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Why This Downturn is Different for Multifamily

Why This Downturn is Different for Multifamily

I often think of the economy as a metaphorical set of pipes with money (the "water") flowing through them. Recessions typically happen when the pipes "clog," causing the water to flow well below its normal pressure. Governments have to respond, taking actions to "unclog" those pipes to get the "water" flowing again.

But the recession I believe we've already entered is very different in kind, not just degree. The coronavirus pandemic has forced large sectors of our economy to close down, severely restricting consumption and economic activity. This time, the "pump" has broken. It may not matter how much anyone tries to unclog the pipes, as little will flow until the pump starts working again.

This metaphor has some significant ramifications for what we'll experience over the next few months (yes, months, not weeks). It feels like we will have a two-stage recession:

  • Stage 1 will be unlike anything we've ever encountered before. This is the current stage, where the pump is frozen. Many industries will experience an inability to stimulate demand no matter what they do. For example, Las Vegas casinos are not allowed to do any business and thus can't even make an offer. Airlines can cut prices to practically zero, yet very few people will fly. Normal pricing and revenue management actions like lowering the price to boost occupancy simply won't work the way they typically might.

  • Stage 2 will be more like a typical recession, where weak demand meets excess capacity until supply and demand rebalance. Government stimulus will drive investment and demand and slowly, but surely, the engine roars back to life. Whether this will be a "V shape" like typical recessions or a shape more like the balance sheet-driven "Great Recession" is hard for me to predict (I'm an engineer, not an econometrician). But whatever it will be and however long it takes, it will mark the process by which we get back to "normal."

One other big difference with past recessions is the pace of the buildup. Past recessions tended to build up over time whereas this one came on us almost suddenly. The just-announced unemployment application numbers for last week prove this point. We went from “normal” rates one week to 3.28 million last week. By way of perspective, that is almost 5 times the record for any week (695K way back in 1982). There were roughly 155 million people employed in 2018, so 3.28 million unemployed is roughly 2% of the entire workforce being laid off in a single week.

 
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My friend and I were debating this a few days ago. Neither of us know for sure, but I think one possible scenario in Stage 2 is the slow driver affect. Whenever you are stuck behind a slow driver for a while, and finally the opportunity to get around them emerges, we speed around, going even faster than we would have normally driven in the first place. I wonder if that will be the reaction of people once they feel safe to go out again. They've been cooped up in their homes for so long, that as long as they were able to make it through somewhat unscathed, they will go out and "consume" much more than they normally would. That then sends a ripple affect of hiring for restaurants, retail, and local experiences to keep up with demand, which then increases employment and then gets the engine running again. I could be completely 100% wrong, but that's at least one theory.

  Brent Williams
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There's a very real chance you are correct. Another "difference" with Stage 1 that I didn't cover in the article is that almost all recessions are about "creative destruction." Most companies that go bankrupt "deserve to" and most jobs lost "should be lost." I mean that from a micro-economic perspective, not criticism of the people perspective. Those jobs and companies are lost in one place and ultimately replaced in another (often different industries which is why it's so disruptive). In this case, as soon as the government orders are dropped and people have confidence to leave their home, those jobs should come back. Stage 2 could thus be very quick. I think the main factor is how long Stage 1 lasts and how much government support helps keep good businesses (and people) from going bankrupt. Our nation has never experienced something quite like this (even the 1918 flu was co-mingled with WWI), so it's all speculation...no past guideposts. But it's a very plausible narrative.

  Donald Davidoff

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