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Economic Outlook and Central Bank Policy
Presented by Charles I. Plosser, President and Chief Executive Officer
Federal Reserve Bank of Philadelphia

University of Rochester, William E. Simon Graduate School of Business Administration
Economic Outlook Seminar
Hyatt Regency Rochester
November 27, 2007

Introduction

Good afternoon. I am delighted to be back in Rochester and to have the opportunity to be with you today and see so many old friends. Last year I told you I was fortunate to have joined the Federal Reserve at what I called an interesting and challenging time.

Little did I know how much that would seem an understatement just 12 months later. As we near the end of 2007, “interesting and challenging” has taken on a whole new meaning. The fallout from the problems in the subprime mortgage market and the related disruptions in the financial markets has served to highlight some important but distinctive roles for the central bank. Today I want to talk about the state of the economy, how the economic outlook has changed since early summer, and how that has shaped my views for monetary policy.

Over the next several quarters I expect the economy to experience somewhat sluggish growth, primarily due to weakness in residential construction. But I anticipate that by mid-2008, economic activity will be returning to near trend growth. Of course the devil is in the details, and in my discussion, I will elaborate on my forecast and the risks that surround it.

I will also comment on the Federal Open Market Committee’s (FOMC’s) new practice of reporting economic forecasts on a quarterly basis, External Link and what that means for central bank transparency and the effectiveness of our communications.
Economic Conditions

When I spoke to you a year ago we were in the midst of a sluggish second half of 2006, with real GDP growing at only a 1 to 2 percent annual rate. That sluggish pace of activity was in large part the result of the decline in housing activity in 2006. The first quarter of 2007 was even weaker – with real GDP growth of only 0.6 percent – and there was rising concern about what that would mean for the remainder of 2007.

But once again the economy demonstrated its resilience. Current estimates indicate that growth of real GDP picked up to nearly 4 percent in the second and third quarters, despite weakness in both housing and autos. Consumer spending generally held up despite the rise in energy prices and despite the declines in house prices in a number of regions, which limited the accumulation of housing-related wealth and may have curtailed consumer spending. Although there were sharp declines in residential construction activity, nonresidential construction remained quite strong, and business investment in equipment and software held up quite well. Recently, exports have been one of the most significant contributors to growth; they increased at a double-digit annual rate in the third quarter.

In labor markets, the unemployment rate stood at 4.7 percent in October, External Link nearly the same as it was this time last year. Although average monthly gains in payroll employment in 2007 have fallen to 125,000 from 189,000 in 2006, they continue to reflect a healthy demand for labor and are providing solid gains in personal income. Indeed, the October increase of 166,000 jobs was surprisingly strong.

The economy’s resilience in the second and third quarters has meant that so far this year real GDP is growing at a 2-3/4 percent pace. Even though growth in the fourth quarter is expected to slow significantly, the central tendency of FOMC participants’ forecasts of growth from fourth quarter 2006 through fourth quarter 2007 is around 2-1/2 percent. This is slower than the 3 percent growth rate I was expecting when I spoke to you last year, but it is a respectable showing considering the prolonged weakness in residential construction, the high price of oil, and the financial market’s problems.

Indeed, the strains in the financial markets that arose in mid-August highlight important challenges for a central bank. In my view, the Federal Reserve has two related, but distinct, responsibilities. The first and primary responsibility is monetary policy, which involves ensuring price stability, which contributes to sustainable economic growth. The primary tool of monetary policy is the federal funds rate, and the FOMC meets about every six weeks to determine an appropriate target for the funds rate consistent with these longer-term goals. The Fed’s second responsibility involves promoting financial stability by ensuring that the payment system and financial system function effectively.

The disruptions in the financial markets in August were triggered by the realization that default rates on adjustable-rate subprime mortgages were likely to rise much more than anticipated. Of course, those mortgages were the most risky and thus should be expected to have higher default rates than other mortgages. Nevertheless, the value the markets were assigning to such mortgages came into question. But that was only part of the surprise. The other concern that surfaced was that market participants were generally unsure which firms had exposure to these mortgages and to what degree. In other words, the market realized that not only did it not know how much these securities were worth, but it didn’t know where these risky assets were held. As a consequence, there was a flight to quality and an associated reluctance to lend to institutions that were thought to hold these now questionable assets. This price discovery process is still underway, and it is likely to be some time before it is completely sorted out.

It is important to recognize that the Federal Reserve cannot resolve this price discovery problem. The markets will have to figure this out. Arbitrarily lowering interest rates or providing liquidity to the market does not provide the answers the market seeks. Indeed, in some circumstances, lowering interest rates may prolong the painful process of price discovery.

Nevertheless, in the short run, the disruptions can make it difficult for certain markets to function effectively. Some market participants, even those with strong balance sheets, for example, found it difficult to obtain funds in the short-term credit markets because few of the potential buyers of the short-term debt were willing to buy because of the uncertainty. This is the circumstance we found ourselves in for a period in August. The problem became most acute for those institutions or entities that relied on borrowing short and lending long (especially if lending long meant buying subprime mortgage portfolios). When these entities could not roll over their short-term debt, they faced the problem of having to potentially liquidate longer-lived assets at uncertain or depressed prices.

The Federal Reserve’s role when markets become impaired in this way is to lend to banks with good collateral so that the side effects on sound institutions are minimized. This is exactly what the Federal Reserve did. In August, the Fed reduced the discount interest rate, External Link which is the rate at which it loans money to depository institutions, by 50 basis points and extended the maximum term on those loans to 30 days. This action played an important role in supporting market functioning and bringing some stability and confidence to the funding markets.

Thus, disruptions in financial markets can generally be addressed using the tools available to the Federal Reserve without necessarily having to make a shift in the overall direction of monetary policy as measured by the federal funds rate. Nevertheless, when financial disruptions occur, spillover effects can impact the broader economy. Whether a change in monetary policy is required ultimately depends on whether the disruptions are significant enough to change the outlook for the economy in a way that is inconsistent with the Fed’s goals for price stability and sustainable economic growth.

In my mind, such an adjustment became appropriate by late September. During August and September, the cumulative deterioration in the housing sector along with the potential for tightening of credit conditions led me to revise downward my outlook for economic activity over the intermediate term. In addition, the July benchmark revisions to real GDP growth pointed toward a slower trend pace of economic growth going forward, based on a slower average growth of labor productivity. I now estimate the trend growth of output at about 2-3/4 percent. Finally, the continuing high level of oil prices also suggested the possibility for some slowing in the pace of economic activity during the next several quarters.

Taking these factors together, in September I lowered my projection of economic growth for the fourth quarter of 2007 and the first half of 2008. In particular, the adjustment to my forecast involved pushing back the turnaround in residential construction, as low demand for homes meant it would take longer than expected to work off the inventories of new and existing homes for sale.

I expect the decline in housing activity will bottom out by the end of the second quarter next year. Residential investment should then turn positive in the remaining quarters of the year, for the first time in more than two years. I expect that overall real GDP will grow faster in the second half of 2008 as it returns to its longer-run trend of about 2-3/4 percent. On a fourth-quarter to fourth-quarter basis, I expect that the economy will grow about 2.5 percent in 2008, close to its pace in 2007, and that it will be growing more consistently around its longer-term trend in 2009.

The below-trend growth of the economy in early 2008 will mean slower payroll employment growth for a couple of quarters, followed by a return to its longer-run trend by the middle of next year. With slower job growth for a time, the unemployment rate may rise to about 5 percent next year. This is still a historically low level of unemployment and one that is often viewed as consistent with “full employment.”

On the inflation front, the data since early spring have been encouraging. Inflation rates excluding food and energy have been stable, while headline measures have moved up and down with energy price fluctuations. Moreover, inflationary expectations have remained fairly well anchored. While I did not, and do not, take this as evidence that inflation is no longer a risk, it is encouraging.
Monetary Policy Decisions and the Outlook

How has this outlook shaped my view of appropriate monetary policy? Three important factors are critical to my approach to monetary policy. First, it is widely understood that monetary policy influences the economy with a lag. Actions taken today, for example, are unlikely to have any effect on the broad economy for the next quarter or two. Thus, the FOMC must always be forward-looking in its decision-making; it must formulate an outlook for how economic growth and inflation will unfold over time. Incoming economic data help inform us about whether the economy is unfolding as expected. The Committee’s objective at each meeting is to set the target federal funds rate at a level that, in the context of the outlook, will support the achievement of its goals of price stability and sustainable economic growth.

Second, it is important to appreciate the fact that slow-growing economies exhibit real, or inflation-adjusted, interest rates that are somewhat lower than those of fast-growing economies. Monetary policymakers must be cognizant of that fact in setting the target for the fed funds rate. Failure to do so would likely result in the creation of either too much or too little liquidity, leading to too much or too little inflation or perhaps even deflation.

Third, because economic data are volatile, the report of a sharp change in one or two economic indicators is not enough to substantially change the outlook for the economy or inflation, and thus not enough to elicit a change in monetary policy. One would have to see a series of monthly numbers, or similar changes in a broad array of data, to present a convincing case that the outlook has changed significantly. Even when the outlook does change, one still has to ask whether it has changed enough to impede the achievement of the Fed’s goals of price stability and sustainable economic growth. One also needs to ask how much monetary policy can influence that forecast over the relevant time horizon, given the long lag in the response of the economy to changes in policy. For example, a change in monetary policy is unlikely to mitigate surprise shocks to the economy that are very transitory in nature. The economy simply does not respond that quickly to policy changes.

Thus, the FOMC does not base its decision to change monetary policy on any one number but, instead, assesses the impact of all incoming data for the outlook in light of its ultimate goals. It is when new information indicates that the intermediate outlook for economic growth and inflation has changed and is no longer consistent with the Committee’s longer-term goals that one is more likely to see adjustments to the FOMC’s fed funds rate target.

These three elements of monetary policymaking help to explain why I viewed the FOMC’s September decision to lower the federal funds rate target by 50 basis points as appropriate.

In September, based on the accumulation of economic news, my outlook had changed, and I came to expect slower growth for a somewhat longer period than I had projected earlier. A slower economy means that real interest rates must decline to bring about the appropriate adjustments to restore growth. In recognition of this, I believe September’s action to lower the fed funds rate target External Link was appropriate. It is also important that the decision was conditioned on the observation that inflation through the spring and early summer seemed to moderate and inflation expectations appeared to be stable. Had this not been the case, September’s monetary policy decision, in my view, would have been much more difficult.

At the most recent meeting, the FOMC decided to take out what some have called an insurance policy with respect to the risks to the forecast and lowered the funds rate another 25 basis points. External Link As you may have read, this decision was a close call. There was very little data that we received during the inter-meeting period that suggested that the economy was performing worse than we had anticipated in September, and indeed, things had improved modestly in some dimensions. Yet the Committee felt that, given the uncertainties in the outlook, an additional reduction in the funds rate was appropriate.
Risks to the Outlook

Of course, there are always risks to any outlook for the economy. For example, on the downside, housing could turn out to do even worse than has already been incorporated in my revised forecast. The related financial problems in the subprime mortgage market could lead to more significant spillovers to other parts of the economy through a further contraction in credit. We have heard that some businesses are putting some of their capital spending plans on hold until uncertainties about the cost or availability of funding are resolved in the financial markets, and such a trend could accelerate. We also have to acknowledge that the high level of oil and other commodity prices could restrain both consumer and business spending plans.

The FOMC reduced the fed funds rate target in anticipation of a slower economy in the coming few quarters, and I expect to see some weak economic news – this is already incorporated into my forecast. Even though I expect the economy will slow somewhat in the near term, there is also the possibility that growth will rebound more quickly than is now anticipated. As I have said before, the U.S. economy has a history of being remarkably resilient, and, more often than not, it has surprised the skeptics to the upside. If so, and the outlook is revised upward, monetary policymakers will have to reassess the appropriate level of the fed funds rate target.

We also cannot rule out the possibility that the Fed’s reduction in the fed funds rate target runs the risk of higher inflation and inflation expectations. While the inflationary signs in recent months have been encouraging, I do not think we are in a position to be sanguine. If inflation begins to creep up or expectations of future inflation rise in the coming months – which is a risk given the FOMC’s decision to cut interest rates – the outlook will be affected and policy may have to be adjusted. To me, these risks highlight and reinforce my view of the value of a clearly articulated inflation objective. A public commitment to such an objective in this environment would contribute substantially to ensuring that inflationary expectations remain firmly anchored.
Announcing Projections

As I noted earlier, I believe one should consider changing the stance of monetary policy only when there is a change in the outlook that affects the Fed’s ability to achieve its policy objectives: price stability and sustainable economic growth. This makes it sound somewhat easier to do than it actually is. After all, the future is inherently uncertain, and some times are more uncertain than others. The economy almost always turns out to be better or worse than the forecast. Moreover, forecasts often vary across individuals — this is apparent in the Philadelphia Fed’s Survey of Professional Forecasters and in other private-sector forecasts, and across FOMC participants as well. Indeed the FOMC’s deliberations (among 19 people) entail a lengthy discussion of the outlook and the various members’ assessments of how their views are evolving.

For the public and financial markets to understand when and how monetary policy will be adjusted, they need a clear picture of the central bank’s outlook. They need to better understand the thinking of the FOMC and what goes into the decision-making process. Consequently, I believe that the FOMC’s announcement on November 14 of its decision to provide quarterly releases of information on the economic projections External Link of the Fed presidents and Fed Governors is a major step in providing a clearer picture of what goes into our deliberations.

More broadly speaking, such efforts to improve communications to the public and the markets contribute to making the decision-making process more transparent and the central bank more accountable, which I believe will be very beneficial to the functioning of the economy. With more information about the Fed’s outlook, individuals and market participants will all be able to make their own economic decisions armed with a better understanding of what the central bank expects to happen in the economy. I would also add that the preparation and discussion of these forecasts have an important positive impact on the internal deliberations of the Committee. Thus, the process will not only improve the Committee’s communication with the public, but it focuses and improves the Committee participants’ communication with each other.

Some observers may find this approach disquieting, since there certainly will be differences among the 19 participants at FOMC meetings about the outlook for the economy and inflation. These differences may raise questions about whether monetary policy will be consistent over time. But I believe these differences are a healthy thing and simply reflect the deliberative process of the central bank’s decision-making body. Expressing differences and debating positions is what helps a committee arrive at better decisions. As the American writer and journalist Walter Lippmann once said: “Where all men think alike, no one thinks very much.” I believe the give and take at FOMC meetings reflects the fact that a lot of thinking goes into the decisions the Committee makes. If we all agreed all the time, there would be little reason for the Committee to meet.

The initiative to provide more information on our economic projections is part of the Fed’s ongoing effort to improve communication and transparency. Some of you may remember that the practice of announcing changes in the federal funds rate target in a statement at the end of each FOMC meeting did not begin until 1994. Before that, markets were forced to guess what the Committee’s decision was by closely following the actions of the Open Market Desk in New York. External Link But times have changed, and I am sure the Committee will continue to improve and refine our communications in order to make monetary policy less mysterious and more transparent. While I believe that it will take some time for the public and the markets to learn how to assess this new information, they will eventually do so. In the meantime, the FOMC will be listening to feedback in order to refine and improve how we present the material so that we can improve the effectiveness of our communications.
Conclusion

Before closing, I want to stress three important points.

First, for monetary policymaking to be effective, it must be forward-looking. It should depend on the outlook for inflation and economic growth, and it should not seek to target the prices of individual goods or assets. This means policy must resist the temptation to respond to short-term, transitory disturbances, unless they have a significant impact on our longer-term objectives of price stability and promoting sustainable economic growth.

Too often people seem to think that when a weak economic number is released, the Fed will respond to it immediately with a policy action. In my view, if the FOMC members already expected some bad economic numbers and had already taken those into account in their outlooks when they set the fed funds rate target, then you should only see policymakers take action when the outlook changes significantly – not when a few pieces of bad economic news are released.

In the current environment, I am anticipating the economy to grow more slowly in the coming months, despite the FOMC’s latest reduction in the fed funds rate target. Therefore, I will not be surprised to see weaker statistics making headlines. But weaker numbers will not lead me to revise my outlook or my view of the appropriate funds rate target, unless they are much weaker than already anticipated and accumulate sufficiently to generate another downward revision in my outlook.

The second point is that the FOMC’s change in the stance of monetary policy by reducing interest rates does not come without some risks. One risk is that we may exacerbate moral hazard and encourage inappropriate risk-taking. It should be clear that is not our intention. As I have said, the FOMC’s focus is on the broader economy and its outlook. It is not, nor should it be, the role or responsibility of monetary policy to rescue investors or borrowers from the outcomes of their financial choices. While it sometimes seems an attractive option to soothe investor concerns and soften losses with changes in monetary policy, it is bad for the economy and bad for the health of our financial institutions in the long run, as it can encourage excessive risk-taking and distort the allocation of resources.

As I mentioned earlier, the Committee’s decision to lower rates at its most recent meeting was, in part, an effort at risk management and attempting to provide some insurance against uncertainties in the outlook. This brings me to the third point I want to make. Specifically, I want to stress that this risk management or insurance strategy carries with it its own set of risks and must be used with some care.

For example, there are always risks out there, and they are not all on the down side. How do you decide which risks to insure against? How do you know how much insurance is enough? After all, insurance is not free, nor should it be. These are difficult questions, and the decision to act requires considerable judgment and care.

In the current environment, providing insurance through a reduction in the fed funds rate creates its own set of additional risks. It may exacerbate moral hazard problems as I suggested earlier. Moreover, a lower funds rate creates a risk that inflation may be exacerbated and inflationary expectations may begin to rise. So far, inflation expectations have remained stable. Yet I consider those expectations more fragile now than I did four to six months ago. The rise in oil prices and the simultaneous increases in a broader basket of commodity prices suggest that significant inflationary pressures exist in the economy and thus the Fed must be very vigilant. If inflationary expectations rise, it could prove very costly to put the genie back in the bottle. Should that scenario come to pass, the insurance policy may turn out to be a very expensive one.

To sum up, I think the U.S. economy will go through a brief period of sluggish growth before returning to a sustained expansion. I expect that inflation during the coming year will remain above the level I view as consistent with price stability, before diminishing thereafter. However, as I noted earlier, the reduction in the fed funds rate runs the risk of higher inflation and expected inflation in the future. We will have to remain vigilant on the inflation front and prepared to act as necessary to avoid the risk of undermining public confidence in the central bank’s commitment to price stability.

As the nation’s central bank, the goal of price stability is uniquely the Federal Reserve’s responsibility. No other agency or policy arm of the government can effectively deliver on this goal. Moreover, a commitment to price stability is one of the most important contributions the Federal Reserve can make toward promoting the sustained economic growth we all seek.

* The views expressed today are my own and not necessarily those of the Federal Reserve System or the FOMC.

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삼전닉스 주가는 급락, 빚은 그대로? [서울=뉴스핌] 양태훈 기자 = 삼성전자와 SK하이닉스의 주가가 이틀 연속 급락하면서 이른바 '빚투' 투자자들의 담보 부담이 커지고 있다. 메모리 수요에 이상징후가 없고 주가가 저평가 구간에 진입했다는 분석도 나오지만, 담보 부족이 발생한 계좌는 반등을 기다리기에 앞서 부족분부터 메워야 하는 상황이다. 정해진 기한까지 추가 담보를 납입하거나 대출을 상환하지 못하면 주가 회복 전에 보유 주식이 강제 처분될 수 있기 때문이다. 6일 한국거래소에 따르면 이날 삼성전자는 전 거래일보다 1만2800원(6.35%) 내린 18만8700원에 거래를 마쳤다. SK하이닉스도 13만2000원(10.44%) 하락한 113만2000원에 장을 마감했다. 전날 각각 7.57%, 9.46% 급락한 데 이어 이틀 연속 큰 폭으로 하락하면서 신용융자와 주식담보대출을 이용한 투자자들의 담보 부담도 커지고 있다. ◆ 주가 급락에 담보비율 하락…납부기한 넘기면 반대매매 문제는 주가가 떨어져도 빌린 돈은 줄어들지 않는다는 점이다. 담보로 잡힌 주식의 가치가 하락하면 대출금 대비 담보비율이 낮아지고, 유지 기준에 미달할 경우 추가 담보 납입이나 대출 상환 요구를 받을 수 있다. 가령 다른 담보 없이 삼성전자 또는 SK하이닉스 한 종목만 담보로 잡혀 있고 대출금이 그대로라면, 담보비율이 150%였던 계좌는 지난 5일 하루 하락만으로 각각 약 138.6%, 135.8%까지 낮아진다. 유지 비율 140%를 적용받는 계좌라면 담보 부족이 발생하는 수준이다. 이자와 비용 등을 제외한 단순 계산으로, 실제 계좌의 담보 상태와는 차이가 있다.예를 들어 삼성전자 주식 1억5000만원어치를 담보로 1억원을 빌린 투자자는 지난 5일 주가가 7.57% 떨어지면서 담보 가치가 약 1억3865만원으로 줄어든다. 증권사가 요구하는 최소 담보 가치가 1억4000만원이라면 하루 만에 약 135만원의 담보 부족이 발생하는 셈이다. 부족분을 제때 채우지 못하면 반대매매로 이어질 수 있다. 증권사들은 담보 부족이 발생한 고객에게 부족 금액과 납입기한을 안내하고 있다. 현금 입금이나 증권 입고, 보유 주식 매매, 신용융자 현금상환 등으로 부족분을 해소할 수 있지만, 기한까지 해결하지 못하면 반대매매가 이뤄질 수 있기 때문이다. [AI 인포그래픽=양태훈 기자] 추가 자금을 마련하는 동안 주가가 더 떨어지면 부담이 이어질 수 있다. 증권사 한 관계자는 "시장 변동성이 확대될 경우 고객의 추가 납입 여력과 담보가치가 동시에 낮아질 수 있는 만큼 관련 계좌를 면밀히 관리하고 있다"라고 말했다. 실제로 신용융자 잔액은 높은 수준을 이어가고 있다. 금융투자협회에 따르면 지난 5일 신용거래융자 잔액은 28조7715억원으로 전날보다 1269억원(0.44%) 증가했다. 같은 날 위탁매매 미수금 관련 반대매매 체결액은 약 84억2000만원으로, 이달 4일 약 39억원의 두 배를 웃돌았다. 이에 정부는 반대매매가 추가적인 주가 하락을 부르는 악순환을 차단하기 위해 오는 9일부터 3개월간 증권사의 신용융자 담보비율 140% 유지 의무를 면제하기로 했다. 주가 급락에 따른 일시적인 담보 부족이 대규모 강제매도로 이어지는 상황을 완화하려는 조치다. 다만 규제 완화가 모든 계좌의 반대매매 중단을 의미하는 것은 아니다. 구체적인 담보 유지 기준과 적용 대상, 기존 담보 부족 계좌의 처리 방식 등은 증권사별 시행 방안을 확인해야 한다. 특히 이번 조치는 신용융자에 대한 담보비율 유지 의무 면제로, 주식담보대출 등 다른 대출까지 동일하게 적용된다고 볼 수는 없다. 증권사들은 정부 발표 직후 내부 검토에 착수했으며, 구체적인 적용 방안과 기존 계좌에 미치는 영향은 검토 후 결정한다는 방침이다. 또 다른 증권사 관계자는 "이번 조치로 담보부족 고객의 단기 반대매매 가능성이 낮아졌다"면서도 "다만 반대매매가 과도하게 일어나면 오히려 주가가 더 하락할 가능성도 높다. 주가 급락과 강제매도가 맞물려 하락세를 심화시키는 상황을 경계할 필요는 있다"라고 전했다. ◆ 메모리 업황은 견조하다는 평가…반등까지 버틸 여력이 변수 반도체 업황에 대해서는 최근 주가 하락이 기업의 기초체력에 비해 과도하다는 분석이 나온다. 메리츠증권은 이날 보고서에서 삼성전자와 SK하이닉스, 마이크론의 미주 영업·마케팅 채널을 점검한 결과 당장 메모리 수요에 이상징후는 감지되지 않았다고 밝혔다. 인공지능(AI) 데이터센터 규제 우려 역시 수요 감소보다는 건설 지역 변경에 따른 불확실성에 가깝다는 진단이다. 김선우 메리츠증권 연구원은 "삼성전자와 SK하이닉스의 주가가 2027년 예상 순자산 대비 주가순자산비율(PBR) 각각 1.13배, 1.00배 수준까지 하락했다"며 "현 주가 수준에서는 향후 상승에 대한 기대가 높아질 가능성이 크고, 잠재적 위험보다 기대수익에 압도적으로 무게가 실린 상황"이라고 평가했다. NH투자증권도 이번 급락이 반도체 업황 자체의 악화보다는 미국의 정책 불확실성과 수급 충격에 영향을 받은 것으로 분석했다. 민주당의 AI 산업 규제 강화 우려와 헤지펀드 청산 등이 기술주 전반의 하락을 부추겼다는 설명이다. [AI 인포그래픽=양태훈 기자] 조수홍 NH투자증권 리서치본부장은 "민주당 역시 중국과의 AI 패권 경쟁을 중시하는 만큼 데이터센터 건설을 원천적으로 차단할 가능성은 제한적"이라며 "미국 내 투자가 지연되더라도 동맹국 데이터센터를 활용한 연산 수요가 유지될 수 있어, 정책 우려가 과도했다는 점이 확인되면 시장도 안정을 되찾을 것"이라고 전망했다. 다만 반도체 업황에 대한 긍정적인 평가가 곧바로 주가 반등으로 이어지지는 않을 수 있다는 전망도 나온다. iM증권은 삼성전자와 SK하이닉스 주가가 연말까지 저점을 높이더라도 내년 상반기에는 박스권 흐름이 이어질 수 있다고 내다봤다. 내년 하반기 고대역폭메모리(HBM) 관련 협의와 장기공급계약의 이익 방어력이 확인돼야 본격적인 재평가가 가능하다는 분석이다. 글로벌 AI 관련 기술주 역시 주가 회복까지 시간이 필요하다는 분석이 나온다. 신한투자증권은 AI 산업이 고성장 국면에 있지만 관련 기업들의 현금흐름이 적자인 데다 추가 자금 조달이 필요한 상황이라고 진단했다. 김성환 신한투자증권 연구원은 "근본적으로 AI 기업들과 빅테크들의 현금흐름 개선 단서가 입증되기 전에는 악순환이 끊어지기 어려워보인다"라며 "시장은 3분기 실적 시즌에서 이 단서를 확보하는데 실패했다. 4분기 실적 시즌까지는 가야한다"고 전했다. dconnect@newspim.com 2026-11-07 07:00
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정비사업 용적률 1.2배 허용한다더니… [서울=뉴스핌] 이동훈 선임기자 = 정부와 여당이 민간 재개발·재건축사업의 용적률(대지면적 대비 건축물 연면적) 인센티브를 법적 상한의 1.2배까지 확대하는 방안을 두고 막판 진통을 겪고 있다. 이에 따라 연내 통과가 기대됐던 '도시 및 주거환경정비법' 개정안의 처리가 지연될 가능성이 제기된다. 여기에 이재명 대통령이 민간 정비사업의 부정부패 가능성을 지적하며 공공 정비사업 확대를 언급하면서 정부의 민간 정비사업 지원 기조가 약화할 수 있다는 관측도 나온다. 다만 법적 상한의 1.2배까지 용적률을 높이는 방안은 이미 큰 틀에서 합의가 이뤄진 만큼 제도화될 가능성이 있다는 분석이다. 다만 추가적인 요건과 제한이 붙을 수 있어 실제 정비사업 현장에서 사업성 개선 효과가 폭넓게 나타나기는 어려울 수 있다는 전망도 나온다. ◆ 민간 정비사업 용적률 상향, 합의 됐지만 실제 법안 통과는 미지수   7일 정비업계에 따르면 민간 재개발·재건축사업의 용적률을 법적 상한 1.2배까지 부여하도록 하는 '도시및주거환경정비법' 개정안 마련이 늦어지고 있는 가운데 실제 법안 개정도 지연될 가능성이 제기되고 있다. [AI일러스트=이동훈 선임기자] 민간 정비사업에 대한 용적률 인센티브 확대는 오세훈 서울시장과 김윤덕 전 국토교통부 장관 간 협의의 결과물로 평가된다. 오 시장과 김 전 장관은 지난해 10·15 대책으로 서울 전역이 투기과열지구와 조정대상지역, 토지거래허가구역으로 지정되면서 위축된 민간 정비사업을 활성화하고 서울의 주택 공급을 확대하기 위해 지속적으로 협의를 이어왔다. 이 과정에서 서울시는 민간 정비사업 활성화를 위한 '10대 개선 과제'를 국토부에 제시했다. 국토부는 이 가운데 8개 과제를 수용했으며, 나머지 과제 중 하나인 법적 상한의 1.2배까지 용적률을 허용하는 방안을 놓고 협의를 진행하고 있다. 서울시는 국토부가 특별법에 따라 추진하는 도심 공공주택 복합사업에 법적 상한의 최대 1.4배, 공공재개발 사업에는 최대 1.3배의 용적률을 적용하는 점을 들어 민간 정비사업에도 이에 상응하는 인센티브가 필요하다고 주장해 왔다. 이에 따라 민간 재개발·재건축사업에도 법적 상한의 1.2배 또는 1.3배까지 용적률을 추가로 허용해 줄 것을 정부에 요구했다. 국토부는 용적률 1.2배 방안을 최종 선택해 여당과의 협의 과정에 있으며 이를 포함한 도정법 개정안을 마련하고 있는 상태다. 이 제도가 확정되면 법적 상한 용적률이 300%인 서울시내 3종 일반주거지역에서는 360%까지 용적률을 늘릴 수 있으며 2종 일반주거지역의 용적률은 250%에서 300%까지 받게 된다.  서울시 추산에 따르면 민간 정비사업 용적률이 법적 상한의 1.2배로 높아지면 2031년까지 약 4만3000가구의 추가 공급이 가능하다. 이 경우 정비사업을 통한 주택 순증 물량은 기존 목표인 8만7000가구에서 13만가구 수준으로 늘어난다. 서울시 관계자는 "용적률 법적 상한 1.2배 상향이 모든 사업장에서 가능한 것은 아니기 때문에 적용 가능한 사업장을 시뮬레이션 한 결과 이같이 추산된다"고 말했다. 시는 2031년까지 31만 가구의 정비사업 주택 착공을 목표로 하고 있다. 용적률 상향이 이뤄지면 단순계산시 35만가구 착공이 가능해지는 셈이다.  다만 법안 처리 과정에서 다소 시간이 걸릴 것이란 분석이 나온다. 개정안의 방향성은 마련됐지만 국토부와 여권에서 법안 처리에 신중을 기한다는 입장이라서다. 실제 홍지선 국토부 장관은 지난달 30일 서울 상계2구역 재개발사업장을 방문한 자리에서 용적률을 1.2배까지 높이는 방안에 대해 "서울시와 도시정비법처럼 바로 풀 수 있는 문제부터 협력하겠다"면서 "서울시와 실무 협의를 하고 있고 답변을 기다리는 중"이라는 입장을 내놨다. 서울시 관계자는 "시는 국토부와의 실무협의에 최선을 다한다는 입장이지만 이번 도정법 개정안은 국토부가 아닌 여당이 중점적으로 추진하는 사안으로 알고 있으며 이에 따라 서울시보다 야당과의 협의가 우선시 될 것"이라며 "세부적인 개정안 내용에 대해 서울시의 검토를 요청하는 경우가 아직 없었고 단지 서울시의 요청사항만 국토부에 전달된 상태"라고 말했다.  ◆ 與 지역별 차등적용 등 추가 조건 내놔…대통령 비판 인식도 통과 변수 이미 방향성이 확정됐음에도 정부와 여당이 법안 처리에 적극적으로 나서지 않고 있다는 지적이 나온다. 실제 서울시는 "서울시 입장은 이미 전달한 만큼 개정안 처리를 신속히 해야 한다"고 말했다. 이에 따라 기대했던 연내 국회 통과가 어려울 수 있는 것으로 분석되고 있다.  실질적으로 법안 개정에 시간이 소요될 사안도 발생했다. 당정협의 과정에서 여권의 추가 사항이 거론되고 있어서다. 먼저 지역별 차등적용이다. 강남·서초·송파구의 강남3구와 용산구의 민간정비사업은 용적률 추가 대상에서 제외하는 것이다. 또 늘어난 용적률로는 전용면적 59㎡ 이하 주택만 짓도록 하는 방안이 거론되고 있다. 아울러 늘어나는 용적률의 50%를 임대주택으로 공급하는 것에 대해 예외를 주지 못하도록 명확히 하는 것도 추가될 예정이다.  이에 대해 서울시는 일단 검토가 필요하다는 입장이다. 서울시 관계자는 "여당에서 요구하는 추가 사안은 서울시가 고려했던 사안은 아니기 때문에 내부 검토가 있어야 할 것"이라고 말했다. 이 과정에서 시간 추가 소요와 진통을 예상하는 목소리가 나오고 있다.  다만 업계에서는 이 부분은 서울시가 크게 반대할 사안은 아닌 만큼 개정안 통과를 크게 늦출 요인이 아니라는 관측을 내놓고 있다. 용적률 인센티브는 사업성 증대가 절실한 비도심 강북지역에 중점적으로 배정할 수 있고 또 강남권 등 인기지역에서는 재건축 이후 사업성까지 고려해 고밀 재건축을 크게 반기는 상황은 아니기 때문이란 게 업계의 분석이다. 이와 함께 서울시의 요구 사항인 재개발 임대주택 공급 완화는 받아들여지지 않을 전망이다.  시장 전문가들은 연내 통과 가능성을 조심스레 예측하면서도 막판 진통 가능성을 점치고 있다. 이재명 정부출범 이후 사안마다 극한대립에 빠진 서울시와 국토부의 관계 때문이다. 협의 과정도 순탄치 않다. 오세훈 시장은 홍 장관과의 빠른 만남을 원한다고 말했지만 홍지선 장관은 실무협의부터 마무리한 다음 만남을 공식화한 상태다. 도정법 개정 사례도 마찬가지다. 국토부는 '서울시의 답변을 기다린다'고 말한 반면 서울시는 국토부가 도정법 개정에 대해 시 의견을 요청한 사례가 없었다는 입장이다.  아울러 지난 4일 이재명 대통령이 이례적으로 재개발 사업장을 찾아 공공 재개발을 강조하고 민간 정비사업을 비판한 점도 변수로 작용할 전망이다. 이 대통령은 이 자리에서 "공공재개발은 빠르게 추진할 수 있는데 민간정비사업은 부정 부패가 있다"고 언급했다. 이에 대해 오 시장은 이 대통령이 민간 정비사업을 악마화한다고 비판했다. 시장 전문가는 "대통령이 맞대 놓고 민간 정비사업을 비판했는데 여권이 민간 정비사업을 지원하는 법안 개정이 쉽지 않을 수 있다"고 말했다. 이은형 대한건설정책연구원 연구위원은 "이재명 정부의 정비사업에 대한 방향성은 국정과제에도 명시돼 있는 '공공성 강화'며 민간 정비사업에 대한 대통령의 언급도 있는 만큼 국회나 정부의 제도 개선에 일정부분 영향을 줄 수 있을 것"이라고 말했다.  donglee@newspim.com 2026-11-07 06:00
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