Wednesday, March 31, 2010

Provo-Orem area projected to have largest growth nationwide

Provo-Orem area projected to have largest growth nationwide

Heidi Toth - Daily Herald | Posted: Wednesday, March 31, 2010 5:43 pm

PROVO -- People may complain about Utah's large families, but if CNN Money is right, that birth rate is going to be the biggest factor in getting Utah a fourth seat in the U.S. House of Representatives.

CNN Money on Tuesday predicted that the Provo-Orem metropolis would grow by 47 percent from the last Census 10 years ago, which is more growth than any other city in the nation. One big reason for the growth: for every death, more than six babies are born.

There's more to the story than that, said Mayor John Curtis; Provo consistently has high rankings for quality of life, health, recreational opportunities, safety and well-being. New people are moving here, and people are having large families, and both new and old people are staying, which is how the city's population jumped.

"This is clearly a place where families like to stay and have extended family close by," he said.

In addition to the possible fourth seat, the cities could receive additional Census-related funding above the $300 million received in 2008 and additional sales tax funding, which is partially determined by population. Curtis will be making a cameo on CNN today to discuss the growth.

"We'll make sure we pick out his tie really wisely," Deputy Mayor Corey Norman joked.

April 1 is Census Day, and preliminary results based on the 52 percent of U.S. households who have returned their Census forms will be released. About 53 percent of Utah households have returned their Census forms, according to the U.S. Census, although that varies widely by neighborhood.

A report released in December by Election Data Services showed that if congressional districts were redrawn at the end of last year, Utah would gain a seat. CNN sourced Election Data Services in its predictions, which at the end of the day are still just predictions.

"Whether their predictions pan out, I don't know," Provo spokeswoman Helen Anderson said.

http://money.cnn.com/galleries/2010/news/1003/gallery.Census_winners_losers/index.html

http://2010.census.gov/2010census/take10map/

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Thursday, March 18, 2010

Utah’s job losses 'more moderate' in February

Utah’s job losses 'more moderate' in February

The Deseret News
Published: Thursday, March 18, 2010 8:53 p.m. MDT

SALT LAKE CITY — Utah's economy is slowly improving, with more moderate job losses in February, according to an employment summary issued Thursday by the state Department of Workforce Services.

February employment numbers show that Utah's nonfarm wage and salaried job count has contracted by 2.3 percent over the past 12 months, based on U.S. Bureau of Labor Statistics numbers. Since February 2009, about 27,700 jobs have been lost from the state's economy, leaving total wage and salary employment at just under 1.17 million.


The state's seasonally adjusted unemployment rate is 7.1 percent, up 0.3 percent from January and a full percentage point higher than just one year ago.

Last month, 95,300 Utahns were considered unemployed. Nationally, unemployment stayed at 9.7 percent.

The report noted that "the employment change number is noticeably improving because of the time frame now under reference. … Last year's rough patch makes this year's modest declines look less severe."

The report added, "There is also building evidence that the job market is starting to slowly awaken and that the employer community is beginning to again look for workers with which to expand their business output."

For example, Wall Street investment bank Goldman Sachs on Thursday announced the expansion of its Utah regional operations to approximately 1,150 employees, up from about 720 currently.

Despite that optimism, one local analyst expressed a bit less confidence in the jobs market.

Unemployment numbers are expected to rise in coming months, not because the economy is getting worse but because would-be workers who had given up will again start looking for work, said Randy Shumway, chief executive officer of The Cicero Group, a market research and consulting firm that tracks economic indicators.

"Despite an increase in jobs, unemployment will creep to 10 percent or higher," Shumway said. "As there's positive energy, more will enter the labor market," and that trend will be followed by "hopefully, stabilizing and tapering off" of the unemployment rate.

e-mail: lois@desnews.com, jlee@desnews.com
© 2010 Deseret News Publishing Company | All rights reserved

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Mountain West output, jobs trail nation in economic recovery

Mountain West output, jobs trail nation in economic recovery
Recession» Study says Ogden-Clearfield a beacon of strength thanks to exports.


By Brandon Loomis
The Salt Lake Tribune
Updated: 03/16/2010 06:46:22 PM MDT

The Intermountain West is heading into new and unwelcome economic territory, according to a quarterly report by the Brookings Institution's regional study program at the University of Nevada Las Vegas.

For the first time in 35 years, the region is lagging behind the rest of the nation's recovery from a recession and may need some "soul searching," according to Brookings Mountain West co-director Mark Muro. Heavily invested in real estate and construction in such previous growth areas as Las Vegas, Boise, Idaho, and St. George, he said, the region as a whole crashed hard and needs diversification.

It particularly needs export businesses, he said. One exception is the Ogden-Clearfield metropolitan area, whose high export levels have put it in relatively strong position heading out of the downturn. The report singles out Electronic Arts, a video game maker that's technically in the Ogden-Clearfield zone because of its location in south Davis County, as performing exceptionally well through export royalties.

EA has announced it will soon move its 100 employees south to downtown Salt Lake City.

"Places that are exporting have been relatively fortunate and had something else to draw on," Muro said. That's why Ogden-Clearfield and Albuquerque, N.M., are the only two major metros in the region to have returned to their pre-recession economic output in the fourth quarter 2009, according to the Brookings report. They're also the only two to add
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jobs in the fourth quarter, though they're not anywhere close back to pre-recession employment levels.

"It's quite an accomplishment to be simply not losing jobs right now," Muro said.

Exports account for about 16 percent of Ogden-Clearfield's economic output, compared with 10.8 percent in the Salt Lake metro area.

Utah as a whole is faring better than much of the region. Salt Lake's employment is off 4.9 percent from pre-recession peaks, compared with losses of 10.7 percent in Boise, 10.6 percent in Phoenix and 9.8 percent in Las Vegas, according to the quarterly report. That's no surprise to University of Utah economist Pam Perlich, who said Utah consistently ranks among the nation's most diverse economies.

Since shedding its 1970s image as having little but energy production and federal jobs, she said, the state has developed substantial manufacturing, military, biomedical and technology sectors. The state's universities help drive the economy, she said, and people have continued moving here even as jobs were lost over the past three or four years -- an indicator that they're betting on Utah's recovery.

What saved the Wasatch Front from bottoming out the way Phoenix has?

"Salt Lake's not known for second homes," Perlich said. Though St. George's retirement-based construction sector took a hard hit, she said, Utah as a whole didn't ride as high on the real estate bubble as much of the West did.

The Ogden region also benefits from relatively high levels of high school graduation, Brookings finds. Education levels -- especially in college towns with many bachelor's degrees -- appear to buffer the recession, Muro said.

"It's good to be educated when the bottom falls out," he said.

Ogden-Clearfield -- including all of Weber, Davis and Morgan counties -- has increased its "Gross Metropolitan Product" 1.8 percent from its pre-recession high, Brookings finds. That's good for a No. 8 ranking nationally.

Salt Lake's output remains down 1.9 percent from before the 2007 start of the crash, and Provo-Orem is down 1.5 percent.

Construction-heavy economies continue to suffer more. Boise's output remains down 4.1 percent. Las Vegas is off 4.4 percent.

In previous recessions the Intermountain West carried the promise of many jobs, even if they weren't always the best jobs, Muro said. This time, employment in the region's metro areas remains 7.4 percent below pre-recession figures, while the nation's top 100 metros are down 4.6 percent and the nation as a whole is down 4.9 percent.

"It's a time of maybe needed deep reflection about the sources of future growth in a region that has always promised rapid snap-back [before]," Muro said.

A good place to start would be in producing more, he said, instead of relying on consumption, including real estate.

bloomis@sltrib.com

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Wednesday, March 17, 2010

Utah beckons California companies

Utah beckons California companies

By Lois M. Collins
Deseret News
Published: Wednesday, March 17, 2010 7:45 p.m. MDT

Consider Holly-wooed.

And San Francisco and Los Angeles, too.

Utah's been romancing West Coast residents with its "Life Elevated" ad campaign. Now the Governor's Office of Economic Development is going after businesses, hoping California companies looking for a place to grow or simply to go will come to the Beehive State.

GOED launched the first of a quarter-million-dollar, eight-ad series Tuesday in the Wall Street Journal's California edition. "Instead of Looking for Good News in the Financial Section, Try Looking in Utah," the ad advises.

"We're trying to brand Utah as a place to do business, to grow your bottom line," said Clark Caras, director of marketing for GOED.

Utah's youthful, well-educated and growing work force is front and center in the sales pitch, along with the state's quality of life, competitive tax incentives, location as the "crossroads" of the West and its balanced-budget policies that keep the state from drowning in debt.

As one ad states, Utah's ride through the recession has been smoother than some states': "From Up Here, You Can See the Economic Recovery."

Adds another, "You Know the Saying, 'When the Going Gets Tough, the Tough Get Going?' Here's Where They Go."

Richter7, a Salt Lake advertising agency, won the bid to design the campaign. It is working with the staff of Development Counselors International to measure how effectively the campaign reaches its target audience, who Caras called "high-level executives."

In the three months since GOED kicked off what it calls a "West Coast Initiative," 164 California companies have been identified that might be interested in a close business relationship with Utah. GOED hopes the campaign helps expand that list to 1,000.

The budget for such promotion is $1 million, including events, ad creation and related expenses, Caras said. Initially, the Legislature set aside twice that amount but drew half back when the recession pinched the state's overall budget.

It's not the state's first campaign targeting California businesses. A decade ago, then-Gov. Mike Leavitt announced a "Silicon Valley Alliance" to forge strong business ties between the two states.

e-mail: lois@desnews.com
© 2010 Deseret News Publishing Company | All rights reserved

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Monday, March 15, 2010

Commerce Real Estate Solutions expands to Seattle and Bellevue

COMMERCE REAL ESTATE SOLUTIONS EXPANDS SEATTLE AND BELLEVUE PRESENCE VIA CUSHMAN & WAKEFIELD ALLIANCE

Strategic initiative aims for preeminence in services with more brokers, increased support

Salt Lake City, UT, March 15, 2010 – Cushman & Wakefield, the world’s largest privately-held commercial real estate services firm, today announced the expansion of its alliance with Commerce Real Estate Solutions. In a strategic move to expand its brokerage and property management services to the Seattle and Bellevue marketplace, Commerce will employ the professionals of Cushman & Wakefield’s Washington state offices and provide seamless services to clients.

Commerce, headquartered in Salt Lake City, has been the leading provider of commercial real estate services in Utah and surrounding states including brokerage, tenant representation, property and facilities management services for over 30 years. The firm is one of 27 members of the Cushman & Wakefield Alliance Program, an association of local and regional firms in over 55 US markets of strategic importance to Cushman & Wakefield and its clients.

Commerce plans call for adding more industrial, office and retail brokerage professionals, as well as expanding the office’s services to state and local government agencies, financial institutions, and existing national and global clients. Cushman & Wakefield Valuation Services professionals in Washington state will remain Cushman & Wakefield employees and will continue to offer appraisal expertise under the Cushman & Wakefield brand utilizing a shared office space arrangement with Commerce.

“Our strong relationship with Commerce in Utah and Nevada led to this expansion of our alliance to the Seattle and Bellevue marketplace,” said John C. Santora, president and CEO of Cushman & Wakefield Americas. “We believe the unique nature of the Seattle and Bellevue markets will benefit from the entrepreneurial and localized influence of this strong alliance partnership. Commerce is highly qualified to help us grow our presence in the State of Washington.”

John Miller, senior managing director of Cushman & Wakefield of Washington Inc., will join Commerce as a member of the firm’s regional leadership team.

“This move is a significant benefit to our employees and clients,” said Miller. “To have the advantage of Cushman & Wakefield’s global platform combined with the local ownership and resources provided by Commerce creates alignment throughout the local offices and a dynamic organization going forward.”

Michael M. Lawson, President and CEO of Commerce said, “We have a long history of success with Cushman & Wakefield’s professional team and global platform, and are absolutely thrilled to welcome the Seattle and Bellevue professionals to our firm. In today’s economic environment, clients demand local leadership and national/international services. Commerce and Cushman & Wakefield, together, provide that.”

About Commerce Real Estate Solutions
Commerce Real Estate Solutions has been among the top commercial real estate brokerage firms in the Intermountain West for over 30 years. Commerce Real Estate Solutions is headquartered in Salt Lake City, with offices in Provo/Orem, Clearfield, and St. George, Utah, Las Vegas, Nevada and now in Seattle and Bellevue, Washington. It offers a full range of brokerage services, valuation and consulting, client representation and property/facility management. With over 260 brokers and staff members, Commerce Real Estate Solutions has the tools, resources, and experience to provide world class service to investment and corporate real estate clients on a global basis. www.comre.com

About Cushman & Wakefield
Cushman & Wakefield is the world's largest privately-held commercial real estate services firm and the third largest firm globally. Founded in 1917, it has 231 offices in 58 countries and more than 13,000 employees. The firm represents a diverse customer base ranging from small businesses to Fortune 500 companies. It offers a complete range of services within five primary disciplines: Transaction Services; Capital Markets; Client Solutions, Consulting Services, Valuation & Advisory Services, and a robust Alliance Program led by Director Laurie Williams, Executive Managing Director Clint Miller, and Executive Vice President Mike Elting. A recognized leader in global real estate research, the firm publishes a broad array of proprietary reports available on its online Knowledge Center at www.cushmanwakefield.com.

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Utah economy sputters to life, but pain remains

Utah economy sputters to life, but pain remains
Recession » Though pace of decline has eased, recovery will take time to take hold.


By Paul Beebe
The Salt Lake Tribune
Updated:03/13/2010 05:08:21 PM MST

Maybe the best that can be said about Utah's economy is that it is neither in deep recession nor in full-on recovery mode.

Instead, the $110 billion amalgam of goods and services is in limbo, straddling an amorphous line between shadow and light, no longer shrinking rapidly but growing too slowly to help 91,000 of out-of-work Utahns any time soon or erase the upheavals endured by the unemployed since the U.S. slump began 27 months ago.

In fact, some labor experts say, a jobs recovery that gets us back to numbers close to those in early 2008 may not happen until 2013 at the earliest -- five years after the slide began.

Still, a consensus is building that the worst of the recession is over.

"We have Utah in a moderating recovery, which means that it is still contracting but at a slower pace than last year, and I do think the Utah economy will be entering recovery in the next couple of months," said Augustine Faucher, an economist with Moody's Economy.com.

Enough evidence exists for Gov. Gary Herbert to assert Utah has crossed into this twilight. In his State of the State address in January, Herbert insisted "the economic tide is turning," even though a $750 million deficit hung over lawmakers' heads as they began their session.

Although there is agreement among politicians and some economists, the view among many jobless Utahns isn't as optimistic.

"It might be getting better for the president and the governor because they have all the money. But for people like me, we don't have the money to pay for rent or groceries," said Jesse Espitta, 31.

Espitta is afraid. Unless he finds a job immediately, he will be homeless at the end of this month. A string of unskilled jobs ended in November 2008, and he has been struggling ever since to find work.

"I'm so scared right now," Espitta said. "There are so many other candidates that have more experience than me."

Yet in the realm of economic prognostication, agreement is forming around the governor's message, and the harmony is coming from several directions.

"We can agree with that. The worst part is definitely over," said Jeannine Catalzi, an economist with IHS Global Insight, an economic think tank in Lexington, Mass.

Said Jim Judd, president of the Utah AFL-CIO federation of about 50 union groups: "We are turning the corner on the economic downturn in the state of Utah."

To assert better times are coming means forecasters must conclude that ongoing drags on the economy are outweighed at least slightly by a string of positive signs.

On the one hand, nonresidential and commercial construction activity is still sluggish and almost 13,000 construction workers are out of work, according to the Associated General Contractors of America.

On top of that, mortgage foreclosures are still piling up, real estate values remain weak and federal tax credits for home buyers will dry up in April.

Yet, the pace of job losses is moderating. Job postings at Workforce Services offices have doubled in the past year, and initial claims for unemployment benefits are declining.

Sales of existing and new single-family homes have turned up, although numbers are still low. Deals in the months between June and January exceeded those in the same months a year earlier, said Jim Wood, director of the University of Utah's Bureau of Economic and Business Research.

"There are signs that retail sales have bottomed out. Declines were running at 10 percent in the first two quarters of 2009. They've dropped to about 2 percent by the end of the year," Wood said. "All of this plays into the (state) revenue numbers. They aren't as bad as first thought."

But whether Utah is poised to exit the recession at the same pace as the nation as whole is not as clear. Global Insight's Catalzi says it will, but others are more cautious.

With a diverse economy, young population, comparatively stable work force and reasonably priced homes, the state will be a leader among western states and emerge "probably along with the economy as a whole," she said.

But Moody's Faucher doubts that Utah's unemployment rate will ease before at least September. And because the housing market collapsed later in Utah, the recovery will lag other states, he said.

Paradoxically, as the economy gathers steam, the unemployment rate probably will rise even more.

The rate stood at 6.8 percent in January, highest since March 1997. But with rising numbers of job postings, idled workers are trickling back into the job market. Until they find work, they will push the rate up, said John Mathews, northern region economist at the Department of Workforce Services.

The rate will stay high until employers see enough demand for their products and services to warrant recalling or adding new workers, Mathews said.

Using unemployment numbers that have been adjusted to remove seasonal fluctuations, the Governor's Office of Planning and Budget believes the dreary drumbeat of month-over-month job losses ended in August.

But, economist Juliette Tennert added, "that doesn't mean we are in a phase of month-over-month growth. Basically we are getting to the point where we are bouncing around the bottom."

The number of jobs lost to Utah's economy during the recession is unmatched by any downturn in almost 60 years. Employment numbers peaked in January 2008 at 1.26 million. If the bottom was reached in August, the economy shed 61,300 jobs, a decline of 4.9 percent.

"It certainly stands alone. We haven't seen that since the 1950s, and that was when we were shutting down the Korean War," said Mark Knold, chief economist at the Utah Department of Workforce Services.

Jobs were lost across virtually the entire nonfarm employment spectrum. Heaviest hit, however, were construction, manufacturing, retail and wholesale trade. About the only sectors that didn't suffer heavy losses were health care, education and government.

Knold thinks the soonest Utah will get back to 1.26 million jobs is 2013 -- five years after the economy began to shed jobs -- for a net gain of zero.

"And that's just getting back to where we were in 2008," he said. "That's not creating jobs to absorb the people who are (graduating from high school or college and) ageing into the work force."

Philip Nguyen can't wait another three years for the job market to loosen. The 45-year-old cook has been out of work since his employer's Chinese restaurant closed four months ago. His prospects for another job aren't promising.

Nguyen has been living at the Road Home shelter in Salt Lake City for two months. He is skeptical of the governor's claim of an economic recovery any time soon.

"It's really hard. I (have been) looking for five, six days a week. I apply everything, but nothing coming up," Nguyen said.

If there's a silver lining, it is that high unemployment rates drive lots of people back into the education system. Those who might have quit high school when the economy was expanding return to receive their diplomas and perhaps go on to college. Same for college and university graduates. They might go on to earn advanced degrees.

"So what you end up with down the road is an even better-educated work force than when the downturn started," Knold said.

In time, historians may come think of this decade's two recessions as really just one economic decline interrupted by six years of growth. The seeds of the dot-com recession of 2000-2001 and the downturn triggered in late 2007 by the subprime crisis and the ensuing credit crunch had their beginnings in the 1990s, Knold said.

"Yes, you have two separate downturns. But both are correcting the excesses of the 1990s -- the easy credit and the disrespect of risk that is inherent in a capitalistic economy."

pbeebe@sltrib.com

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Friday, March 12, 2010

Cap Rates in Decline for Class-A Properties in All Sectors

Cap Rates in Decline for Class-A Properties in All Sectors
Mar 9, 2010 - CRE News

The days of rising capitalization rates are coming to a halt for class-A properties in all commercial sectors, says CB Richard Ellis.

Cap rates for those assets with stabilized incomes in the office, multifamily, retail and industrial sectors last year declined or held flat in more markets than the number of markets in which they rose, according to the brokerage's analysis of sales data from Real Capital Analytics.

Going forward, CB expects the number of markets with flat or falling cap rates will even more significantly outnumber those in which they increase.

Cap-rate declines last year were slightly less prominent for class-A office, multifamily and industrial properties that are considered value-add in nature. Those are properties whose incomes could be significantly increased through renovations, re-tenanting and other strategies.

In several regions, the number of local market cap-rate increases for value-add properties within specific sectors exceeded the number of cap-rate declines. But in 2010, the number of markets in which cap rates for those value-add properties in office, industrial and multifamily sectors decline will exceed the number in which they rise, CB predicted.

For the retail sector, CB said that "rates appeared to have peaked." It expects rates for both class-A and -B assets to decrease in 2010, particularly on the East Coast, while rates should rise for lower-quality, class-C retail assets.

It noted that cap rates for power and grocery store-anchored centers have recently declined in markets that include Boston, Tampa, and Dallas. CB also said investor interest last year increased from the year before in virtually every retail market that it covers and is expected to spike further this year.

Its retail-sector coverage did not differentiate between stabilized and value-add properties.

Across all sectors, the brokerage expects buyers' growing sense that pricing has hit bottom will rev up their already-strong interest in class-A assets. That would also prompt them to make higher bids, which translate into lower cap rates.

It further noted investors have been building their acquisition war chests, led by REITs, which last year raised $28.3 billion of capital, including $17.2 billion of equity from 59 stock offerings.

It also expects sales activity to increase as a result of more properties being offered by sellers, particularly lenders with assets that back loans that are in default. Cap rates for class-A properties have been kept down by a combination of owners' general unwillingness to sell over the past year and strong investor demand for higher-quality properties, as compared to the weak demand for class-B and -C assets. Investor demand pushes up offering prices, which pushes down cap rates.

When you combine all quality properties, and even after accounting for the dull investor appetite and low bids for B- and C-quality properties, CB noted that cap rates are increasing "at a moderate level."

Cap-rate compression for class-A properties has varied somewhat by property type and geographic markets. For example, in the office sector, it's been most evident on the East Coast, where the rate for stabilized properties last year dropped in eight of the 14 central business districts tracked by CB, compared to drops in seven of the 23 CBDs in the Central and Western regions combined.

Pricing reflects property performance, and CB noted that office-vacancy increases in major markets in the East were less steep than those in its Central and West regions.

In the Central's 11 CBDs, cap rates for stabilized class-A office properties declined in four, rose in four, and held flat in the remainder. For 2010, CB sees cap rates holding flat in eight Central markets and falling in Chicago, Cincinnati and Detroit.

In the West, rates rose in seven of the 12 CBDs tracked, dropped in three and held flat in the other two. Rates there are seen rising this year in Denver, which recorded a range of 8.5 to 9.0% last year, and Sacramento, CA, whose rate last year ranged from 8.0 to 8.5%.

The West, however, slightly led the East in cap-rate compression for class-A multifamily properties that are stabilized. In 11 of the 12 Western markets covered, cap rates declined last year and are expected to fall again this year. The sole exception was Portland, Ore., where cap rates held flat at a range of 6.5 to 6.75% and are expected to increase by less than 50 basis points this year.

Cap rates for stabilized multifamily properties declined in eight of the 14 Eastern markets, held flat in two and increased in four: Miami, Philadelphia, Jacksonville, Fla., and Raleigh, N.C.

For 2010, CB expects cap rates for stabilized multifamily to decline or hold flat in every market in the East except Memphis, TN, where it foresees a 50-plus bp gain from the 2010 range of 6.75 to 7.25%.

In the Central region, cap rates for stabilized, class-A multifamily dropped in five markets and increased in the other six. Rates are expected to hold flat in all of the Central region's 11 multifamily markets this year.

The Central region had the highest proportion of industrial markets cap-rate declines last year, dropping in five of the region's nine markets and increasing only in Detroit and Cincinnati.

Rates declined in six of the East's 14 industrial markets, rose in another six and were flat in the other two. In the West, the rate declined in eight of 12 markets, rose in three, and was flat in Phoenix.

As an example of how cap-rate suppression has been slightly less evident for value-add properties, eight East Coast markets last year recorded cap-rate increases in class-A industrial transactions that were considered value-add, versus four with declines and two with no change in rates.

Copyright © 2010 Commercial Real Estate Direct, a service of FM Financial Publishing LLC. All rights reserved.

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Thursday, March 11, 2010

Is Utah headed for a commercial real estate crisis?

Is Utah headed for a commercial real estate crisis?

KSL.com
March 10, 2010

SALT LAKE CITY -- The Congressional Oversight Panel recently sounded the alarm for another mortgage crisis, this time among the country's retail and office buildings. The panel chairman warns of "significant bankruptcies among developers and significant failures among community banks."

So, does that mean foreclosures in the commercial real estate market deliver another sting from the recession? While national and local analysts say there will be pain, Utah commercial real estate will not take the biggest hits.

Look down Main Street in Salt Lake City, or the business district in your community, and you'll see many signs for available office and retail space. The oversight panel's warning states that "over the next few years, a wave of commercial real estate loan failures could threaten America's already-weakened financial system."

Nearly 3,000 small and mid-sized banks have a risky concentration of commercial real estate loans. The panel fears impending losses could jeopardize the stability of those banks and further weaken the economy.

Nearly $1.5 trillion in real estate loans on the books of those banks needs to be refinanced in the next few years. Commercial real estate values dropped drastically during the recession, so about half of those borrowers owe more than the properties are worth. That makes refinancing troublesome, just as it has been for homeowners upside down in their home loans.

But Zions Bank economist Jeff Thredgold sees a difference between the commercial real estate woes and the housing breakdown.

"There will be some hits, there will be some losses, there will be some problems; but it's not going to be a shock to the system," Thredgold says.

Last year, 150 banks failed. The FDIC has taken control of 20, so far this year, and has 700 banks on its watch list.

"There will be additional bank failures," Thredgold says. "That's typical after a recession, especially the one we just finished."

But Thredgold does not expect the impending foreclosures in the commercial real estate market will cause the kind of economic turbulence experienced when the housing bubble burst.

"Everybody knows the problems in commercial real estate are there," he says. "The banks have been setting aside massive reserves to deal with the problems that are coming. They've been writing down the values of loans and writing down the values of properties that might have already been foreclosed on."

According to CoStar Group -- a Bethesda, Md., real estate research company -- office vacancies in the 12 largest markets range from 15 to 27 percent; in Salt Lake City, only 10 percent.

Ethan Reed is a CoStar senior research manager who studies the Salt Lake Market. He says the fallout here will be much less than in major cities across the country. "Salt Lake City has been an outperformer compared to the national average for at least three or four years now," Reed says.

He cites a stronger-than-average growth rate, more economic stability and lower unemployment than the national average. Salt Lake also gives many businesses a more affordable place to do business.

"In a time when companies are trying to figure out how to save a buck, there are ones looking longer term and seeing Salt Lake City as a low-cost alternative," Reed says.

But across the country, CoStar analysts think the worst is still to come.

"We expect that this distress is going to play out over the next year or two, and then the market will rebound," says Norm Miller, CoStar vice president of analytics.

In part, that's because new construction for commercial real estate stopped. The real estate analyst says banks are restructuring many loans. Real estate investors will lose a lot of equity, but average consumers may feel little pain.

If the federal government forced lenders to foreclose on all loans that are underwater, Miller believes most banks in the country would be insolvent, and we would experience a financial collapse.

But Miller says, "If these loans are able to make the mortgage payments, and we only see foreclosures on the ones that have negative cash flow, then the effect will not be nearly as severe."

Miller says we may not recognize a lot of commercial real estate changes in our communities because eager buyers will pick up distressed properties at a bargain, and keep the office and retail businesses operating.

"Investors are being affected, but at the consumer level, with real estate, buildings don't disappear, and good buildings are still good buildings," he says.

Bottom line: Our analysts do not think the impending commercial real estate troubles will plunge the economy into another round of recession.

E-mail: jboal@ksl.com

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Is Utah headed for a commercial real estate crisis?

Is Utah headed for a commercial real estate crisis?

KSL.com
March 10, 2010

SALT LAKE CITY -- The Congressional Oversight Panel recently sounded the alarm for another mortgage crisis, this time among the country's retail and office buildings. The panel chairman warns of "significant bankruptcies among developers and significant failures among community banks."

So, does that mean foreclosures in the commercial real estate market deliver another sting from the recession? While national and local analysts say there will be pain, Utah commercial real estate will not take the biggest hits.

Look down Main Street in Salt Lake City, or the business district in your community, and you'll see many signs for available office and retail space. The oversight panel's warning states that "over the next few years, a wave of commercial real estate loan failures could threaten America's already-weakened financial system."

Nearly 3,000 small and mid-sized banks have a risky concentration of commercial real estate loans. The panel fears impending losses could jeopardize the stability of those banks and further weaken the economy.

Nearly $1.5 trillion in real estate loans on the books of those banks needs to be refinanced in the next few years. Commercial real estate values dropped drastically during the recession, so about half of those borrowers owe more than the properties are worth. That makes refinancing troublesome, just as it has been for homeowners upside down in their home loans.

But Zions Bank economist Jeff Thredgold sees a difference between the commercial real estate woes and the housing breakdown.

"There will be some hits, there will be some losses, there will be some problems; but it's not going to be a shock to the system," Thredgold says.

Last year, 150 banks failed. The FDIC has taken control of 20, so far this year, and has 700 banks on its watch list.

"There will be additional bank failures," Thredgold says. "That's typical after a recession, especially the one we just finished."

But Thredgold does not expect the impending foreclosures in the commercial real estate market will cause the kind of economic turbulence experienced when the housing bubble burst.

"Everybody knows the problems in commercial real estate are there," he says. "The banks have been setting aside massive reserves to deal with the problems that are coming. They've been writing down the values of loans and writing down the values of properties that might have already been foreclosed on."

According to CoStar Group -- a Bethesda, Md., real estate research company -- office vacancies in the 12 largest markets range from 15 to 27 percent; in Salt Lake City, only 10 percent.

Ethan Reed is a CoStar senior research manager who studies the Salt Lake Market. He says the fallout here will be much less than in major cities across the country. "Salt Lake City has been an outperformer compared to the national average for at least three or four years now," Reed says.

He cites a stronger-than-average growth rate, more economic stability and lower unemployment than the national average. Salt Lake also gives many businesses a more affordable place to do business.

"In a time when companies are trying to figure out how to save a buck, there are ones looking longer term and seeing Salt Lake City as a low-cost alternative," Reed says.

But across the country, CoStar analysts think the worst is still to come.

"We expect that this distress is going to play out over the next year or two, and then the market will rebound," says Norm Miller, CoStar vice president of analytics.

In part, that's because new construction for commercial real estate stopped. The real estate analyst says banks are restructuring many loans. Real estate investors will lose a lot of equity, but average consumers may feel little pain.

If the federal government forced lenders to foreclose on all loans that are underwater, Miller believes most banks in the country would be insolvent, and we would experience a financial collapse.

But Miller says, "If these loans are able to make the mortgage payments, and we only see foreclosures on the ones that have negative cash flow, then the effect will not be nearly as severe."

Miller says we may not recognize a lot of commercial real estate changes in our communities because eager buyers will pick up distressed properties at a bargain, and keep the office and retail businesses operating.

"Investors are being affected, but at the consumer level, with real estate, buildings don't disappear, and good buildings are still good buildings," he says.

Bottom line: Our analysts do not think the impending commercial real estate troubles will plunge the economy into another round of recession.

E-mail: jboal@ksl.com

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Duncan Aviation clears Capitol hurdle

Duncan Aviation clears Capitol hurdle

Heidi Toth - Daily Herald | Posted: Thursday, March 11, 2010 12:25 am

PROVO -- The last hurdle between Provo and what city leaders hope will be a major business partner cleared the Utah House of Representatives today.

The passage of Senate Bill 73 clears the way for Duncan Aviation, an aviation service business, to bring its first wave of business to Provo. The Nebraska-based company expects to employ about 100 people in a leased facility and be open for business by August.

The bill, which now only needs the governor's signature, eliminates sales tax on businesses classified under a "maintenance, repair and overhaul provider," of which Duncan would be the first in the state. Duncan officials have said they would not be able to do business competitively in Utah if they had to charge their customers sales tax on transactions.

"We were watching it very closely and worked closely with the state on that," said executive vice president Bill Prochazka.

Sen. Curt Bramble, R-Provo, who sponsored the bill, said he does not expect any more difficulties on making the bill law.

"This will allow Duncan now to proceed with their expansion at the Provo airport," he said. "The expectation is that this will stimulate significant job growth in Provo."

Deputy Mayor Corey Norman said he and other city officials have been at the Legislature throughout the session reminding legislators how important this bill was for Provo, Utah County and the Provo Municipal Airport. They also had to lobby to keep the state from attaching any financial stipulations to the bill; their argument was the bill would not cost the state any money because the company already is not paying sales tax here since it is not located here and would not be without this bill because it would go somewhere else.

They also spent time with Gov. Gary Herbert with the same arguments.

"The governor said, 'I'm all on board for it,'" Norman said. "He was ready to go with it."

Duncan originally planned to build its own campus by the Provo airport, but when the economy turned sour the company decided to lease a building and keep its Provo operations small. Prochazka said they still will build a campus and employ about 600 people but are waiting for good news out of their industry.

Lately they have seen an uptick in people taking planes out, which indicates better times to come.

"If people aren't flying, they aren't going to need maintenance," he said.

• Daily Herald reporter Joe Pyrah contributed to this story.

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Foreclosure heat still rising

Foreclosure heat still rising
Housing » U.S. rate up by smallest amount in four years, but Utah activity is up 90 percent.


Staff And News Services
Salt Lake Tribune

The pace of foreclosure-related filing nationally may finally be slowing down, but in Utah the rate continues to increase dramatically.

RealtyTrac Inc. said the number of U.S. households facing foreclosure in February grew 6 percent from the year-ago level, the smallest annual increase in four years. By comparison, foreclosure activity in Utah jumped 90 percent.

Nationally, more than 308,500 households, or one in every 418 homes, received a foreclosure-related notice, the company reported. That was down 2.3 percent from January.

In Utah, where the real estate market began to slump two years later than most other parts of the country, 3,430 households, or one in every 275 homes, received a notice. Utah has the sixth-highest rate of filings in the report.

The filings include a range of actions, from default notices, in which homeowners are simply behind in their payments, to notices that a bank is taking possession of a home.

Hundreds of thousands of homeowners nationally are still being evaluated for help under loan-modification programs.

But many analysts say most of those borrowers will eventually lose their homes, sparking a new round of filings later this year.

"It's premature to declare victory just yet," said Rick Sharga, a RealtyTrac senior vice president.

Banks repossessed nearly 79,000 homes last month, down 10 percent from January but still up 6 percent from February 2009.

The RealtyTrac report follows an encouraging report last month from the Mortgage Bankers Association. It said the percentage of borrowers who had missed just one payment on their home loans fell to 3.6 percent in the October to December quarter, down from 3.8 percent in the third quarter.

Although that was a surprising piece of positive news, foreclosures were still at record high levels. The number of borrowers who have either missed a payment or are in foreclosure was at 15 percent.

A record 2.8 million households were threatened with foreclosure last year, Realty-Trac said, and the number is expected to rise to more than 3 million homes this year.

The foreclosure crisis forced the federal government and several states to come up with plans to prolong the process so delinquent borrowers can try to find help. But those efforts have barely dented the problem.

The Obama administration's $75 billion foreclosure prevention program has helped only 116,300 homeowners in the past year.

Foreclosed homes are typically sold at steep discounts, lowering the value of surrounding properties. Cities lose property tax dollars from homes that sit empty and lower property values.

Economic woes, such as unemployment or reduced income, are expected to be the main catalysts for foreclosures this year. Initially, lax lending standards were the culprit, but homeowners with good credit who took out conventional, fixed-rate loans are the fastest growing group of foreclosures.

Among states, Nevada posted the nation's highest rate of foreclosure-related filings, though they there were down 7 percent from January and down more than 30 percent from a year earlier. It was followed by Arizona, Florida, California and Michigan. Rounding out the top 10 were Utah, Idaho, Illinois, Georgia and Maryland.

The metro area with the highest foreclosure rate in February was Las Vegas. Though one in every 90 homes there received a foreclosure filing, filings were down 9 percent from a month earlier. Filings in the No. 2. metropolitan area, the Cape Coral-Fort Myers area in Florida, were up 31 percent from a month earlier.

Also topping the list of foreclosure hot spots were the California metro areas of Modesto, Riverside-San Bernardino-Ontario and Stockton.

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Tuesday, March 9, 2010

Deal to save Centennial Bank didn't go through

Deal to save bank didn't go through
Banking » Merger was designed to infuse Ogden lender Centennial with capital before seizure.


By Paul Beebe
Salt Lake Tribune

A deal to rescue Centennial Bank apparently fell through shortly before Utah regulators closed the Ogden lender last week.

Centennial announced in September that Orem-based Vision Bankcard had agreed to acquire controlling interest and infuse new capital into the bank, which was collapsing under a mountain of overdue or defaulted real estate loans.

"Efforts by the investors weren't successful," Paul Allred, deputy commissioner of the Utah Department of Financial Institutions, said Monday.

Allred refused to elaborate. Attempts to contact Vision Bankcard, a card processor, were unsuccessful.

The merger apparently was still alive a few weeks ago. Mildred Bruce, one of Centennial's 3,000 depositors, said she received a letter with her February bank statement saying the bank was waiting for regulators to approve the deal.

But Bruce, 87, of South Ogden, did not realize Centennial was in trouble until she opened her newspaper Saturday morning.

"It was a shock," said Bruce, who along with the other depositors were sent checks for their insured deposits Saturday.

"Of course, it was a shock when they closed Barnes Bank. My son had his account at Barnes Bank. My goodness, what's happening?"

Allred's department closed Kaysville-based Barnes in January, and like Centennial, appointed the Federal Deposit Insurance Corp. as the receiver. Also like Centennial, regulators were unable to find another financial institution to take over Barnes' deposits and operations.

Both banks failed because of bets on construction and land development loans, which are considered to be riskier than home mortgages.

Centennial "is just an example of the economic situation that the customers were in and the bank was in," Allred said.

With real estate values off as much as 50 percent in some areas, Centennial and Barnes aren't the only lenders that have struggled with sour loans during the recession. Federal regulators closed Salt Lake City-based Magnet Bank in January 2009. The state Department of Financial Institutions shut America West Bank in Layton in May. Cache Valley Bank of Logan took over its deposits.

HeritageWest Federal Credit Union in Tooele was liquidated two months ago by the National Credit Union Administration. Its assets were bought by Virginia-based Chartway Federal Credit Union, which has said it hopes to buy other distressed Utah credit unions.

Numerous other Utah financial institutions are struggling with real estate loans.

On Saturday, Ed Leary, commissioner of the state Department of Financial Institutions Department, acknowledged other lenders might fail in the future.

Centennial was in particularly bad shape. It's Tier 1 leverage capital had plunged to zero, as of Dec. 31, compared with a healthy 10 percent a year earlier. Tier 1 capital is a core measure of a bank's health from a regulator's point of view. It consists of core capital -- common stock and other reserves.

Loans as a percentage of Centennial's capital totaled nearly 377,000 percent, according to the FDIC.

"Needless to say, that's not good," Allred said.

Almost 30 percent of its deposits were brokered, or raised by a third party. An unknown percentage were deposits Centennial solicited through the Internet.

Both deposit types are considered to be relatively risky, because they belong to people in other parts of the country who aren't necessarily loyal customers.

Centennial used brokered and Internet deposits to make loans. Together, they amounted to a dangerously high percentage of total deposits, but FDIC ombudsman Richard Schmalzer couldn't be specific.

"Let's just say it was a substantial amount," Schmalzer said outside Centennial's main office Monday, where FDIC officials and bank employees were winding down the lender's affairs.

pbeebe@sltrib.com

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Monday, March 8, 2010

Feds work to insure Centennial customers

Feds work to insure Centennial customers
Economy » Ogden-based bank held too many bad loans.


By Cathy McKitrick and Bob Mims
Salt Lake Tribune
Updated:03/06/2010 06:56:00 PM MST

Ogden » Centennial Bank's parking lot was full Saturday. Not with customers, but with employees and federal regulators working through the weekend to cut insurance checks to depositors in the wake of the bank's failure.

Those checks should be in the mail Monday, said Richard Schmalzer, regional ombudsman with the Federal Deposit Insurance Corp., who directed Saturday's operation.

Centennial was closed Friday afternoon by state regulators and handed over to FDIC officials. Schmalzer and other banking experts blamed the bank's demise primarily on bad loans made during a more-than-2-year-old slide in the real estate market.

"The bank incurred significant losses in ADC loans" -- acquisition, development and construction, Schmalzer said. "Centennial Bank was identified [by FDIC] as a problem bank for more than a year."

While most of the failed bank's accounts are insured, up to $1.8 million in deposits might not be, Schmalzer said. Those accounts would exceed the $250,000 limit guaranteed by the federal agency.

The bank, with branches in Ogden, Layton, Clinton, South Jordan and Orem, had about 3,000 depositors, a large number of them either brokered or Internet accounts, he said. The final total of uninsured deposits could be lower as regulators continue digging into the details of Centennial's accounts.

"We're in the process of fully identifying which accounts may be uninsured," Schmalzer said. "The ones we need more information on, we'll be in touch with those depositors.

"Our role is to wind down the affairs of the institution," he said. "This is not a functioning bank any more."

Centennial has about 70 employees.

Utah Department of Financial Institutions Commissioner Ed Leary, whose agency declared the bank insolvent Friday afternoon to pave the way for the FDIC's takeover, acknowledged Centennial's failure -- the second of a Utah community bank this year -- might not be the last in the foreseeable future.

"Given the state of our economy now, the banks' conditions [leading to failure] were not unexpected," he said Saturday. "It is evident to most of the world that we are in a bad economy. [These failures] are just more examples of that."

Centennial was one of nine community banks recently identified by the FDIC as having asset issues, primarily due to overdue and defaulted real estate development and construction loans. Barnes Bank of Kaysville went under in January. In all, four banks and one credit union in Utah have failed since January 2008.

In all those cases, the financial institutions had gambled on speculative real estate construction and land loans, records show.

With Centennial now in FDIC receivership, eight Utah banks remain in peril, according to FDIC data compiled by the American University School of Communications Investigative Reporting Workshop: First Utah, of Salt Lake City; Holladay Bank and Trust, Holladay; SunFirst, St. George; Village Bank, St. George; Gunnison Valley, Gunnison; Western Community, Orem; Capital Community, Provo; and Prime Alliance, Woods Cross.

Efforts to reach Larry Grant, a senior lending officer with Centennial's Ogden branch, were unsuccessful Saturday.

However, Grant recently told The Tribune that the bank's fortunes had begun to decline in September 2007 when the bottom fell out of the state's real estate market.

Nonetheless, Centennial's investors had taken hope in a turnaround when, in September, Vision Bankcard of Orem announced yet-to-be-finalized plans to take a controlling interest and bring in new capital.

Howard Headlee, president of the Utah Bankers Association, said he had hoped Centennial's fortunes could be salvaged.

"It's sad that it turned out this way," he said.

Headlee praised the FDIC system for working flawlessly through the recent recession and said depositors have no reason to panic.

"The Utah banking industry is working in a joint effort to help Centennial customers transition to other FDIC-insured institutions," Headlee said. "The next few days will be centered on helping them -- and evaluating what could have been done differently with Centennial."

Zions Bank has agreed to accept Centennial's direct deposits from the federal government, including Social Security and veterans' payments. Zions served a similar role when Barnes Bank of Kaysville closed in January.

Both Schmalzer and Headlee urged people to use the Electronic Deposit Insurance Estimator on the FDIC Web site at www.fdic.gov/deposit/deposits/index.html to determine if their accounts are structured to be well-protected.

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Sunday, March 7, 2010

Utah regulators close Centennial Bank

Utah regulators close Centennial Bank
Main office in Ogden; branches in Layton, Clinton, South Jordan, Orem


Deseret News and wire reports
Published: Friday, March 5, 2010 9:40 p.m. MST

OGDEN — State regulators closed Centennial Bank on Friday, with the Federal Deposit Insurance Corp. taking control.

The bank, which had $215.2 million in assets and $205.1 million in deposits, was closed by the Utah Department of Financial Institutions. The FDIC was named receiver.

The FDIC was unable to find a buyer for Centennial Bank, and it approved the payout of the institution's insured deposits. As a result, checks to the retail depositors for their insured funds will be mailed on Monday.

Salt Lake-based Zions First National Bank agreed to accept the failed bank's direct deposits from the federal government, including Social Security and veterans' payments.

Centennial was established in 1997 and was owned and controlled by local investors. The company's Web site said its original primary mission was to supply construction and real estate loans throughout the state.

In addition to the main office in Ogden, Centennial had branches in Layton, Clinton, South Jordan and Orem, according to Centennial's Web site.

Depositors' money — insured up to $250,000 per account — is not at risk, with the FDIC backed by the government. Apart from the fund, the FDIC has about $66 billion in cash and securities available in reserve to cover losses at failed banks.

Centennial is the second Utah bank to fail this year. Barnes Banking Co., based in Kaysville, was closed Jan. 15.

At the time of closing, Centennial had an estimated $1.8 million in uninsured funds. "This amount is an estimate that is likely to change once the FDIC obtains additional information from these customers," the FDIC said Friday.

Customers with questions about the closing can call the FDIC toll-free at 1-800-889-4976. Customers with accounts in excess of $250,000 also should contact the toll-free number to set up an appointment to discuss their deposits, the FDIC said. The phone number will be operational from 9 a.m. to 6 p.m. today; from noon to 6 p.m. Sunday; and from 8 a.m. to 8 p.m. thereafter.

Details also are available at www.fdic.gov/bank/individual/failed/centennial-ut.html.

Beginning Monday, Centennial customers with deposits exceeding $250,000 at the bank may visit the FDIC's Web page "Is My Account Fully Insured?" at www2.fdic.gov/drrip/afi/index.asp.

The closure was one of several Friday in four states, boosting to 26 the number of bank failures in the U.S. so far this year following the 140 brought down in 2009 by mounting loan defaults and the recession.

The FDIC took over Sun American Bank, based in Boca Raton, Fla., with $535.7 million in assets and $443.5 million in deposits. Also seized were Bank of Illinois of Normal, Ill., with $211.7 million in assets and $198.5 million in deposits; and Waterfield Bank in Germantown, Md., with $155.6 million in assets and $156.4 million in deposits.

The pace of bank seizures this year is likely to accelerate in coming months, FDIC officials have said.

As the economy has weakened, with unemployment rising, home prices tumbling and loan defaults soaring, bank failures have mounted, sapping billions of dollars out of the deposit insurance fund. It fell into the red last year, hitting a $20.9 billion deficit as of Dec. 31.

Banks, meanwhile, have tightened their lending standards. U.S. bank lending last year posted its steepest drop since World War II as the volume of loans fell $587.3 billion, or 7.5 percent, from 2008, the FDIC reported recently.

President Barack Obama recently promoted a $30 billion plan to provide money to community banks if they boost lending to small businesses. The program, which must be approved by Congress, would use money repaid by banks to the $700 billion federal bailout fund.

But many lawmakers want the $30 billion sent directly to the federal Small Business Administration. It would then decide which businesses should get loans.

The number of banks on the FDIC's confidential "problem" list jumped to 702 in the fourth quarter from 552 three months earlier, even as the industry squeezed out a small profit. Banks earned $914 million, compared with a $37.8 billion loss in the fourth quarter of 2008, at the height of the financial crisis. Still, nearly one in every three banks reported a net loss for the latest quarter.

The 140 bank failures last year were the highest annual tally since 1992, at the height of the savings and loan crisis. They cost the insurance fund more than $30 billion. There were 25 bank failures in 2008 and just three in 2007.

The FDIC expects the cost of resolving failed banks to grow to about $100 billion over the next four years.

The agency mandated last year that banks prepay about $45 billion in premiums, for 2010 through 2012, to replenish the insurance fund.

© 2010 Deseret News Publishing Company | All rights reserved

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Thursday, March 4, 2010

Utah economy better than most, executives say

Utah economy better than most, executives say

By Jasen Lee
Deseret News
Wednesday, March 3, 2010

SALT LAKE CITY — Most Utah business leaders believe the state's economy is faring better than the rest of the nation, according to a report released this week.

The Zions Bank Utah Quarterly Economic Forecast indicated that during the fourth quarter of last year, 65 percent of panelists said Utah's economy is "somewhat better" and 8 percent believe it is "much better" than other states.

Results from the survey showed that 70 percent of executives could point to specific signs they have observed in their companies that show the economy is turning around.

"Momentum seems to be building in the business community," one panelist said. "We see increased interest in products that haven't been popular since the recession started."

Another panelist stated, "We are increasing capital expenditures, advertising and staffing."

Business leaders also report a relatively steady level of optimism about the financial futures of their companies. Using a 10-point scale (with 1 indicating "very pessimistic" and 10 "very optimistic"), the current quarter's mean score of 6.36 reflects a "slightly optimistic" viewpoint among executives, the report said.

The 40-page report was conducted by Salt Lake City-based independent research firm Dan Jones & Associates.
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In 2006, 1,169 business executives were recruited to form the study panel and to complete quarterly surveys. Subsequently, other business owners and high-level executives have been allowed to join the panel to share their confidential views on the economy.

"Although the majority of Utah business leaders feel the economy is stronger in Utah than in the rest of the nation, they do not concede that the current economic crisis is over for their company," Pat Jones, co-owner of Dan Jones & Associates, said in a news release. "But on the bright side, predictions for increases in work forces are at their highest level since the beginning of 2008."

The report said that throughout 2009 and specifically in the fourth quarter, 37 percent of Utah business leaders said their companies' economic health would be "better" in the upcoming quarter, compared to 21 percent who predicted it would be worse.

Additionally, for the first time since the second quarter of 2008, a higher percentage of Utah executives — 29 percent — anticipate their work forces will increase in the upcoming quarter, compared to 21 percent who believe their work forces will decline.

But the highest percentage of panelists — 49 percent —said the size of their work forces would stay the same.

A survey showed that 36 percent of executives indicate that if they need to make budget cuts in their companies, cutting low-level employees would be their first option, while 25 percent would reduce salaries first and 24 percent would slice employee benefits.

For the fifth consecutive quarter, employee health insurance costs were the top concern among Utah executives, followed by the impact of inflation on business expenses, salaries and wages, followed by gasoline prices.

e-mail: jlee@desnews.com

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California company chooses SLC -- twice

California company chooses SLC -- twice
Business » Specialized Bicycle Components expands.


By Mike Gorrell
The Salt Lake Tribune

Specialized Bicycle Components' decision to keep its western distribution center in Salt Lake City is the kind of story state economic development officials love to tout.

The California company opened the facility on Salt Lake City's west side in 1999, liking the location for its relatively inexpensive square footage, its proximity to two Interstate highways and an international airport, and the character of the workforce.

As Specialized's 10-year lease neared its end, the company took a second look at the decision, a review affected by the economic downturn.

Its conclusion was to move -- not out of Salt Lake City, but to a much larger building.

The 250,000-square-foot distribution center at 1475 S. 5070 West was dedicated last month in a ceremony that involved appreciative economic development officials from the city and the state.

"That's a pretty good testimony to Salt Lake City when you get a company like them to say we chose Utah, not once but twice," said Jeff Edwards, president and chief executive of the Economic Development Corp. of Utah.

Native Utahn Kim Peterson, Specialized's corporate distribution manager, said the review confirmed conclusions reached a decade earlier about Salt Lake's logistical advantages.

"The icing on the cake is that Utah is a fantastic place to live and raise a family, with unlimited outdoor recreation possibilities," Peterson said.

"There's also a great population of cyclists here," he added. "Specialized believes in cycling and the future of the sport and believes things will recover here. So we decided to make the investment and set up a new lease for a building with expansion capabilities."

Specialized handles just about every type of component there is for every kind of bicycle, be it mountain bikes, road bikes or their emerging hybrids, "crossbikes."

"We have racks and racks of bikes and all the other equipment," said Peterson, noting that bikes and parts are shipped from this center to about 1,200 independent bicycle dealers throughout the West.

He said the internal layout of the larger distribution center was reorganized to make the facility 25 percent to 30 percent more efficient for collecting, packing and shipping parts.

In addition, locker facilities were added to the men's and women's restrooms to let employees freshen up after midday bike rides.

"We have a lunch ride every day," said Peterson, who was not a cyclist when he joined the company, but now is (as is his whole family). "It's part of our culture. Instead of going to lunch, we jump on the bike, ride hard for 45 minutes, take a shower and get back at it. ... It's amazing how much better we work in the afternoon."

The "we" he referenced is the distribution center's 80 employees, up from 25 when the company first opened here. While no new jobs were added with the expansion, Specialized has not cut back either.

Part of the reason for that is the quality of people now on the payroll, Peterson said. That's the kind of endorsement Edwards relies upon while trying to convinced other companies to relocate to Utah or expand here.

"Specialized found a lot of people here who find biking important. They show up to work on time, like what they do, bring a lot of workforce skills companies don't find in other places," Edwards said.

"That's our No. 1 asset," he added. "Do we have great geography? Yes. Do we have great transportation? Yes. But the real secret is our workforce. That's nice to hear."

mikeg@sltrib.com

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Canadian firm buys warehouse in Salt Lake City

Canadian firm buys warehouse in Salt Lake City
Deseret News
Published: Wednesday, March 3, 2010 8:54 p.m. MST

LINDON — Profire Energy Inc. said this week it has purchased a warehouse and office space as part of its expansion into U.S. markets.

The facility at 321 S. 1250 West will serve as the U.S.-based headquarters of the company. The Canadian headquarters will remain near Edmonton, Alberta.

Profire Energy manufactures, installs and services oilfield burner management systems and related combustion products.

The company said the facility will be configured for inventory storage and for assembly of products and systems to be sold and shipped throughout the U.S.

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Tuesday, March 2, 2010

Utah's unemployment rate rose to 6.8 percent in January, but economists upbeat

Utah's unemployment rate rose to 6.8 percent in January, but economists upbeat

By Mike Gorrell
The Salt Lake Tribune
Updated:03/02/2010 02:04:09 PM MST

Despite a slightly higher jobless rate in January (6.8 percent), state economists said monthly employment data released Tuesday reinforce perceptions of economic improvement.

"Signs that the worst of the economic downturn are behind Utah continue to emerge," said Mark Knold, chief economist for the Utah Department of Workforce Services.

The number of nonfarm wage and salaried jobs in Utah in January was down 2.9 percent from the same month a year earlier, he noted. That rate of contraction, which translates into 35,300 fewer jobs, was up a bit from December (2.8 percent). But it was still below year-to-year comparisons for the summer and fall of 2009. They were up to 4.5 percent.

Knold also cited continued evidence of new jobs being created. "The number of Utah job openings posted on various Internet Web sites have been rising for several months. In addition, new unemployment insurance claim activities are beginning to moderate noticeably," he added.

Still, the unemployment rate rose to 6.8 percent, up from December's revised figure of 6.6 percent (December earlier was listed at 6.7 percent).

At 6.8 percent, about 91,500 Utahns were considered unemployed in January compared to 77,600 a year earlier. The U.S. unemployment rate for January, announced two weeks ago, was down to 9.7 percent, from 10 percent in December.

Acknowledging that a higher unemployment rate seems to contradict perceptions that the worst is over, Knold said a rise in jobless numbers "is expected at this stage in an economic rebound.

"The worst of the employment slide seems to have found its bottom around August 2009, although the job market is still in more of a stabilizing than an expansion mode," he added. "At best a slight economic recovery is underway, and if so, historically, the unemployment rate continues to rise during this stage for an undetermined length of time."

Knold said the unemployment rate also tends to creep up during this phase of recovery because idled workers who previously had stopped looking for work, "begin to trickle back into the job search arena ... Until they find a job, they actually push up the unemployment rate."

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All gauges point to modest growth

All gauges point to modest growth
Utah manufacturing improves but trails Wyoming, Colorado

By Brice Wallace
Deseret News, March 1, 2010

Utah's economic outlook continues to improve, according to a monthly business conditions gauge released Monday.

The Goss Institute for Economic Research's monthly business conditions index for the state rose to 55.8 in February from January's 52.7.

The index ranges from zero to 100, with a figure higher than 50 indicating an expansionary economy over the next three to six months. The index figure is derived from a survey of the state's supply managers.



Components of the overall index for February were new orders at 59.5, production or sales at 60.3, delivery lead time at 49.9, inventories at 59.2, and employment at 50.2.

Utah's overall index generally has been rising since last April. It is at its highest point since reaching 60.6 in October 2007.

"Manufacturing firms in the state have lost more than 11,000 jobs over the past year, or more than 7 percent of the state's manufacturing base," Ernie Goss, director of the institute and Creighton University Economic Forecasting Group, said in a prepared statement. "Based on surveys over the past several months, I expect slight manufacturing job gains and flat overall job growth for the state for the second quarter of 2010."
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The three-state Mountain States region saw its overall index rise for the fifth straight month. It climbed to 58.6 in February from January's "healthy" 55.6, Goss said.

"Readings over the past several months indicate that the regional economic rebound that is under way will pick up steam in the months ahead... . The likelihood of the regional economy dipping back into recessionary territory has diminished significantly according to our surveys of supply managers. While I expect the overall regional economy to expand in the months ahead, I continue to expect job growth to be subdued, especially for rural areas of the three-state region."

Colorado's index rose to 58.2 from January's 56.2. Wyoming's grew to 65.0 from January's 62.8.

The Goss institute uses the same methodology as the Institute for Supply Management uses for a national index. The nationwide figure was 56.5 in February, down from 58.4 in January.

Contributing: Associated Press

e-mail: bwallace@desnews.com

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