative net exports. It was mentioned that recent surveys had been encouraging, pointing to a turnaround in the interest rate-sensitive manufacturing sector, with the euro area manufacturing PMI reaching its highest level in 24 months. While developments in services continued to be better than those in manufacturing, survey evidence suggested that momentum in the services sector could be slowing, although manufacturing might become less negative – a pattern of rotation also seen in surveys of the global economy. Elevated uncertainty was undoubtedly a factor holding back firms’ investment spending. Exports were also weak, particularly for capital goods.The labour market remained resilient, however. The unemployment rate in January (6.2%) was at a historical low for the euro area economy, once again better than expected, although the positive momentum in terms of the rate of employment growth appeared to be moderating.

    While the euro area economy was still expected to grow in the first quarter of the year, it was noted that incoming data were mixed. Current and forward-looking indicators were becoming less negative for the manufacturing sector but less positive for the services sector. Consumer confidence had ticked up in the first two months of 2025, albeit from low levels, while households’ unemployment expectations had also improved slightly. Regarding investment, there had been some improvement in housing investment indicators, with the housing output PMI having improved measurably, thus indicating a bottoming-out in the housing market, and although business investment indicators remained negative, they were somewhat less so. Looking ahead, economic growth should continue and strengthen over time, although once again more slowly than previously expected. Real wage developments and more affordable credit should support household spending. The outlook for investment and exports remained the most uncertain because it was clouded by trade policy and geopolitical uncertainties.

    Broad agreement was expressed with the latest ECB staff macroeconomic projections. Economic growth was expected to continue, albeit at a modest pace and somewhat slower than previously expected. It was noted, however, that the downward revision to economic growth in 2025 was driven in part by carry-over effects from a weak fourth quarter in 2024 (according to Eurostat’s flash release). Some concern was raised that the latest downward revisions to the current projections had come after a sequence of downward revisions. Moreover, other institutions’ forecasts appeared to be notably more pessimistic. While these successive downward revisions to the staff projections had been modest on an individual basis, cumulatively they were considered substantial. At the same time, it was highlighted that negative judgement had been applied to the March projections, notably on investment and net exports among the demand components. By contrast, there had been no significant change in the expected outlook for private consumption, which, supported by real wage growth, accumulated savings and lower interest rates, was expected to remain the main element underpinning growth in economic activity.

    While there were some downward revisions to expectations for government consumption, investment and exports, the outlook for each of these components was considered to be subject to heightened uncertainty. Regarding government consumption, recent discussions in the fiscal domain could mean that the slowdown in growth rates of government spending in 2025 assumed in the projections might not materialise after all. These new developments could pose risks to the projections, as they would have an impact on economic growth, inflation and possibly also potential growth, countering the structural weakness observed so far. At the same time, it was noted that a significant rise in the ten-year yields was already being observed, whereas the extra stimulus from military spending would likely materialise only further down the line. Overall, members considered that the broad narrative of a modestly growing euro area economy remained valid. Developments in US trade policies and elevated uncertainty were weighing on businesses and consumers in the euro area, and hence on the outlook for activity.

    Private consumption had underpinned euro area growth at the end of 2024. The ongoing increase in real wages, as well as low unemployment, the stabilisation in consumer confidence and saving rates that were still above pre-pandemic levels, provided confidence that a consumption-led recovery was still on track. But some concern was expressed over the extent to which private consumption could further contribute to a pick-up in growth. In this respect, it was argued that moderating real wage growth, which was expected to be lower in 2025 than in 2024, and weak consumer confidence were not promising for a further increase in private consumption. Concerning the behaviour of household savings, it was noted that saving rates were clearly higher than during the pre-pandemic period, although they were projected to decline gradually over the forecast horizon. However, the current heightened uncertainty and the increase in fiscal deficits could imply that higher household savings might persist, partly reflecting “Ricardian” effects (i.e. consumers prone to increase savings in anticipation of higher future taxes needed to service the extra debt). At the same time, it was noted that the modest decline in the saving rate was only one factor supporting the outlook for private consumption.

    Regarding investment, a distinction was made between housing and business investment. For housing, a slow recovery was forecast during the course of 2025 and beyond. This was based on the premise of lower interest rates and less negative confidence indicators, although some lag in housing investment might be expected owing to planning and permits. The business investment outlook was considered more uncertain. While industrial confidence was low, there had been some improvement in the past couple of months. However, it was noted that confidence among firms producing investment goods was falling and capacity utilisation in the sector was low and declining. It was argued that it was not the level of interest rates that was currently holding back business investment, but a high level of uncertainty about economic policies. In this context, concern was expressed that ongoing uncertainty could result in businesses further delaying investment, which, if cumulated over time, would weigh on the medium-term growth potential.

    The outlook for exports and the direct and indirect impact of tariff measures were a major concern. It was noted that, as a large exporter, particularly of capital goods, the euro area might feel the biggest impact of such measures. Reference was made to scenario calculations that suggested that there would be a significant negative impact on economic growth, particularly in 2025, if the tariffs on Mexico, Canada and the euro area currently being threatened were actually implemented. Regarding the specific impact on euro area exports, it was noted that, to understand the potential impact on both activity and prices, a granular level of analysis would be required, as sectors differed in terms of competition and pricing power. Which specific goods were targeted would also matter. Furthermore, while imports from the United States (as a percentage of euro area GDP) had increased over the past decade, those from the rest of the world (China, the rest of Asia and other EU countries) were larger and had increased by more.

    Members overall assessed that the labour market continued to be resilient and was developing broadly in line with previous expectations. The euro area unemployment rate remained at historically low levels and well below estimates of the non-accelerating inflation rate of unemployment. The strength of the labour market was seen as attenuating the social cost of the relatively weak economy as well as supporting upside pressures on wages and prices. While there had been some slowdown in employment growth, this also had to be seen in the context of slowing labour force growth. Furthermore, the latest survey indicators suggested a broad stabilisation rather than any acceleration in the slowdown. Overall, the euro area labour market remained tight, with a negative unemployment gap.

    Against this background, members reiterated that fiscal and structural policies should make the economy more productive, competitive and resilient. It was noted that recent discussions at the national and EU levels raised the prospect of a major change in the fiscal stance, notably in the euro area’s largest economy but also across the European Union. In the baseline projections, which had been finalised before the recent discussions, a fiscal tightening over 2025-27 had been expected owing to a reversal of previous subsidies and termination of the Next Generation EU programme in 2027. Current proposals under discussion at the national and EU levels would represent a substantial change, particularly if additional measures beyond extra defence spending were required to achieve the necessary political buy-in. It was noted, however, that not all countries had sufficient fiscal space. Hence it was underlined that governments should ensure sustainable public finances in line with the EU’s economic governance framework and should prioritise essential growth-enhancing structural reforms and strategic investment. It was also reiterated that the European Commission’s Competitiveness Compass provided a concrete roadmap for action and its proposals should be swiftly adopted.

    In light of exceptional uncertainty around trade policies and the fiscal outlook, it was noted that one potential impact of elevated uncertainty was that the baseline scenario was becoming less likely to materialise and risk factors might suddenly enter the baseline. Moreover, elevated uncertainty could become a persistent fact of life. It was also considered that the current uncertainty was of a different nature to that normally considered in the projection exercises and regular policymaking. In particular, uncertainty was not so much about how certain variables behaved within the model (or specific model parameters) but whether fundamental building blocks of the models themselves might have to be reconsidered (also given that new phenomena might fall entirely outside the realm of historical data or precedent). This was seen as a call for new approaches to capture uncertainty.

    Against this background, members assessed that even though some previous downside risks had already materialised, the risks to economic growth had increased and remained tilted to the downside. An escalation in trade tensions would lower euro area growth by dampening exports and weakening the global economy. Ongoing uncertainty about global trade policies could drag investment down. Geopolitical tensions, such as Russia’s unjustified war against Ukraine and the tragic conflict in the Middle East, remained a major source of uncertainty. Growth could be lower if the lagged effects of monetary policy tightening lasted longer than expected. At the same time, growth could be higher if easier financing conditions and falling inflation allowed domestic consumption and investment to rebound faster. An increase in defence and infrastructure spending could also add to growth. For the near-term outlook, the ECB’s mechanical updates of growth expectations in the first half of 2025 suggested some downside risk. Beyond the near term, it was noted that the baseline projections only included tariffs (and retaliatory measures) already implemented but not those announced or threatened but not yet implemented. The materialisation of additional tariff measures would weigh on euro area exports and investment as well as add to the competitiveness challenges facing euro area businesses. At the same time, the potential fiscal impulse had not been included either.

    With regard to price developments, members largely agreed that the disinflation process was on track, with inflation continuing to develop broadly as staff had expected. Domestic inflation, which closely tracked services inflation, had declined in January but remained high, as wages and some services prices were still adjusting to the past inflation surge with a delay. However, recent wage negotiations pointed to an ongoing moderation in labour cost pressures, with a lower contribution from profits partially buffering their impact on inflation and most indicators of underlying inflation pointing to a sustained return of inflation to target. Preliminary indicators for labour cost growth in the fourth quarter of 2024 suggested a further moderation, which gave some greater confidence that moderating wage growth would support the projected disinflation process.

    It was stressed that the annual growth of compensation per employee, which, based on available euro area data, had stood at 4.4% in the third quarter of 2024, should be seen as the most important and most comprehensive measure of wage developments. According to the projections, it was expected to decline substantially by the end of 2025, while available hard data on wage growth were still generally coming in above 4%, and indications from the ECB wage tracker were based only on a limited number of wage agreements for the latter part of 2025. The outlook for wages was seen as a key element for the disinflation path foreseen in the projections, and the sustainable return of inflation to target was still subject to considerable uncertainty. In this context, some concern was expressed that relatively tight labour markets might slow the rate of moderation and that weak labour productivity growth might push up the rate of increase in unit labour costs.

    With respect to the incoming data, members reiterated that hard data for the first quarter would be crucial for ascertaining further progress with disinflation, as foreseen in the staff projections. The differing developments among the main components of the Harmonised Index of Consumer Prices (HICP) were noted. Energy prices had increased but were volatile, and some of the increases had already been reversed most recently. Notwithstanding the increases in the annual rate of change in food prices, momentum in this salient component was down. Developments in the non-energy industrial goods component remained modest. Developments in services were the main focus of discussions. While some concerns were expressed that momentum in services appeared to have remained relatively elevated or had even edged up (when looking at three-month annualised growth rates), it was also argued that the overall tendency was clearly down. It was stressed that detailed hard data on services inflation over the coming months would be key and would reveal to what extent the projected substantial disinflation in services in the first half of 2025 was on track.

    Regarding the March inflation projections, members commended the improved forecasting performance in recent projection rounds. It was underlined that the 0.2 percentage point upward revision to headline inflation for 2025 primarily reflected stronger energy price dynamics compared with the December projections. Some concern was expressed that inflation was now only projected to reach 2% on a sustained basis in early 2026, rather than in the course of 2025 as expected previously. It was also noted that, although the baseline scenario had been broadly materialising, uncertainties had been increasing substantially in several respects. Furthermore, recent data releases had seen upside surprises in headline inflation. However, it was remarked that the latest upside revision to the headline inflation projections had been driven mainly by the volatile prices of crude oil and natural gas, with the decline in those prices since the cut-off date for the projections being large enough to undo much of the upward revision. In addition, it was underlined that the projections for HICP inflation excluding food and energy were largely unchanged, with staff projecting an average of 2.2% for 2025 and 2.0% for 2026. The argument was made that the recent revisions showed once again that it was misleading to mechanically relate lower growth to lower inflation, given the prevalence of supply-side shocks.

    With respect to inflation expectations, reference was made to the latest market-based inflation fixings, which were typically highly sensitive to the most recent energy commodity price developments. Beyond the short term, inflation fixings were lower than the staff projections. Attention was drawn to a sharp increase in the five-year forward inflation expectations five years ahead following the latest expansionary fiscal policy announcements. However, it was argued that this measure remained consistent with genuine expectations broadly anchored around 2% if estimated risk premia were taken into account, and there had been a less substantial adjustment in nearer-term inflation compensation. Looking at other sources of evidence on expectations, collected before the fiscal announcements (as was the case for all survey evidence), panellists in the Survey of Monetary Analysts saw inflation close to 2%. Consumer inflation expectations from the ECB Consumer Expectations Survey were generally at higher levels, but they showed a small downtick for one-year ahead expectations. It was also highlighted that firms mentioned inflation in their earnings calls much less frequently, suggesting inflation was becoming less salient.

    Against this background, members saw a number of uncertainties surrounding the inflation outlook. Increasing friction in global trade was adding more uncertainty to the outlook for euro area inflation. A general escalation in trade tensions could see the euro depreciate and import costs rise, which would put upward pressure on inflation. At the same time, lower demand for euro area exports as a result of higher tariffs and a re-routing of exports into the euro area from countries with overcapacity would put downward pressure on inflation. Geopolitical tensions created two-sided inflation risks as regards energy markets, consumer confidence and business investment. Extreme weather events, and the unfolding climate crisis more broadly, could drive up food prices by more than expected. Inflation could turn out higher if wages or profits increased by more than expected. A boost in defence and infrastructure spending could also raise inflation through its effect on aggregate demand. But inflation might surprise on the downside if monetary policy dampened demand by more than expected. The view was expressed that the prospect of significantly higher fiscal spending, together with a potentially significant increase in inflation in the event of a tariff scenario with retaliation, deserved particular consideration in future risk assessments. Moreover, the risks might be exacerbated by potential second-round effects and upside wage pressures in an environment where inflation had not yet returned to target and the labour market remained tight. In particular, it was argued that the boost to domestic demand from fiscal spending would make it easier for firms to pass through higher costs to consumers rather than absorb them in their profits, at a time when inflation expectations were more fragile and firms had learned to rapidly adapt the frequency of repricing in an environment of high uncertainty. It was argued that growth concerns were mainly structural in nature and that monetary policy was ineffective in resolving structural weaknesses.

    Turning to the monetary and financial analysis, market interest rates in the euro area had decreased after the Governing Council’s January meeting, before surging in the days immediately preceding the March meeting. Long-term bond yields had risen significantly: for example, the yield on ten-year German government bonds had increased by about 30 basis points in a day – the highest one-day jump since the surge linked to German reunification in March 1990. These moves probably reflected a mix of expectations of higher average policy rates in the future and a rise in the term premium, and represented a tightening of financing conditions. The revised outlook for fiscal policy – associated in particular with the need to increase defence spending – and the resulting increase in aggregate demand were the main drivers of these developments and had also led to an appreciation of the euro.

    Looking back over a longer period, it was noted that broader financial conditions had already been easing substantially since late 2023 because of factors including monetary policy easing, the stock market rally and the recent depreciation of the euro until the past few days. In this respect, it was mentioned that, abstracting from the very latest developments, after the strong increase in long-term rates in 2022, yields had been more or less flat, albeit with some volatility. However, it was contended that the favourable impact on debt financing conditions of the decline in short-term rates had been partly offset by the recent significant increase in long-term rates. Moreover, debt financing conditions remained relatively tight compared with longer-term historical averages over the past ten to 15 years, which covered the low-interest period following the financial crisis. Wider financial markets appeared to have become more optimistic about Europe and less optimistic about the United States since the January meeting, although some doubt was raised as to whether that divergence was set to last.

    The ECB’s interest rate cuts were gradually contributing to an easing of financing conditions by making new borrowing less expensive for firms and households. The average interest rate on new loans to firms had declined to 4.2% in January, from 4.4% in December. Over the same period the average interest rate on new mortgages had fallen to 3.3%, from 3.4%. At the same time, lending rates were proving slower to turn around in real terms, so there continued to be a headwind to the easing of financing conditions from past interest rate hikes still transmitting to the stock of credit. This meant that lending rates on the outstanding stock of loans had only declined marginally, especially for mortgages. The recent substantial increase in long-term yields could also have implications for lending conditions by affecting bank funding conditions and influencing the cost of loans linked to long-term yields. However, it was noted that it was no surprise that financing conditions for households and firms still appeared tight when compared with the period of negative interest rates, because longer-term fixed rate loans taken out during the low-interest rate period were being refinanced at higher interest rates. Financing conditions were in any case unlikely to return to where they had been prior to the COVID-19 pandemic and the inflation surge. Furthermore, the most recent bank lending survey pointed to neutral or even stimulative effects of the general level of interest rates on bank lending to firms and households. Overall, it was observed that financing conditions were at present broadly as expected in a cycle in which interest rates would have been cut by 150 basis points according to the proposal, having previously been increased by 450 basis points.

    As for lending volumes, loan growth was picking up, but lending remained subdued overall. Growth in bank lending to firms had risen to 2.0% in January, up from 1.7% in December, on the back of a moderate monthly flow of new loans. Growth in debt securities issued by firms had risen to 3.4% in annual terms. Mortgage lending had continued to rise gradually but remained muted overall, with an annual growth rate of 1.3%, up from 1.1% in December.

    Underlying momentum in bank lending remained strong, with the three-month and six-month annualised growth rates standing above the annual growth rate. At the same time, it was contended that the recent uptick in bank lending to firms mainly reflected a substitution from market-based financing in response to the higher cost of debt security financing, so that the overall increase in corporate borrowing had been limited. Furthermore, lending was increasing from quite low levels, and the stock of bank loans to firms relative to GDP remained lower than 25 years ago. Nonetheless, the growth of credit to firms was now roughly back to pre-pandemic levels and more than three times the average during the 2010s, while mortgage credit growth was only slightly below the average in that period. On the household side, it was noted that the demand for housing loans was very strong according to the bank lending survey, with the average increase in demand in the last two quarters of 2024 being the highest reported since the start of the survey. This seemed to be a natural consequence of lower interest rates and suggested that mortgage lending would keep rising. However, consumer credit had not really improved over the past year.

    Strong bank balance sheets had been contributing to the recovery in credit, although it was observed that non-performing and “stage 2” loans – those loans associated with a significant increase in credit risk – were increasing. The credit dynamics that had been picking up also suggested that the decline in excess liquidity held by banks as reserves with the Eurosystem was not adversely affecting banks’ lending behaviour. This was to be expected since banks’ liquidity coverage ratios were high, and it was underlined that banks could in any case post a wide range of collateral to obtain liquidity from the ECB at any time.

    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 that the Governing Council had communicated in 2023 as shaping its reaction function. These comprised (i) the implications of the incoming economic and financial data for the inflation outlook, (ii) the dynamics of underlying inflation, and (iii) the strength of monetary policy transmission.

    Starting with the inflation outlook, members noted that inflation had continued to develop broadly as expected, with incoming data largely in line with the previous projections. Indeed, the central scenario had broadly materialised for several successive quarters, with relatively limited changes in the inflation projections. This was again the case in the March projections, which were closely aligned with the previous inflation outlook. Inflation expectations had remained well anchored despite the very high uncertainty, with most measures of longer-term inflation expectations continuing to stand at around 2%. This suggested that inflation remained on course to stabilise at the 2% inflation target in the medium term. Still, this continued to depend on the materialisation of the projected material decline in wage growth over the course of 2025 and on a swift and significant deceleration in services inflation in the coming months. And, while services inflation had declined in February, its momentum had yet to show conclusive signs of a stable downward trend.

    It was widely felt that the most important recent development was the significant increase in uncertainty surrounding the outlook for inflation, which could unfold in either direction. There were many unknowns, notably related to tariff developments and global geopolitical developments, and to the outlook for fiscal policies linked to increased defence and other spending. The latter had been reflected in the sharp moves in long-term yields and the euro exchange rate in the days preceding the meeting, while energy prices had rebounded. This meant that, while the baseline staff projection was still a reasonable anchor, a lower probability should be attached to that central scenario than in normal times. In this context, it was argued that such uncertainty was much more fundamental and important than the small revisions that had been embedded in the staff inflation projections. The slightly higher near-term profile for headline inflation in the staff projections was primarily due to volatile components such as energy prices and the exchange rate. Since the cut-off date for the projections, energy prices had partially reversed their earlier increases. With the economy now in the flat part of the disinflation process, small adjustments in the inflation path could lead to significant shifts in the precise timing of when the target would be reached. Overall, disinflation was seen to remain well on track. Inflation had continued to develop broadly as staff had expected and the latest projections closedly aligned with the previous inflation outlook. At the same time, it was widely acknowledged that risks and uncertainty had clearly increased.

    Turning to underlying inflation, members concurred that most measures of underlying inflation suggested that inflation would settle at around the 2% medium-term target on a sustained basis. Core inflation was coming down and was projected to decline further as a result of a further easing in labour cost pressures and the continued downward pressure on prices from the past monetary policy tightening. Domestic inflation, which closely tracked services inflation, had declined in January but remained high, as wages and prices of certain services were still adjusting to the past inflation surge with a substantial delay. However, while the continuing strength of the labour market and the potentially large fiscal expansion could both add to future wage pressures, there were many signs that wage growth was moderating as expected, with lower profits partially buffering the impact on inflation.

    Regarding the transmission of monetary policy, recent credit dynamics showed that monetary policy transmission was working, with both the past tightening and recent interest rate cuts feeding through smoothly to market interest rates, financing conditions, including bank lending rates, and credit flows. Gradual and cautious rate cuts had contributed substantially to the progress made towards a sustainable return of inflation to target and ensured that inflation expectations remained anchored at 2%, while securing a soft landing of the economy. The ECB’s monetary policy had supported increased lending. Looking ahead, lags in policy transmission suggested that, overall, credit growth would probably continue to increase.

    The impact of financial conditions on the economy was discussed. In particular, it was argued that the level of interest rates and possible financing constraints – stemming from the availability of both internal and external funds – might be weighing on corporate investment. At the same time, it was argued that structural factors contributed to the weakness of investment, including high energy and labour costs, the regulatory environment and increased import competition, and high uncertainty, including on economic policy and the outlook for demand. These were seen as more important factors than the level of interest rates in explaining the weakness in investment. Consumption also remained weak and the household saving rate remained high, though this could also be linked to elevated uncertainty rather than to interest rates.

    On this basis, the view was expressed that it was no longer clear whether monetary policy continued to be restrictive. With the last rate hike having been 18 months previously, and the first cut nine months previously, it was suggested that the balance was increasingly shifting towards the transmission of rate cuts. In addition, although quantitative tightening was operating gradually and smoothly in the background, the stock of asset holdings was still compressing term premia and long-term rates, while the diminishing compression over time implied a tightening.

    Monetary policy decisions and communication

    Against this background, almost all members supported the proposal by Mr Lane to lower the three key ECB interest rates by 25 basis points. Lowering the deposit facility rate – the rate through which the Governing Council steered the monetary policy stance – was justified by the updated assessment of the inflation outlook, the dynamics of underlying inflation and the strength of monetary policy transmission.

    Looking ahead, the point was made that the likely shocks on the horizon, including from escalating trade tensions, and uncertainty more generally, risked significantly weighing on growth. It was argued that these factors could increase the risk of undershooting the inflation target in the medium term. In addition, it was argued that the recent appreciation of the euro and the decline in energy prices since the cut-off date for the staff projections, together with the cooling labour market and well-anchored inflation expectations, mitigated concerns about the upward revision to the near-term inflation profile and upside risks to inflation more generally. From this perspective, it was argued that being prudent in the face of uncertainty did not necessarily equate to being gradual in adjusting the interest rate.

    By contrast, it was contended that high levels of uncertainty, including in relation to trade policies, fiscal policy developments and sticky services and domestic inflation, called for caution in policy-setting and especially in communication. Inflation was no longer foreseen to return to the 2% target in 2025 in the latest staff projections and the date had now been pushed out to the first quarter of 2026. Moreover, the latest revision to the projected path meant that inflation would by that time have remained above target for almost five years. This concern would be amplified should upside risks to inflation materialise and give rise to possible second-round effects. For example, a significant expansion of fiscal policy linked to defence and other spending would increase price pressures. This had the potential to derail the disinflation process and keep inflation higher for longer. Indeed, investors had immediately reacted to the announcements in the days preceding the meeting. This was reflected in an upward adjustment of the market interest rate curve, dialling back the number of expected rate cuts, and a sharp increase in five-year forward inflation expectations five years ahead. The combination of US tariffs and retaliation measures could also pose upside risks to inflation, especially in the near term. Moreover, firms had also learned to raise their prices more quickly in response to new inflationary shocks.

    Against this background, a few members stressed that they could only support the proposal to reduce interest rates by a further 25 basis points if there was also a change in communication that avoided any indication of future cuts or of the future direction of travel, which was seen as akin to providing forward guidance. One member abstained, as the proposed communication did not drop any reference to the current monetary policy stance being restrictive.

    In this context, members discussed in more detail the extent to which monetary policy could still be described as restrictive following the proposed interest rate cut. While it was clear that, with each successive rate cut, monetary policy was becoming less restrictive and closer to most estimates of the natural or neutral rate of interest, different views were expressed in this regard.

    On the one hand, it was argued that it was no longer possible to be confident that monetary policy was restrictive. It was noted that, following the proposed further cut of 25 basis points, the level of the deposit facility rate would be roughly equal to the current level of inflation. Even after the increase in recent days, long-term yields remained very modest in real terms. Credit and equity risk premia continued to be fairly contained and the euro was not overvalued despite the recent appreciation. There were also many indications in lending markets that the degree of policy restriction had declined appreciably. Credit was responding to monetary policy broadly as expected, with the tightening effect of past rate hikes now gradually giving way to the easing effects of the subsequent rate cuts, which had been transmitting smoothly to market and bank lending rates. This shifting balance was likely to imply a continued move towards easier credit conditions and a further recovery in credit flows. In addition, subdued growth could not be taken as evidence that policy was restrictive, given that the current weakness was seen by firms as largely structural.

    In this vein, it was also noted that a deposit facility rate of 2.50% was within, or at least at around the upper bound of, the range of Eurosystem staff estimates for the natural or neutral interest rate, with reference to the recently published Economic Bulletin box, entitled “Natural rate estimates for the euro area: insights, uncertainties and shortcomings”. Using the full array of models and ignoring estimation uncertainty, this currently ranged from 1.75% to 2.75%. Notwithstanding important caveats and the uncertainties surrounding the estimates, it was contended that they still provided a guidepost for the degree of monetary policy restrictiveness. Moreover, while recognising the high model uncertainty, it was argued that both model-based and market-based measures suggested that one main driver of the notable increase in the neutral interest rate over the past three years had been the increased net supply of government bonds. In this context, it was suggested that the impending expansionary fiscal policy linked to defence and other spending – and the likely associated increase in the excess supply of bonds – would affect real interest rates and probably lead to a persistent and significant increase in the neutral interest rate. This implied that, for a given policy rate, monetary policy would be less restrictive.

    On the other hand, it was argued that monetary policy would still be in restrictive territory even after the proposed interest rate cut. Inflation was on a clear trajectory to return to the 2% medium-term target while the euro area growth outlook was very weak. Consumption and investment remained weak despite high employment and past wage increases, consumer confidence continued to be low and the household saving ratio remained at high levels. This suggested an economy in stagnation – a sign that monetary policy was still in restrictive territory. Expansionary fiscal policy also had the potential to increase asset swap spreads between sovereign bond and OIS markets. With a greater sovereign bond supply, that intermediation spread would probably widen, which would contribute to tighter financing conditions. In addition, it was underlined that the latest staff projections were conditional on a market curve that implied about three further rate cuts, indicating that a 2.50% deposit facility rate was above the level necessary to sustainably achieve the 2% target in the medium term. It was stressed, in this context, that the staff projections did not hinge on assumptions about the neutral interest rate.

    More generally, it was argued that, while the natural or neutral rate could be a useful concept when policy rates were very far away from it and there was a need to communicate the direction of travel, it was of little value for steering policy on a meeting-by-meeting basis. This was partly because its level was fundamentally unobservable, and so it was subject to significant model and parameter uncertainty, a wide range between minimum and maximum estimates, and changing estimates over time. The range of estimates around the midpoint and the uncertainty bands around each estimate underscored why it was important to avoid excessive focus on any particular value. Rather, it was better to simply consider what policy setting was appropriate at any given point in time to meet the medium-term inflation target in light of all factors and shocks affecting the economy, including structural elements. To the extent that consideration should be given to the natural or neutral interest rate, it was noted that the narrower range of the most reliable staff estimates, between 1.75% and 2.25%, indicated that monetary policy was still restrictive at a deposit facility rate of 2.50%. Overall, while there had been a measurable increase in the natural interest rate since the pandemic, it was argued that it was unlikely to have reached levels around 2.5%.

    Against this background, the proposal by Mr Lane to change the wording of the monetary policy statement by replacing “monetary policy remains restrictive” with “monetary policy is becoming meaningfully less restrictive” was widely seen as a reasonable compromise. On the one hand, it was acknowledged that, after a sustained sequence of rate reductions, the policy rate was undoubtedly less restrictive than at earlier stages in the current easing phase, but it had entered a range in which it was harder to determine the precise level of restrictiveness. In this regard, “meaningfully” was seen as an important qualifier, as monetary policy had already become less restrictive with the first rate cut in June 2024. On the other hand, while interest rates had already been cut substantially, the formulation did not rule out further cuts, even if the scale and timing of such cuts were difficult to determine ex ante.

    On the whole, it was considered important that the amended language should not be interpreted as sending a signal in either direction for the April meeting, with both a cut and a pause on the table, depending on incoming data. The proposed change in the communication was also seen as a natural progression from the previous change, implemented in December. This had removed the intention to remain “sufficiently restrictive for as long as necessary” and shifted to determining the appropriate monetary policy stance, on a meeting-by-meeting basis, depending on incoming data. From this perspective there was no need to identify the neutral interest rate, particularly given that future policy might need to be above, at or below neutral, depending on the inflation and growth outlook.

    Looking ahead, members reiterated that the Governing Council remained determined to ensure that inflation would stabilise sustainably at its 2% medium-term target. Its interest rate decisions would continue to be based on its assessment of the inflation outlook in light of the incoming economic and financial data, the dynamics of underlying inflation and the strength of monetary policy transmission. Uncertainty was particularly high and rising owing to increasing friction in global trade, geopolitical developments and the design of fiscal policies to support increased defence and other spending. This underscored the importance of following a data-dependent and meeting-by-meeting approach to determining the appropriate monetary policy stance.

    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 6 March 2025

    Press release

    Monetary policy decisions

    Meeting of the ECB’s Governing Council, 5-6 March 2025

    Members

    • Ms Lagarde, President
    • Mr de Guindos, Vice-President
    • Mr Cipollone
    • Mr Demarco, temporarily replacing Mr Scicluna*
    • Mr Dolenc, Deputy Governor of Banka Slovenije
    • 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 Villeroy de Galhau
    • Mr Vujčić
    • Mr Wunsch

    * Members not holding a voting right in March 2025 under Article 10.2 of the ESCB Statute.

    Other attendees

    • Mr Dombrovskis, Commissioner**
    • 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 Monetary Policy

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

    Accompanying persons

    • Mr Arpa
    • Ms Bénassy-Quéré
    • Mr Debrun
    • Mr Gavilán
    • Mr Horváth
    • Mr Kyriacou
    • Mr Lünnemann
    • Mr Madouros
    • Ms Mauderer
    • Mr Nicoletti Altimari
    • Mr Novo
    • Ms Reedik
    • Mr Rutkaste
    • Ms Schembri
    • Mr Šiaudinis
    • Mr Sleijpen
    • Mr Šošić
    • Mr Tavlas
    • Mr Välimäki
    • 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 22 May 2025.

    MIL OSI Europe News

  • MIL-OSI USA: Garamendi and Beatty Reintroduce Legislation to Address Affordable Housing Crisis

    Source: United States House of Representatives – Congressman John Garamendi – Representing California’s 3rd Congressional District

    WASHINGTON, DC – Today, Reps John Garamendi (D-CA-08) and Joyce Beatty (D-OH-03) reintroduced the bicameral HOME Investment Partnerships Reauthorization and Improvement Act to address America’s housing crisis. 

    Since 1992, the state of California has received over $5.7 billion from the HOME program as it built or preserved 125,167 homes benefiting 48,499 families. This bill will increase the amount of federal funds available for the HOME Investment Partnerships Program (HOME) at the U.S. Department of Housing and Urban Development (HUD). Companion legislation in the U.S. Senate is led by Senator Catherine Cortez Masto (NV). 

    “While Republicans are cutting critical housing funding and evicting families, Democrats are focused on building new homes for working Americans,” said Representative Garamendi. “The Bay Area is facing a housing crisis where minimum wage workers must work nearly 96 hours a week to afford a modest one-bedroom apartment. This is unacceptable. This bill reauthorizes the HOME Investment Partnerships Program to provide states and local governments with the funding to construct and rehabilitate affordable rental housing and provide homeownership opportunities for working families. I’m thankful to Senator Cortez Masto for introducing the companion legislation in the Senate, and we will work every day to ensure this bill passes.” 

    “For over thirty years, the HOME program has provided critical funding for states to tackle the ever-growing housing crisis that is afflicting our country,” said Congresswoman Beatty. “From young professionals looking to grow their family, to seniors that need critical home repairs, hardworking Ohioans deserve safe, affordable housing – and this legislation makes it possible. I am proud to join Senator Cortez Masto and Congressman Garamendi in counteracting Republican-led attempts to cut critical housing funding for the American people. Instead, this legislation authorizes ample funding for the HOME program for the next five years; powering Ohio housing equality forward.” 

    The HOME program is the largest federal block grant to state and local governments to create affordable housing for low-income households. Since 1992, HOME has supported a wide variety of housing needs, from financing new construction and home repairs to funding down payment and rental assistance. It also provides additional funding to housing developments financed by the Low-Income Housing Tax Credit, helping the program serve more extremely low-income people including seniors, veterans, those experiencing homelessness, and people with disabilities. 

    The program was last reauthorized in 1994 and needs critical updates to better address today’s housing crisis. 

    This bill, the HOME act, would: 

    • Authorize $5 billion in HOME funding for fiscal year 2025 and boost the funding for the program five percent annually through 2029. This legislation would address chronic underfunding of the affordable housing investment program.
    • Improve HOME’s ability to provide down payment assistance to homebuyers and home repair assistance to homeowners.
    • Enable HOME funds to support Community Land Trusts and other shared equity homeownership programs.
    • Increase access to HOME funds for nonprofits and provide state and local governments loan guarantee options that would allow them to leverage their future HOME funds for investments today. 

    The legislation is cosponsored by Senators Angela Alsobrooks (MD), John Fetterman (PA), Michael Bennet (CO), Jacky Rosen (NV), Tina Smith (MN), and Chris Van Hollen (MD), and Representatives Yassamin Ansari (AZ-03), Shontel Brown (OH-11), Julia Brownley (CA-26), Salud Carbajal (CA-24), Andre Carson (IN-7), Judy Chu (CA-28), Dwight Evans (PA-3), Bill Foster (IL-11), Sylvia Garcia (TX-29), Jimmy Gomez (CA-34), Eleanor Holmes Norton (DC), Ilhan Omar (MN-5), Emilia Sykes (OH-13), Rashida Tlaib (MI-12), Juan Vargas (CA-52), Nydia Velázquez (NY-7), and Bonnie Watson Coleman (NJ-12). 

    The bill is also supported by the National Council of State Housing Agencies, Institute of Real Estate Management, National Association of Hispanic Real Estate Professionals, National Association of Realtors, Enterprise Community Partners, National Apartment Association, National Multifamily Housing Council, National NeighborWorks Association, National Community Development Association, National Alliance of Community Economic Development Associations, National Association of Local Housing Finance Agencies, Council of State Community Development Agencies, National Coalition for Asian Pacific American Community Development, Local Initiatives Support Corporation, Grounded Solutions Network, and Habitat for Humanity. 

    You can find the full bill text HERE.

    ###

    MIL OSI USA News

  • MIL-OSI USA: Rutherford, Moody Reintroduce the Bipartisan, Bicameral HELPER Act

    Source: United States House of Representatives – Congressman John Rutherford (4th District of Florida)

    WASHINGTON, D.C. – Today, U.S. Representatives John H. Rutherford (R-FL-05), Bonnie Watson Coleman (D-NJ-12), Josh Gottheimer (D-NJ-05), and Andrew Garbarino (R-NY-02) reintroduced H.R. 2094, the Homes for Every Local Protector, Educator, and Responder (HELPER) Act, in the House. Senators Ashley Moody (R-FL) and Jon Ossoff (D-GA) also introduced companion legislation the U.S. Senate.

    This bipartisan, bicameral bill would establish a new home loan program, modeled after the successful Veterans Affairs (VA) loan program, under the Federal Housing Administration (FHA) to make homeownership more accessible for teachers and first responders by eliminating some of the requirements for first-time homebuyers, like down payments and monthly mortgage insurance premiums.

    “As a former sheriff and member of law enforcement, I know how important it is to have law enforcement officers living in the communities they serve,” saidRep. Rutherford. “However, due to today’s competitive housing market, many of our nation’s first responders and educators face financial obstacles that prevent them from buying a home. That’s why I’m proud to reintroduce the bipartisan, bicameral HELPER Act with my colleagues in both the House and Senate to make homeownership a reality for law enforcement officers, teachers, paramedics, EMTs, and firefighters. We all would greatly benefit from calling these civil servants our neighbors.”

    “Our first responders, nurses, and teachers work every day to strengthen and secure our communities,” saidRep.Watson Coleman. “It’s no wonder they’re some of the most trusted professions in America. Yet many of them struggle to purchase their first homes and set down roots in the towns and cities they serve. It’s time we eliminated the barriers that make it so difficult for our teachers and frontline workers to secure housing, and the HELPER Act does just that.”

    “Our first responders and educators dedicate their lives to serving our communities, yet many struggle to afford homes in the neighborhoods they protect and teach in,” said Rep.Garbarino. “The HELPER Act would address this challenge by creating a targeted home loan program to help these essential workers achieve homeownership. I’m proud to support this bipartisan effort to ensure those who serve our communities can also afford to live in them.”

    “After working tirelessly to look after our families and communities, our cops, paramedics, firefighters, and teachers shouldn’t have to struggle with housing. That’s why I’m proud to help introduce the bipartisan, bicameral HELPER Act, which will help lower the barriers to homeownership for those who devote their lives and careers to service,” saidRep.Gottheimer. “I’ll always fight to lower costs and to make life more affordable for our hardworking families.”

    “Florida is the most pro law enforcement state in the nation,” saidSen.Moody. “Over the past six years, while many other states and cities disparaged and cut funding for law enforcement, I fought for raises, bonuses, relocation assistance, and other benefits to show these officers that we value their service. The HELPER Act is the next great step in ensuring these heroes know we appreciate their hard work and sacrifices. It will also help them purchase a home in the community where they serve. As the wife of a law enforcement officer, I see firsthand the sacrifices made each day. Standing up for the LEO community will always be a top priority of mine, and I am proud that my first bill in the U.S. Senate will help them make their dream of homeownership a reality.”

    “I’m working across the aisle to support Georgia’s teachers, first responders, and law enforcement officers by making homeownership more affordable for public servants who teach our kids and protect our families,” saidSen. Ossoff. 

    “The HELPER Act is a crucial step in supporting the brave men and women who serve as police officers, firefighters, EMTs, paramedics, and teachers—workers who are struggling to afford their first homes despite their dedication to our communities. This legislation helps make homeownership more accessible for these critical public servants and provides local governments with an important tool to recruit and retain them. I’m grateful for the leadership of U.S. Representatives Rutherford, Watson Coleman, Garbarino, and Gottheimer, and U.S. Senators Moody, Ossoff, Cassidy, and Warnock in advancing this vital legislation.” said SamuelP.Royer, the original champion behind the HELPER Act and founder and president of Salute Home Loans.

    The HELPER Act would:

    • Create a one-time-use home loan program through FHA for law enforcement officers, firefighters, Emergency Medical Technicians (EMT), paramedics, and pre-K through 12 teachers who are first-time homebuyers
    • Eliminate a down payment requirement on a mortgage
    • Remove a monthly mortgage insurance premium (MIP) requirement
    • Require an upfront mortgage insurance premium (UFMIP) to ensure the solvency of the program

    The HELPER Act has also received support from the following organizations: American Association of State Troopers (AAST), American Federation of Teachers (AFT), Federal Law Enforcement Officers Association (FLEOA), Fraternal Order of Police (FOP), International Association of EMTs and Paramedics (IAEP), International Association of Chiefs of Police (IACP), Major County Sheriffs of America (MCSA), National Association of Police Organizations (NAPO), National Troopers Coalition (NTC), and the International Association of Fire Fighters (IAFF) among others.

    MIL OSI USA News

  • MIL-OSI China: Capital flows from listed banks demonstrate China’s economic dynamism

    Source: China State Council Information Office

    The recently released 2024 annual reports of China’s listed banks highlight the diverse dynamics of China’s economic development, as banks, serving as the primary channels for corporate and household financing, in their capital underscore the economy’s growth momentum.

    Key sectors in focus: tech firms attracting major capital

    Data from annual reports indicate that over the past year, listed banks have continued to expand credit issuance to support the real economy. In 2024, China’s four major state-owned banks, which include Industrial and Commercial Bank of China (ICBC), Agricultural Bank of China (ABC), Bank of China (BOC), and China Construction Bank (CCB), collectively issued more than 8 trillion yuan (about 1.11 trillion U.S. dollars) in new loans.

    ICBC and ABC each saw loan increases exceeding 2 trillion yuan.

    Strategic national initiatives and key industries remained top priorities for credit allocation, the reports showed, and banks reported notable growth in loans directed toward manufacturing, strategic emerging industries, and elderly care services.

    By the end of 2024, ICBC’s outstanding loans to strategic emerging industries had exceeded 3.1 trillion yuan, while BOC’s lending to these industries had grown by 26.31 percent year on year.

    CCB’s loans to the manufacturing sector totaled 3.04 trillion yuan, and the medium-to-long-term loans to the manufacturing industry by ABC saw a 20.2-percent year-on-year increase.

    Technology-driven enterprises also gained traction. CCB’s loans to science and technology-related industries topped 3.5 trillion yuan by the end of 2024, while ICBC’s loans to small and medium-sized enterprises (SMEs) that are specialized, refined, distinctive and innovative rose over 54 percent from the start of the year. China Everbright Bank also reported a 42.1-percent year-on-year increase in loans to tech firms.

    Behind the figures, banks have been accelerating the establishment of financial mechanisms that align with technological innovation. ICBC has set up 25 regional technology finance centers nationwide, ABC expanded its network of tech-focused branches to nearly 300, and BOC launched a dedicated science and technology innovation fund.

    However, many SMEs in the tech field still face financing challenges. At their earnings briefings, multiple banks pledged to deepen integrated equity-loan-bond-insurance financial services and tailor products to meet diverse innovation needs.

    Boosting consumption, demand: consumer loans surging

    Consumer credit has emerged as a catalyst for domestic spending. Banks actively promoted traditional sectors like automobiles and home appliances while cultivating new consumption scenarios in tourism, elderly care, and other services.

    By end-2024, Bank of Communications saw personal consumer loans jump 90.44 percent year on year, adding 156.8 billion yuan. ABC’s consumer loans grew 28.3 percent, that of CCB rose 25.21 percent, and China Merchants Bank’s consumer loan balance hit 396.16 billion yuan, up 31.38 percent year on year.

    CCB also reported over 1 trillion yuan in credit card loans.

    At the same time, banks have focused on meeting residents’ essential and improved housing needs by maintaining stable personal mortgage lending. By the end of 2024, CCB’s personal mortgage clients had surpassed 15 million, with outstanding mortgage loans totaling 6.19 trillion yuan. China CITIC Bank’s mortgage loan balance increased by 61.41 billion yuan, ranking among the highest in the industry.

    Since the fourth quarter of last year, China’s housing market has shown positive changes following the implementation of a series of policy measures, which was also reflected in the financial sector.

    According to CCB vice president Ji Zhihong, the bank’s daily average mortgage loan applications in Q4 2024 rose by 73 percent quarter-on-quarter and 35 percent year-on-year, with early repayments declining further in Q1 2025.

    With additional policies aimed at boosting consumption on the horizon, the consumer finance market is poised for new growth opportunities. Dong Qingma, deputy dean of the Institute of Chinese Financial Studies at Southwestern University of Finance and Economics, stated that financial institutions will continue to ramp up support for consumption through fiscal incentives, interest subsidies, and tax reductions, injecting more capital into the economy.

    While CMB’s annual report highlighted plans to tap into consumption scenarios encouraged by national policies, including high-end and comprehensive household spending. ICBC announced that it will actively engage with emerging economic models such as the ice and snow economy and the silver economy to further unleash consumption potential and enhance economic circulation.

    Unlocking credit growth: fueling real economy

    Multiple banks have signaled their commitment to maintaining stable credit growth, ensuring strong, sustained financial support for the real economy.

    ICBC pledged over 6 trillion yuan in financing to private enterprises over the next three years. ABC aims to exceed 7.5 trillion yuan in loans to private firms by 2025, with inclusive finance loans growing faster than average.

    A review of various banks’ strategic directions suggests that credit allocation priorities for 2025 are becoming clearer. Bank of Communications plans to issue 480 billion yuan in corporate loans, targeting major infrastructure projects, manufacturing, rural revitalization, and strategic emerging industries aligned with government policies.

    CCB plans to further expand its retail credit and focus on green finance in key sectors such as energy, industry, and transportation, while continuing to support major infrastructure projects. China Everbright Bank will allocate over 70 percent of its corporate credit growth to tech, green, and inclusive sectors.

    “The implementation of a more proactive fiscal policy and a moderately loose monetary policy this year will provide a favorable macroeconomic environment for the banking industry,” said ABC president Wang Zhiheng, adding that in 2025, the bank will seize strategic opportunities in rural development, industrial upgrades, and green transitions, among others.

    Experts believe that as banks align their strategies with macroeconomic priorities, they will continue to identify and meet effective credit demand, enhancing the precision and adaptability of financial services, thus, continuing to channel high-quality funding to sustain the real economy’s growth. 

    MIL OSI China News

  • MIL-OSI USA: MENG AND MALLIOTAKIS REINTRODUCE LEGISLATION EXPANDING HOUSING BENEFITS FOR QUEENS-NYC VETERANS

    Source: United States House of Representatives – Congresswoman Grace Meng (6th District of New York)

    WASHINGTON, D.C – U.S. Reps. Grace Meng (NY-06) and Nicole Malliotakis (NY-11) announced that they reintroduced the Fair Access to Co-Ops for Veterans Act (H.R.1803), a bipartisan bill to make it easier for veterans in Queens and across the nation to purchase co-ops. 

    The legislation would expand the Veterans Home Loan Guarantee program to include co-ops, allowing the U.S. Department of Veteran Affairs (VA) to guarantee co-op loans taken out by veterans. The bill would also direct the VA to advertise this co-op program to eligible veterans, participating lenders, and interested realtors.

    Full Testimony: https://youtu.be/tBZXcheSJbk

    The bill was originally introduced last year by Reps. Meng and Malliotakis. Meng recently testified in support of the bill before the House Veteran Affairs Subcommittee on Economic Opportunity.

    “The VA Home Loan Program has been a transformative benefit for service members for over 80 years. This program can’t be fully enjoyed by New Yorkers who served in our armed forces,” Meng said during the hearing on Capitol Hill. “In New York City, about two out of three apartment buildings are co-ops.  And if you have seen New York, you know, that is a lot of co-ops.  Co-ops, on average are more affordable in New York than condos or homes.  They offer a realistic way for working-class New Yorkers to own their place and build equity…Currently, a veteran or servicemember can use their VA home loan to purchase a condo, a townhome, a mobile home, or a manufactured home, but not a co-op.  It is our job to serve those who serve us. So, let’s serve them by increasing the accessibility of homeownership to more veterans.  Let’s expand the American dream that the VA Home Loan Program helped define over 80 years ago. Let’s give veterans and servicemembers access to co-ops.”

    “With co-ops making up about a quarter of New York City’s housing market, it’s essential that our veterans—who have given so much for our country—have access to these homes,”said Congresswoman Malliotakis. “I’m proud to partner with Rep. Meng on this bipartisan effort to include co-ops in VA home loan eligibility, helping to expand home ownership opportunities and support veterans in their transition to civilian life.”

    Last year, a recently married servicemember in the New York Army National Guard reached out to Meng’s office asking why he could not use a major benefit like the VA Home Loan on New York’s most affordable housing option.  His story reflects the challenges that roughly 200,000 veterans that call New York home and countless other veterans in towns and cities across the country experience where co-ops are present, like Palm Beach, Minneapolis, Philadelphia, and Baltimore.

    “The VFW supports the Fair Access to Co-ops for Veterans Act of 2025 to extend the VA Home Loan Guaranty program to veterans seeking to purchase residential cooperative housing units (co-ops).,” said Kristina Keenan, Legislative Director, Veterans of Foreign Wars (VFW). “Veterans who live in cities where co-ops are prevalent are disproportionately affected. In New York City, for example, co-ops comprise almost two-thirds of all multi-family housing, for which veterans cannot use VA home loans. Veteran home ownership in New York City is also significantly lower than the rest of the country. Other cities where co-ops are prevalent are Baltimore, Chicago, Los Angeles, Miami, Minneapolis, Newark, Palm Beach, Philadelphia, San Francisco, and Washington, D.C. Expanding the VA home loan program to co-ops would provide more veterans with long-term housing stability.” 

    “The courageous men and women who have served in our nation’s military deserve access to affordable housing,” said Warren Schreiber, Co-President of the Presidents Co-op and Condo Council, and President of the Queens Civic Congress. “Rep. Meng’s Fair Access to Co-Ops for Veterans Act enables these veterans to achieve affordable housing and homeownership. The co-op community is eager to welcome our veterans.”

    In 2006, Congress passed a bill creating a five-year pilot program allowing veterans to purchase cooperative housing. Prior to this legislation, the VA Home Loans program could not be used for co-ops. However, the pilot program expired in 2011 and has not been renewed since.

    The Veterans Home Loan Guarantee program helps Veterans, Servicemembers, and eligible surviving spouses become homeowners. Through the program, loans are provided by private lenders with the VA guaranteeing up to 50 percent, allowing the lender to offer more favorable terms.

    MIL OSI USA News

  • MIL-OSI USA: Reps. Cleaver, Waters, Lynch Slam Trump Administration’s Reported Plans to Launch Dangerous Blockchain and Crypto Experiment Within HUD

    Source: United States House of Representatives – Congressman Emanuel Cleaver II (5th District Missouri)

    “It is unclear how these technologies, which have not been widely adopted even by the real estate industry, would help HUD meet its mission.”

    (Washington, D.C.) – Today, U.S. Representatives Emanuel Cleaver, II (D-MO), Ranking Member of the Financial Services Subcommittee on Housing and Insurance, Maxine Waters (D-CA), Ranking Member of the House Financial Services Committee, and Stephen Lynch (D-MA), Ranking Member of the Financial Services Subcommittee on Digital Assets, Financial Technology, and Artificial Intelligence, slammed the Trump Administration following reporting that the Department of Housing and Urban Development (HUD) is exploring ways to implement blockchain and cryptocurrency within the operations of the agency. In a letter to HUD Secretary Scott Turner, the lawmakers warn of the risky nature of cryptocurrency, which remains an unregulated and highly volatile financial product. The lawmakers emphasize that if used in untested ways within critical federal housing programs, it could destabilize the housing market and harm hard-working families.

    “We write in response to disconcerting reports that the Trump Administration is exploring ways to broadly apply unproven uses of blockchain technology and cryptocurrency (crypto) in the operations of the U.S. Department of Housing and Urban Development (HUD),” wrote the lawmakers. “The federal government cannot allow under-regulated financial products to infiltrate critical housing programs, especially when they have already proven to be dangerous, speculative, and harmful to working families. It is unclear how these technologies, which have not been widely adopted even by the real estate industry, would help HUD meet its mission. Applying this technology to critical operations raises serious concerns about accountability, transparency, and harm to those relying on these housing programs. Rather than gambling America’s housing, the agency should focus on getting Congressionally appropriated funds back out to communities, addressing the affordable housing supply shortage, ending homelessness for over 771,000 people, and increasing homeownership for the millions of Americans who remain locked out by rising house prices and high interest rates.”

    In the letter, the lawmakers emphasize that experimenting with crypto at HUD threatens triggering a repeat of the 2008 foreclosure crisis which was fueled by risky financial products. What’s more, following the Trump Administration’s recent actions to gut key agencies, including the Consumer Financial Protection Bureau (CFPB), we stand at even greater risk of repeating the past and harming millions who rely on housing programs.

    In addition, the lawmakers demand HUD halt any action on cryptocurrency until Congress establishes a comprehensive federal framework to ensure proper oversight and protect our nation’s consumers. The lawmakers conclude by encouraging HUD to redirect its resources to upholding the agency’s mission and addressing the worsening housing and homelessness crisis. They request prompt responses to a series of questions on these latest plans no later than April 8, 2025.

    The official letter from lawmakers is available here.

     

    Emanuel Cleaver, II is the U.S. Representative for Missouri’s Fifth Congressional District, which includes Kansas City, Independence, Lee’s Summit, Raytown, Grandview, Sugar Creek, Greenwood, Blue Springs, North Kansas City, Gladstone, and Claycomo. He is a member of the exclusive House Financial Services Committee and Ranking Member of the House Subcommittee on Housing and Insurance.

    MIL OSI USA News

  • MIL-OSI New Zealand: ACT celebrates law change to liberate builders and embrace international materials

    Source: ACT Party

    ACT is welcoming the passage of the Building (Overseas Building Products, Standards, and Certification Schemes) Amendment Bill, which delivers on ideas ACT campaigned on in 2023.

    “Finally, we’re liberating builders and tradies to make use of materials widely approved overseas,” says ACT Housing and Construction spokesperson Cameron Luxton, who is also a Licenced Building Practitioner.

    “Outdated local rules have denied New Zealand builders access to innovative, effective, and affordable products, and this has limited competition, driven up costs, and locked younger generations out of the housing market.

    “We’ve seen massive price hikes for essential materials, and the previous Government’s response was to set up a ‘plasterboard taskforce’. It was like a bad joke. The real issue was that we’d banned popular plasterboard equivalents and other building materials used overseas.

    “Internationally and locally, there’s constant innovation in building materials, but our bespoke local rules have held us back. We don’t need to reinvent the wheel, because regulators in trusted jurisdictions are already doing the work of evaluating these products.

    “This aligns with ACT’s wider war on red tape, including our ‘rule of two’ proposal for approving overseas medicines in New Zealand. It’s common-sense thinking: if a product is good enough for our friends overseas, we shouldn’t deny access to it at home.”

    MIL OSI New Zealand News

  • MIL-OSI United Kingdom: Homes England and Octopus Real Estate launch £150 million Greener Homes Alliance phase 2

    Source: United Kingdom – Executive Government & Departments

    Press release

    Homes England and Octopus Real Estate launch £150 million Greener Homes Alliance phase 2

    The renewed alliance will reinforce a responsibility to support small and medium-sized (SME) housebuilders, while encouraging greener building practices.

    Octopus Real Estate supported by Homes England

    Homes England has joined with Octopus Real Estate, part of Octopus Investments and a leading specialist real estate investor and lender, to create the Greener Homes Alliance 2.

    The alliance will commit £150 million of funding, £42 million of which will be provided by the Agency’s Home Building Fund. This will provide small and medium-sized (SME) housebuilders with further loan finance enabling even more high-quality, energy efficient homes to be built across England.

    The first phase of the alliance launched in 2021, as part of broader efforts to expand the supply of finance available to SMEs, and funded over 550 much needed, new sustainable homes across the country. More than 40% of the homes built during phase one achieved an Energy Performance Certificate (EPC) rating of A, and 100% secured a Standard Assessment Procedure (SAP) score higher than 86, significantly higher than the UK average EPC rating of D and SAP score of 67.

    Phase one of the Greener Homes Alliance made a significant impact, with 20 loans completed totalling £150 million — an average loan size to SME developers of £7.5 million.

    Phase two of the Greener Homes Alliance will seek to support the creation of more sustainable homes by introducing 10 new criteria, 4 of which must be met for developers to benefit from a 1.25% discount on their interest rate. If 6 or more criteria are met, developers will be eligible for a 2% discount.

    The new criteria for phase 2 will include the use of modern methods of construction (MMC) in the fabric of buildings and a real living wage paid to workers on site. It will also encourage borrowers to support the Lighthouse Charity, a leader in mental health within the construction industry.

    To qualify for funding from the alliance in the first place, all schemes must deliver specific key performance indicators as a minimum. Developers must ensure that all homes built are fossil fuel free and have an average SAP score of 85 or above.

    Marcus Ralling, Chief Investment Officer at Homes England said:

    Small and medium housebuilders play a vital and essential role in driving the delivery of much needed, new and sustainable homes.

    This extended Alliance is an excellent example of how we are working with partners like Octopus Real Estate to support the SME housebuilders that are crucial to building a diverse and resilient housing sector.

    Andy Scott, Co-Head of Debt, Octopus Real Estate, added:

    We are extremely proud of the impact our Greener Homes Alliance initiative has had when it comes to supporting developers looking to make greener decisions for their projects, and we’ve spent a lot of time working out the new criteria with Homes England to make sure the next phase is as impactful as possible.

    At Octopus, our mission is to reimagine real estate through the delivery of high-quality, sustainable places for people to live that are fit for the future and address societal needs such as fuel poverty. Working with esteemed government agencies to enact real change for the developers who have the expertise and capability to deliver such homes is a huge part of this.

    ENDS

    Notes to editors

    An Energy Performance Certificate (EPC) tells you how energy efficient a property is, giving a property an energy efficiency rating from A (best) to G (worst) that is valid for 10 years. An EPC contains information about a property’s energy use and typical energy costs and steps to improve a property’s energy efficiency.

    The Standard Assessment Procedure (SAP) for the energy rating of dwellings) is the methodology currently used by the government to estimate the energy performance of homes. A SAP score provides a rating between 1 and 100, this range is then divided into categories A (best) to G (worst).

    The new criteria introduced for phase two will include:

    • An average SAP score of 92+ (EPC A)

    • More than 90% of waste from the site avoids landfill

    • Biodiversity Net Gain of over 20%

    • More than 50% of new homes will be Zero Bills ready

    • Regeneration of a brownfield site

    • Potable water usage reduced to less than 110 litres per person per day

    • Use of Modern Methods of Construction (MMC) in the fabric of the building

    • The Real Living Wage must be paid to all workers on site

    • The borrower to support Lighthouse Charity, a leader in mental health within the construction industry

    • More than 25% of units to be affordable built on-site, or in line with local social housing plans

    All schemes must also deliver the following KPIs as a minimum:

    • All homes to be fossil fuel free

    • Every scheme to have average SAP score of 85+

    About Homes England 

    We are the government’s housing and regeneration Agency, and we’re here to drive the creation of more affordable, quality homes and thriving places so that everyone has a place to live and grow.  

    We make this happen by working in partnership with thousands of organisations of all sizes, using our powers, expertise, land, capital and influence to bring investment to communities and get more quality homes built. 

    Learn more about us: https://www.gov.uk/government/organisations/homes-england/about

    Press Office contact details 

    Email: media@homesengland.gov.uk 

    Phone: 0207 874 8262 

    About Octopus Real Estate

    Octopus Real Estate, part of Octopus Investments, is a specialist real estate investor and lender delivering quality, sustainable places to live for every stage of life. Through our role as an investor, lender, and landlord, we fund the entire lifecycle of real estate ─ reimagining its future.

    We have more than £3.7 billion in real estate assets and secured lending, working with our partners to deliver greener homes for people to buy or rent, increase the supply of genuinely affordable housing, and build communities that meet the aspirations of elderly people. We also transform underused land and properties that require regeneration and redevelopment.

    We believe that real, lasting change can only be achieved if businesses invest in the right way. We work with people who share our values and take our responsibilities to the communities we serve seriously. Together, we’re harnessing change to build a better tomorrow.

    About Lighthouse

    The Lighthouse Construction Industry Charity is the only charity that provides emotional, physical and financial wellbeing support to the construction community and their families.

    Our mission is to ensure that our construction community can easily access the emotional, physical and financial wellbeing support they need and to develop healthy and sustainable futures for this generation and the next.

    Updates to this page

    Published 2 April 2025

    MIL OSI United Kingdom

  • MIL-OSI: Cautious Optimism for Building Products Distribution Rising as Sustained Demand for New Residential Construction Expected

    Source: GlobeNewswire (MIL-OSI)

    PALM BEACH, Fla., April 02, 2025 (GLOBE NEWSWIRE) — FN Media Group News Commentary – Global and north American building products distribution market has been steadily increasing in past years and is expected to continue for the years to come. A building product report said that: “Looking forward to 2025 and beyond, there is cautious optimism for the building products sector following a year of foundational growth in 2024. The Federal Reserve has heeded data indicating lower inflation and a cooling labor market, opting to cut the benchmark interest rate by 50 basis points in mid-September. This was the FOMC’s first decision to ease monetary policy in four years, which, overlaid with market expectations for an additional 50 basis points of cuts by year-end 2024, has improved the outlook for construction spending and activity in both residential and non-residential markets moving forward.” It continued saying that; “The building products distribution market in North America and Europe is massive, topping $800 billion, and is expected to grow 5-9% through 2031, driven by private and public investment and economic growth. The building materials distribution market in North America and Europe is a massive market, topping $800 billion.”  Active companies active in the markets include: Capstone Holding Corp. (NASDAQ: CAPS), QXO, Inc. (NYSE: QXO), CEMEX, S.A.B. de C.V. (NYSE: CX), Masco Corporation (NYSE: MAS), Titan America SA (NYSE: TTAM).

    The report added: “Through mid-October 2024, the residential building products market has been characterized by muted demand resulting in continued underperformance. The rapid rise in mortgage rates in 2022 and 2023 has created “gridlock” in the housing market – whereby existing homeowners, who would be sellers in a lower interest rate environment, have deferred transacting due to the historic differential between their existing mortgage rate (sub-4% for most), and current market rates (~6.5%). This “gridlock” has limited the supply of homes available-for-sale, keeping prices elevated. Record-high prices of homes available-for-sale, combined with higher mortgage rates, continues to put homeownership out of reach for many prospective first-time buyers, forcing them to remain on the sidelines until conditions improve. This has resulted in lower home sale activity, which has driven down renovation spending – much of which is performed in connection with the purchase or sale of a home. However, there is optimism on the horizon – September’s rate cut has the market on the precipice of a seismic shift, supported by structural long-term demand. As of the end of 2023, the shortage of single-family housing was estimated at more than 7.2 million units. With over 100 million individuals set to cross the median homebuying age of thirty-four by 2040, there is likely to be strong, sustained demand for new residential construction. “

    Capstone Holding Corp. (NASDAQ: CAPS) Targets $100M Run Rate Increases Q4 Revenue and Executes Strategic Brand Expansion – Revenue Up over 8% in Q4 Year-Over-Year – Toro Stone Launched in 6 New States Capstone Holding Corp. (the “Company” or “Capstone”), a national building products distribution company that has successfully grown its business organically and through well-timed acquisitions, announced financial results for the full year ended December 31, 2024.

    Matt Lipman, CEO of Capstone, said, “I’m proud of the team’s execution and focus on growth in the second half of the year. As the parent company, our mission is clear: double the size of the business through targeted, strategic acquisitions – and we believe we’re well on our way. We remain focused on scaling efficiently.”

    The Company is targeting an operating company revenue run rate by the end of 2025 of $100 million and Adjusted Instone EBITDA of at least $10 million. (The $100 million revenue and $10 million Adjusted Instone EBITDA numbers are targets for 2025 that include anticipated acquisitions. As these targets are dependent on closing acquisitions during 2025, the Company is unable to include a reconciliation of forward-looking non-GAAP results to the corresponding GAAP measures as they are not available without unreasonable effort due to the uncertainties regarding the future identification and closing of acquisition targets.)

    Kevin Grotke, CEO of TotalStone, LLC (dba “Instone”), a wholly owned operating subsidiary of Capstone and its primary business activity, said, “I’m incredibly proud of our team’s execution and their sharp focus on customer acquisition and top-line growth. Their efforts have laid a strong foundation for continued success, and I’m excited to see the momentum carry into 2025 as we work toward achieving our ambitious goals – particularly the growth of our proprietary brands.”

    Capstone continues to position itself as a premier, national platform in the building products space. The Company is expanding its geographic footprint, strengthening its portfolio of proprietary brands, and delivering exceptional value to customers and stakeholders alike.

    FY 2024 Corporate and Operational Highlights – Set Acquisition Strategy for 2025:

    • Focused on Tuck-In Acquisitions, Sister Companies, and Platform Acquisitions
    • Deal environment and structures remain favorable
    • Acquisition multiples of 4-6x EBITDA
    • 20%- 45% of consideration as non-cash
    • Majority of activity centers around strategic Tuck-In Acquisitions to accelerate Instone’s earnings. Multiple sister company opportunities currently under review

    Q4 Revenue and Unit Volume Growth:

    • Instone delivered over 8% year-over-year revenue growth in the fourth quarter of 2024

    Successful Launch of Toro Stone:

    • Installed 90 displays across 6 new states
    • Received orders from over 50 customers

    Operational Efficiencies:

    • Completed targeted cost reduction initiatives
    • Achieved improved gross margins

    For more details, see Capstone’s annual report on the Form 10-K, available online, here. A detailed power point presentation of the Fiscal 2024 Update and targets for 2025 can be found online, here. Matt Lipman has also recorded a discussion of the presentation that is available at the same website.   CONTINUED… Read this and more news for Capstone Holding Corp. at: https://capstoneholdingcorp.com/news/.

    In other developments and happenings in the markets recently include:

    QXO, Inc. (NYSE: QXO) announced recently that it is extending its all-cash tender offer to acquire all outstanding shares of Beacon Roofing Supply, Inc. (BECN) and amending the terms of its pending tender offer to reflect the terms of the previously announced definitive merger agreement between Beacon and QXO, including to increase the offer price to $124.35 per share in cash and reflect such other changes as contemplated by the merger agreement.

    Beacon’s board of directors unanimously recommends that all shareholders tender their shares into the offer, and has amended its recommendation statement on Schedule 14D-9 in support of the amended offer. The tender offer will remain open until 5:00 p.m. (New York City time) on April 14, 2025.

    CEMEX, S.A.B. de C.V. (NYSE: CX) presented its 2024 Integrated Report recently, titled Our Future in Action: Accelerating a Sustainable World, showcasing its operational and strategic performance in 2024. The year 2024 was marked by solid financial results, the recovery of Cemex’s investment-grade rating, and progress in its decarbonization agenda in alignment with Cemex’s 2030 targets.

    In 2024, Cemex achieved the second-strongest sales and Operating EBITDA in its recent history, alongside the highest free cash flow after maintenance capital expenditures since 2017. The company also made significant progress on its decarbonization targets through its Future in Action program, continuing to lead the industry in profitable decarbonization efforts.

    “Our global team’s focused and committed efforts have advanced a business model with sustainable attributes, seeking to ensure both environmental progress and long-term value creation for Cemex,” said Fernando A. González, CEO of Cemex. “This year’s report demonstrates strategic progress in executing our growth strategy, reinforces our commitment to our Future in Action program, and underscores the power of going beyond traditional social responsibility to support our climate action goals.”

    Masco Corporation (NYSE: MAS) announced recently that it will hold a conference call regarding 2025 first quarter results on Wednesday, April 23, 2025, at 8:00 a.m. ET. The conference call will be hosted by Masco President and Chief Executive Officer Keith Allman. Participants in the call are asked to register five to ten minutes prior to the scheduled start time by dialing 800-549-8228 or 289-819-1520. Please use the conference identification number 30320.

    The 2025 first quarter results and supplemental material will be distributed at 7:00 a.m. ET on April 23 and will be available on the Company’s website at www.masco.com.

    The conference call will be webcast simultaneously and in its entirety through the Masco Corporation website. Shareholders, media representatives and others interested in Masco may participate in the webcast by registering through the Investor Relations section on the Company’s website.

    Titan America SA (NYSE: TTAM), a leading fully-integrated producer and supplier of building materials, services and solutions in the construction industry operating along the U.S. East Coast, recently announced its fourth-quarter and full-year 2024 financial results. Titan America SA, including its wholly-owned operating subsidiary, Titan America LLC, shall be referred to herein as “Titan America.”

    “In our first earnings announcement as a public company, we are pleased to report strong full-year financial results, while continuing to invest in Titan America’s future growth,” said Bill Zarkalis, President & CEO of Titan America. “Our uniquely vertically integrated business model, comprehensive logistics network, and strategic positioning led to record full-year 2024 results, with our sales volumes outperforming the broader market. We’re confident about the long-term secular trends in our markets, including infrastructure modernization, resilient urbanization, and manufacturing reshoring along the Eastern Seaboard of the United States. Looking ahead, we are poised for another solid year of growth and enhanced profitability in 2025.”

    About FN Media Group:

    At FN Media Group, via our top-rated online news portal at www.financialnewsmedia.com, we are one of the very few select firms providing top tier one syndicated news distribution, targeted ticker tag press releases and stock market news coverage for today’s emerging companies. #tickertagpressreleases #pressreleases

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    DISCLAIMER:  FN Media Group LLC (FNM), which owns and operates FinancialNewsMedia.com and MarketNewsUpdates.com, is a third party publisher and news dissemination service provider, which disseminates electronic information through multiple online media channels. FNM is NOT affiliated in any manner with any company mentioned herein. FNM and its affiliated companies are a news dissemination solutions provider and are NOT a registered broker/dealer/analyst/adviser, holds no investment licenses and may NOT sell, offer to sell or offer to buy any security. FNM’s market updates, news alerts and corporate profiles are NOT a solicitation or recommendation to buy, sell or hold securities. The material in this release is intended to be strictly informational and is NEVER to be construed or interpreted as research material. All readers are strongly urged to perform research and due diligence on their own and consult a licensed financial professional before considering any level of investing in stocks. All material included herein is republished content and details which were previously disseminated by the companies mentioned in this release. FNM is not liable for any investment decisions by its readers or subscribers. Investors are cautioned that they may lose all or a portion of their investment when investing in stocks. For current services performed FNM was compensated twenty five hundred dollars for news coverage of the current press releases issued by Capstone Holding Corp. by a non-affiliated third party. FNM HOLDS NO SHARES OF ANY COMPANY NAMED IN THIS RELEASE.

    This release contains “forward-looking statements” within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E the Securities Exchange Act of 1934, as amended and such forward-looking statements are made pursuant to the safe harbor provisions of the Private Securities Litigation Reform Act of 1995. “Forward-looking statements” describe future expectations, plans, results, or strategies and are generally preceded by words such as “may”, “future”, “plan” or “planned”, “will” or “should”, “expected,” “anticipates”, “draft”, “eventually” or “projected”. You are cautioned that such statements are subject to a multitude of risks and uncertainties that could cause future circumstances, events, or results to differ materially from those projected in the forward-looking statements, including the risks that actual results may differ materially from those projected in the forward-looking statements as a result of various factors, and other risks identified in a company’s annual report on Form 10-K or 10-KSB and other filings made by such company with the Securities and Exchange Commission. You should consider these factors in evaluating the forward-looking statements included herein, and not place undue reliance on such statements. The forward-looking statements in this release are made as of the date hereof and FNM undertakes no obligation to update such statements.

    Contact Information:

    Media Contact email: editor@financialnewsmedia.com – +1(561)325-8757 

    SOURCE: FN Media Group

    The MIL Network

  • MIL-OSI: Prospect’s Real Estate Private Credit Platform Provides $10.9 Million to Class A Stabilized Cash Flowing Multifamily Property in Brooklyn

    Source: GlobeNewswire (MIL-OSI)

    NEW YORK, April 02, 2025 (GLOBE NEWSWIRE) — Prospect Capital Management L.P. (“Prospect”), through its real estate private credit platform, has closed on an investment to recapitalize The Frederick, a 193-unit, Class A stabilized cash flowing multifamily property in Brooklyn, New York. Constructed in 2018, the property is owned by a joint venture between an affiliate of Harbor Group International, LLC, a global real estate investment manager, and Coney Realty & Management, a privately-owned multifamily operator based in Brooklyn.

    “Prospect’s real estate platform continues to identify high-quality multifamily investments in outperforming submarkets,” said Grier Eliasek, Prospect Capital Corporation’s President and COO. “This transaction further demonstrates our ability to invest in attractive opportunities with top-tier sponsors.”

    “The Frederick offers a luxury residential experience at an attractive price point in one of New York City’s tightest submarkets,” said Joseph Ryu, Principal and head of Prospect’s real estate credit platform. “The Frederick is a highly-amenitized asset with proximity to Prospect Park and accessibility to numerous MTA lines that we expect to continue to support demand and rent growth.”

    The preferred equity investment was issued behind a new Freddie Mac senior loan provided by NewPoint Real Estate Capital.

    The transaction marks Prospect’s latest real estate private credit investment following a $12.0 million preferred equity investment on The Roadrunner on McDowell, a 356-unit multifamily property in Scottsdale, AZ, which closed in February 2025.

    About Prospect Capital Management L.P.

    Prospect, headquartered in New York City, is an SEC-registered investment adviser that, along with its predecessors and affiliates, has 37 years of experience investing in and managing high-yielding debt and equity investments using both private partnerships and publicly traded closed-end structures. Prospect and its affiliates employ a team of 150 professionals and offer investment solutions across credit, private equity, and real estate.

    Prospect’s real estate platform invests in U.S. commercial real estate credit including senior mortgages, mezzanine loans and preferred and other equity investments. As of December 31, 2024, Prospect and its affiliates had invested in over 32,000 multifamily units, with initial property value of $3.5 billion, and realized 36 multifamily investments.

    Prospect, together with its affiliates, has $8.3 billion of regulatory assets under management as of December 31, 2024. For more information, call (212) 448-0702 or visit www.prospectcap.com.

    A photo accompanying this announcement is available at https://www.globenewswire.com/NewsRoom/AttachmentNg/7de1aeb0-70fe-419a-a838-1fcfbc459287

    The MIL Network

  • MIL-OSI United Kingdom: Have your say on student accommodation

    Source: City of Norwich

    Published on Tuesday, 1st April 2025

    City residents are being asked to have their say on student accommodation in Norwich.

    Norwich City Council is seeking views on its new Supplementary Planning Document (SPD) concerning student accommodation within the city through Get Talking Norwich.

    A council spokesperson, said: “Norwich is home to two thriving universities, the University of East Anglia and Norwich University of the Arts, both of which are significant contributors to the local economy and are projected to continue their growth.

    “Over the past decade, a substantial amount of student accommodation has been developed, primarily within the city centre.  

    “We recognise the valuable contribution purpose built student accommodation makes to the housing market of Norwich alongside other forms of accommodation. However, we believe there is enough existing and planned student accommodation supply to meet the city’s needs until 2038.”

    The SPD also gives advice on the design of student accommodation, how it should be managed and where in the city they have been built.

    To get involved and make your views known on the SPD go to https://gettalking.norwich.gov.uk/pbsa

    MIL OSI United Kingdom

  • MIL-OSI United Kingdom: Contract awarded for final construction phase of government hub

    Source: United Kingdom – Executive Government & Departments

    Press release

    Contract awarded for final construction phase of government hub

    Construction of a new government office in Manchester City Centre is entering its final phase with the appointment of Wates to conduct the Category B fit-out

    Credit: Ask Real Estate

    Construction of a new government office in Manchester City Centre is entering its final phase with the appointment of a new contractor.

    The Government Property Agency (GPA) has appointed Wates to conduct the Category B (Cat B) fit-out of its First Street Hub following a competitive tender process. 

    The company will be responsible for the hub’s fit-out works, ensuring the nine-storey building is functional for office use. It marks another key development in the programme following the recent practical completion of the Category A (Cat A) fit-out and lease commencement. 

    Launched as part of the GPA’s Government Hubs Programme, the Manchester First Street Hub will accommodate around 2,600 civil servants from departments including Ministry of Housing, Communities and Local Government (MHCLG), the Department for Business and Trade (DBT), the Office for Standards in Education (OFSTED), and the Department for Education (DfE). It is earmarked for completion in Autumn 2026.

    Georgina Dunn, the GPA’s Interim Director of Capital Projects, said: 

    Appointing the Cat B contractor was the final major hurdle to overcome before the home straight of delivering this exceptional building. The hub will provide a state-of-the-art office space for thousands of civil servants and will be one of the largest cross-departmental hubs outside London. It also has enviable sustainability credentials with the building achieving  a NABERS 5.5* rating – ranking it among the most sustainable buildings in the UK.

    We are proud of the progress we continue to make as we look to provide high quality and sustainable workplaces for civil servants throughout the UK.

    The £105M development, which was forward-funded by the Pension Insurance Corporation (PIC), supports the Government Hubs Programme’s aim of securing growth across the country. The programme is rationalising the government’s estate in towns and cities across the UK, playing a pivotal role in delivering modern, customer-focused and varied workspaces where civil servants can thrive. 

    Just a few minutes’ walk from Oxford Road and Deansgate rail stations, First Street Hub has been designed to be class-leading, meeting inclusive and accessible design standards. The design for the 12,000sq m building will support a variety of different working styles including spaces to enable collaboration, creativity and community.

    Scott Camp, Managing Director of Wates’ fit-out and refurbishment business, Smartspace, said:

    We are delighted to continue our successful partnership with the Government Property Agency following our work at Darlington Economic Campus and 2 Ruskin Square in Croydon.

    Securing the contract for the Cat-B fit-out at Manchester First Street is a testament to our expertise in delivering high-quality, modern office environments. This project will provide thousands of civil servants with a state-of-the-art workspace, enabling them to foster collaboration and efficiency. It also reinforces our commitment to our purpose – ‘Reimagining places for people to thrive’ – by creating another exceptional workspace that supports productivity and well-being.

    For media enquiries, email: pressoffice@gpa.gov.uk

    Updates to this page

    Published 2 April 2025

    MIL OSI United Kingdom

  • MIL-OSI United Kingdom: Homes England and Octopus Real Estate launch £150m Greener Homes Alliance phase 2

    Source: United Kingdom – Government Statements

    Press release

    Homes England and Octopus Real Estate launch £150m Greener Homes Alliance phase 2

    The renewed alliance will reinforce a responsibility to support small and medium-sized (SME) housebuilders, while encouraging greener building practices.

    Octopus Real Estate supported by Homes England

    Homes England has joined with Octopus Real Estate, part of Octopus Investments and a leading specialist real estate investor and lender, to create the Greener Homes Alliance 2.

    The alliance will commit £150 million of funding, £42 million of which will be provided by the Agency’s Home Building Fund. This will provide small and medium-sized (SME) housebuilders with further loan finance enabling even more high-quality, energy efficient homes to be built across England.

    The first phase of the alliance launched in 2021, as part of broader efforts to expand the supply of finance available to SMEs, and funded over 550 much needed, new sustainable homes across the country. More than 40% of the homes built during phase one achieved an Energy Performance Certificate (EPC) rating of A, and 100% secured a Standard Assessment Procedure (SAP) score higher than 86, significantly higher than the UK average EPC rating of D and SAP score of 67.

    Phase one of the Greener Homes Alliance made a significant impact, with 20 loans completed totalling £150million – an average loan size to SME developers of £7.5 million.

    Phase two of the Greener Homes Alliance will seek to support the creation of more sustainable homes by introducing ten new criteria, four of which must be met for developers to benefit from a 1.25% discount on their interest rate. If six or more criteria are met, developers will be eligible for a 2% discount.

    The new criteria for phase two will include the use of mixed methods of construction (MMC) in the fabric of buildings and a real living wage paid to workers on site. It will also encourage borrowers to support the Lighthouse Charity, a leader in mental health within the construction industry.

    To qualify for funding from the alliance in the first place, all schemes must deliver specific key performance indicators as a minimum. Developers must ensure that all homes built are fossil fuel free and have an average SAP score of 85 or above.

    Marcus Ralling, Chief Investment Officer at Homes England said:

    Small and medium housebuilders play a vital and essential role in driving the delivery of much needed, new and sustainable homes.

    This extended Alliance is an excellent example of how we are working with partners like Octopus Real Estate to support the SME housebuilders that are crucial to building a diverse and resilient housing sector.

    Andy Scott, Co-Head of Debt, Octopus Real Estate, added:

    We are extremely proud of the impact our Greener Homes Alliance initiative has had when it comes to supporting developers looking to make greener decisions for their projects, and we’ve spent a lot of time working out the new criteria with Homes England to make sure the next phase is as impactful as possible.

    At Octopus, our mission is to reimagine real estate through the delivery of high-quality, sustainable places for people to live that are fit for the future and address societal needs such as fuel poverty. Working with esteemed government agencies to enact real change for the developers who have the expertise and capability to deliver such homes is a huge part of this.

    ENDS

    Notes to editors:

    An Energy Performance Certificate (EPC) tells you how energy efficient a property is, giving a property an energy efficiency rating from A (best) to G (worst) that is valid for 10 years. An EPC contains information about a property’s energy use and typical energy costs and steps to improve a property’s energy efficiency.

    The Standard Assessment Procedure (SAP) for the energy rating of dwellings) is the methodology currently used by the government to estimate the energy performance of homes. A SAP score provides a rating between 1 and 100, this range is then divided into categories A (best) to G (worst).

    The new criteria introduced for phase two will include:

    • An average SAP score of 92+ (EPC A)

    • More than 90% of waste from the site avoids landfill

    • Biodiversity Net Gain of over 20%

    • More than 50% of new homes will be Zero Bills ready

    • Regeneration of a brownfield site

    • Potable water usage reduced to less than 110L per person per day

    • Use of Mixed Methods of Construction (MMC) in the fabric of the building

    • The Real Living Wage must be paid to all workers on site

    • The borrower to support Lighthouse Charity, a leader in mental health within the construction industry

    • More than 25% of units to be affordable built on-site, or in line with local social housing plans

    All schemes must also deliver the following KPIs as a minimum:

    • All homes to be fossil fuel free

    • Every scheme to have average SAP score of 85+

    About Homes England 

    We are the government’s housing and regeneration Agency, and we’re here to drive the creation of more affordable, quality homes and thriving places so that everyone has a place to live and grow.  

    We make this happen by working in partnership with thousands of organisations of all sizes, using our powers, expertise, land, capital and influence to bring investment to communities and get more quality homes built. 

    Learn more about us: https://www.gov.uk/government/organisations/homes-england/about

    Press Office Contact Details 

    Email: media@homesengland.gov.uk 

    Phone: 0207 874 8262 

    About Octopus Real Estate

    Octopus Real Estate, part of Octopus Investments, is a specialist real estate investor and lender delivering quality, sustainable places to live for every stage of life. Through our role as an investor, lender, and landlord, we fund the entire lifecycle of real estate ─ reimagining its future.

    We have more than £3.7bn in real estate assets and secured lending, working with our partners to deliver greener homes for people to buy or rent, increase the supply of genuinely affordable housing, and build communities that meet the aspirations of elderly people. We also transform underused land and properties that require regeneration and redevelopment.

    We believe that real, lasting change can only be achieved if businesses invest in the right way. We work with people who share our values and take our responsibilities to the communities we serve seriously. Together, we’re harnessing change to build a better tomorrow.

    About Lighthouse

    The Lighthouse Construction Industry Charity is the only charity that provides emotional, physical and financial wellbeing support to the construction community and their families.

    Our mission is to ensure that our construction community can easily access the emotional, physical and financial wellbeing support they need and to develop healthy and sustainable futures for this generation and the next.

    Updates to this page

    Published 2 April 2025

    MIL OSI United Kingdom

  • MIL-OSI Security: FBI Boston Warns Quit Claim Deed Fraud is on the Rise

    Source: Federal Bureau of Investigation FBI Crime News (b)

    Landowners and Real Estate Agents Urged to Take Action to Protect Themselves

    The Boston Division of the Federal Bureau of Investigation (FBI) is warning property owners and real estate agents about a steady increase in reports of quit claim deed fraud it has received—scams that have resulted in devastating consequences for unsuspecting owners who had no idea their land was sold, or was in the process of being sold, right out from under them.

    Known as quit claim deed fraud or home title theft, the schemes involve fraudsters who forge documents to record a phony transfer of property ownership. Criminals can then sell either the vacant land or home, take out a mortgage on it, or even rent it out to make a profit, forcing the real owners to head to court to reclaim their property.

    Deed fraud often involves identity theft where criminals will use personal information gleaned from the internet or elsewhere to assume your identity or claim to represent you to steal your property.

    “Folks across the region are having their roots literally pulled out from under them and are being left with no place to call home. They’re suffering deeply personal losses that have inflicted a significant financial and emotional toll, including shock, anger, and even embarrassment,” said Jodi Cohen, special agent in charge of the FBI Boston Division. “We are urging the public to heed this warning and to take proactive steps to avoid losing your property. Anyone who is a victim of this type of fraud should report it to us.”

    Law enforcement and the FBI have been alerted to the fraud at all points in the process and have received reports involving a variety of fraudulent scenarios, including:  

    • Scammers who comb through public records to find vacant parcels of land and properties that don’t have a mortgage or other lien and then impersonate the landowner, asking a real estate agent to list the property. Homeowners whose properties have been listed for sale don’t know it until they’re alerted, sometimes after the sales have gone through.
    • Family members, often the elderly, targeted by their own relatives and close associates who convince them to transfer the property into their name for their own financial gain.
    • Fraudsters known as “title pirates” who use fraudulent or forged deeds and other documents to convey title to a property. Often these scams go undetected until after the money has been wired to the scammer in the fraudulent sale and the sale has been recorded.

    The FBI’s Internet Crime Complaint Center (IC3), which provides the public with a means of reporting internet-facilitated crimes, does not have specific statistics solely for quit claim deed fraud, but it does fall into the real estate crime category. Nationwide, from 2019 through 2023, 58,141 victims reported $1.3 billion in losses relating to real estate fraud. Here in the Boston Division—which includes all of Maine, Massachusetts, New Hampshire, and Rhode Island—during the same period, 2,301 victims reported losing more than $61.5 million.

    • 262 victims in Maine lost $6,253,008.
    • 1,576 victims in Massachusetts lost $46,269,818.
    • 239 victims in New Hampshire lost $4,144,467.
    • 224 victims in Rhode Island lost $4,852,220.

    The reported losses are most likely much higher due to that fact that many don’t know where to report it, are embarrassed, or haven’t yet realized they have been scammed.

    FBI Boston is working with property owners, realtors, county registers, title companies, and insurance companies to thwart the fraud schemes but it’s no easy task. The COVID-19 pandemic changed the way business was and continues to be conducted. More and more people have grown accustomed to conducting real estate transactions through email and over the phone. The remote nature of these sales is a benefit to bad actors.

    Tips for Landowners:

    • Continually monitor online property records and set up title alerts with the county clerk’s office (if possible).
    • Set up online search alerts for your property.
    • Drive by the property or have a management company periodically check it.
    • Ask your neighbors to notify you if they see anything suspicious.
    • Beware of anyone using encrypted applications to conduct real estate transactions.
    • Take action if you stop receiving your water or property tax bills, or if utility bills on vacant properties suddenly increase.

    The FBI can work with our partners to try to stop wire transfers and recover the funds within the first 72 hours. We urge folks to report fraud and suspected fraud to the FBI’s Internet Crime Complaint Center at www.ic3.gov.

    MIL Security OSI

  • MIL-OSI USA: Attorney General Bonta, Assemblymember Haney Unveil Legislation to Protect 17 Million Californians From Unfair Rent Fees

    Source: US State of California Department of Justice

    AB 1248 seeks to protect tenants from unfair and unpredictable fees  

    OAKLAND — California Attorney General Rob Bonta, Assemblymember Matt Haney (D-San Francisco), and a prominent coalition of organizations today unveiled Assembly Bill 1248 (AB 1248), legislation that seeks to protect tenants from unpredictable and costly housing fees. In recent years, some landlords have adopted the practice of charging separate piecemeal fees in addition to the rent, which can cost tenants hundreds of dollars more each month on top of the base rent. This practice hinders tenants’ financial stability and ability to budget for housing and other needs — and hurts landlords who do not charge these fees by putting them at a competitive disadvantage and creating an unfair marketplace. The practice of charging separate piecemeal fees has become even more rampant since the enactment of California’s Tenant Protection Act (TPA), which provides statewide rent-increase protections. AB 1248 aims to prevent landlords from unbundling housing services — many of which have traditionally been covered by rent — and then charging additional, often mandatory, fees for those services. AB 1248 makes clear that landlords cannot play games with state rent caps by charging fees that amount to shadow rent increases or advertise a deceptively low rent. By prohibiting added fees, AB 1248 will help ensure that tenants’ housing payments remain stable and predictable, and that people can compare true costs when searching for housing within their budget. 

    “When landlords tack on fees on top of rent it makes it almost impossible for families to compare housing costs or plan for monthly expenses. As it stands, the scarcity and high cost of housing means California’s 17 million renters spend a significant portion of their paychecks on rent, with an estimated 150,000 people at risk of eviction any given month,” said Attorney General Rob Bonta. “The price of housing should be clear to California tenants in the same way that the cost of a concert ticket or a hotel is clear to California consumers. I thank Assemblymember Haney for introducing legislation to ensure California tenants receive the full protection afforded to them by the Tenant Protection Act. AB 1248 will help Californians’ housing payments remain straightforward, stable, and predictable.”

    “Housing costs in California are already high, and added fees only make it harder for renters to budget and stay financially stable. These unfair and unpredictable costs are nothing more than a scam that drives up housing expenses and leaves tenants paying far more than they expected,” said Assemblymember Matt Haney (D-San Francisco). “AB 1248 ensures fairness by making sure the rent tenants agree to is the rent they actually pay. This bill will help protect Californians from misleading pricing practices and create a more honest and predictable rental market.”

    “Unfair fees in the rental housing market have exploded in recent years — far too many consumers feel the crushing burden of all these unpredictable fees on a monthly basis,” said Robert Herrell, Executive Director of the Consumer Federation of California. “This bill by Assemblymember Haney will dramatically improve consumer protections so renters don’t get taken advantage of. We are proud to co-sponsor this bill with Attorney General Bonta and other leading consumer housing advocates.”

    “Low-income renters need certainty in their monthly rent payments. Most of these tenants are already severely rent-burdened and struggling to retain their housing. The exploitive practice of adding on fees after a lease has already been signed or charging for services that had previously been included in rent makes it even harder for people to stay housed,” said Brian Augusta, Legislative Advocate, California Rural Legal Assistance Foundation. “We are proud to co-sponsor this measure with the Attorney General and the Consumer Federation and thank Assemblymember Haney for authoring it.” 

    Co-authored by Attorney General Bonta during his time as a state assemblymember, the Tenant Protection Act (TPA) was signed into law by Governor Gavin Newsom in 2019. It created significant statewide protections for most tenants, including by limiting rent increases and prohibiting landlords from evicting tenants without just cause. Under the TPA, landlords cannot raise the gross rental rate more than 10% total or 5% plus the percentage change in the cost of living – whichever is lower – over a 12-month period.

    Particularly since enactment of the TPA, an increasing number of landlords, including large corporate landlords, are charging tenants a proliferation of separate fees, including for services that should be and have historically been covered by the rent. For example, some landlords charge monthly fees for pest control, “trash concierge” services, and Ratio Utility Billing System (RUBS) fees where tenants are charged for a portion of the building’s utilities, like water and sewer, based on a complex formula with little transparency and that landlords can often change at any time, resulting in charges that can vary widely from month to month. These fees can add up to hundreds of dollars each month on top of rent.

    By engaging in this practice, these landlords place significant burdens on tenants, including uncertainty about monthly housing costs due to variable or increasing fees, and create an unfair and confusing marketplace for prospective tenants and honest landlords — particularly small “mom and pop” landlords — who don’t engage in this deceptive pricing practice. If the combination of rent increases and new fees exceed the TPA’s rent cap, these landlords are also violating California law. 

    With the number of various fee and fee increases, it may be difficult for tenants to keep track of their monthly payments. When a landlord applies a tenant’s payment to late fees or other obligations before applying it to the rent and then charges a late fee because they consider the rent to not be fully paid, it can create a spiral of rent debt for the tenant, which increases the risk of eviction for nonpayment of rent.

     AB 1248 would: 

    • Require landlords to include all costs in the rent rather than charging separate fees.
    • Create more predictable housing costs for existing tenants by preventing landlords from adding new fees during a tenancy.
    • Require landlords to apply a tenant’s rent payment to their rent first, which will help prevent landlords from creating a debt spiral for tenants.

    Text of this legislation can be found here.

    MIL OSI USA News

  • MIL-OSI United Kingdom: Greens call for SNP to make urgent U-turn on ending renter protections

    Source: Scottish Greens

    Homes are for living in, not for profiteering.

    The Scottish Government has been urged to make an urgent U-turn by reinstating renter protections that it has allowed to expire this morning.

    The protections were introduced by the then Green Minister Patrick Harvie following the year long rent freeze. This mechanism potentially allows rent increases to be limited to no higher than 12% if a tenant applies to a rent officer for a decision.

    The system was designed to support the transition away from the rent cap and to the forthcoming system of Rent Control Areas, avoiding a ‘cliff edge’ for renters and protecting them from excessively large increases.

    Scottish Green MSP Maggie Chapman said:

    “From this morning, renters all over Scotland will be getting notices from their landlords hiking up their rents with little notice or chance to appeal.

    “It will be a dark day for renters, but rogue landlords will be celebrating in the knowledge that they are no longer being constrained.

    “It doesn’t need to be like this. The Scottish Government can stop it. The support that the Scottish Greens secured can be extended, offering renters protections from the most predatory landlords.

    “All parties agree that we are in a housing emergency. The last thing we should be doing is allowing rents to be increased without limit.”

    Ms Chapman added:

    “We need a robust and permanent system of rent controls that can support renters and offer protection and stability. I hope that the upcoming Housing Bill will deliver on that and will help us to repair a broken housing market.

    “Homes are for living in, not for profiteering. We need fundamental change if we are to ensure everyone has a warm, comfortable and affordable place to call home.”

    MIL OSI United Kingdom

  • MIL-OSI China: East China city lifts home resale limit to boost property market

    Source: China State Council Information Office 2

    Nanjing, the capital of east China’s Jiangsu Province, on Monday announced that it is completely lifting home resale restrictions amid a series of measures to promote the stable and healthy development of the property sector.
    Effective from Monday, commercial housing can be listed for resale as soon as the owner obtains a property ownership certificate, Jiang Haiqin, deputy director of the Nanjing Municipal Bureau of Housing Security and Real Estate, told a press briefing. The move aims to better accommodate residents’ diverse housing needs and facilitate the housing upgrades.
    The city imposed housing resale restrictions in May 2017, banning owners from reselling their homes within three years of getting their property ownership certificates, in a bid to curb speculation and cool the home market.
    To further support home buyers looking to upgrade their housing, the city authorities will also improve and expand its housing trade-in scheme, Jiang said.
    The scheme will be backed by government and developer subsidies, financial institution support, and real estate broker assistance. As part of the first phase, authorities will allocate 100 million yuan (about 13.9 million U.S. dollars) in subsidies, supplemented by additional developer-led promotions, to boost housing upgrading purchases.
    Nanjing is also introducing preferential financial policies for young people. Commercial banks will be encouraged to launch special mortgage products featuring low down payments, reduced interest rates, and extended loan terms for buyers under the age of 45.
    The city’s latest efforts reflect a broader effort by Chinese authorities to stabilize and boost confidence in the real estate market, a key pillar of the country’s economy.
    The latest policy shift comes as Nanjing’s housing market shows signs of recovery. Official data indicates that in the first two months of 2025, the city’s transaction area for new and second-hand homes rose by 29.9 percent and 16.7 percent year on year, respectively.

    MIL OSI China News

  • MIL-OSI: Wendel completes the acquisition of a controlling stake in Monroe Capital LLC, a transformational transaction in line with its strategic roadmap

    Source: GlobeNewswire (MIL-OSI)

    Wendel completes the acquisition of a controlling stake in Monroe Capital LLC, a transformational transaction in line with its strategic roadmap

    • Wendel’s Asset Management platform now represents c.€34 billion1 of AuM in private assets and is expected to generate, on a full year basis, c.€160 million2 of Fee Related Earnings and c.€185 million of total pre-tax profit in 2025

    Wendel (MF-FP) today announced that it has completed the definitive partnership agreement including the acquisition, together with AXA IM Prime, of 75% of Monroe Capital LLC (“Monroe Capital” or “the Company”), and a sponsoring program of $800 million to accelerate Monroe Capital’s growth, and will invest in GP commitment for up to $200 million.

    As part of the initial transaction, Wendel has invested $1.133 billion to acquire 72% of Monroe Capital’s shares (from Monroe Capital management and Bonaccord Capital Partners which owns is a minority interest in Monroe Capital) together with rights to c.20% of the carried interest generated on past and future funds. The sellers will continue to own 25% of the Company post-closing of the initial transaction.

    AXA IM Prime, through its GP4 Stake strategy, has completed the acquisition alongside Wendel, of a minority equity stake in Monroe Capital. This investment is made in conjunction with Wendel’s acquisition of its majority stake in Monroe Capital and reflects AXA IM Prime’s robust relationship with both managers.

    This initial transaction involving 75% of Monroe Capital would be complemented by an earn-out mechanism with a maximum amount of $255 million, subject to Fee Related Earnings (“FRE”) performance thresholds (Max if CAGR above c.26%) in the period, and if achieved would be paid in cash in 2028.

    Wendel will have a path to purchase the remaining 25% of Monroe Capital’s shares in subsequent transactions (put / call mechanisms) that would take place in three instalments over 2028 and 2032 and be payable in cash. The purchase of the remaining 25% shares would be valued through variable purchase multiples determined depending on realized FRE growth.

    A private credit leader in the U.S. middle market with a demonstrated strong track record across market cycles

    Founded in 2004 by Ted Koenig, Monroe Capital provides private credit solutions to borrowers in the U.S. and Canada, managing more than $205 billion of assets across 45+ investment vehicles. Monroe Capital’s strategic verticals are Lower Middle Market Direct Lending, Alternative Credit, Software & Technology, Real Estate, Venture Debt, Independent Sponsor and Middle Market CLOs. Each vertical has demonstrated strong investment performance and offers potential for significant organic growth.

    Through December 31, 2024, Monroe Capital has directly originated over 800 transactions, has invested over $47 billion and has earned c.10% gross unlevered IRR6 for its directly originated transactions. Monroe Capital’s LP base is very broad and diversified, including public pensions, insurance companies, family offices and high net worth investors from across the globe.

    The firm, which is headquartered in Chicago maintains eleven locations. Monroe Capital has grown to a team of over 275 employees, including 115 investment professionals. The firm currently has employees in the United States, South Korea, Australia and United Arab Emirates.

    Wendel Third Party Asset Management Platform has reached a meaningful scale alongside its historical Principal Investment activity

    Wendel’s ambition is to build a sizeable Asset Management platform managing investments in multiple private asset classes, alongside its historical Principal Investment activity. The development of the third-party Asset Management platform will provide Wendel with recurring and growing cashflows as well as exposure to multiple and high performing asset classes. As a result, Wendel’s dual business model is expected to generate an attractive and recurring return to shareholders.

    With IK Partners and Monroe Capital, Wendel’s third party private asset management platform will reach c.€34 billion in AUM7, and on a full year basis, c.€ 455 million revenues, c.€160 million pre-tax FRE8 (c.€100 million in pre-tax FRE (Wendel share) by 2025 and has the objective to reach €150 million (Wendel share) in pre-tax FRE by 2027 .

    This evolution of Wendel’s business model is designed to enable the development, over time, of a value-creating platform with the potential to generate operational synergies.

    The third-party Asset Management platform will be developed alongside Wendel’s Principal Investment strategy, with the objective of generating double-digit Total Shareholder Return.

    Laurent Mignon, Wendel Group CEO, commented:

    “This acquisition marks an important step forward for Wendel’s asset management platform, which we are committed to scaling. Wendel is now becoming an asset manager alongside our decades-long activity as a long-term equity investor. Monroe Capital, founded by Ted Koenig in 2004, is a terrific company that has consistently delivered strong performance across various market cycles in North America, bolstered by a surge in demand for private credit solutions and with the scale to capitalize on the growing opportunity set we see in private credit. Monroe Capital is strategically positioned to capitalize on this increasing demand, attracting both institutional and retail investors. We are thrilled to collaborate with Ted Koenig, Chairman and CEO, Zia Uddin, President, and their talented teams to support their success and their ability to deliver robust financial performance over the coming years.

    It will be also a great privilege for Wendel to partner with such a renowned investor as AXA IM Prime. This first partnership with a leading global player such as AXA IM is for us a strong sign of confidence in the model we are building in private asset management.

    Wendel is executing its strategic plan with determination, rigor and financial discipline, as demonstrated by this transformational acquisition, while also focusing on premium assets in our principal investment activities. Our transformation to a dual-strategy model is now well-grounded, with top partners in asset management such as IK Partners in private equity and now Monroe Capital in private credit. Our priority for the near future will be to build our platform and to work on the rotation of our Principal Investment assets.

    I would like to express my gratitude to the Wendel teams for their unwavering dedication and to the Supervisory Board of Wendel for its constant support in driving this ambitious strategy forward.” 

    Theodore L. Koenig, Chairman & CEO of Monroe Capital commented:

    “”We are proud to finalize our partnership with Wendel and AXA IM Prime, a milestone achievement in our two-decade journey. Together, we are eager to collaborate and align our efforts to deliver exceptional results for our investors and clients worldwide.”  

    Gilles Dusaintpère, Head of AXA IM Prime GP Stake Investments at AXA IM said: “We are proud and excited to partner with two institutions we know well and to further strengthen our existing relationship with Monroe, a franchise we have been investing with foryears and that we are now happy to accompany as a minority shareholder. Our GP Stake strategy aims to partner with best-in-class private markets players and we look forward to supporting Monroe and its team, alongside Wendel, to help further grow its impressive platform.”

    UBS acted as exclusive financial advisor to Wendel and Kirkland & Ellis LLP acted as legal counsel to Wendel. Wendel was also assisted by Fenchurch Advisory for this transaction. Goldman Sachs & Co. LLC acted as exclusive financial advisor to Monroe Capital, and Fried, Frank, Harris, Shriver & Jacobson LLP acted as legal counsel to Monroe Capital.

    About Monroe Capital

    Monroe Capital LLC (“Monroe”) is a premier asset management firm specializing in private credit markets across various strategies, including direct lending, technology finance, venture debt, alternative credit solutions, structured credit, real estate and equity. Since 2004, the firm has been successfully providing capital solutions to clients in the U.S. and Canada. Monroe prides itself on being a value-added and user-friendly partner to business owners, management, and both private equity and independent sponsors. Monroe’s platform offers a wide variety of investment products for both institutional and high net worth investors with a focus on generating high quality “alpha” returns irrespective of business or economic cycles. The firm is headquartered in Chicago and has 11 locations throughout the United States, Asia and Australia.

    Visit our website: http://www.monroecap.com

    About AXA IM Prime

    Launched in 2022, AXA IM Prime is the Private Markets Enabler and Hedge Funds platform of AXA IM with c. €40 billion of assets under management as at the end of September 2024. It offers global and diversified private market solutions through primaries, secondaries and co-investments across private equity, infrastructure equity, private debt and hedge funds.

    As both a principal investor and a General Partner, AXA IM Prime holds a deep understanding of client needs and offers a differentiated, global perspective of the investment world. It aims to create sustainable value for its clients, integrating ESG practices and encouraging ESG best practices within the industry.

    Visit our website: https://www.axa-im.com/prime

    Agenda

    Thursday, April 24, 2025

    Q1 2025 Trading update – Publication of NAV as of March 31, 2025 (post-market release)

    Thursday, May 15, 2025

    Annual General Meeting

    Wednesday, July 30, 2025

    H1 2025 results – Publication of NAV as of June 30, 2025, and condensed Half-Year consolidated financial statements (post-market release)

    Thursday, October 23, 2025

    Q3 2025 Trading update – Publication of NAV as of September 30, 2025 (post-market release)

    Friday, December 12, 2025

    2025 Investor Day

    About Wendel

    Wendel is one of Europe’s leading listed investment firms. Regarding its principal investment strategy, the Group invests in companies which are leaders in their field, such as ACAMS, Bureau Veritas, Crisis Prevention Institute, Globeducate, IHS Towers, Scalian, Stahl and Tarkett. In 2023, Wendel initiated a strategic shift into third-party asset management of private assets, alongside its historical principal investment activities. In May 2024, Wendel completed the acquisition of a 51% stake in IK Partners, a major step in the deployment of its strategic expansion in third-party private asset management and also announced in October 2024 the acquisition of 75% of Monroe Capital. Pro forma of Monroe Capital, Wendel manages more than 33 billion euros on behalf of third-party investors, and c.7.4 billion euros invested in its principal investments activity.

    Wendel is listed on Eurolist by Euronext Paris.

    Standard & Poor’s ratings: Long-term: BBB, stable outlook – Short-term: A-2 

    Wendel is the Founding Sponsor of Centre Pompidou-Metz. In recognition of its long-term patronage of the arts, Wendel received the distinction of “Grand Mécène de la Culture” in 2012.

    For more information: wendelgroup.com

    Follow us on LinkedIn @Wendel 


    1 As of December 2024

    2 c.€100m of FRE expected in 2025, Wendel share. EURUSD @ 1.05

    3 This amount includes usual closing adjustments

    4 General Partner

    5 Committed and managed capital (as of December 31, 2024)

    6 Across fully exited companies

    7 As of December 2024

    8 EURUSD @1.05

    Attachment

    The MIL Network

  • MIL-OSI Canada: Health authority review launches to ensure support for front-line services

    Source: Government of Canada regional news

    Details about the Provincial Health Services Authority (PHSA) appointees are as follows:

    Tim Manning has completed his term as board chair, as have board members Donisa Bernardo, Dianne Doyle, Sandra A. Martin Harris (Wii Esdes), Piotr Majkowski and Richard Short. Additional departing directors are, Dr. Morgan Price, Gary Caroline, Bill Chan, Julia Dillabough, Joanna Gislason and Gloria Morgan.

    The interim board of directors are:

    Maureen Maloney, OBC, KC, chair –

    Maureen Maloney is a professor at Simon Fraser University’s school of public policy and former dean of law and Lam chair in law and public policy at the University of Victoria. Maloney served as British Columbia’s deputy minister to the Attorney General from 1993 to 2000, and deputy attorney general from 1997 to 2000. She has been a member of the numerous boards, including the Canadian Human Rights Foundation, the International Commission of Jurists (Canadian Section), the International Centre for Criminal Law Reform and Criminal Justice Policy, and also served as a member of the Canadian Human Rights Tribunal. She chaired the Province’s Expert Panel on Money Laundering in Real Estate from 2018 to 2019.

    Heather McKay –

    Heather McKay is a professor at the University of British Columbia (UBC) where she is the Active Aging Research Team’s lead scientist. She has collaborated with the B.C. Ministry of Health for more than 15 years and leads a partnership between researchers, governments, health authorities and NGOs to enact Health Aging B.C. From 2006-16, McKay was the inaugural director of the Centre for Hip Health and Mobility, a multidisciplinary CFI centre funded by the Canadian Foundation for Innovation. More recently, she co-led UBC’s Health Aging Research Excellence cluster. McKay leads an Implementation Science Team at UBC. Her work focuses on healthy aging research. She also holds a position on the editorial board of the scientific journal Implementation Research and Practice. She has received a CIHR Knowledge Translation Award, a YWCA Woman of Distinction Award and has been inducted into the Canadian Academy of Health Sciences (2018) in recognition of her academic scholarship and community engagement. 

    Tiffany Ma, CPA –

    Tiffany Ma is the associate deputy minister of the B.C. Ministry of Health. Since joining the BC Public Service in 2006, Ma has served in progressively senior capacities across several ministries, including as chief financial officer for the Ministry of Education. Prior to joining the Ministry of Health, Ma was the assistant deputy minister and deputy secretary to Treasury Board at the Ministry of Finance. Ma also served as a trustee on the Public Service Pension Board.

    MIL OSI Canada News

  • MIL-OSI United Kingdom: SNP urged to publish impact assessment of ending renter protections

    Source: Scottish Greens

    Renters will see costs soaring.

    The Scottish Government has been urged to publish an impact assessment of its decision to end renter protections that were introduced by the Scottish Greens.

    The protections, which are set to expire on April 1st, were introduced by the then Green Minister Patrick Harvie following the year long rent freeze. This mechanism potentially allows rent increases to be limited to no higher than 12% if a tenant applies to a rent officer for a decision.

    The Scottish Government had said the system would support the transition away from the rent cap and to the forthcoming system of Rent Control Areas, avoiding a ‘cliff edge’ for renters and protecting them from excessively large increases.

    Scottish Green MSP Maggie Chapman said:

    “A lot of renters are very worried about what will happen once these protections expire.

    “At a time when costs and bills are already increasing, many are concerned that they will face excessive hikes at a time when they can least afford it. Meanwhile the landlord lobby will be rubbing their hands together with glee at the thought of hiking prices even further.

    “These changes are unjust, unfair and will only result in people paying even more to keep a roof over their heads.

    “The Scottish Government must have done research and modelling about the impact that its decision will have. It is time for them to publish it so that it can be scrutinised and so that renters know where they stand before they are thrown to the mercy of a broken housing market.”

    Ms Chapman added:

    “These measures have helped tenants, but they have also underlined the urgent need for permanent and robust rent controls and protections for renters on the frontline of the housing emergency.

    “Homes are for living in, not for profiteering, and we need a fundamental change to ensure that everyone has a warm, comfortable and affordable place to call home.”

    MIL OSI United Kingdom

  • MIL-OSI Global: The move toward AI deregulation could put financial markets at risk

    Source: The Conversation – Canada – By Sana Ramzan, Assistant Professor in Business, University Canada West

    As Canada moves toward stronger AI regulation with the proposed Artificial Intelligence and Data Act (AIDA), its southern neighbour appears to be taking the opposite approach.

    AIDA, part of Bill C-27, aims to establish a regulatory framework to improve AI transparency, accountability and oversight in Canada, although some experts have argued it doesn’t go far enough.

    Meanwhile, United States President Donald Trump’s is pushing for AI deregulation. In January, Trump signed an executive order aimed at eliminating any perceived regulatory barriers to “American AI innovation.” The executive order replaced former president Joe Biden’s prior executive order on AI.




    Read more:
    How the US threw out any concerns about AI safety within days of Donald Trump coming to office


    Notably, the U.S. was also one of two countries — along with the U.K. — that didn’t sign a global declaration in February to ensure AI is “open, inclusive, transparent, ethical, safe, secure and trustworthy.”

    Eliminating AI safeguards leaves financial institutions vulnerable. This vulnerability can increase uncertainty and, in a worst-case scenario, increase the risk of systemic collapse.




    Read more:
    The Paris summit marks a tipping point on AI’s safety and sustainability


    The power of AI in financial markets

    AI’s potential in financial markets is undeniable. It can improve operational efficiency, perform real-time risk assessments, generate higher income and forecast predictive economic change.

    My research has found that AI-driven machine learning models not only outperform conventional approaches in identifying financial statement fraud, but also in detecting abnormalities quickly and effectively. In other words, AI can catch signs of financial mismanagement before they spiral into a disaster.

    In another study, my co-researcher and I found that AI models like artificial neural networks and classification and regression trees can predict financial distress with remarkable accuracy.

    Artificial neural networks are brain-inspired algorithms. Similar to how our brain sends messages through neurons to perform actions, these neural networks process information through layers of interconnected “artificial neurons,” learning patterns from data to make predictions.

    Similarly, classification and regression trees are decision-making models that divide data into branches based on important features to identify outcomes.

    Our artificial neural networks models predicted financial distress among Toronto Stock Exchange-listed companies with a staggering 98 per cent accuracy. This suggests suggests AI’s immense potential in providing early warning signals that could help avert financial downturns before they start.

    However, while AI can simplify manual processes and lower financial risks, it can also introduce vulnerabilities that, if left unchecked, could pose significant threats to economic stability.

    The risks of deregulation

    Trump’s push for deregulation could result in Wall Street and other major financial institutions gaining significant power over AI-driven decision-making tools with little to no oversight.

    When profit-driven AI models operate without the appropriate ethical boundaries, the consequences could be severe. Unchecked algorithms, especially in credit evaluation and trading, could worsen economic inequality and generate systematic financial risks that traditional regulatory frameworks cannot detect.

    Algorithms trained on biased or incomplete data may reinforce discriminatory lending practices. In lending, for instance, biased AI algorithms can deny loans to marginalized groups, widening wealth and inequality gaps.

    In addition, AI-powered trading bots, which are capable of executing rapid transactions, could trigger flash crashes in seconds, disrupting financial markets before regulators have time to respond. The flash crash of 2010 is a prime example where high-frequency trading algorithms aggressively reacted to market signals causing the Dow Jones Industrial Average to drop by 998.5 points in a matter of minutes.

    Furthermore, unregulated AI-driven risk models might overlook economic warning signals, resulting in substantial errors in monetary control and fiscal policy.

    Striking a balance between innovation and safety depends on the ability for regulators and policymakers to reduce AI hazards. While considering financial crisis of 2008, many risk models — earlier forms of AI — were wrong to anticipate a national housing market crash, which led regulators and financial institutions astray and exacerbated the crisis.

    A blueprint for financial stability

    My research underscores the importance of integrating machine learning methods within strong regulatory systems to improve financial oversight, fraud detection and prevention.

    Durable and reasonable regulatory frameworks are required to turn AI from a potential disruptor into a stabilizing force. By implementing policies that prioritize transparency and accountability, policymakers can maximize the advantages of AI while lowering the risks associated with it.

    A federally regulated AI oversight body in the U.S. could serve as an arbitrator, just like Canada’s Digital Charter Implementation Act of 2022 proposes the establishment of an AI and Data Commissioner. Operating with checks and balances inherent to democratic structures would ensure fairness in financial algorithms and stop biased lending policies and concealed market manipulation.

    Financial institutions would be required to open the “black box” of AI-driven alternatives by mandating transparency through explainable AI standards — guidelines that are aimed at making AI systems’ outputs more understandable and transparent to humans.

    Machine learning’s predictive capabilities could help regulators identify financial crises in real-time using early warning signs — similar to the model developed by my co-researcher and me in our study.

    However, this vision doesn’t end at national borders. Globally, the International Monetary Fund and the Financial Stability Board could establish AI ethical standards to curb cross-border financial misconduct.

    Crisis prevention or catalyst?

    Will AI still be the key to foresee and stop the next economic crisis, or will the lack of regulatory oversight cause a financial disaster? As financial institutions continue adopt AI-driven models, the absence of strong regulatory guardrails raises pressing concerns.

    Without proper safeguards in place, AI is not just a tool for economic prediction — it could become an unpredictable force capable of accelerating the next financial crisis.

    The stakes are high. Policymakers must act swiftly to regulate the increasing impact of AI before deregulation opens the path for an economic disaster.

    Without decisive action, the rapid adoption of AI in finance could outpace regulatory efforts, leaving economies vulnerable to unforeseen risks and potentially setting the stage for another global financial crisis.

    Sana Ramzan does not work for, consult, own shares in or receive funding from any company or organisation that would benefit from this article, and has disclosed no relevant affiliations beyond their academic appointment.

    ref. The move toward AI deregulation could put financial markets at risk – https://theconversation.com/the-move-toward-ai-deregulation-could-put-financial-markets-at-risk-251208

    MIL OSI – Global Reports

  • MIL-OSI Economics: Mortgage Rates Expected to Move Lower in 2025 and 2026

    Source: Fannie Mae

    WASHINGTON, DC – Mortgage rates are now expected to end 2025 and 2026 at 6.3 percent and 6.2 percent, respectively, downward revisions of three-tenths for each, according to the March 2025 commentary from the Fannie Mae (FNMA/OTCQB) Economic and Strategic Research (ESR) Group. The lower mortgage rate outlook resulted in a small upward revision to the ESR Group’s existing home sales outlook in 2025, though expectations for total home sales remain subdued. On a Q4/Q4 basis, real gross domestic product (GDP) is now expected to be 1.7 percent in 2025 and 2.1 percent in 2026, modest downward revisions owing to weaker incoming data and greater clarity on trade policy.

    “We expect the recent pullback in mortgage rates will provide a small boost to home sales this year,” said Mark Palim, Fannie Mae Senior Vice President and Chief Economist. “While our latest forecast calls for a period of modestly slower economic growth, historically, interest rates have been the most important driver of home sales. We think mortgage rates will move even lower within the next quarter and ultimately close the year at approximately 6.3 percent, which could be low enough to generate some extra sales from any would-be buyers still waiting on the sidelines.”

    Visit the Economic and Strategic Research site at fanniemae.com to read the full March 2025 Economic Outlook, including the Economic Developments Commentary, Economic Forecast, and Housing Forecast. To receive e-mail updates with other housing market research from Fannie Mae’s Economic and Strategic Research Group, please click here .

    Opinions, analyses, estimates, forecasts, beliefs, and other views of Fannie Mae’s Economic and 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 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