There's an odd story in the LA Times today:
In the last eight months, the rate of change in annual rental costs for new tenants has more than doubled, reaching its highest level on record, according to data from the Bureau of Labor Statistics reviewed by The Times. The
data, which are not in the public domain, show a starkly different picture for existing tenants — those who are renewing their leases instead of moving into a new apartment — suggesting that the cost of housing may continue to climb, despite some indicators to the contrary.
....The non-public data behind the topline number show a gulf between the prevailing conditions affecting those who moved residences and those who didn’t . Annual rental costs for new tenants jumped from 4.3% in July 2021 to 11.1% in March 2022.
The author points out that if you stay in an apartment, your rent rises gradually. But if you move to a new apartment, it spikes upward. This is true. So far so good.
But then there's the weird implication that the BLS is trying to hide this, despite the fact that they've calculated rent inflation the same way for decades. Before now, there's simply been no need to break out old and new rents for purposes of headline inflation calculations.
Besides which, there's nothing hidden about this anyway. The Census Bureau, not the BLS, is the main source for housing surveys, with much more complete and frequent data collection.¹ Among other things, they have an ongoing series that shows the median asking rent for vacant apartments, which is a much better look at how much new rents are increasing. Here are three ways of looking at that:
All three charts highlight a pre-pandemic figure followed by another for the first quarter of 2022. And rents have gone up. As the top chart shows, average new rents have gone up from $1,146 to $1,255 (adjusted for inflation) over the course of two years.
As a percentage of income, rents have gone up from 26% to 29%.
And then there's the annual growth rate (using inflation-adjusted rents). This was 1.3% just before the pandemic, then spiked in 2020, and came down in 2021. That's just the opposite of the Times figures, which show a low growth rate in 2020 and a big spike starting in 2021.
I usually use Census figures for rents if I can, since they're generally more reliable and up-to-date.² BLS figures, if I remember correctly, lag well behind reality due to their survey methodology. I believe that Larry Summers pointed this out once, claiming that official inflation figures for housing were likely to go up this year because they were measuring year-old rents that had already gone up. It was just taking a while for the lump to go through the python.
The odd thing is that Summers used this as a reason to be afraid of high inflation. I'd take it as just the opposite. Rent is a big part of the inflation calculation, but this year's rent inflation isn't real: it's merely telling us that rents went up last year. To me, that's a reason to discount it. It looks bad, but we should grit our teeth and resist a panicked response because we know that it's already gone away.
¹HUD also has rental figures, as well as annual projections. And of course there are private sources too. There are lots of places that can give you rent information that's sliced and diced in different ways.
²If you really want detailed data, you can use IPUMS data from the Census Bureau's Current Population Survey. The problem with this is not that it's hidden from the public. It isn't. The problem is that it takes a lot of expertise to use it.