Jerome

Here we go on this week’s data storm. The Conference Board consumer confidence survey fell sharply to 86 in April. It is off 19.3 points in the past 3 months. Just shy of the recession threshold of 20. Unless the trade war cools off very (very) soon, recession appears dead-ahead.

FYI, consumer confidence as measured by the Conference Board is down 17 points over the past 3 months. Remember my #1 recession watch indicator is that if confidence falls by 20 points over 3 months, consumers stop spending and recession ensues about 6 months later. This indicator isn’t flashing recession red, but it is flashing a bright yellow. The good news is that it is tariffs and other economic policies that have consumers spooked. These policies can be changed and confidence would recover. Recession avoided. The bad news is that this shift in policy course has to happen soon.

Back on recession watch, Leading Indicator #2 – the FHA mortgage delinquency rate. This isn’t typically in lists of leading economic indicators, but it may be a proverbial canary in the coal mine in the current context. FHA borrowers have low to moderate incomes, with a median income of about $75,000 a year, and most are first-time homebuyers. Judging from the recent increase in the delinquency rate on FHA loans, these households are under mounting financial stress. This is despite the exceptionally low 4% unemployment rate and goes in part to the credit characteristics of the borrowers, including lower credit scores and downpayments. Even more important may be their high debt-to-income ratios. With mortgage rates and house prices as high as they are, borrowers have to shell out a big share of their income to their mortgage payment to get into a home. They may have gambled that rates would fall and could refinance, bringing down their payment. However, the Fed’s higher-for-longer rate policy and quantitative tightening have forestalled that exit strategy. Combine this with higher homeowner insurance premiums and property taxes, and borrowers struggle to make mortgage payments. What happens when the job market wobbles even a little bit? Thus, why this is a good statistic to include in our recession watch. Not that the financial troubles of FHA borrowers are enough to push the economy into recession. Indeed, high and middle-income mortgage borrowers are having no trouble making their payments at this time – the gap between the FHA delinquency rate and those on Fannie and Freddie loans has never been as large. But if the economy is headed for trouble, it is FHA borrowers who will signal it first. And they are.