(I write a monthly opinion piece for Barron’s. This is my contribution for November 2022.)
How much of our inflation problem is really a housing-cost problem?
During the first half of 2021, vehicle prices accounted for almost the whole rise in inflation. For much of this year, it was mostly energy prices.
But today, the prices of automobiles and other manufactured goods have stabilized, while energy prices are falling. It is rents that are rising rapidly. Over the past three months, housing costs accounted for a full two-thirds of the inflation in excess of the Federal Reserve’s 2% target.
Since most Americans don’t rent their homes, the main way that rents enter the inflation statistics is through owners’ equivalent rent—the government’s estimate of how much owner-occupied homes would rent for. The big cost that homeowners actually pay is debt service on their mortgage, which the Fed is currently pushing up. There is something perverse about responding to an increase in a hypothetical price of housing by making actual housing more expensive.
Still, the housing cost problem is real. Market rents are up by over 10% in the past year, according to Zillow. While homeownership rates have recovered somewhat, they are still well below where they were in the mid-2000s. And with vacancy rates for both rental and owner-occupied homes at their lowest levels in 40 years, the housing shortage is likely to get worse.
Housing is unlike most other goods in the economy because it is tied to a specific long-lived asset. The supply of haircuts or child care depends on how much of society’s resources we can devote to producing them today. The supply of housing depends on how much of it we built in the past.
This means that conventional monetary policy is ill-suited to tackle rising housing prices. Because the housing stock adjusts slowly, housing costs may rise even when there is substantial slack in the economy. And because production of housing is dependent on credit, that’s where higher interest rates have their biggest effects. Housing starts are already down 20% since the start of this year. This will have only a modest effect on current demand, but a big effect on the supply of housing in future years. Economics 101 should tell you that if efforts to reduce demand are also reducing supply, prices won’t come down much. They might even rise.
What should we be doing instead?
First, we need to address the constraints on new housing construction. In a number of metropolitan areas, home values may be double the cost of construction. When something is worth more than it costs to produce, normally we make more of it. So, if the value of a property comes mostly from the land under it, that’s a sign that construction is falling far short of demand. The problem we need to solve isn’t that people will pay so much to live in New York or Los Angeles or Boston or Boulder, Colo. It’s that it is so difficult to add housing there.
Land-use rules are set by thousands of jurisdictions. Changing them will not happen overnight. But there are steps that can be taken now. For example, the federal government could tie transportation funding to allowing higher-density development near transit.
Second, we need more public investment. Government support—whether through direct ownership or subsidies—is critical for affordable housing, which markets won’t deliver even with relaxed land-use rules. But government’s role needn’t be limited to the low-income segment. The public sector, with its long time horizons, low borrowing costs, and ability to internalize externalities, has major advantages in building and financing middle-class housing as well.
If we look around the world, it isn’t hard to find examples of governments successfully taking a central role in housing development. In Singapore, which is hardly hostile to private business, the majority of new housing is built by the public Housing Development Board. The apartment buildings built by Vienna’s government between the world wars still provide a large share of the city’s housing. Before the privatizations under Prime Minister Margaret Thatcher, some 30% of English families lived in publicly owned housing.
In the U.S., public housing has fallen out of favor. But governments at all levels continue to support the construction of affordable housing through subsidies and incentives. Some public developers, like the Housing Production Fund of Montgomery County, Md., are finding that with cheap financing and no need to deliver returns to investors, they can compete with private developers for mixed-income housing as well. The important thing is to channel new public money to development, rather than vouchers for tenants. The latter may just bid up the price of existing housing.
Third, we should revisit rent regulation. The argument against rent control is supposed to be that it discourages new construction. But empirical studies have repeatedly failed to find any such effect. This shouldn’t be surprising. The high-rent areas where controls get adopted are precisely those where new housing construction is already tightly constrained. If not much is getting built in any case, rent regulation merely prevents the owners of existing housing from claiming windfall gains from surging demand.
No, rent control won’t boost the supply of housing. But it can limit the rise in prices until new supply comes on-line. And it’s a much bettertargeted response to rising housing costs than the policy-induced recession we are currently headed for.