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    UBS shares jump to 2008 highs after profit beat, job cuts announcement

    UBS on Thursday posted a second-quarter profit of $28.88 billion in its first quarterly earnings since Switzerland’s largest bank completed its takeover of stricken rival Credit Suisse.
    UBS said the result primarily reflected $28.93 billion in negative goodwill on the Credit Suisse acquisition. Underlying profit before tax, which excludes negative goodwill, integration-related expenses and acquisition costs, came in at $1.1 billion.
    In a separate Thursday filing, the Credit Suisse subsidiary posted a second-quarter net loss of 9.3 billion Swiss francs.

    General view of the UBS building in Manhattan on June 5, 2023 in New York City.
    Eduardo Munoz Alvarez | View Press | Corbis News | Getty Images

    UBS shares reached their highest point since late 2008 during early trade in Zurich on Thursday, after the Swiss banking giant posted a mammoth profit beat and announced thousands of layoffs as it plans to fully absorb Credit Suisse’s Swiss bank.
    UBS posted a second-quarter profit of $28.88 billion in its first quarterly earnings since Switzerland’s largest bank completed its takeover of stricken rival Credit Suisse.

    Analysts had projected a net profit of $12.8 billion for the three months to the end of June, according to a Reuters poll.
    UBS said the result primarily reflected $28.93 billion in negative goodwill on the Credit Suisse acquisition. Underlying profit before tax, which excludes negative goodwill, integration-related expenses and acquisition costs, came in at $1.1 billion.
    Negative goodwill represents the fair value of assets acquired in a merger over and above the purchase price. UBS paid a discounted 3 billion Swiss francs ($3.4 billion) to acquire Credit Suisse in March.
    Ermotti told CNBC’s “Squawk Box Europe” on Thursday that the bank is making “very good progress” with its integration plans.
    “When people look into those numbers, they will clearly understand that this negative goodwill is the equity necessary to sustain $240 billion of risk-weighted assets and the financial resources to go through a deep restructuring that is necessary at Credit Suisse, because our analysis has proven that the business model was not viable any longer,” he told CNBC’s Joumanna Bercetche.

    “Credit Suisse has excellent people, clients, and product capabilities, but the business model was not sustainable any longer and needs to be restructured.”

    UBS shares were up 4.9% around an hour into trading.
    Here are some other highlights:

    CET 1 capital ratio, a measure of bank liquidity, reached 14.4% versus 14.2% in the second quarter of 2022.
    Return on tangible equity (excluding negative goodwill, integration-related expenses, and acquisition costs) was 4.3%.
    CET1 leverage ratio was 4.8% versus 4.4% a year ago.

    Credit Suisse’s Swiss bank to be fully absorbed
    Credit Suisse’s stalwart domestic banking unit will be fully integrated into UBS, the group also announced on Thursday, with a merging of legal entities expected to close in 2024.
    The fate of Credit Suisse’s flagship Swiss bank, a key profit center for the group and the only division still generating positive earnings in 2022, was a focal point of the acquisition, with some analysts speculating that UBS could spin it off and float it in an IPO.
    Ermotti said the bank’s analysis had determined that this is “the best outcome for UBS, our stakeholders and the Swiss economy.”
    The integration may prove more controversial in Switzerland because of the possibility of heavy job losses in the process. UBS confirmed on Thursday that the integration of the Swiss bank will result in 1,000 redundancies, beginning in late 2024, while a further 2,000 layoffs are expected due to the wider restructure of Credit Suisse.
    The Credit Suisse acquisition was part of an emergency rescue deal mediated by Swiss authorities over the course of a weekend in March. Earlier this month, UBS announced that it had ended a 9 billion Swiss franc ($10.24 billion) loss protection agreement and a 100 billion Swiss franc public liquidity backstop that were put in place by the Swiss government when it agreed to take over Credit Suisse in March.

    “Clients will continue to receive the premium level of service they expect, benefiting from enhanced offerings, expert capabilities and global reach,” Ermotti said of the integration of Credit Suisse’s Swiss banking division.
    “Our stronger capital base will enable us to keep the combined lending exposures unchanged, while maintaining our risk discipline.”
    The bank also announced that it is targeting gross cost savings of at least $10 billion by 2026, when it hopes to have completed the integration all of Credit Suisse Group’s businesses.
    UBS delayed reporting its second-quarter results — initially scheduled for July 25 — until after completing the Credit Suisse takeover on June 12.
    In the previous quarter, UBS suffered a surprise 52% annual drop in net profit due to a legacy litigation issue relating to U.S. mortgage-backed securities.
    UBS shares closed Wednesday’s trade up nearly 30% since the turn of the year, according to Eikon.
    In a separate Thursday filing, the Credit Suisse subsidiary posted a second-quarter net loss of 9.3 billion Swiss francs, as it saw net asset outflows of 39.2 billion Swiss francs, with assets under management falling 3% amid a mass exodus of clients and staff.
    The Thursday report was Credit Suisse’s last as an independent entity, and showed that, despite the rescue, the loss of client confidence that precipitated the bank’s near-collapse in March has yet to be reversed.

    UBS nevertheless noted that this attrition rate was slowing, and the bank will be keen to retain as many Credit Suisse clients and customers as possible, in order to make the colossal merger work in the long run.
    UBS’ Ermotti told CNBC on Thursday that both UBS and Credit Suisse had seen an uptick in deposit inflows in the second quarter and in the current one so far, and that this was evidence that clients are “staying loyal.”
    For the second quarter, net inflows into deposits for the combined group were $23 billion, of which $18 billion came from Credit Suisse’s wealth management and Swiss bank divisions.
    Though Credit Suisse continued to suffer net asset outflows, UBS said that these slowed over the second quarter and turned positive after the acquisition was completed in June.
    “Credit Suisse lost around $200 billion during its difficult times in 2022 and 2023, and we are seeing now some of this coming back, and our goal is to try to get back as much as possible. It’s not easy, but it is our ambition,” Ermotti added.
    UBS’ flagship global wealth management business received $16 billion in net new money over the three months to the end of June, its highest second-quarter net inflows for over a decade. More

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    Op-ed: Why the world needs more oil, not less

    Haitham al-Ghais, secretary-general of the Organization of Petroleum Exporting Countries (OPEC), speaking at the Energy Asia Summit on June 26, 2023.
    Bloomberg | Bloomberg | Getty Images

    What do toothpaste, deodorant, soap, cameras, computers, gasoline, heating oil, jet fuel, car tires, contact lenses and artificial limbs have in common?
    If oil vanished today, these and many other vital products and services that use oil or its derivatives would vanish too. Transportation networks would grind to a halt, homes could freeze, supply chains would crash and energy poverty would rise.

    The World Energy Report for 2022, published by the UK-based Energy Institute and consulting firms KPMG and Kearney, noted that fossil fuels constituted 82% of global energy in 2022. This is comparable to OPEC’s latest world oil outlook and represents a similar level to 30 years ago.
    Why then do most energy transition debates disregard the critical role that commodities like oil and gas continue to play in improving lives, fostering stability and energy security, as well as related industries’ efforts to develop technologies and best practices to reduce emissions? The scale of the climate change challenge is daunting, but meeting the world’s rising energy demand and mitigating climate change do not have to exist in a vacuum or be at odds with each other.
    Rather, the world should act to reduce emissions and ensure that people have access to the products and services they need to live comfortably. Towards these goals, OPEC members are investing in upstream and downstream capacities, mobilizing cleaner technologies and deploying vast expertise to decarbonize the oil industry. Major investments are also being made in renewables and hydrogen capacity, carbon capture utilization and storage — as well as in promoting the circular carbon economy.
    The bottom line is that it is possible to invest heavily in renewables while continuing to produce the oil the world needs today and in the coming decades. This approach also contributes to global stability at a time of volatility and is critical given that history shows that energy transitions evolve over decades and take many paths.
    Take electric vehicles: Although the Toyota Prius became the world’s first mass-produced hybrid vehicle in the late 1990s, an analysis from the U.S. National Automobile Dealers Association noted that sales of hybrids, plug-in hybrids and battery electric vehicles (BEV) accounted for only 12.3% of all new vehicles sold in the U.S. in 2022.

    While the rising popularity of electric vehicles is indisputable, total sales of BEVS also made up only 19% of new car sales in China last year. Similarly, in the EU, vehicles using petrol or diesel still accounted for around half of all car sales in 2022.
    Thus, when it comes to the transportation sector – and indeed many other fields – it is clear that it would not be prudent to ignore that billions of people across the globe rely on oil and will continue to do so for the foreseeable future.
    This becomes even more pressing when coupled with the investment needed to meet the rising demand for energy, ensure energy security and affordable access, and lower global emissions in line with the Paris Agreement.

    Rising demand for energy

    The world’s population is growing. OPEC’s World Oil Outlook (WOO) for 2022 sees it increasing by 1.6 billion people through 2045, while United Nations statistics note growth to around 10.4 billion by 2100.
    In parallel, OPEC’s estimates that global energy demand will increase by 23% to 2045. Within this, oil demand is projected to increase to around 110 million barrels a day (mb/d). Thus, it is clear that oil will continue to be an essential part of the global energy infrastructure for decades to come. This is in stark contrast to the many proclamations of past decades that the age of oil was over. Indeed, contemporary demand is close to an all-time high and will rise by close to 5 mb/d in 2023 and 2024.
    No single form of energy can currently meet expected future energy demand; instead, an “all-peoples, all-fuels and all-technologies” approach is required. As such, OPEC member countries are ready, willing and able to provide the affordable energy needed to cater towards these future energy needs, all the while reducing their emissions and helping eradicate energy poverty in doing so.
    The UN notes that more than 700 million people still lack access to electricity and almost one-third of the global population uses inefficient, polluting cooking systems. Daily life is not about cars, laptops or air conditioning for these people; it is about basic access to heat and electricity. To provide adequate and affordable universal energy access, and eradicate energy poverty, oil can and will play a key role in developing countries. The Global South has been – and continues to be – very clear about this; is the Global North taking heed?

    Investment in oil is critical for energy security

    Another worrying reality across the globe is that not enough investment is going into all energies. Looming oil demand growth alone necessitates far more investment if a sustainable supply is to be maintained.
    Oil will make up close to 29% of global energy needs by 2045, with investment of $12.1 trillion needed by then — or over $500 billion a year — but recent annual levels have been far below this.
    The consequence of failing to invest adequately in oil is hammered home by recent OPEC Secretariat research outlining that in five years there would be a staggering oil market deficit of 16 million barrels per day between forecasted rising global demand and supply if investments into upstream activities were stopped today — as some are calling for.
    The oil industry has played a central role in improving billions of lives to date. If it is to continue to do so, and if the world is serious about implementing orderly energy transitions and meeting future energy demand while ensuring energy security for all, chronic under-investment in the industry needs to be remedied swiftly.
    Ahead of this year’s United Nations Climate Change Conference (COP28) in the United Arab Emirates – where the world will evaluate progress on the Paris Agreement – COP28 President-Designate Dr. Sultan Ahmed Al Jaber said the world needs “maximum energy, minimum emissions.” A healthy degree of pragmatism will be necessary to achieve this goal, especially given the clear need to utilize all energies if we are to meet the world’s current and future energy demands.
    Ultimately, no people, industry or country can be ignored, and we believe that discussions at this year’s COP28 will reflect this. After all, history is filled with numerous examples of turmoil that should serve as ample warning for what occurs when policymakers fail to take on board energy’s interwoven complexities. More

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    Stocks making the biggest moves after hours: Salesforce, Okta, CrowdStrike, Five Below and more

    The Salesforce West office building in San Francisco, Jan. 25, 2023.
    Marlena Sloss | Bloomberg | Getty Images

    Check out the companies making headlines after hours.
    CrowdStrike — The cybersecurity stock added 1% in extended trading. CrowdStrike beat analysts’ second-quarter expectations on the top and bottom lines. The cybersecurity company reported second-quarter adjusted earnings of 74 cents per share on revenue of $732 million. Analysts polled by Refinitiv had forecast earnings per share of 56 cents on revenue of $724 million.

    Okta — Okta jumped 10% in extended trading. The identity and access management company exceeded analysts’ second-quarter expectations. Okta posted second-quarter adjusted earnings of 31 cents per share on revenue of $556 million. Analysts polled by Refinitiv had expected earnings per share of 22 cents on revenue of $535 million. Okta also issued a strong outlook for the third quarter and full year.
    Salesforce — Salesforce climbed 5.6% after the software company reported fiscal second-quarter earnings and revenue that surpassed estimates. Salesforce posted quarterly adjusted earnings of $2.12 per share, greater than the $1.90 per share forecast by analysts polled by Refinitiv. It posted revenue of $8.60 billion, more than the expected $8.53 billion. Its third-quarter outlook was also robust.
    Five Below — Five Below fell 7% after sharing a weak outlook. The discount retailer expects third-quarter earnings of 17 cents to 25 cents per share, lower than the 40 cents per share forecast by analysts polled by Refinitiv. The company also anticipates third-quarter revenue of $715 million to $730 million, weaker than the $738 million estimated by analysts.
    Victoria’s Secret — Shares slid 2.7% after Victoria’s Secret posted disappointing second-quarter results. The lingerie retailer reported adjusted earnings of 24 cents per share on revenue of $1.43 billion. Analysts had expected earnings per share of 26 cents on revenue of $1.44 billion, according to Refinitiv. Additionally, Victoria’s Secret anticipates a third-quarter loss of 70 cents to $1 per share, while analysts called for a loss of 14 cents per share.
    Chewy — Chewy fell nearly 1% even after reporting a second-quarter beat. The pet food retailer posted revenue of $2.78 billion, better than the $2.76 billion consensus estimate from Refinitiv. Earnings came in at 4 cents a share, while analysts called for a 5 cent loss per share.

    Pure Storage — Shares rose 1.4% after Pure Storage reported better-than-expected second-quarter earnings and third-quarter revenue outlook. Pure Storage reported adjusted earnings of 34 cents per share on revenue of $689 million. Analysts polled by Refinitiv had expected earnings per share of 28 cents on revenue of $680 million.
    Costco Wholesale — The stock rose 0.3% in after-hours trading. Costco Wholesale reported August net sales of $18.42 billion, which represents a rise of 5.0% year over year. More

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    HHS calls for easing restrictions on marijuana, sending cannabis stocks higher

    The U.S. Department of Health and Human Services has recommended easing restrictions on marijuana, a spokesperson for the Drug Enforcement Administration told CNBC on Wednesday. 
    That move could potentially expand the market for cannabis, sending shares of Canopy Growth, Tilray Brands and Cronos Group higher.
    Marijuana is currently classified as a Schedule I drug, a designation reserved for drugs with no currently accepted medical use and a high potential for abuse, such as heroin.

    James Romano trims flower while working in the CommCan processing facility in Medway, Massachusetts, Oct. 27, 2021.
    Erin Clark | Boston Globe | Getty Images

    The U.S. Department of Health and Human Services has recommended reclassifying marijuana as a lower-risk drug, which would in turn ease restrictions on the budding business, a spokesperson for the Drug Enforcement Administration told CNBC on Wednesday. 
    Marijuana is currently a Schedule I drug under the Controlled Substances Act, meaning it’s deemed to have no currently accepted medical use and a high potential for abuse. Despite being legalized for recreational use in nearly half of states, marijuana’s federal classification alongside drugs such as heroin and LSD has hindered the industry’s growth.

    After enjoying a sales surge during the Covid-19 pandemic, the industry is in free fall as investors turn away and capital dries up. The industry has also been barred from accessing most banking services, or from being traded across state lines, resulting in a glut of cannabis in many states and a drop in prices.
    A federal reclassification could potentially expand the market for marijuana, which is a multibillion-dollar industry in the U.S. and a cash crop in many newly legalized states.
    The news sent shares of several cannabis companies, including Canopy Growth, Tilray Brands and Cronos Group, jumping Wednesday.
    In a letter addressed to DEA officials, the HHS called for marijuana to be reclassified under the Controlled Substances Act, a DEA spokesperson told CNBC. Bloomberg, which first reported the recommendation, said the letter called for marijuana to be reclassified as a Schedule III drugs, defined as drugs with a moderate to low potential for physical and psychological dependence.
    The DEA, which regulates controlled substances, has the final authority to reschedule marijuana. The agency will now initiate a review of the drug, the DEA spokesperson said.

    A lack of federal regulation has meant cannabis businesses in states where recreational sales are legal still can’t access traditional banking services or institutional capital. A congressional bill called the Secure and Fair Enforcement Banking Act, or SAFE, would lift such restrictions but hasn’t made it through the Senate, despite passing in the House several times.
    Patrick Rea, managing director at cannabis investment firm Poseidon Garden Ventures, said his fund is “cautiously optimistic” for the changes a reclassification could bring to the industry.
    “Certainly, moving cannabis off of Schedule 1 is the right decision and long overdue,” Rea said in a statement. “Though a full descheduling would be preferred and likely most appropriate for cannabis, we welcome smart decisions and progress towards full legalization and regulation in the legal cannabis industry.”
    Correction: A spokesperson for the Drug Enforcement Administration told CNBC the agency received a letter from the Department of Health and Human Services calling for marijuana to be reclassified under the Controlled Substances Act. A previous version of this story mischaracterized the spokesperson’s statement. More

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    Stocks making the biggest moves midday: HP, Box, Brown-Forman, Insulet and more

    The logo of printer manufacturer HP is seen during an event.
    Paco Freire | LightRocket | Getty Images

    Check out the companies making headlines in midday trading.
    HP — HP dropped 6.6% in midday trading after reporting a fiscal third-quarter revenue miss. Late Tuesday, the PC maker reported quarterly revenue of $13.20 billion, lower than the $13.37 billion estimated by analysts polled by Refinitiv. Otherwise, its third-quarter adjusted earnings of 86 cents per share came in line with estimates.

    Box — The cloud storage stock tumbled 12.3%. On Tuesday, the company delivered weak guidance for the current quarter. Box anticipates third-quarter earnings of 37 cents to 38 cents per share, while analysts polled by FactSet called for 39 cents per share. Full-year revenue guidance was also softer than expected.
    Ambarella — The semiconductor stock sank 20.4% on weak third-quarter guidance. Late Tuesday, Ambarella said it expects revenue of $50 million in the current quarter. That fell short of a Refinitiv estimate of $67.6 million in revenue. Despite the disappointing guidance, Ambarella topped second-quarter expectations on the top and bottom lines, posting a smaller-than-expected loss per share. 
    PVH — Shares added 1.9% after the Calvin Klein parent reported an earnings beat late Tuesday. PVH’s adjusted earnings per share for the second quarter was $1.98, versus the consensus estimate of $1.76, per Refinitiv. Revenue came in at $2.21 billion, versus the $2.19 billion expected. The company also raised its earnings outlook for the year and reaffirmed its full-year revenue guidance.
    Brown-Forman — The Jack Daniel’s parent slid 4% after missing Wall Street expectations for its first fiscal quarter of 2024. Brown-Forman posted 48 cents in earnings per share on $1.04 billion in revenue. Analysts polled by Refinitiv anticipated 53 cents in earnings per share and $1.05 billion in revenue.
    Insulet — The insulin pump maker climbed 6.4% after CEO James Hollingshead reported buying 5,550 shares Tuesday. On Monday, the company announced the launch of an insulin delivery service called Omnipod 5 in Germany after previous rollouts in the U.S. and U.K.

    Fluence Energy — Shares advanced 1.1% after Barclays initiated coverage of the energy storage stock with an overweight rating. Barclays said the company could grow revenue 40%.
    Spotify — The music streamer added 3.4% after Wells Fargo reiterated its buy rating. The firm said it likes Spotify’s positioning for the third-quarter and fourth-quarter guidance.
    Apple — The Big Tech giant rose 1.9% after Citi reaffirmed its buy rating. The firm said it’s bullish heading into the company’s Sept. 12 event.
    Rockwell Automation — The industrial automation stock retreated 2.4% following a downgrade to underweight from equal weight by Wells Fargo. The firm warned slowing sales growth could be ahead.
    Netflix — The tech stock rose 1.1%, putting Netflix on track for its fourth-straight positive session. Wells Fargo said in a note to clients Wednesday that Netflix could have a “much longer tail” of subscriber growth as it cracks down on password sharing and builds up its advertising tier.
    Sunrun — Shares of the residential solar energy company jumped about 1.8% after Citi upgraded the stock to buy from neutral. The Wall Street firm said Sunrun is “not getting due credit” for numerous catalysts set to drive the stock higher, including falling component costs and investment tax credit benefits.
    Align Technology — The Invisalign maker’s shares rose 0.9% after HSBC initiated coverage of the stock with a buy rating. The firm cited further market share opportunities for Align and its strong brand presence.
    — CNBC’s Samantha Subin, Hakyung Kim, Sarah Min, Yun Li, Michelle Fox and Jesse Pound contributed reporting. More

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    State officials want Shein to prove it doesn’t use forced labor before it goes public

    Sixteen attorneys general sent a letter to SEC Chair Gary Gensler asking the agency to ensure Shein can independently verify it doesn’t use forced labor before it’s permitted to go public.
    The company said tests show about 2.1% of Shein’s cotton comes from banned regions, which is far below the industry standard.
    The fast-fashion retailer told CNBC it has stopped sourcing cotton from China altogether as part of its efforts to get that number to zero.

    A woman with a Shein bag after entering its first physical store in Madrid, June 2, 2022.
    Europa Press News / Contributor

    Fast-fashion juggernaut Shein is facing more scrutiny from elected officials in the U.S. who want the company to prove it doesn’t use forced labor before it files for a widely rumored initial public offering. 
    Attorneys general from 16 states sent U.S. Securities and Exchange Commission Chair Gary Gensler a letter last week asking the agency to ensure Shein and other foreign companies are following U.S. law before they’re permitted to trade on American exchanges. 

    “It is apparent that SHEIN is attempting to launch an IPO before the end of this calendar year. An IPO of this magnitude—involving a foreign-owned company that is facing credible concerns about its core business practices—cannot move forward on self-certification alone,” the missive, written by Montana’s Attorney General Austin Knudsen and signed by 15 other Republican attorney generals, stated. 
    “We urge you to require, as a condition of being listed on a U.S. based securities exchange, that any foreign-owned company certify via a truly independent process that it is compliant with Section 307 of the Tariff Act of 1930, which prohibits the import of any product manufactured wholly or in part by forced labor.” 
    The letter was sent Thursday, the same day the company announced it was taking a stake in Forever 21’s parent company Sparc Group.
    Shein has faced accusations that it used forced labor from the Xinjiang region in China to fuel its meteoric rise as rumors swirl that it is preparing to go public. The company’s supply chain has a large presence in China, where it was founded, but U.S. law prohibits imports from Xinjiang because of widespread human rights abuses against Uyghurs in the region. 
    The company is currently under investigation by the House Select Committee on the Chinese Communist Party, which has also accused Shein of evading U.S. tariff law. The probe comes as U.S. lawmakers from both parties increasingly scrutinize companies from China or those with potential ties to its government.

    The letter cited a Bloomberg story published last year that showed, via independent testing, that some Shein clothes were made with cotton from the Xinjiang region. 
    Shein has faced enormous blowback from the report. The accusations have become a major hurdle the retailer must overcome before it can grow its presence in the U.S. and go public. 
    At the time of the Bloomberg report, Shein and its executives rarely spoke publicly. But since then, it has become more open to press, and has acknowledged to CNBC that some of its cotton supply has been found to come from the Xinjiang region. 
    To test its cotton, it contracted the supply chain tracing firm Oritain, which says it’s able to track the origin of cotton fibers down to specific farms. Between June 2022 and July 2023, it has conducted 2,111 tests, which resulted in 46 positive results, or a rate of 2.1%, from banned regions, Peter Pernot-Day, Shein’s head of strategy and corporate affairs, told CNBC. 
    “These are in raw materials so when we have a raw material positive test, that means that raw material is removed from production,” Pernot-Day said.
    Oritain, which bills itself as an independent firm, previously confirmed those results to Politico and said Shein has fared better than the fashion industry on average. 
    Each year, the company tests more than 1,000 cotton samples. During a recent testing round across the industry, Oritain found 12% of samples came up positive for an “unapproved region,” Politico previously reported. 
    Pernot-Day said one of Shein’s primary objectives at the moment is to get its positive test results down to zero. To do that, it is conducting testing from all 40 of its mills each month, and stopped buying cotton from China altogether, Pernot-Day said. More

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    How can American house prices still be rising?

    Homeownership regularly nears the top of surveys about what Americans most want in life. Alas, this part of the American dream has rarely been harder to attain. Those looking to enter the property market face a triple whammy of high prices, costly mortgages and limited choice. Together these factors have conspired to make housing deeply unaffordable, with little sign of relief on the horizon. Yet in a roundabout way, the property crunch also helps explain one of the most pressing economic conundrums of the day: why American growth has remained robust, defying predictions of a recession.Housing is usually one of the sectors most sensitive to interest rates, but things have not been quite so straightforward in America. As the Federal Reserve turned hawkish over the past two years, mortgage rates soared, ascending from less than 3% to more than 7%. For the median family buying the median home, mortgage payments doubled from roughly 14% of monthly household income in 2020 to nearly 29% in June, the highest since 1985, according to the National Association of Realtors (see chart).Surprisingly, this jump in mortgage rates has not led to a decline in house prices. They fell briefly as rates began to rise but have since rebounded to the record highs hit early last year after covid-era stimulus boosted the economy. Figures on August 29th showed that this rebound may be gaining strength: house prices in the second quarter of this year rose at an annualised pace of 15%, according to the s&p Case-Shiller index, a benchmark for American property prices. What explains this impressive resilience? For something the size of America’s property market—where annual sales are worth about $2trn, scattered across a continent-sized economy, in which some regions are flourishing and others contracting—there is inevitably a nuanced answer. However, a good summary came in late August from Douglas Yearley, chief executive of Toll Brothers, one of America’s biggest homebuilders, during an earnings call. “There are still buyers out there. They have very few options,” he explained.Although demand for homes has fallen as rates have risen, the supply of properties has fallen almost in lockstep. Homebuyers typically obtain fixed-rate mortgages for 30 years—unheard of in most countries but viewed almost as a constitutional right in America, owing to the role of Fannie Mae and Freddie Mac, two giant government-backed firms, which buy up mortgages from lenders and securitise them. In enabling lenders to offer long-term fixed rates, their objective is to make it easier for people to buy homes. But at the moment long-term rates are serving as an impediment, since homeowners who got low-interest mortgages before the Fed ratcheted up rates have no desire to give them up, and so are unwilling to sell their homes. Redfin, a property platform, calculates that about 82% of homeowners have mortgage rates below 5%. Charlie Dougherty of Wells Fargo, a bank, calls it “a state of suspended animation” for the housing market. The decline in transactions, all else being equal, ought to hurt the economy, dampening housing-related activity, with less money spent on remodelling, new construction, furniture and so on. This is not how things have played out. Unable to trade up to nicer digs, locked-in homeowners have invested more fixing up their current homes. The rise of remote working has reinforced that trend, with people adding extra office space to their houses. Remodelling expenditures in 2022 reached nearly $570bn, or about 2% of gdp, up by 40% in nominal terms from 2019, according to the Joint Centre for Housing Studies at Harvard University.Many of those braving the market in order to buy homes have opted for new-builds, not existing stock. One advantage of newly built homes is that they are actually available. Thus they account for about one-third of active listings this year, up from an average of 13% over the two decades before the covid-19 pandemic, according to the National Association of Home Builders. As Daryl Fairweather of Redfin puts it: “Builders are benefiting because they don’t have competition from existing homeowners.” Homebuilders have also been bold in offering incentives to buyers. Most strikingly, they have been “buying down” as much as 1.5 percentage points on mortgage rates, by paying a one-time fee upfront that reduces future interest payments. That has allowed their in-house mortgage companies to offer rates of roughly 5%. For homebuilders, these buy-downs are equivalent to knocking off about 6% from their selling price, which they can easily afford given the strength of their balance-sheets. For buyers, the lower mortgage rates are welcome relief in the current environment, which has translated into a pick-up in both purchases and construction. New starts on single-family homes bottomed out late last year. In July starts were up by nearly 10% compared with a year earlier.Property types now wonder whether the price resilience will continue. The market faces a test as mortgage rates climb even higher. For much of the past year rates had seemed to stabilise at around 6.5%, but since the start of August investors have concluded that the Fed will keep policy tight for longer, which has pushed up mortgages towards 7.5%. “The higher rates go, the more demand falls. This is going to catch up with the homebuilders pretty quickly,” reckons John Burns, a property consultant. To counteract a slowdown, some lenders may offer riskier deals. Zillow, a property platform, is now promoting downpayments of just 1% on homes in Arizona, a once-hot market. If prices fall, owners with little equity in their homes may be among the first to default.If, though, the property market does remain resilient, it is the Fed’s policymakers who will face a test. Strong housing-market activity contributes to an overheating economy. A sustained rebound in prices would also complicate the inflation outlook. The relationship is not entirely straightforward. since property shows up in inflation indices in terms of rental prices, rather than purchase ones. Moreover, the main inflation gauges tend to lag high-frequency measures of rents by at least six months. These high-frequency measures have fallen for much of the past year, and that decline is just now filtering into official inflation indices—a process that will probably continue into early 2024.What happens after that is much less certain. On the one hand, a record number of apartment units are under construction, and this supply ought to keep a lid on rents. On the other hand, the unaffordability of housing is forcing more would-be buyers into the rental market, which could push up rents and add to inflation. One big thing is clear: until interest rates come back down, millions of Americans will have little choice but to defer their dream of homeownership. ■ More

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    Medicare drug price negotiations may have a muted impact on drugmakers in the near term

    Medicare is set to negotiate prices for 10 different drugs with manufacturers in a bid to make those costly treatments more affordable for older Americans.
    But analysts say the drug price talks will likely have a muted financial impact on manufacturers, at least in the near term. 
    That’s because other factors are already expected to weigh on the revenue and profits of the drugs on the list, which could minimize any negative impact from lower negotiated prices.

    In this photo illustration, Eliquis is made available to customers at the New City Halsted Pharmacy on August 29, 2023 in Chicago, Illinois.
    Scott Olson | Getty Images

    Medicare is set to negotiate prices for 10 different drugs with manufacturers in a bid to make those costly treatments more affordable for older Americans – a process the pharmaceutical industry fiercely opposes.
    But analysts say the drug price talks will likely have a muted financial impact on manufacturers, at least for this first round of prescription medicines. 

    That’s because other factors are already expected to weigh on the revenue and profits of the drugs on the list, which could minimize any negative impact from lower negotiated prices that are set in place. For example, many of the drugs are already facing strong competition from other branded medications or patent expirations in the coming years that will open the market to generic alternatives. 
    More broadly, some of the drugs on the list aren’t significant contributors to their company’s business in the first place.
    “The commercial impact of negotiations appears limited in the near term for this initial list of drugs,” Mara Goldstein, managing director of Mizuho Securities, told CNBC.
    That could change in future rounds of negotiations, analysts say.
    The Biden administration unveiled the much-awaited list of drugs Tuesday, officially kicking off a lengthy negotiation process that will end in August 2024. The reduced prices won’t go into effect until January 2026. 

    The list names drugs with the highest spending for Medicare Part D, which covers prescription medications, from June 2022 to May 2023. That includes blood thinners from Bristol-Myers Squibb and Johnson & Johnson, and diabetes drugs from Merck and AstraZeneca. 
    However, there’s a chance that the negotiated prices will never actually go into effect. Several drugmakers, including a handful whose medications are on the list, have filed lawsuits in different federal courts seeking to stop the negotiations. That could set up split appellate court decisions and fast-track the dispute to the Supreme Court. 
    Meanwhile, the U.S. Chamber of Commerce, one of the largest lobbying groups in the country, is seeking a preliminary injunction to halt negotiations before Oct. 1. That’s the same day drugmakers have to sign agreements to participate in the negotiations. It’s unclear whether that effort will be successful. 

    Patent expirations, branded competition

    New negotiated prices in 2026 may have a minimal financial impact on drugs already expected to see revenue and profits decline due to upcoming patent expirations and branded competition. 
    For example, Merck’s Type 2 diabetes drug Januvia could lose exclusivity in mid-2026 – only a few months after the negotiated prices go into effect. Goldstein said she expects to see 90% of the volume from Januvia go to cheaper generic competitors within the first few months of the patent expiration. 

    The drugs on Medicare’s list this year

    Eliquis, made by Bristol-Myers Squibb, is used to prevent blood clotting, to reduce the risk of stroke.
    Jardiance, made by Boehringer Ingelheim, is used to lower blood sugar for people with Type 2 diabetes. 
    Xarelto, made by Johnson & Johnson, is used to prevent blood clotting, to reduce the risk of stroke.
    Januvia, made by Merck, is used to lower blood sugar for people with Type 2 diabetes.
    Farxiga, made by AstraZeneca, is used to treat Type 2 diabetes.
    Entresto, made by Novartis, is used to treat certain types of heart failure.
    Enbrel, made by Amgen, is used to treat rheumatoid arthritis. 
    Imbruvica, made by AbbVie, is used to treat different types of blood cancers. 
    Stelara, made by Janssen, is used to treat Crohn’s disease.
    Fiasp and NovoLog, insulins made by Novo Nordisk

    “So, doing any negotiating for Januvia today seems like kind of a moot point since it will be losing exclusivity in 2026 and seeing this decline due to generic competition,” she told CNBC. 
    The same is true for AstraZeneca’s Type 2 diabetes drug Farxiga, which will lose exclusivity in 2026, and other drugs on the list with later patent expirations, according to a note from David Risinger, an analyst at Leerink Partners. 
    Johnson & Johnson’s blood thinner Xarelto and Novartis’ heart failure drug Entresto are both expected to lose exclusivity in 2027. That means the companies may only feel the impact of negotiated prices for their drugs for about one year before generic competition minimizes the effect of that, Risinger wrote. 
    Eliquis, a blood thinner from Bristol-Myers Squibb and Pfizer, is slightly more exposed to the impact of negotiated prices since its patent expires in 2028. But that risk will likely be manageable.
    “We think Bristol/Pfizer could take a low-mid single-digit hit to their respective 2026 revenue … due to Eliquis negotiation,” Bank of America analyst Geoff Meacham said in a research note Tuesday, adding that the effect of negotiated prices will be limited to 2026 and 2027.
    Branded competition is another factor that could mute the impact of negotiated prices, Meacham added.
    For example, AbbVie’s blood cancer drug Imbruvica could see steep declines before its negotiated price goes into effect in 2026, largely due to “competitive erosion” from similar treatments like AstraZeneca’s Calquence and Beigene’s Brukinsa, according to Meacham.
    Competition between similar branded medications has already resulted in rebates and discounts paid to Medicare Part D for some of the drugs on the list. That raises questions about how much lower of a price Medicare can negotiate. 

    Cantor Fitzgerald analyst Louise Chen also emphasized that many of the drugs on the list aren’t the key growth drivers of their companies in the first place. That means any decline in a drug’s sales and profits may do little to affect the company’s overall business and stock.
    For example, Merck’s Januvia is a smaller revenue and earnings contributor than other drugs in the company’s pipeline, such as its blockbuster cancer drug Keytruda or HPV vaccine Gardasil. Januvia generated $4.5 billion in revenue last year, while Keytruda raked in $21 billion. 

    The next negotiations could be different

    But Chen said that could change in 2028 and beyond, when negotiations will also start targeting drugs in Medicare Part B.
    Part B covers more specialized medications that are administered by doctors or other health care providers rather than pharmacies. That includes Keytruda and other biologic medications, which are created using living cells or organisms.
    “When we get to more biologics, the impact is going to be a lot more significant because those products are much more expensive and impact the earnings and growth of these companies a lot more,” Chen said. 
    Mizuho’s Goldstein also added that drug price negotiations will likely have more of a long-term impact on companies, even if it “certainly feels muted right at this moment.”
    Over time, negotiations could change a company’s drug development strategy. 
    Negotiated prices prevent companies from maintaining pricing power over a treatment, so “the thought process is that continuing to reinvest in a drug to add additional indications has a less compelling return,” according to Goldstein. Expanding indications refers to using a drug to treat a different disease. More