April 27, 2024

Economix Blog: Signs of a Bottom in Housing

A reminder that there is a housing crash in progress:

Home builders started construction on just 428,600 single-family homes in 2011 and completed just 444,900 single-family homes, the Census Bureau reported Thursday. Both were the lowest totals since the bureau started keeping records in 1959. And the last few years have been much worse than any other stretch during that period.

Source: Census Bureau

It is even more striking to adjust the level of construction for population growth. In 1982, the previous nadir, builders started construction on one new home for every 350 United States residents. In 2011, one new home was started for every 727 residents.

Source: Census Bureau

Including multifamily homes changes the picture somewhat. The 583,900 housing units completed in 2011 is stil the lowest number on record, but multifamily construction activity is starting to increase. Construction started on 606,900 units during the year, exceeding the totals in 2009 and 2010.

And there is growing sentiment among home builders and economists that the bottom has been reached and construction will increase in 2012. Builders are securing more permits, and the pace of housing starts rose in the fourth quarter.

“This is not another false dawn; it’s the real deal,” Ian Shepherdson, chief United States economist at High Frequency Economics, wrote in a note to clients this week.

Mortgage rates remain at record lows, more people are finding jobs, and Mr. Shepherdson sees signs that lenders are starting to loosen their purse strings. He points to a decline in average required down payments.

Add in the possibility of a huge settlement that could help some homeowners avoid foreclosure and allow lenders to foreclose on others more quickly, and there is reason to think the records set last year will endure.

Article source: http://feeds.nytimes.com/click.phdo?i=43e3e972843495ff7d465b63ee942b1d

DealBook: Martin Marietta Materials Makes $4.8 Billion Hostile Bid for Vulcan

7:53 p.m. | Updated

Martin Marietta Materials on Monday began a hostile $4.8 billion bid for its main rival, Vulcan Materials, betting on a resurgence in construction activity by seeking to create the biggest producer of crushed stone and gravel in the United States.

The all-stock bid by Martin Marietta Materials stands out as one of a handful of major hostile bids announced this year.

Martin Marietta Materials, which was spun out of Martin Marietta in 1994, is wagering that construction of buildings, bridges and highways — helped by a push by the Obama administration for increased spending on infrastructure — will begin picking up after a multiyear lull.

The two companies combined would own about 28 billion tons of sand, stone and gravel in quarries across the country.

Under the terms of its offer, Martin Marietta Materials will pay half of a share of its own stock for each Vulcan share. Based on Monday’s closing price, that offer is worth about $37.31 — an 11 percent premium to Vulcan’s Friday closing price.

To add pressure on Vulcan, Martin Marietta Materials also intends to name five candidates to the company’s board, the maximum possible this year, and it has begun lawsuits in Delaware and New Jersey.

“We’re putting the question out there,” C. Howard Nye, Martin Marietta Materials’ chief executive, said in a telephone interview on Monday. “To many of our shareholders, this is a no-brainer.”

Vulcan said in a statement that it would review the offer and make a recommendation to its shareholders in 10 business days.

The hostile bid came after nine years of off-and-on merger talks between the two companies, the country’s biggest makers of so-called aggregate, a crucial building material, according to a regulatory filing.

Martin Marietta Materials began seriously pursuing a deal with Vulcan in May 2010, meeting several times in New York City, Atlanta, San Diego and Raleigh, N.C., to discuss the contours of a possible merger.

But the two companies failed to reach agreements on matters like cost savings.

Donald James, chief executives of Vulcan Materials, is less optimistic about the potential savings from a merger than Martin Marietta Materials is.Joshua Roberts/Bloomberg NewsDonald James, chief executives of Vulcan Materials, is less optimistic about the potential savings than Martin Marietta Materials is.

Martin Marietta Materials has estimated that a merger would reap at least $200 million in annual cost savings.

Vulcan’s chairman and chief executive, Donald M. James, has been far more pessimistic on the benefits of a deal, estimating at one point that a combination would yield as little as $50 million in cost savings, according to Martin Marietta’s regulatory filing.

Both companies have been under pressure in recent years, hurt by reduced construction spending. But Vulcan has been hurt more, in part because of an aggressive expansion strategy that included taking on $3.1 billion in debt to buy Florida Rock in 2007.

Martin Marietta Materials has taken on less debt and remained focused on the Northeast and mid-Atlantic regions, according to an October research note by Moody’s Investors Service.

Mr. Nye said he did not expect significant antitrust problems, given that the combined company would control about 15 percent of the market for aggregates. Martin Marietta expects to begin seeking antitrust approval this week.

Another factor that Martin Marietta is betting on is that the two companies share many of the same investors, potentially making it easier to sell the benefits of merging the two.

Shareholders of both companies thus far appear to approve of the move.

Shares in Vulcan rose 15.4 percent to $38.70, above the offer, suggesting that investors think a higher offer may be possible. Shares in Martin Marietta Materials rose 1.7 percent, to $74.61.

Martin Marietta Materials is being advised by Deutsche Bank, JPMorgan Chase and the law firm Skadden, Arps, Slate, Meagher Flom.

Vulcan is being advised by Goldman Sachs and the law firm Wachtell, Lipton, Rosen Katz.

Article source: http://feeds.nytimes.com/click.phdo?i=e244a5cf2813b778c9ac9ae1386686e4

Despite Bipartisan Support, Nuclear Projects Falter

Even supporters of the technology doubt that new projects will surface any time soon to replace those that have been all but abandoned.

“My gut feeling is that there is going to be a delay,” said Neil Wilmshurst, a vice president of the Electric Power Research Institute, a nonprofit utility consortium based in Palo Alto, Calif. News on Thursday that Exelon Corporation, the nation’s largest reactor operator, planned to buy a rival, the Constellation Energy Group, only reinforces the trend; until late last year, Constellation wanted to build, while Exelon was firmly against it.

Mr. Wilmshurst said the continued depressed price of natural gas had clouded the economics of new reactors, and he predicted that construction activity would “go quiet” for two to five years. His group has shifted its efforts to helping figure out how existing plants can extend their licenses to 80 years from the current limit of 60.

Of the four nuclear reactor construction projects that the Energy Department identified in 2009 as the most deserving for the loans, two have lost major partners and seem unlikely to recover soon. In addition to low prices for natural gas, the demand for electricity is down, and the March 11 earthquake and tsunami that damaged the Fukushima Daiichi nuclear power plant could bring new rules.

Only $8.8 billion of the 2005 guarantee has been allocated — to a twin reactor project in Georgia. Ground has been broken on the fourth candidate, a twin reactor project in South Carolina, but its sponsors may get a better deal in the commercial finance market.

The initial $17.5 billion was approved during the Bush administration, but President Obama has also embraced the idea of marrying nuclear power to solar, wind and “clean coal” to reach his administration’s goal of generating 80 percent of American electricity from those sources by 2035. Mr. Obama’s call for new loan guarantees came when the administration was seeking Republican votes in the Senate for a limit on carbon dioxide emissions, but he has stuck with the loan guarantees even after prospects for such legislation died after last fall’s midterm elections.

The Republicans, who won control of the House, have portrayed such regulatory legislation as an energy tax. A White House spokesman, Clark Stevens, said that in the president’s view, nuclear power would continue to be an important part of the “clean energy economy” he was seeking.

The Senate majority leader, Harry Reid, Democrat of Nevada, said on Wednesday that he favored more nuclear reactors and that loan guarantees were the only way to get them.

The idea was approved by the Republican Congress in 2005. Senator Lisa Murkowski of Alaska, now the ranking Republican on the Energy and Natural Resources Committee, has praised the Energy Department for issuing the first nuclear loan guarantee, for the Alvin W. Vogtle plant expansion, in Georgia. Senator Mitch McConnell of Kentucky, the Republican majority leader, supports loan guarantees as a step to build 100 new nuclear reactors.

One reason for all the financial support may be the way Congress does its accounting. The guarantees cost little or nothing to approve. “It’s not real money,” Mr. Wilmshurst said.

A federal loan guarantee is a little like a parent co-signing a child’s car loan; if the child makes the payments, the parent pays nothing. Under the 2005 law, borrowers pay a lump sum to the government to compensate the Treasury for the risk it is undertaking, and if the companies finish the projects and can pay back the loans, the government makes a profit.

The precise shape of new loan guarantees is uncertain, but when “scoring” the provisions for the purpose of calculating their expense, the White House says they cost nothing, and Congress assumes they cost 1 percent of the face value. But they are not without risk.

If the builders default, as happened on some nuclear construction projects in the 1980s, the taxpayer liabilities could run into the billions of dollars.

Officials at the Energy Department, which administers the loans, said they were confident that other developers would come forward and apply for the guarantees. Jonathan M. Silver, the executive director of the loan programs office, said, “There is a significant queue of nuclear power plants in house that we will and are working on.”

“They may just go forward under a different time frame,” he said, but he declined to estimate how many years it would be before the government could reach its goal of providing loan guarantees to six to eight reactor projects.

Mr. Silver said that by the time a reactor could be finished and brought on line, market factors might be more in the industry’s favor. “There are so many variables in this equation, taking a snapshot may be less relevant than watching the whole movie,” he said.

Duke Power, for example, has been seeking to build a twin reactor in South Carolina that would also serve North Carolina. Company executives said that to move forward, it would need approval to charge customers for some construction expenses before the plant is completed. The company is still trying to line up additional partners, and has not made a final decision to build, a spokesman said.

Entergy Corporation, of New Orleans, has applied to the Nuclear Regulatory Commission for permission to build reactors in two locations, but has not reached the point of applying for loan guarantees. It will build “in the event that we do decide that economics, load demand and other factors make new units favorable,” the company said.

“There’s not much else I’m aware of that’s really actively moving forward right now,” said Michael J. Wallace, a former Constellation executive who was the chief operating officer of its partnership with a French firm to build the Maryland project, the proposed Calvert Cliffs 3 reactor. With a carbon tax no longer appearing likely, he said a new kind of help, like a federal “clean energy” standard that would set a quota for nuclear and renewable electricity, might be needed.

Henry D. Sokolski, executive director of the Nonproliferation Policy Education Center, said he opposed government assistance for new reactors. He said that because the loan guarantees covered only 80 percent of the construction cost, project sponsors had to come up with the remaining 20 percent.

“Since the most likely candidates to pony up the 20 percent bailed out,” he said, “it doesn’t augur well.”

Article source: http://feeds.nytimes.com/click.phdo?i=98fd94e80f80e22793d0993fa6ae2801