Bullard, James

Let me turn now to more specific comments on the housing sector. Private single-family housing starts peaked in January 2006 at an annual rate of 1.823 million units. Since that time, housing starts have continued to fall; in April 2008, they were only at an annual rate of 692 thousand units, roughly 38 percent of the previous peak value. As striking as these statistics appear, they are not unprecedented. To put the contraction in housing production in a longer-term perspective, it is useful to divide housing starts by the number of households. In February 2006, housing starts per household peaked at 1.65 percent. In March 2008, they had declined to 0.64 percent per household. A startling fall, to be sure, but it has happened before. In January 1973, housing starts per household peaked at 2.10 percent before declining to a trough of 0.94 percent in February 1975. The 1973-75 decline was similar in magnitude to our current situation, according to this metric. A similar phenomenon occurred later in the 1970s. In December 1977, housing starts per household were 2.03 percent before beginning to fall. They fell all the way to 0.66 percent in November 1981. These statistics remind us that housing can be a highly cyclical industry. They also illustrate that the current contraction has clear precedents. Indeed, it is perhaps comforting that the order of magnitude in the previous declines is not unlike today’s figures and that, when housing starts per household have fallen this low in the past, it was near a turning point.