Bottom Line: The 1.381 mln SAAR is consistent with forecasts of trend weakness, now more consistent with the overall level in the Homebuilders survey, at a 22 low for August, falling 2 points each month for the past three months. Homebuilder optimism is collapsing as FOMC easing remains a distant hope, but the future index remains well higher than the present index, perhaps reflecting hope that rate declines are yet coming, yet the Survey level suggests little in the way of higher starts soon. We think an intermediate-term trend decline remains in place, but starts are likely now to find some stabilization near current levels
Headlines and Immediate Analysis:
July housing starts fell 6.1% to a 1.381 mln seasonally adjusted annual rate (SAAR), following +2.1% in June to a 1.470 mln SAAR. With the decline this month, total starts are -20.9% year over year.
The January level had been the low for the current correction in housing until this month. However, levels even near a 1.5 mln SAAR, seen for several month since the Jan low, were not consistent with the level of the Homebuilder Survey, which recently fell to new lows at 22 for August, just 2 points above the all-time low at 20 in Jan 1991. Thus, it comes as no surprise that homebuilders continue to cut back on building. It had appeared that the relationship between the survey and starts seemed to have weakened, but with the decline to new lows for the current correction with July starts, that correlation is reappearing.
Single-family starts rose to both a new record and cycle high in Jan 2006 at a 1.814 mln SAAR, but are now a much weaker 1.070 mln SAAR in July, -7.3% this month, showing -25.4% yoy, and at current cycle lows. The very high Jan 2006 total starts level at a 2.292 mln SAAR was also in part boosted by very high 5+ unit starts, which reached up to a 424,000 SAAR, which was the highest since 446,000 in April 1988. They also fell to a 230,000 SAAR low last July, but surged in Dec 2006 to a 339,000 SAAR on warm weather, then fell back to a 257,000 SAAR in Jan, a 269,000 reading in Feb, a 250,000 SAAR in March, 254,000 in April, 252,000 in May, 282,000 in June, and now 275,000 in July, still above cycle lows, but not by much, and now showing -2.5% this month, but a surprising +19.6% yoy, but only because of that weak 230,000 SAAR last July.
We had been saying for some time that a 2.000 mln SAAR building rate could not be sustained in the face of a correcting housing sector regardless of what rates do, and after a 2.132 mln SAAR in Feb 2006, down from that cycle high in Jan at a 2.292 mln SAAR, we have now seen 17 consecutive months of sub-2.000 mln SAARs, with the current July 2007 number the lowest.
July single-family starts came in at -7.3% to a 1.070 mln SAAR, after -0.1% to a 1.154 mln SAAR in June.
July total multi-family starts came in at -1.6% to a 311,000 SAAR, after +10.9% to a 316,000 mln SAAR in June.
The change in total housing starts from a 1.746 mln SAAR last July is now -20.9%, after -19.2% in June.
Single-family year over year now shows -25.4%, after -21.4% in June.
July building permits were weaker at -2.8% to a 1.373 mln SAAR, after -7.0% to a 1.413 mln SAAR in June.
The July permit rise included -1.6% in single-family permits to a 1.003 mln SAAR, below current starts levels, and -6.1% to a 370,000 SAAR in multi-family, higher than current multi-family starts. Thus the difference between starts and permits (permits being now very slightly lower) is due to multi-family permits being above starts, fully offset by single-family permits being below starts. This suggests another month of relatively flat starts activity next month, due to lower single-family starts and higher multi-family starts.
July completions were -0.1% to a 1.512 mln SAAR, with the recent high at a 2.089 mln SAAR in May 2005. Completions are -22.3% yoy. With completions higher than starts, there is no pipeline strength left in housing.
With the national level well lower this month, regionally the story shows weakness in all regions but the Midwest. The Northeast was at a recent strong 188,000 SAAR in Jan (boosted by warm weather), but is at a 156,000 SAAR this month, -1.3%, with still +6.1% yoy; NSA levels moved to 14,300 from 15,700. The Midwest saw +2.6% to a 241,000 SAAR, and are -17.5% yoy, with NSA levels at a high 23,400, down from 23,900. The South was -11.0% to a 649,000 SAAR, now -26.3% yoy; NSA levels here fell to 58,100 from 66,700, a sharp monthly move. The West saw -3.7% to a 335,000 SAAR, now -21.5% yoy; NSA levels were at 32,000, up from 31,200.
Within this regional data, the Northeast saw single-family at -12.0%, the Midwest was at -9.2% for single-family, the South was at -6.2% in single-family, while the West saw -6.4% in single-family, all weaker than total starts except for the South, indicating that multi-family starts are holding up building rates in most parts of the country.