The Rent Bubble: Coming to a Neighborhood Near You

Among the lesser-reported impacts of the Great Recession, during which time millions of Americans lost their homes to foreclosure, is the continuing surge in rental housing demand. Demand has inflated rental rates in already costly markets throughout the country. But rental price inflation is not just a problem hitting high cost of living regions in California and New York — it has hit 90 cities nationwide with no end in sight. Rental costs between 2011 and 2012, alone, increased 4 percent nationally, whereas rents in some markets during a broader period — between 2000 and 2012 — have inflated nearly 25 percent, a study by the Joint Center for Housing Studies of Harvard University reports.

High demand and short supply means one thing: higher prices. But housing isn’t merely a luxury people can forgo. Increased demand for rental housing post recession does not merely reflect the fact that mortgage lending standards are more stringent, but the reality that many Americans are still attempting to rebound from a downwardly mobile spiral. Just because rents are rising doesn’t mean renters are in a position to absorb the price hikes. To the extent rental property demand is an outgrowth of the economic meltdown and stagnant wages — in spite of job growth in more recent years — it would appear housing reform is a topic seriously overdue for national attention.

The Shape of Crisis to Come

Today’s landlord isn’t simply a kindly gray-haired lady looking to rent out a room or an apartment. Housing inflation is driven more so by investors who hold millions of dollars of assets within a given community, if not nationwide. If large-scale property owners could be compelled by state or federal legislation to peg year-to-year rent increases to some combination of inflation and the prevailing median annual incomes of community members occupying similar housing, it might be possible to boost economic gains in other segments of the economy.

Nationally, support for raising minimum wage has gathered momentum. But what if we’re having the wrong conversation? Raising the minimum wage, when inflation is purportedly stable and interest rates remain at record lows, is nonsensical — unless one considers a leading reason why minimum wage earners are sorely in need of a pay increase in the first place: to keep a roof over their heads. Talk of increasing minimum wage is controversial, in part, because critics fear increased labor costs may slow job growth or push consumer prices higher, nullifying any initial advantage raising the minimum wage may impart.

Slapping a bandage on a hemorrhage begs the question: Why not tackle the problem at its core — housing inflation? In the wake of the housing bubble bust, the Harvard study released in June 2014 finds that an unprecedented number of renters in major markets from Miami to Los Angeles are allocating in excess of 30 percent of their monthly pay toward rent, with rents at a 30-year high a Zillow report concludes. And it’s not just young adults who comprise the ranks of the rental class, either. Increasingly, renters consist of families and middle-aged adults, too. Devoting increasing amounts of one’s pay to the cost of housing is likely to continue as rents, much like health care, continue to outpace and out-inflate the broader economy. But it’s the ripple effects of housing inflation that ought to have Republicans and Democrats alike worried.

Robbing Peter to Pay Paul

The elephant in the living room that few journalists, economists and politicians are talking about is the emergence of price gouging in major rental markets. If nothing is done to reform high-risk housing markets, it is likely that other parts of the country, where costs of living are significantly lower, will follow in the steps of overpriced markets in Seattle, San Francisco and elsewhere. Ignoring this economically-destabilizing trend is not an option. As renters, not unlike the sub-prime home buyers who preceded them, place higher percentages of their incomes toward rent, fewer households can be expected to save for a rainy day and more Americans will underfund their retirements. This is a disaster of grave future proportions because families that do not have adequate savings are at greater risk of filing for bankruptcy, and may become dependents of — or proponents of — prolonged unemployment benefits, taxpayer-funded welfare programs and the like.

During the Great Recession, demand for social safety nets grew to such an extent that beltway Republicans advocated cutting benefits to reign in costs. (To cite an example popularized during the recession, one in seven American families were said to be eligible for food stamp benefits.) And yet cutting entitlements, just when they are needed most, is a cruel if not superficial fix. Instead, legislators at the state and federal level should look at the underlying reason why so many Americans are living paycheck to paycheck in the first place. One can, of course, cite the usual suspects — decades worth of outsourcing jobs alongside losses brought about by automation — but second only to health care, housing is a segment of consumer spending that poorly reflects income growth or inflation at large. If we want to put the economy back on solid footing, reconciling the disconnect between the rate of inflation, wage growth and housing costs must become a national priority — before the next economic downturn.

No longer do rental price trends lie in the hands of small-time landlords. Demand isn’t the sole explanation, either. If, however, there are 10,000 rental units in a given city that are owned by the same firm, and that firm should push the limits of what the market can bear, Mom ‘n Pop property owners are likely to follow suit if only because heavyweight competitors have set the tone. In much the same way the bank bailouts paradoxically generated even bigger too-big-to-fail banks, the Great Recession set the stage for investors to scoop up real estate assets throughout the U.S. at fire sale prices. And that scarcely bodes well for price diversity in the years to come.

Affordable Housing, a National Security Issue?

Rather than advocate for rent control in the traditional sense — that is, cost-control provisions aimed at low-income tenants — lawmakers should reign in the market-inflating practices of housing price trendsetters across the board — and, in particular, limit the ability of foreign real estate investors to heavily influence domestic real estate markets. This might be accomplished by pegging year-to-year rental rate increases to a combination of local inflation and median incomes in a given area for like housing. This is not to say that reform ought to be so draconian as to mandate outright rental rate caps. Large-scale private equity groups may continue to increase rental rates to reflect supply and demand — but in so doing perhaps those who routinely test the upper limits of the non-luxury rental market ought to incur a residency requirement, forgo tax incentives and/or pay a penalty that can be used by state and federal authorities to shore up the safety nets savings-poor Americans are apt to turn to in the event of crisis or an unplanned retirement.

Affordable housing is the missing ingredient in the health and stability of the broader economy. Assuming it were possible to craft effective reform, households would be in a better position to fund their own savings, lessening the likelihood that illness, recession or job loss will propel families into bankruptcy or thrust them into the unenviable ranks of taxpayer dependents. If a housing reform bill were to incentivize large-scale property management owners to reconcile rental prices to inflation and local income levels, we might see an end to nonsensical situations in which demand for rental units reaches all-time highs precisely when the economy hits all-time lows. Moreover, if such legislation were to target large-scale investment groups — and foreign residential property investors in particular — it might also compel them to scale back their holdings and thus diversify real estate markets in ways that will contribute to improved market competition.

Media coverage on the state of the housing in California and other “harbinger markets” throughout the country warn of more price hikes to come, with double-digit percentile gains slamming rental markets from Las Vegas, Nevada to Southern California’s outlying Inland Empire — well into 2016. The fact that home ownership is the lowest it has been since 1995 — even as renters in some markets are now spending 40 to 50 percent of their monthly pay on housing — speaks for itself: This is an unsustainable trend, with unsavory social and demographic ramifications. As rents increase relative to lackluster wage growth, nontraditional living arrangements, recession or no recession, will become commonplace. Census Bureau reports in the years to come, for example, may find more midlife adults pairing up with roommates not unlike their college-age counterparts a generation ago. Homeownership, increasingly, may become the domain of the wealthy and multigenerational cohabitants. All the while, fewer “marrying age” Americans may tie the knot and take the homeownership leap, for the same economic reasons that came to light during the recession. Taken together, these trends may transform the U.S. into a “rentership society” in which putting down fewer roots — a far cry from the American Dream — becomes the new normal.

Some readers may recall when non-matinee movie tickets could be had for substantially less than $10-$14. But when New York City residents began ponying up nearly double the national average a number of years ago, ticket prices nationwide began to follow suit. Rental price trends, similarly, vary by region and demand. And yet the more rent payers are willing to bear, the more it is likely to push up the cost of renting — and living — far outside the likes of New York and California. If we don’t like the shape of things to come, now is the time to place a national spotlight on housing reform. The bottom line? If we want to stabilize the economy, increasing minimum wage and loosening mortgage lending standards are far from the only answers. It’s time to stabilize rental markets, too. And not just for the benefit of low-income tenants, either. Housing is an inescapable expense. And we’re all on the hook.

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RESOURCES

The Coming Nightmare of Wall Street-Controlled Rental Markets | Alternet

There’s Only One Way Rents Will Go: Sky High | The Fiscal Times

Wall Street’s Hot New Financial Instrument: Your Rent Check | Mother Jones

There Will be No Real Recovery Without the Middle Class | Forbes

In Many Cities Rent is Rising Out of Reach of Middle Class | New York Times

The Rent Bubble is Going to Blow Up Across the Country | The Daily Beast

Rents are Rising but People aren’t Making any more Money | ThinkProgress

Wall Street’s Rental Home Gamble: How worried should we be? | Al Jazeera American

The Five Biggest Benefits of Owning Real Estate | The Joint Center for Housing Studies at Harvard University

The Price of Cheap: The Hidden Cost of E-Commerce

For years “energy independence” has been the catch-all solution promoted by politicians, talk radio hosts, newspaper columnists and others who point out that the U.S. is short on oil refining capacity. Nonetheless, petroleum production facilities are not only in the process of downsizing in response to a weak economy, but permanently so the Los Angeles Times reports in “Oil companies look at permanent refinery cutbacks” [March 11, 2010].

The oil industry, which as recently as 2007 broke so many profit records that allegations of collusion and price-gouging surfaced, is singing a different tune: Limiting supply to increase sagging profit margins is the solution, analysts say, for losses induced by everything from fuel efficient cars to retiring baby boomers who no longer commute to and from work.

And to think: Just a few years ago SUVs, with their paltry ~13 mpg, were the rage from Coast to Coast. Could it be that Cash for Clunkers, unintentionally so, was a little too effective — or are oil industry insiders selling Americans up the river when they can least afford it? Whatever the case may be, nothing says Green like fuel-efficient automobiles and the beginnings of an alternative energy infrastructure. Even so, the picture the LAT paints is far from complete. The Perfect Storm of tightening supply, increasing commodity prices, rising taxes and further job losses looms on the horizon.

Hang on to your hat! The price of life is going up.

Cutbacks and closures of community services nationwide are not cited as a reason for oil refinery cutbacks, but they are egging on these emergent economic norms: Sales tax revenues are down nationwide, and for an increasing number of locals that can only mean an unpalatable combination of higher taxes and limited services. The upshot? Even less incentive for our consumer-driven economy to spread the money around. Local and state governments from California to Michigan are banking on the hope that when the economy rebounds the Red Ink will stop flowing.

Will it?

Even if the demographic shifts associated with baby boomers retiring en masse were not inevitable, a grossly underestimated component to this trend looms larger by the day: e-commerce.

It’s no secret to Internet-savvy folks transversing state lines in search of tax-free online bargains that virtual shopping can be a real moneysaver — and a timesaver to boot. Amazon, for instance, is a leading go-to place for everything from books to home and garden products. Not only are purchases tax-free for many shoppers but free shipping offers often seal the deal.

Never before has the oft-repeated refrain “Shop locally!” encountered so many challengers.

Macintosh computers aren’t cheap now, but they were downright expensive when I purchased my first Apple computer nearly 20 years ago. Back then, it was not unusual to spend $4-10K on hardware alone (CPU, monitor, printer, scanner). The solution? Peruse ads in the back of nationally-distributed computer magazines. There I located a tax-free bargain on the opposite side of the country. Even with the cost of shipping factored in, I saved several hundred dollars foregoing traditional “brick & mortar” retailers. And it wasn’t for lack of local buying options, either: There were plenty of places vying for a slice of the personal computing revolution: Computer City, CompUSA, Circuit City, Fry’s Electronics and Best Buy, just to name a few. Notice what happened, however: All but the latter two succumbed to market forces. Is this because our collective appetite for new and improved technology has diminished? Absolutely not. Americans are more likely to own a personal computer hooked up to a high-speed Internet connection than ever before.

So what changed?

Competition amongst conventional retailers has diminished as more and more players drop out of the market. This makes comparison shopping on the Internet — where a greater number of competitors are in reach — more attractive by the day. Just as Big Box Retailers threatened mom & pop establishments, the Internet is the newest bull in the china shop. To cite just one example, antique stores in downtown areas nationwide have increasingly succumbed to online venues, and bars and restaurants — among the few types of businesses that rely on irreplaceable foot traffic — have sprung up in their wake.

Just how many bars and eateries can a local economy support?

The profound yet oddly imperceptible economic influences wrought by the Digital New Age are numerous: Even as more people embrace Internet shopping, surviving B&M retailers have responded by limiting their in-store selection in favor of just-in-time inventory, of which an increasing percentage is available exclusively online. Shopping at the click of a mouse is both novel and convenient, to be sure, but nonetheless a form of “special ordering” reminiscent of the old-time General Store method of awaiting out-of-town deliveries.

Except that most of us aren’t living in remote outposts.

The Green side of the coin is that fewer and fewer products for which there is inadequate demand are oversupplied to the market, thereby limiting the so-called carbon footprint associated with building and transporting more widgets than there are consumers willing to purchase them. But the environment is not the sole beneficiary. By limiting supply, prices and profit margins are maintained throughout the supply chains. What this means for the rest of us is that the “red tag sales” retailers offer to move an oversupply of product are likely to become increasingly few and far between. Prices between the remaining chain stores are generally pennies apart, and sales leaflets that would appear to advertise discounted deals are increasingly listing regular prices.

This trend presents both an irony and a threat to bargain hunters: B&M retailers that have grown in popularity as consequence of recession-induced thrift include Ross, TJ Maxx and Marshalls — retailers that specialize in discontinued, overstock and out-of-season merchandise offloaded by department stores and boutiques. As mainstream retailers par down inventory, the number and quality of inventory available to discount retailers and Internet shopping sites alike are likely to diminish for the foreseeable future. Consequently, just as demand for bargain bin deals heats up, supplies may be harder to come by. Similarly, as consumers become conditioned to shop for “everything else” online, the convenience, expediency and tax revenue benefits of shopping locally are lost. Eventually, the advantages of web-based commerce — what with United States Postal Service cutbacks, shipping cost increases and the inevitable legislative move to tax online shopping — suggests that this bargain hunters’ paradise may amount to little more than a tool of necessity in the years to come.

Even the Internet cannot overcome a fundamentally flawed economy.

So how do our novel new shopping habits dovetail with the news that oil refiners may permanently shutter facilities? For one, less incentive to drive to the mall. Or to go antiquing in a nearby community. And if you do? Fewer places to shop, fewer products and brands in stock, and fewer still mom & pop establishments. The list of nationally-recognized retailers to meet their demise in the Globalized Era is staggering: Broadway, Fedco, May Company, Woolworth’s, Best, Service Merchandise and Marshall Fields; Circuit City, Linens ‘N Things, The Sharper Image and The Good Guys — to name but a few.

To be clear, traditional retail in some shape or form will never be eliminated. But the trend of online shopping at the expense of local sustainability seems likely to accelerate as retailers respond by narrowing their shelf offerings to match lessening in-store demands. In the even longer term, conventional shopping may again become a destination — traveling long distances to reach large, diverse retail centers that are fewer and further between. The town-by-town, city-by-city retail landscape of today may become a thing of the past, not unlike the drive-in movie theater whose heyday has come and gone. Movie rental stores seem to be the next in the obsolescence line, edged out by inexpensive DVDs sold in discount stores, video-on-demand services and novel new competitors such as Netflix. How much more “local color” will fade from our towns, cities and communities until there are few signs of life outside the ‘net — but for the cookie-cutter ubiquity of fast food joints, liquor stores and dry cleaners?

Be careful what you wish for.

The shift in the way we shop not only impacts our gasoline consumption but just about everything we take for granted close to home: from schools, parks and public safety to the ability to find a suitable last-minute gift in a mass market environment increasingly lacking in diversity. This trend, in turn, suggests an increasing number of commercial real estate vacancies and even fewer sales tax revenues for local municipalities. As retail and warehouse job opportunities erode in much the same way manufacturing jobs did in the 1980s and 1990s, even low-skill service sector jobs are likely to dwindle — all of which adds up to a torrent of Red Ink.

Is it possible to become too good of a bargain hunter? Victims, if you will, of our own success?

As a “starving student” I never would have given it any thought, yet we do, indeed, have the power to harm our communities simply by making a habit of shopping online. It’s not that making a few online purchases here or there will topple the economy, but it is fundamentally shifting the game just as surely as the trend of paperless electronic bill paying has sent the USPS into a tailspin. More ironic still, online shopping — to the extent that it is powered by coal — isn’t much Greener than the conventional sort. According to a CNN report, the more energy efficient consumers perceive their electronics, products, services and transportation sources to be the more resources we consume.

Our entire landscape, physical and economic, is in the midst of gargantuan change. Whether such change represents the evolution of a new, Green economy remains to be seen. It could just as easily represent another largely unanticipated wrinkle in the lockstep march of globalization: Economic “desertification” wherein those who live adjacent to an oasis of innovative upstarts, manufacturing plants and retailers will thrive, whereas the vast majority of Americans, even those who live in highly populated areas, will find it increasingly necessary to shop online because it is no longer profitable for retailers to maintain local operations and/or no longer feasible — as gasoline supplies contract and crude prices increase — to transport durable goods great distances from port to shelf.

Perhaps we’ll save the planet. But will we save ourselves?

Economic experts would likely argue that this is the free market at its finest — and to point out, rightfully so, that such shakeups have occurred with every major technological advance. But such observations do not get at the crux of the question: Are we entering a time in this Globalized Era at which the rate and scope of change may exceed our ability to fully appreciate the ramifications? Will a collective deer-in-the-headlights reaction render legislatures unable or unwilling to craft economic policy conducive to a successful transition?

Put another way, we can’t predict where we are headed because we have never before been there. Consequently, our best attempts to plan for the future are likely to come up short — and all the more so when motivated by the desire not to shake fragile consumer confidence. Conventional wisdom, after all, views the phenomena known as market concentration — a diminishing number of viable businesses competing for our dollar under increasingly deregulated conditions — as the hallmark of “efficiency“. Prices are lower and demands are met so no harm, no foul the argument goes. But the more apt question, the one too few of us appear to be asking — not unlike the way in which financial firms and economists alike underestimated the phenomena of “irrational exuberance” prior to the Great Recession — is whether we’ll fumble the transition because we have failed to appreciate that it is possible to take a “good idea” too far.

Call it wrong and we not only risk a double-dip recession but a generational lifestyle realignment in which a college education, white picket fence, an automobile in the garage, a chicken in the pot, and 2.5 children in the home move increasingly out of reach.

By some counts, the time to have invested in an alternative economy is some 30+ years overdue. By a more conservative measure, we’re nearly 15 years behind the 8-ball both in terms of minimizing harm to human welfare and the climactic shifts associated with the over-use of fossil-fuels. By other accounts, the solutions proposed thus far are recklessly unworthy of widespread adoption.

And that’s why a benign practice so seemingly unrelated to the permanent loss of petroleum refining capacity — shopping online — may evolve into the straw that breaks the camel’s back. The desertification of our consumer-driven economy in the absence of a fully viable way to fill the economic vacuum may very well be a phenomena we do not come to appreciate until the list of “usual suspects” no longer explains a still-lagging outlook years from now.

Of course, there will be oases in this Brave New economic landscape. But the increasing concentration of those jobs in fewer areas of the country nonetheless portends harm to communities that rely upon traditional manufacturing and retail access. And that’s not the only casualty of our worship of all things economically efficient. The otherwise worthy aim of Greening the planet may lose its luster if it comes to mean the absence of opportunity: Restricted access to goods and services. Restricted markets. Restricted tax revenues. Restricted growth. Quite possibly even the best and most innovative entrepreneurial ventures will be forced to settle for a mediocre definition of success in the event that consumers, lacking in discretionary incomespurn new products and services in reaction to lost or stagnating wages.

Will we realize the “price of cheap” before the solution to state and local tax revenue losses shows up in the form of massive tax hikes? That is the question. None of this, of course, even begins to account for the tax hike incentives that exist as a result of a decade-plus worth of war-driven Federal deficits, TARP bailouts, unsustainable trade deficits, and the empty coffers long-predicted of Social Security, among other entitlements — just as baby boomers begin to draw them down.

Even as the storm clouds gather over a still-ailing economy, a recent TIME magazine article echos a common refrain: American innovation, writes Barbara Kiviat in “The Workforce: Where Will the New Jobs Come From?” [March 19, 2010], will offset job losses in time. Let’s hope the Green 21st Century jobs we’ve been told to bank on aren’t a case of too little, too late.

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Resources

All About: ‘Green’ Shopping | CNN

The Fight Over Who Sets Prices at the Online Mall | StarNewsOnline

The Death of Retail | The Entrepreneur Network

New Tack for Taxing Online Sales | Durango Herald News

Killing America’s Jobs Machine | Roanoke Times

The Recession could Reshape State Governments in Lasting Ways | Stateline.org

Comparing Online to “Brick and Mortar” Shopping | Buzzle.com

The Broken Society | New York Times

Customers Want it Cheap, Workers Pay Heavy Price | China Daily

The Price of Cheap Imports: What does America Make besides Policies? | WaterWorld

The Slippery Slope of Price Fixing | E-Commerce News

Sales Tax on the Internet: Who Pays, Who Doesn’t | Yahoo!