I recently saw a graph that alarmed me. No
doubt, economists and our country’s economic policy makers have seen the same
graph. They would be concerned and would be asking some probing questions. The
graph was entitled “Household Sector Credit Growth” and indicated the South
African year-on-year % change of residential mortgage loans by banks, the
year-on-year % change of non-mortgage household sector credit growth (lent by
Banks) and the year-on-year percentage change in total household sector credit.
As at November 2012 mortgage loan growth was bumping along the bottom at 1.13%.
The alarming aspect was the exponential growth since early 2010 in non-mortgage
credit, which had reached 25% by November 2012. This growth has drawn up the
total household credit growth to 10.37%. Whereas previously both mortgage and
non-mortgage debt had grown in tandem, the past two years have seen
non-mortgage credit shoot off in its own (upward) direction.
South African
banks have been busy – just not on lending money for mortgage bonds.
Non-mortgage credit extension represents unsecured lending by banks on
typically short term goods that depreciate over time (such as TV’s, fridges,
cars). This represents consumption expenditure and contrasts with mortgage
credit extension, which is secured long-term lending representing investment
expenditure. For any individual to consider taking on debt they need to ask
themselves if what they are buying is comfortably affordable and what the risk
is (i.e. their vulnerability) if circumstances were to change – such as the
cost of finance increasing or their disposable income used to service the debt
drying up.
Economists have asked the same questions for a group of households.
FNB’s latest report on household sector financial vulnerability asks these
questions. A measure of affordability is the debt-to-disposable income ratio.
Currently still very high at 76%, even though it is down from its 2008 peak of
82.7%, the steady increase in non-mortgage credit growth and the stagnation of
disposable income growth leads them to believe that this measure may be back on
the increase. Slower economic growth, which we have witnessed in the second
half of 2012, affects disposable income growth negatively. An excellent measure
of risk has been developed by FNB called the Household Sector Debt Service Risk
index. On a scale of 1 to 10 this index has been climbing for the past 5
consecutive quarters to a current level of 6.68 and remains well above the
long-term (32 year) average of 5.3. This risk index takes into account three
main areas of risk: Overall Indebtedness risk, the Indebtedness growth risk and
the Interest rate risk. We have enjoyed relatively low interest rates for a
sustained period of time with our prime rate at 8.5% and structural consumer
price inflation at around 6%. When interest rates are at their low point in
their cycle the most likely movement is upwards and the risk then is how such
an upward movement will impact on vulnerable households.
The warning and advise
to households is to limit debt to assets that appreciate over time and to
ensure your risk is limited in the event of a higher cost of money or lower
disposable income.
(Author: Andreas Wassenaar, published in The Bugle, 23rd January 2013)
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