Housing Permits And Starts Continue To Show A Sector At An Equilibrium

Last week I wrote at length about how the entire housing market had reached an equilibrium, where almost all of the metrics were more or less flat. Meaning that this important long leading sector for the economy was about as neutral as it could be.

This morning’s data on housing permits, starts, and units under construction continued that trend, with very little change YoY.

Housing permits issued declined -43,000 in June to 1.367 million annualized, while the much more volatile number of starts rose 223,000 to 1.427 million annualized. Single family permits, which are the least volatile metric conveying the most signal, declined -21,000 to 871,000 annualized. What is most important is that both single family and total permits stayed within their 12 month ranges of 864,000-929,000 and 1.347 million - 1.540 million annualized:

The generally flat trend shows up even more clearly when we compare the numbers YoY:

Permits are down -2.3%, starts higher by 3.5%, and single family permits down only -0.2%.

The generally flat trend is now showing up in the most lagging metric in this report, which is housing units under construction. These declined only -2,000 to 1.264 million units annualized. This series has been virtually unchanged for the past six months:

As I have frequently pointed out over the past 24 months, this metric is the last one to turn down before recessions. And last year it was consistently in territory consistent with recessions in the past. But just as interestingly, in the past it has only flattened out, and started to improve on a YoY basis, only at the end of recessions and beginnings of expansions. That is exactly what the YoY comparison shows now:

Units under construction are still down -6.2% YoY, but the YoY comparison has improved sharply since the end of last year. Again, this is most consistent with recession danger passing.

This is not a great equilibrium, because as a society we need much more housing built. But this is not a sector that is sliding further towards recession.