Job Growth Makes Modest Progress in October

By Kim Kennedy, Director of Forecasting, Dodge Data & Analytics

BEDFORD, MA – November 9, 2020 – With the threat of COVID-19 still looming, the U.S. economy made modest progress in October as employers added 638,000 jobs to payrolls. The economy has now recovered a little more than half of the 22 million jobs lost as the economy shut down in March and April to prevent the spread of COVID-19. But gains have slowed since the early months of reopening: nonfarm employment grew at its strongest pace of 4.8 million jobs in June, but then began to slow with just 1.8 million jobs added in July and 1.5 million in August followed by a slower 672,000 in September and 638,000 in October. October’s job growth, however, may have been a little stronger if not for 147,000 temporary Census workers whose jobs ended in October. The private sector added 906,000 jobs in October, while governments shed 268,000.



Some of the strongest jobs gains in October came from the retail and leisure/hospitality sectors that were hardest hit by the downturn. In October, retailers added back 104,000 jobs and leisure/hospitality added back 271,000. These sectors, however, face the greatest perils as the winter months approach given the likely resurgence of the virus and softening economic growth as further federal stimulus efforts fail to materialize.
Construction employment grew by 84,000 in October, led by gains in specialty trade contractors (up 45,300). Heavy/civil engineering jobs grew by 18,800, while nonresidential jobs were up 13,400 and residential by a smaller 6,000.

October’s unemployment rate also fell by a full percentage point to 6.9%. More recently, Wall Street rallied last week with the strongest stock market gains since April. Most importantly, with the presidential election now decided, that uncertainty is now behind us and should lead to a stronger outlook for the months ahead. Here’s to a glass that continues to look half full.


Growth Does Not Mean Strength — Third Quarter Gross Domestic Product

By Richard Branch, Chief Economist

As widely expected, U.S. Gross Domestic Product shot higher in the third quarter, increasing at an annualized 33.1% — the largest quarterly increase in GDP since 1947 when quarterly figures were first tracked. The increase follows a sharp 31.4% contraction in economic output during the second quarter and a 5.0% drop in the first quarter.

Third quarter gains were widespread. Consumer spending was robust, with large increases for both goods and services as pandemic restrictions were lifted. Business investment also moved significantly higher driven by spending on equipment, while investment in nonresidential structures posted a notable decline — its third consecutive quarterly drop. Residential investment also moved higher in the quarter. On the downside, government spending contracted, driven by weaker spending at both the federal and state and local levels.

The third quarter bounce back reflects the initial round of businesses reopening and rehiring as pandemic restrictions were lifted over the summer. It does not, however, mean that the economy has returned to pre-pandemic levels of activity and regained its full health. With today’s report, the economy has recovered only two-thirds of the output lost in the first half of the year. Moving forward, the economy still faces significant hurdles including the next wave of COVID-19, election uncertainty, and diminished hope in the near-term for additional federal stimulus. Expect economic growth to move sideways in the fourth quarter and into early next year.

Employment Growth Slows in September

By Richard Branch, Chief Economist

Total nonfarm payrolls rose by 661,000 in September as momentum in the labor market eased following gains of 1.8 million in July and 1.5 million in August. Public sector employment shrank by 216,000 largely due to cuts in local government education payrolls. Private sector employment increased by 877,000 led by 318,000 jobs in leisure/hospitality, 142,400 in retail, and 73,600 in transportation and warehousing. The unemployment rate fell to 7.9% as 700,000 workers left the labor force.


The construction sector gained 26,000 positions during the month. Employment for specialty trade contractors rose by 17,600 while heavy and civil engineering jobs were cut by 3,400. This is the third consecutive month of losses for civil employment, perhaps a further sign that the budget crisis facing state and local governments is affecting nonbuilding construction activity. Building construction positions rose by 11,900 with nearly equivalent gains seen in residential and nonresidential jobs. In total, the construction sector has added back close to two thirds of all the jobs lost in March and April.

While not a step back for the labor market per se, this below-expectation jobs report highlights that the economic recovery is losing momentum and that significant risk exists that the economy could backslide as fears mount over rising COVID-19 cases with little hope for additional federal fiscal stimulus in the near-term. In conjunction with still very high initial claims in unemployment insurance and weak personal income growth, this month’s jobs report strongly suggests that the economy will be moving sideways as the year comes to an end. Dodge expects construction markets to do the same. Except for single family and warehousing, most construction categories are seeing little gain in activity. Until a vaccine is available and being distributed, we’re likely to continue to see unsteady improvements in the economy and construction through the latter half of next year.

Employment Gains Continue in August

By Richard Branch, Chief Economist Dodge Data & Analytics      

Total nonfarm payrolls increased by 1.4 million in August as the labor market continued the healing process from the spring’s pandemic-fueled shutdowns. While slower than the pace of gains over the past few months, the gains are a positive sign that businesses continue to rehire workers despite concerns about the potential impact of rising cases of COVID-19 in some areas of the country and the Congressional impasse over the extension of the Paycheck Protection Program. The unemployment rate fell to 8.4% in August.



Nearly a quarter of jobs added in August were in the public sector as the federal government hired 238,000 temporary Census workers and local governments added 95,000 jobs. Private sector employment rose by 1.0 million fueled by retail jobs (+248,900), professional and business services (+197,000), leisure and hospitality (+174,000), and healthcare (+90,000).

Construction gains were relatively muted during the month, adding just 16,000 jobs. Employment in building construction rose 13,400, while specialty trade contractors added 8,800. Heavy and civil engineering employment fell by 5,500 – a further sign that the budget crunch hitting state and local governments may be starting to affect infrastructure projects.

With the August gains, total nonfarm employment has added back about half the jobs lost in March and April still leaving a stunning gap of nearly 12 million jobs. Continued progress in economic growth will hinge greatly on the ability of consumers to continue to spend. Working against them, however, are continued high levels of joblessness and the expiration of enhanced unemployment insurance benefits that leave the retail and hospitality sectors particularly vulnerable. Permanent layoffs hit 3.4 million in August, an increase of nearly 2.1 million since February and a sign that there will likely be a near-term ceiling on hiring.  All in, this is a good report, but the road ahead will be filled with potholes and detours that will keep economic growth subdued through the end of the year.


Employment Gains Continue, But at a Slower Pace in July

By Kim Kennedy, Director of Forecasting for Dodge Data & Analytics

This month’s jobs report, while showing improvement, paints a picture of the U.S. economy where the glass is half empty. The economy added 1.8 million nonagricultural jobs in July, which would be a tremendous gain under normal circumstances. But current conditions are far from normal. The month’s progress, in fact, was far smaller than the 4.8 million increase in June or the 2.7 million in May as cases of coronavirus surged in the South. And the total number of nonagricultural jobs in the U.S. remains 12.9 million (8.4%) below where it was in February of this year, just before efforts to contain the COVID-19 virus shut down the economy.

The unemployment rate also fell by an outsized 0.9 percentage points in July to 10.2%, down from 11.1% in June and 13.3% in May. In February, however, just before the virus was declared a pandemic, the unemployment rate had dropped to a 50-year low of 3.5%. The number of unemployed persons fell by 1.4 million over the month to 16.3 million but remains 10.6 million above February’s level. The number of people who were temporarily laid off decreased by 1.3 million in July to 9.2 million, which means that about half of those temporarily laid off in April have returned to work as the economy has reopened. Unfortunately, the number of people who have permanently lost their jobs was virtually unchanged over the month and the increase in caseloads across the South has raised concerns about possible new closures.

By industry, leisure and hospitality was responsible for almost a third of the gain in total nonfarm employment with an increase of 592,000 jobs. Employment in food services and drinking places rose by 502,000 jobs, after a combined increase of 2.9 million in May and June. But employment in food services and drinking places is still 2.6 million jobs below where it was in February. Retail trade also added 258,000 jobs in July although the industry had 913,000 fewer jobs than in February. Professional and business service jobs also came in 1.6 million below February even though 170,000 jobs were added in July — and 144,000 of those jobs were in temporary help services, rather than permanent positions. Even healthcare employment was down by 797,000 compared to February, despite the 126,000 jobs that were added in July. For the construction sector, employment changed little in July (up just 20,000 jobs), following combined job gains of 619,000 in May and June. Residential construction was entirely responsible for the month’s gain. And total construction employment remains 444,000 below its February level.

While improvement in the labor market continued in July, advances slowed from the months of May and June.  With so many jobs still needed to close the gap between pre- and post-COVID-19 levels of activity, it’s hard not to see the glass as half empty.

U.S. Economy Contracts at Record Rate in Second Quarter

By Richard Branch, Chief Economist

The Bureau of Economic Analysis reported today that the U.S. economy contracted at a 32.9% annualized pace in the second quarter. This is the sharpest quarterly decline in GDP going back to 1947 when quarterly figures were first tracked. This was largely in line with our expectation of an annualized 33.4% contraction.


Declines in consumer spending and business investment were dramatic in the April to June quarter, although there was a slight uptick in business investment in computer equipment, perhaps as firms outfitted their employees for an extended out-of-office work schedule.

On the plus side, government spending provided a mild boost in the quarter as federal nondefense spending accelerated. State and local expenditures fell, however, as they came to grip with rapidly declining tax revenues and higher costs associated with COVID-19 preparations.

Today’s report does little to change our viewpoint that the U.S. economy is in recovery mode following the sharp contractions in March and April. Business activity has certainly picked up as the reopening process began, leading to job gains in both May and June. However, the nascent recovery is at risk as the number of COVID cases continues to climb.

In a separate report today the number of initial claims for unemployment insurance (UI) rose to 1.434 million – the second consecutive weekly increase. Should states and local areas add restrictions in an effort to quell the virus the number of workers seeking aid will surely rise. As the expanded UI benefits provided under the CARES Act are set to expire, with an uncertain outlook for their renewal, this will limit the consumer’s ability to fully contribute to growth and lead to a slowing economy in the coming months.


COVID-19 Crushes Construction Starts in Most Metro Areas During First-Half 2020

New York and Washington DC top the list despite sizable declines in construction

NEW JERSEY — July 22, 2020 — The COVID-19 pandemic and resulting recession have wreaked havoc on U.S. building markets. Commercial and multifamily starts were quite healthy during January and February but stalled as the pandemic hit the nation in March. For the first three months of 2020, U.S. multifamily and commercial building starts inched up 1% from the same period of 2019. The commercial and multifamily group is comprised of office buildings, stores, hotels, warehouses, commercial garages, and multifamily housing. Not included in this ranking are institutional building projects (such as educational facilities, hospitals, convention centers, casinos, transportation terminals), manufacturing buildings, single family housing, public works, and electric utilities/gas plants.

The full force of the pandemic bore down on U.S. construction starts in April as economic activity virtually shut down and local restrictions on construction took effect. Construction resumed in some areas in May allowing starts to post a mild gain over the month. Advances continued in June. However, the damage to commercial and multifamily construction during the first half of the year was palpable. Starts plunged 22% below the first half of 2019, with only warehouse construction posting a very small gain. Commercial and multifamily construction starts in the top 20 metropolitan areas posted a similar drop of 22% through the first six months of 2020.

In the top 10 metro areas, commercial and multifamily starts slid 21% and only one metro area posted an increase. The New York metro area held on to its top spot, despite falling 24% below year-ago levels to $11.5 billion. Washington DC held to second place even though commercial and multifamily construction starts fell 42% to $4.2 billion. The Dallas TX metro area rounded out the top three, with commercial and multifamily activity dropping just 2% to $3.8 billion. The remaining markets in the top 10 were Los Angeles CA (-18% to $3.3 billion), Chicago IL (-9% to $3.0 billion), Boston MA (-31% to $3.0 billion), Miami FL (-16% to $2.8 billion), Phoenix AZ (+82% to $2.8 billion), Austin TX (-12% to $2.4 billion), and Houston TX (-38% to $2.4 billion).

Among the second-tier (ranked 11-20) metro areas, commercial and multifamily starts plummeted 25% with just one metro area posting an increase. The second tier metros include Atlanta GA (-32% to $2.4 billion), Philadelphia PA (-25% to $2.1 billion), Seattle WA (-26% to $1.6 billion), Orlando FL (-28% to $1.3 billion), Nashville TN (-45% to $1.3 billion), Portland OR (-33% to $1.1 billion), Denver CO (-15% to $1.1 billion), Kansas City MO (-20% to $1.1 billion), Tampa FL (-19% to $941 million), and Detroit MI (+96% to $929 million).



“The COVID-19 pandemic and recession have devastated most local construction markets,” stated Richard Branch, Chief Economist for Dodge Data & Analytics. “Across the board, building projects have been halted or delayed with virtually no sector immune from damage. Construction starts have begun to increase from their April lows and there is cautious optimism that as the year progresses construction markets around the country will begin a modest recovery. However, the recent acceleration of COVID-19 cases in the South and West as well as the upcoming expiration of expanded unemployment insurance benefits (from the CARES Act) puts the recovery at significant risk and could undermine the construction sector’s ability to grow.”

During the first half of 2020, commercial and multifamily starts in New York NY fell 24% to $11.5 billion relative to the first six months of 2019. Commercial starts were 18% lower, a relatively sanguine decline given the almost two-month ban on nonessential construction in the city. However, the modest impact on construction was due to the start of two very large office projects that broke ground in February — the $1.3 billion Two Manhattan West office building and the $760 million Disney/ABC Headquarters. Removing those two buildings would have resulted in a 50% decline in commercial starts during the first half of the year. Multifamily starts dropped 29% in the first six months of the year. The largest multifamily projects to get underway were the $420 million Hunter’s Point South mixed-use project in Long Island City NY and the $260 million 451 10th Ave. apartment building.

In Washington DC, commercial and multifamily starts fell 42% to $4.2 billion during the first half of 2020 relative to the same period of 2019. Multifamily starts lost 27% over this year’s first six months. The largest multifamily projects were the $150 million Ripley II–Solaire Apartments in Silver Spring MD and the $150 million Storey Park mixed-use building in Washington DC. Commercial starts fell 50% during the first half of the year, with the only gain coming from the hotel sector, which posted a $67 million gain (38%) over 2019. The largest commercial project to break ground in the Washington DC metro was the $306 million Aligned Energy Data Center (Building II) in Ashburn VA. Amazon Inc. also broke ground on two buildings associated with the HQ2 project in Arlington VA, each totaling $240 million.

Commercial and multifamily starts in the Dallas TX metro area hit $3.8 billion in the first six months of the year, a decline of just 2% from 2019’s first half. Multifamily starts gained 8%, one of the few top metros to post a gain in this market. The largest multifamily projects to get started in the first six months were the $75 million Novel Turtle Creek residential tower in Dallas TX and the $65 million Shannon Creek apartments in Burleson TX. Commercial starts fell 6% in this year’s first six months, with declines in hotel, office, and parking structures partly offset by gains in retail and warehouse starts. The largest commercial projects were the $136 million Epic Deep Ellum (building II) in Dallas TX and the $100 million American Airlines flight kitchen (food service is considered part of the retail sector).

Los Angeles CA commercial and multifamily starts dropped 18% during the first six months of 2020 to $3.3 billion. Commercial starts fell 9% on a year-to-date basis, with strength coming from the office market which posted a large gain. That gain, however, was not enough to offset declines elsewhere in the commercial space. The largest commercial projects to break ground during the first half of 2020 were the $355 million Fig + Pico AC Marriott/Hilton hotel in Los Angeles and the $240 million first phase of the Iceberg Tower office project in Burbank. Multifamily starts were down 26% over the same time period. The largest multifamily projects to start during the first half of the year were the $95 million 3535 W 8th St. mixed-use project in Los Angeles and the $93 million First Point residential building in Santa Ana CA.

Commercial and multifamily starts in Chicago IL were 9% lower on a year-to-date basis through June, reaching $3.0 billion. Commercial starts increased 24% on the strength of a near-doubling in office starts as well as an increase in hotel construction that more than offset steep declines in retail, warehouses, and parking structures. The two largest commercial projects to get underway in the first six months of 2020 were the $476 million BMO Office Tower and the $360 million Wolf Point South Tower B, both in Chicago. Multifamily starts in 2020 were 44% lower than in the first half of 2019. The largest multifamily structures to get started were the $150 million 354 N Union apartments in Chicago and the $100 million Maple Street Lofts in Mount Prospect.

During the first half of 2020, commercial and multifamily starts in Boston MA declined by 30% to $3.0 billion. Multifamily starts dropped 10% on a year-to-date basis. The largest multifamily projects to get underway were the $150 million Cambridge Crossing (Parcel I) complex in Cambridge MA and the $115 million Woburn Avalon Bay project in Woburn MA. Starts on the commercial side fell 43% with all commercial sectors except warehouses posting a decline. The largest commercial projects were the $450 million first phase of the South Station Office Tower and the $250 million Seaport Square/400 Summer Street office building, both in Boston.

Miami FL commercial and multifamily starts fell 16% year-to-date through June to $2.8 billion. Multifamily construction was 11% lower over the same time period. The largest multifamily projects to break ground in the first six months were the $249 million Downtown 5th Luxury Apartments in Miami and the $115 million Miami Urban Village apartments in Homestead. On the commercial side, starts were 22% lower, with warehouse starts the only sector to post a gain year-to-date. The largest commercial projects were the $80 million Pier Sixty-Six Hotel and a $67 million Home Depot distribution center.

Commercial and multifamily construction starts in Phoenix AZ bucked the national trend posting a sizeable 82% increase to $2.8 billion during the first half of 2020 relative to the same time frame in 2019. The increase was fueled by the start of some sizeable projects. Multifamily starts rose sharply, jumping 85%. The largest multifamily projects to get started were the $300 million Pier 202 mixed-use building and the $125 million Adeline Residences at Collier Center, both in Tempe. Commercial starts meanwhile rose 79%. The largest commercial projects were the $200 million 100 Mill Ave office development and the $115 million Park 303 warehouse building.

Year-to-date commercial and multifamily construction starts in Austin TX fell 12% through June to $2.4 billion. Multifamily starts increased 21% in the first half of 2020, boosted by the $150 million 44 East Condo Tower and the $120 million Hanover Republic Square apartment building. Commercial starts fell 28% during the first six months despite sizeable gains in warehouse and hotel starts. The largest commercial projects were the $300 million Project Charm Amazon distribution center and the $89 million Capitol Complex Office Building.

Completing the top 10 for commercial and multifamily construction starts was Houston TX where starts were 38% lower at $2.4 billion through the first six months of 2020. Multifamily starts posted a 38% decline through June. The largest multifamily projects to break ground were the $217 million Hanover Square & Bayou Apartments as well as the $70 million Boone Manor Apartments. Commercial starts also fell 38% during the first six months of the year, with only parking structures posting a gain. The largest commercial projects to start were the $100 million Hewlett Packard Enterprises Campus @ Cityplace and the $58 million Empire West Business Park.




Labor Market Continues to Heal

By Richard Branch, Chief Economist Dodge Data & Analytics

The U.S. economy added back 4.8 million jobs in June, well above expectations of 3.0 million. June’s addition follows a gain of 2.7 million in May (revised up from 2.5 million). Private sector employment improved by 4.8 million while the government sector added just 33,000 new positions. The unemployment rate fell to 11.1% from 13.3% in May. Questions raised about the April and May jobs reports (that furloughed workers were not classified as unemployed thereby lowering the unemployment rate) appear to have been somewhat mitigated in June.


Employment in the construction sector improved by 158,000 positions. Jobs in building construction increased by 32,000, while specialty contractors added 135,400 positions. Heavy and civil employment fell by 9,700 positions.  With June’s data the construction sector has added back more than half of the jobs lost in March and April.

While certainly a positive sign that the U.S. economy is in recovery, the survey was undertaken before new flare-ups of the virus in Texas, Florida, California and other states. It therefore does not reflect the new business shutdowns mandated by state and local governments in these areas. Should the number of new cases continue to accelerate in the weeks to come, and business closures expand, it raises questions about the ability of the labor market to post further strong gains and raises the specter of a stalled recovery.

In a separate report released this morning the number of initial claims for unemployment insurance for the week ending June 27 fell slightly to 1.43 million – still, its 14th week above 1 million. These elevated numbers continue to point to the downside risk for consumer spending, particularly when the expanded unemployment insurance benefits provided by the CARES Act expire at the end of the month.


May Employment Surprises to the Upside

By Richard Branch, Chief Economist, Dodge Data & Analytics

BEDFORD, MA – June 5, 2020 – In a huge upside surprise the U.S. economy added 2.5 million jobs in the month of May – consensus estimates were looking at a potential decline in employment of between 4 to 8 million jobs. May’s net addition to employment follows declines of 1.4 million in March and 20.7 million in April. The unemployment rate fell from 14.7% to 13.3%. Private sector jobs increased by 3.1 million while government employment was down by 585,000.

From a construction standpoint, the sector added back 464,000 jobs following a decline of 995,000 in April.  Employment in building construction rose by 105,000, while heavy and civil engineering jobs increased by 33,500. Specialty trade contractors added 325,000 jobs.

Today’s release confirms that when looking back on this recession, May will have been the low point with the recovery phase beginning in June. As state and local governments continue to loosen rules on business activity, hiring will certainly pick back up and the economy will move forward.

However, this recovery will be a very long and slow process fraught will potential pitfalls. Even with today’s number, employment is down close to 20 million from its February level. The easy lifting will come first. With the massive negative numbers in April, there was bound to be an immediate jump in employment as people started returning to work. That jump has come sooner than expected, but growth in the second half of the year will nevertheless be slow-going. Even by year end, the unemployment rate will be stubbornly high – potentially still close to 9% - compared to the 3.5% rate before the COVID crisis began. May’s report should certainly be viewed with a sense of cautious optimism in these dark and difficult times.


U.S. Job Market Loses 20.5 Million Jobs in April

By Kim Kennedy, Director of Forecasting, Dodge Data & Analytics

BEDFORD, MA – May 8, 2020 – Gut-wrenching is the word that comes to mind regarding the U.S. Bureau of Labor Statistics’ latest employment release. In April, the first full month of stay-at-home orders and social distancing due to COVID-19, the U.S. economy lost 20.5 million jobs and the unemployment rate spiked to 14.7%. This was, by far, the largest collapse of the labor market since the Great Depression. March job losses were revised down to 870,000 and, combined with April, sum to 21.4 million job losses over the past two months. These losses dwarf the 8.7 million jobs lost during the Great Recession and essentially wipe out the 22.4 million jobs gained in the decade since it ended.





The suddenness of the downturn was stunning. As recently as February, the job market had been growing for 113 months and the unemployment rate had fallen to a 50-year low of 3.5%. Furthermore, the current unemployment rate does not include the 5.1 million people whose hours were cut or the unknown numbers whose pay was reduced as a result of the pandemic.

The April figures shattered previous historical records. Previously, the largest one-month decline in employment had occurred in September 1945 when 2.0 million jobs were lost. The previous record for the highest unemployment rates (where records only go back to 1948) was 10.8% in November 1982, although estimates suggest that the unemployment rates reached nearly 25% during the Great Depression.

Job declines were widespread across industries in April. Construction lost 975,000 jobs with most of the losses coming from Specialty Trades, which fell by 691,000. But other industries were hit even harder: the greatest losses came from leisure and hospitality where 7.7 million jobs were lost (47% of the total). Most of these jobs came from restaurants and bars, which were down 5.5 million. The retail sector lost 2.1 million jobs, although warehouses/supercenters gained 93,000 jobs as online shopping surged. Education and healthcare lost a combined 2.5 million jobs in April and professional/business services were down 2.1 million. Even government employment was down 980,000 with most losses coming from local governments where 801,000 employees were laid off, mostly due to school closures.

As many states slowly begin to reopen during the month of May, job losses should begin to abate. Still, it will be many more months before the economy, and the job market, return to any sense of normalcy. As Thomas Paine once said, “These are the times that try men’s souls.”

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