Office CMBS Delinquency Rate Spikes to 9.4%, Highest Since Worst Months after the Financial Crisis

Relaxing music for the office sector!

The office sector of commercial real estate has been in a depression for about two years, with prices of older office towers plunging by 50%, 60%, or 70% from their last transaction, and sometimes even more, with some office towers selling for land value, with the building by itself being worth next to nothing even in Manhattan.

Landlords of office buildings are having trouble collecting enough in rent to even pay the interest on their loans, and they’re having trouble or are finding it impossible to refinance a maturing loan, and so many of them have stopped making interest payments on their mortgages, and delinquencies continue to spike.

The delinquency rate of office mortgages backing commercial mortgage-backed securities (CMBS) spiked to 9.4% in October, up a full percentage point from September, and the highest since the worst months of the meltdown that followed the Financial Crisis. The delinquency rate has doubled since June 2023 (4.5%), according to data by Trepp, which tracks and analyzes CMBS.

Office CRE fund managers have spread the rumor that office CRE has bottomed out, but the CMBS delinquency rate doesn’t agree with this bottomed-out scenario; it’s aggressively spiking.

Three months ago, the delinquency rate surpassed the surge in delinquencies that followed the American Oil Bust from 2014 through 2016, when hundreds of companies in the US oil-and-gas sector filed for bankruptcy as the price of oil had collapsed due to overproduction, which devastated the Houston office market in 2016.

But now there’s a structural problem that won’t easily go away with the price of oil: A huge office glut has emerged after years of overbuilding and industry hype about the “office shortage” that led big companies to hog office space as soon as it came on the market with the hope they’d grow into it. However, during the pandemic, companies realized that they don’t need all this office space, and vast portions of it sits there vacant and for lease, with vacancy rates in the 25% to 36% range in the biggest markets.

Mortgages are considered delinquent by Trepp when the borrower fails to make the interest payment after the 30-day grace period. A mortgage is not considered delinquent here if the borrower continues to make the interest payment but fails to pay off the mortgage when it matures. This kind of repayment default, while the borrower is current on interest, would be on top of the delinquency rate here.

Loans are pulled off the delinquency list if the interest gets paid, or if the loan is resolved through a foreclosure sale, generally involving big losses for the CMBS holders, or if a deal gets worked out between landlord and the special servicer that represents the CMBS holders, such as the mortgage being restructured or modified and extended.

Survive till 2025 has been the motto. But that might not work either. The Fed has cut its policy rate by 50 basis points in September and is likely to cut more but in smaller increments. Many CRE loans are floating-rate loans that adjust to a short-term rate (SOFR), and short-term rates move largely with the Fed’s policy rates. And floating-rate loans will have lower interest rates as the Fed cuts.

Long-term rates, including fixed-rate mortgage rates have risen sharply since the Fed started cutting rates, so that option isn’t appealing.

So the hope in the CRE industry is that rate cuts will be steep and many, thereby reducing floating-rate interest payments, making it easier for landlords to meet them. And so the prescription was: Survive till 2025, when interest rates would be, they hope, far lower than they were.

But rate cuts will do nothing to address the structural issues that office CRE faces. The landlord of a nearly empty older office tower isn’t going to be able to make the interest payment even at a lower rate when the tower is largely vacant.

And these older office towers face the brunt of the vacancy rates, amid a flight to quality now feasible because of vacancies even at the latest and greatest properties. And there are a lot of these older office towers around that have been refinanced at very high valuations in the years before the pandemic, but whose valuations have now plunged by 50%, 60%, or 70%, and they have become a nightmare for lenders and CMBS holders.

Job Openings Plunge By 20 Percent YoY In September, Burned Out Since Covid And Related Spending Growth Cooled (Harris Will Further Grow Regulatory Burden)

Congress went wild spending on Covid relief and related wasteful spending. Notice that the impetus for job openings (spending) occurred before “Angry Joe” Biden and Commie-la Harris were sworn in. So, the job creation claims by Biden/Harris were put into motion before they assumed office.

The lag in job openings growth after the surge in spending is clearly visible in the following chart, as is the BURNOUT in job openings growth after Covid spending burned out.

Harris is promising explosive spending if elected. And she is promising MORE regulations! And the regulatory burden will grow.

Tower Of Power? US Industries Are Buckling Under Pressure of Surging Electricity Costs (Industrial Electricity Costs UP 24.4% YoY)

The US is the expensive tower of power … but it should be cheap. Getting rid of coal power was idiotic and The Left’s fear of nuclear power is laughable.

EIA data by user classification, chart by Mish.

Rising energy bills have forced companies to scale back industrial operations, threatening a greater drag on the economy.

As of May, electrical energy costs are up 24.4 percent from a year ago. Producer Price Index (PPI) data suggests things are getting worse.

Please consider US Industrial Complex Is Starting to Buckle From High Power Costs

Europe’s fertilizer plants, steel mills, and chemical manufacturers were the first to succumb. Massive paper mills, soybean processors, and electronics factories in Asia went dark. Now soaring natural gas and electricity prices are starting to hit the US industrial complex.

On June 22, 600 workers at the second-largest aluminum mill in America, accounting for 20% of US supply, learned they were losing their jobs because the plant can’t afford an electricity tab that’s tripled in a matter of months. Century Aluminum Co. says it’ll idle the Hawesville, Kentucky, mill for as long as a year, taking out the biggest of its three US sites. A shutdown like this can take a month as workers carefully swirl the molten metal into storage so it doesn’t solidify in pipes and vessels and turn the entire facility into a useless brick. Restarting takes another six to nine months. For this reason, owners don’t halt operations unless they’ve exhausted all other options.

At least two steel mills have begun suspending some operations to cut energy costs, according to one industry executive, who asked not to be identified because the information isn’t public. In May, a group of factories across the US Midwest warned federal energy regulators that some were on the verge of closing for the summer or longer because of what they described as “unjust and unreasonable” electricity costs. They asked to be wholly absolved of some power fees—a request that, if granted, would be unprecedented.

Michael Harris, whose firm Unified Energy Services LLC buys fuel for industrial clients, says costs have risen so high that some are having to put millions of dollars of credit on the line to secure power and gas contracts. “That can be devastating for a corporation,’’ he says. “I don’t see any scenario, absent explosions at US LNG facilities’’ that trap supplies at home, in which gas prices are headed lower in the long term.

EIA Average Electricity Cost Cents

EIA cost data chart by Mish

EIA Cost Data January 2021 vs May 2022

  • Residential: 12.69 to 14.92
  • Commercial: 10.31 to 12.14
  • Industrial: 6.39 to 8.35
  • Transportation: 9.61 to 10.79
  • All: 10.36 to 12.09

Those prices are through May 2022. Much electrical energy comes from natural gas. 

US Natural Gas Futures 

US Natural Gas Futures courtesy of Trading Economics

US gas prices fluctuated wildly in June and July. I suspect the average price is 7.33 or so for both months. Things are decidedly worse in Europe.

EU Natural Gas Price

US Natural Gas Futures courtesy of Trading Economics

From 25 or even 50 to 200 is one hell of a leap. It’s somewhere between 300% and 700% depending on your starting point vs 100% or so for the US. 

Let’s now check the latest PPI data for a look at where things are and more importantly headed.  

PPI Electrical Power Index 2020-Present 

PPI data from the BLS, chart by Mish

From pre-pandemic to January of 2021, the PPI electrical power index was flat. It has since surged on a relatively steady pace.

From May to July the index went from 231 to 238. That tacks on another three percentage points since the EIA report. 

PPI Electrical Power Index 1991-Present 

PPI data from the BLS, chart by Mish

Long Term Trend

The long-term trend does not exactly look pretty. 

And as Bloomberg noted, Century Aluminum Co. says it’ll idle the Hawesville, Kentucky, mill for as long as a year, taking out the biggest of its three US sites.

Reflections on Beer 

Regarding the price of aluminum, please note America’s Beer CEOs Have Had It With the Trump-Era Aluminum Tariffs

The beer industry uses more than 41 billion aluminum cans annually, according to a Beer Institute letter to the White House dated July 1.

“These tariffs reverberate throughout the supply chain, raising production costs for aluminum end-users and ultimately impacting consumer prices,” according to the letter signed by the CEOs of Anheuser-Busch, Molson Coors, Constellation Brands Inc.’s beer division, and Heineken USA. 

This letter to the president comes amid the worst inflation in more than 40 years and just months after aluminum touched a multi-decade high. Prices for the metal have since eased significantly.

Whatever victory beer makers and drinkers may have with aluminum prices may not last with US aluminum plants shutting down. 

Then again, the cure for everything is likely to be a huge recession. 

Zero Consumer Inflation

I am pleased to report there was no consumer inflation in July. 

For discussion, please consider CPI Month-Over-Month Was Unchanged, Year-Over-Year Up 8.5 Percent

The CPI report resulted in a nonsensical Twitter debate on the meaning of zero. For the record, assuming you believe the numbers, there was indeed zero inflation month-over-month.

The accurate rebuttal is: One month? So what? 

Moreover, zero is not as good as it looks. All of it was due to a 7.7 percent decline in the price of gasoline. And year-over-year inflation was a hot 8.5 percent.

Meanwhile, rent and food keep rising and the price of rent will be sticky. Gasoline is more dependent on recession and global supply chains. 

Food Prices Rise Most Since February 1979

For more on the price of food, please see Food at Home is Up 13.1 Percent From a Year Ago, Most Since February 1979

For more on rent, please note Tennant’s Unions Demand Biden Declare a National Emergency to Stop Rent Gouging

For more on producer prices please see Producer Prices Decline For the First Time Since the Pandemic Due to Energy

Although energy declined, electricity didn’t. 

Spotlight on Fed Silliness

The above reports and this one industrial costs puts a spotlight on the silliness of the Fed’s focus on consumer inflation as if that’s all that matters. 

The Fed has blown three consecutive bubbles trying to produce two percent consumer inflation while openly promoting raging bubbles in assets and missing the boat entirely on industrial matters.

Biden/Harris Replicates Reagan’s Soviet Bankruptcy Strategy IN REVERSE, US Debt Stands At $36 TRILLION With $220.3 TRILLION In Unfunded Liabilities (Too Bad Total US Assets Are Only $217 TRILLON)

I just watched Dennis Quaid in “Reagan”. Excellent film. But it reminded me of how Reagan sank the Soviet Union: by outspending the Soviet Union on the arms race. It worked! The Soviet Union, hamstrung by grossly inefficent central planning, couldn’t keep up and collapsed under President George H.W.Bush.

Fast forward to today. Starting with Barack Obama and Joe Biden in 2009, following the financial crisis in 2008. The Federal government ramped up Federal spending, and Federal debt. While The Federal Reserve, the hand maiden to the Federal government, ramped up M2 Money supply.

“You never want a serious crisis to go to waste. And what I mean by that is an opportunity to do things that you think you could not do before.” – Rahm Emmanuel

Then came Biden/Harris who drove Federal debt and spending to absurb level (orange box). Like the financial crisis, fans of big government and big government spending will utter the word “Covid.” But that is gross misleading. Covid was the excused for wild spending and debt issurance. And MORE Fed money printing. It’s almost as if Obama/Biden/Harris were replicating Reagan’s bankrupcy strategy in reverse! That is, collapsing the US from within.

As we are all painfully aware, the US Debt now stands at $36 TRILLION with $220.3 TRILLION in unfunded liabilities. Too bad total US Assets are only $217 TRILLON.

Do I believe that Obama/Biden/Harris want a “Great Reset”? Absolutley. Just look at our fiscally unsustable open borders and our politiicians blatanly lying to us. :Like Ohio’s Senator Sherrod Brown who brags about his helping write the border bill that would reverse Trump’s deportations and fund the speeding up of immigration.

Mortgage Purchase Index Decreased 5 Percent From Previous Week (I’ll Feel A Whole Lot Better If Harris Loses)

I’ll feel a whole lot better … when Kamala Harris is gone.

Mortgage applications decreased 6.7 percent from one week earlier, according to data from the Mortgage Bankers Association’s (MBA) Weekly Applications Survey for the week ending October 18, 2024.

The Market Composite Index, a measure of mortgage loan application volume, decreased 6.7 percent on a seasonally adjusted basis from one week earlier. On an unadjusted basis, the Index decreased 7 percent compared with the previous week. The seasonally adjusted Purchase Index decreased 5 percent from one week earlier. The unadjusted Purchase Index decreased 5 percent compared with the previous week and was 3 percent higher than the same week one year ago.

The Refinance Index decreased 8 percent from the previous week and was 90 percent higher than the same week one year ago.

Implied volatility in Treasury yields has risen to the highest since December.

Changeling! Leading Economic Index For US Declines AGAIN By 0.5% In September (Down -2.6% Over 6 Months)

SF Woman. That is my name for Kamala Harris, the ultimate political changeling, taking full credit for the economy, then trying to distance herself from Biden. As the US economy continues to contract.

The Conference Board Leading Economic Index® (LEI) for the US declined by 0.5% in September 2024 to 99.7 (2016=100), following a 0.3% decline in August. Over the six-month period between March and September 2024, the LEI fell by 2.6%, more than its 2.2% decline over the previous six-month period (September 2023 to March 2024).

Weakness in factory new orders continued to be a major drag on the US LEI in September as the global manufacturing slump persists. Additionally, the yield curve remained inverted, building permits declined, and consumers’ outlook for future business conditions was tepid. Gains among other LEI components were not significant enough to offset weakness among the four gauges mentioned above. Overall, the LEI continued to signal uncertainty for economic activity ahead.

*Changeling, in European folklore, a deformed or imbecilic offspring of fairies or elves substituted by them surreptitiously for a human infant. According to legend, the abducted human children are given to the devil or used to strengthen fairy stock.

$36 Tons Of Debt! Federal Gov’t Ends 2024 With $1.8 Trillion Deficit As National Debt Nears $36 Trillion (Family Of Five Citizens Has A Liability Of $3.25 Million For Unfunded Liabilities)

Tennessee Ernie Ford sang it best. $36 tons of debt. Another day older and deeper in debt. Notice virually no political candidate will acknowledge or discuss.

The federal government spent $1.8 trillion more than it collected in tax revenue in fiscal year 2024, according to figures released Friday by U.S. Treasury Department. 

Congress has run a deficit every year since 2001. In the past 50 years, the federal government has ended with a fiscal year-end budget surplus four times, most recently in 2001.

The deficit for fiscal 2024 was $1.8 trillion, or $138 billion higher than the prior year’s deficit. As a percentage of GDP, the deficit was 6.4%, an increase from 6.2% in fiscal 2023. The 2024 deficit is $196 billion lower than in 2023, excluding the effect of the Supreme Court’s 2023 decision in Biden v. Nebraska regarding student loan programs, according to year-end data from the September 2024 Monthly Treasury Statement of Receipts and Outlays of the United States Government. 

And then we have the REAL disaster in the form of unfunded liabilities of $220 TRIILLION (or $651,000 per citizen). For a family of 5 citizens (like my household), that amounts to $3.26 MILLION per household of 5.

Imagine Kamala’s filibustering a response to a question about the national debt and unfunded liabilities. Other than “Donald Trump.”

Perhaps Tennesse Ernie Ford could have recorded “220 Trillion Tons of Unfunded Liabilities” instead.

US Housing Starts & Building Permits Plunge In September (Down -0.7% YoY)

September! Or Get Down!

Housing starts dropped -0.7% YoY in September.

After surprising top the upside in August, Housing Starts and Building Permits disappointed in September, declining more than expected (-0.5% MoM and -2.9% MoM respectively)…

Source: Bloomberg

Under the hood, multi-family permits plunged 10.8% MoM (and multi-family starts dropped for the second straight month). Single-family starts rose 2.7% MoM and permiots inchjed higher by 0.3% MoM…

Source: Bloomberg

Rate-cut expectations appear to have taken the excitement out of the building market…

Source: Bloomberg

Housing Completions also dropped (but the BLS thinks construction jobs continue to rise non-stop)…

Source: Bloomberg

So, The Fed cuts short-term rates… mortgage-rates rise… and builders slow their building plans… that’s not how it’s supposed to work!

The Empire Strikes Out! Empire Manufacturing Index Crashed From +11.5 to -11.9, Lowest Since May (Yield Curve Remains Downward/Upward Sloping)

Perhaps Harris/Walz should adopt the Imperial March from Star Wars as their theme song. Between Biden/Harris uncontrolled immigration disaster helping to destroy New York City, Harris’ statement that she won’t do anything differntly from Biden/Harris is alarming.

The NY Empire survey crashed from +11.5 to -11.9 – the lowest since MayThat is the biggest MoM drop since January…

A measure of current new orders plunged nearly 20 points to -10.2 after climbing a month earlier to the highest since April 2023.

The index of shipments decreased almost 21 points to minus 2.7.

The employment index, however, rebounded to 4.1 – the first expansion in a year – while a measure of hours worked also climbed.

Meanwhile, the New York Fed’s gauge of prices paid for materials increased to a six-month high of 29, while an index of prices received by state manufacturers also accelerated.

And with this awful news, the US Treasury yield curve remains downward/upward sloping. I call this the schizophenic yield curve.