The Canadian jobs market review from Dr. Sherry Cooper, Chief Economist at Dominion Lending Centres.
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General Robyn McLean 7 May
The Canadian jobs market review from Dr. Sherry Cooper, Chief Economist at Dominion Lending Centres.
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General Robyn McLean 3 May
A look at interest rate uncertainty from our friends at First National.
In its Monetary Policy Report last month, the BoC indicated that the time horizon of its “low for longer” interest rate policy may be moving closer. The Bank had expected to hold its trend setting overnight rate at 0.25% until sometime in 2023, based on its forecasts for inflation.
Now the Bank thinks its inflation target – a sustainable 2% – could happen sometime in the second half of 2022. The Bank cites Canada’s resilient economy, and the most recent GDP numbers tend to bear that out. Statistics Canada reports the economy expanded at an annualized rate of 6.5% in the first three months of this year.
That would suggest that mortgage borrowers might want to go with a fixed rate or consider locking-in their variable rates at today’s lows, avoiding unwanted increases. However, the pandemic continues to cloud any view of the future and uncertainty was a key element in the Bank’s last report.
A number of market watchers point out that variable rate mortgages continue to offer savings and that there are ways to mitigate the cost of rate increases whenever they occur.
Of course, fixed rate mortgages continue to offer the peace of mind that comes with interest rate and payment certainty. The key considerations being possible penalties, and flexibility in the terms.
For borrowers, the message would seem to be: base your decisions on your own circumstances rather than the broad economic considerations of the Bank of Canada.
General Robyn McLean 21 Apr
A review of today’s Bank of Canada announcement and what it means for Canadians from our friends at First National.
The biggest news coming from today’s announcement is the Bank updated its thinking on the timing of future interest rate policy movements. For much of the past year, it signaled that policy interest rates would stay at the Bank’s effective “lower bound” until its inflation targets were met – which it did not expect to happen until 2023. It now expects this to occur “sometime in the second half of 2022.” (See “Looking Forward”)
Prior to the announcement, speculation amped up that the Bank would taper asset purchases that have been the central feature of monetary policy since the pandemic began last year. This speculation was correct. The Bank announced that effective April 28, 2021 “weekly net purchases of Government of Canada bonds will be adjusted to a target of $3 billion” reflecting “the progress made in the economic recovery.” Previously, the Bank’s quantitative easing (QE) program involved the weekly purchase of “at least $4 billion” of bonds.
The Monetary Policy Report noted in particular that the overall Canadian outlook has been revised upward since January. The Bank also commented specifically on Canadian housing construction. Here is a summary:
Canadian economic conditions
Global conditions
Inflation
Over the next few months, the Bank believes inflation will rise temporarily to around the top of its 1-3% “inflation-control range.” However, it attributes this to the fact that prices of some goods and services fell sharply last year and since December, gasoline prices have risen above their pre-pandemic levels.
The Bank therefore expects CPI inflation to “ease back toward 2% over the second half of 2021” as these base-year (2020) effects diminish. Inflation is also expected to ease further because of what the Bank calls the ongoing drag of excess capacity. As slack is absorbed, inflation should return to 2% on a sustained basis “some time in the second half of 2022.”
Looking forward
Even as economic prospects improve, the Bank’s Governing Council believes there is still considerable excess capacity in Canada, and that the economic recovery “continues to require extraordinary monetary policy support.”
Accordingly, it reaffirmed its commitment to holding the policy interest rate at the effective lower bound until economic slack is absorbed so that its 2% inflation target is sustainably achieved. Based on the Bank’s latest projection, this is now expected to happen “some time” in the second half of 2022.
In the meantime, the Bank says it will continue its QE program to keep interest rates low across the yield curve.
The bottom line
Although the Bank’s Monetary Policy Report admits that achieving full recovery will take time, and the impacts of the pandemic remain uneven, its assessment of the strength and durability of the recovery has changed for the better and will continue to evolve this spring depending on the course of COVID-19.
General Robyn McLean 20 Apr
Always great insight from Kevin Skipworth from Dexter & Associates.
Active listings for detached houses have grown by 19% in the last 30 days while attached listings (townhouses and condos) are down 1% in the last 30 days. Active listings for detached houses in Vancouver’s East Side are up 28%; while active listings for attached properties are up 2%. In Vancouver’s West Side, the number of active listings for detached houses is up 26% while the number of attached active listings is up 3.5%. Total detached homes in Whistler are down 21% in the last 30 days though as there continues to be a push for space and less density. Looking at the absorption of new listings so far in April, the sales to listings ratio for detached houses is at 50% while at 69% for townhouses and 68% for apartments. New listings for the latter two are being consumed quicker.
So far there have been 2,402 properties sold in Greater Vancouver in April, which similarly to the pace of new listings, is off from the mid-point of March when there were 2,663 properties sold at that time last month. Will we reach over 5,000 for the second month in a row? If all things are equal to the first two weeks of the month, we’ll need a strong push to get there. But there has been nothing usual about real estate during this last year, so stay tuned. Even if we don’t reach 5,000 sales, it still may be a record for the total number of sales and new listings in the month of April. With more listings that could fuel more sales – as demand continues to be strong. With a potential increase to the qualifying rate for mortgages i.e. the stress test, buyers may be on the hunt to purchase before this change potentially comes into place on June 1st.
Some notable numbers so far in February: North Vancouver sales so far in April are keeping pace with March but more so because of townhouses and apartments which are on pace to be ahead of March sales, Port Moody townhouses and condos are on pace to exceed total sales in March and so far, the sales to listings ratio for apartments in Port Moody are at 100% – a more affordable product being taken up by strong demand. The number of new listings in Ladner and Tsawwassen are on pace to be significantly less compared to March – once again starving an already significantly undersupplied market.
Vancouver West – 369 units sold at mid-month in April 2021 compared to 394 units sold at mid-month in March 2021, 96 sold at mid-month in April 2020 and 154 sold at mid-month in April 2019. Total new listings so far in April are 767 compared to 736 at this point in March 2021 and 196 at this point in April 2020. Total active listings are at 2,273 compared to 1,726 at this time last year and 2,059 at mid-month in March 2021. Sales to listings ratio is at 48% compared to 49% at March 15, 2021.
Vancouver East – 263 units sold at mid-month in April 2021 compared to 304 units sold at mid-month in March 2021, 58 sold at mid-month in April 2020 and 94 sold at mid-month in April 2019. Total new listings so far in April are 537 compared to 500 at this point in March 2021 and 124 at this point in April 2020. Total active listings are at 1,174 compared to 830 at this time last year and 981 at mid-month in March 2021. Sales to listings ratio is at 49% compared to 61% at March 15, 2021.
North Vancouver – 232 units sold at mid-month in April 2021 compared to 205 units sold at mid-month in March 2021, 48 sold at mid-month in April 2020 and 71 sold at mid-month in April 2019. Total new listings so far in April are 338 compared to 356 at this point in March 2021 and 89 at this point in April 2020. Total active listings are at 610 compared to 622 at this time last year and 547 at mid-month in March 2021. Sales to listings ratio is at 69% compared to 58% at March 15, 2021.
West Vancouver – 54 units sold at mid-month in April 2021 compared to 70 units sold at mid-month in March 2021, 13 sold at mid-month in April 2020 and 27 sold at mid-month in April 2019. Total new listings so far in April are 147 compared to 153 at this point in March 2021 and 43 at this point in April 2020. Total active listings are at 528 compared to 573 at this time last year and 480 at mid-month in March 2021. Sales to listings ratio is at 37% compared to 46% at March 15, 2021.
Richmond – 318 units sold at mid-month in April 2021 compared to 359 units sold at mid-month in March 2021, 78 sold at mid-month in April 2020 and 80 sold at mid-month in April 2019. Total new listings so far in April are 513 compared to 555 at this point in March 2021 and 109 at this point in April 2020. Total active listings are at 1,490 compared to 1,380 at this time last year and 1,402 at mid-month in March 2021. Sales to listings ratio is at 62% compared to 65% at March 15, 2021.
Burnaby East – 26 units sold at mid-month in April 2021 compared to 32 units sold at mid-month in March 2021, 7 sold at mid-month in April 2020 and 10 sold at mid-month in April 2019. Total new listings so far in April are 53 compared to 62 at this point in March 2021 and 16 at this point in April 2020. Total active listings are at 118 compared to 99 at this time last year and 103 at mid-month in March 2021. Sales to listings ratio is at 49% compared to 52% at March 15, 2021.
Burnaby North – 146 units sold at mid-month in April 2021 compared to 150 units sold at mid-month in March 2021, 18 sold at mid-month in April 2020 and 37 sold at mid-month in April 2019. Total new listings so far in April are 255 compared to 235 at this point in March 2021 and 56 at this point in April 2020. Total active listings are at 518 compared to 386 at this time last year and 483 at mid-month in March 2021. Sales to listings ratio is at 57% compared to 64% at March 15, 2021.
Burnaby South – 126 units sold at mid-month in April 2021 compared to 158 units sold at mid-month in March 2021, 29 sold at mid-month in April 2020 and 33 sold at mid-month in April 2019. Total new listings so far in April are 221 compared to 232 at this point in March 2021 and 48 at this point in April 2020. Total active listings are at 597 compared to 457 at this time last year and 541 at mid-month in March 2021. Sales to listings ratio is at 57% compared to 68% at March 15, 2021.
New Westminster – 102 units sold at mid-month in April 2021 compared to 113 units sold at mid-month in March 2021, 37 sold at mid-month in April 2020 and 56 sold at mid-month in April 2019. Total new listings so far in April are 153 compared to 171 at this point in March 2021 and 45 at this point in April 2020. Total active listings are at 353 compared to 336 at this time last year and 348 at mid-month in March 2021. Sales to listings ratio is at 67% compared to 66% at March 15, 2021.
Coquitlam – 159 units sold at mid-month in April 2021 compared to 207 units sold at mid-month in March 2021, 46 sold at mid-month in April 2020 and 77 sold at mid-month in April 2019. Total new listings so far in April are 307 compared to 335 at this point in March 2021 and 93 at this point in April 2020. Total active listings are at 653 compared to 696 at this time last year and 597 at mid-month in March 2021. Sales to listings ratio is at 52% compared to 62% at March 15, 2021.
Port Moody – 71 units sold at mid-month in April 2021 compared to 71 units sold at mid-month in March 2021, 10 sold at mid-month in April 2020 and 25 sold at mid-month in April 2019. Total new listings so far in April are 87 compared to 102 at this point in March 2021 and 28 at this point in April 2020. Total active listings are at 165 compared to 199 at this time last year and 149 at mid-month in March 2021. Sales to listings ratio is at 82% compared to 70% at March 15, 2021.
Port Coquitlam – 83 units sold at mid-month in April 2021 compared to 90 units sold at mid-month in March 2021, 22 sold at mid-month in April 2020 and 31 sold at mid-month in April 2019. Total new listings so far in April are 232 compared to 155 at this point in March 2021 and 37 at this point in April 2020. Total active listings are at 232 compared to 189 at this time last year and 195 at mid-month in March 2021. Sales to listings ratio is at 61% compared to 58% at March 15, 2021.
Ladner – 39 units sold at mid-month in April 2021 compared to 53 units sold at mid-month in March 2021, 6 sold at mid-month in April 2020 and 15 sold at mid-month in April 2019. Total new listings so far in April are 46 compared to 63 at this point in March 2021 and 17 at this point in April 2020. Total active listings are at 115 compared to 171 at this time last year and 101 at mid-month in March 2021. Sales to listings ratio is at 85% compared to 84% at March 15, 2021.
Tsawwassen – 39 units sold at mid-month in April 2021 compared to 49 units sold at mid-month in March 2021, 14 sold at mid-month in April 2020 and 9 sold at mid-month in April 2019. Total new listings so far in April are 62 compared to 62 at this point in March 2021 and 20 at this point in April 2020. Total active listings are at 177 compared to 210 at this time last year and 159 at mid-month in March 2021. Sales to listings ratio is at 63% compared to 79% at March 15, 2021.
General Robyn McLean 20 Apr
| A review of the proposed Federal Budget by Dr. Sherry Cooper, Chief Economist at Dominion Lending.
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General Robyn McLean 16 Apr
A really important article/statement from the Associations supporting our real estate industry.
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General Robyn McLean 13 Apr
More on the proposed increase in the stress test for conventional buyers from our friends at First National.
Canada’s unrelentingly hot housing market has led to increasing calls for government to step in and pour some cold water on the situation.
The country’s main banking regulator has heard those calls and has announced it will revisit a past policy that helped things cool off the last time the market caught fire. The Office of the Superintendent of Financial Institutions is proposing a plan to make the financial stress test for home buyers tougher.
To quickly review: The stress test was implemented in 2018 as part of revised home borrowing requirements known as the B20 guidelines. The stress test requires home buyers to qualify for an uninsured mortgage (usually one with more than 20% of the purchase price as a down payment) at an interest rate that is 2.0% higher than their contract rate or at the Bank of Canada qualifying rate, whichever is higher.
Most buyers are now forced to qualify at the BoC’s benchmark rate of 4.79% which is significantly higher than most, real, lending rates. OSFI, the banking regulator, proposes pushing that rate up to 5.25%. OSFI’s main objective is to protect the financial sector, not borrowers.
Even as housing has been boosting the country’s pandemic-plagued economy, the Bank of Canada is warning, “it may also be intensifying housing market imbalances and household indebtedness.”
“The evidence presented here generally suggests these vulnerabilities have increased in recent months,” the Bank said in an analytical note.
New mortgages to highly-indebted households are also rising sharply, according to the BoC.
OSFI plans to have the new, higher, qualifying rate take effect on June 1st. Many market watchers expect that will trigger an even more frenzied spring home buying season across the country, as buyers look to “get in” before they are blocked out, or priced out, of the market.
General Robyn McLean 10 Apr
Some valuable tips for buyers from our friends at REW …in my opinion, you should ALWAYS have your own realtor when buying a home but most importantly in a seller’s market such as ours. Here’s why…
Purchasing a home is a significant life event, and having a buyer’s agent represent you throughout the process is highly beneficial. Seller’s agents are solely focused on representing the best interests of the seller, so having someone on your side of the transaction that you can trust is a great way to protect your own interests.
If you’ve been considering buying a home without professional representation, or are curious about the benefits of working with a buyer’s agent, take a look at these seven reasons you should use a buyer’s agent.
A buyer’s agent can help you navigate through a sea of inventory and narrow down your home search to find a property that best fits you and your family. Agents are equipped with tools and strategies to access inventory and provide you with a list of potential homes within your budget and area of interest. They’ll also ensure that the properties they present you with have enough space for you and come with any must-have amenities or features that suit your tastes. Take advantage of the time a buyer’s agent can save you and trust them to present you with a list of options to evaluate and consider.
An agent’s inventory expertise is even more useful should you find yourself buying in a seller’s market when inventory is limited, and homes are moving quickly. A reliable real estate agent is invaluable in a hot market.
Working with a buyer’s agent who understands the area you’re interested in moving to or staying in will make the home buying process much more enjoyable for you. Agents know the ins and outs of the areas they represent and can help you identify up-and-coming neighbourhoods, good investment opportunities, quiet parts of town, busy parts of town – whatever is important to you. Make a list of your wants and needs and go over them with your buyer’s agent. No piece of information is too small.
Buyer’s agents can also help introduce you to local contractors and service providers should you need any assistance throughout or after the home buying process. Agents have large networks of trusted contacts ready to help you every step of the way, from notaries and home inspectors to plumbers and landscapers.
Submitting an offer is a challenging task. Understanding current market conditions, recent sales in the area, and the sellers’ motivations all play a role in writing a solid offer. Agents can conduct a market analysis on your behalf that studies the active listings and recently sold comparables, allowing you to analyze and reflect on recent trends.
Slow markets can put buyers in a position to offer less with more subjects, while the opposite is true of a hot housing market. Your buyer’s agent will have experience in all kinds of markets and can help guide you to an offer that will be taken seriously without stretching you beyond your comfort zone.
One of the most important things that first-time homebuyers need to know is the subject removal process and what conditions should be included in your offer. Working with a real estate professional ensures that you have an expert on your side who is looking out for your best interests. A buyer’s agent will help you submit conditions that keep you safe and protected when you make any offers.
The sale will only be final once your conditions have been met within a set timeframe. Talk to your agent about the options available and work with them to submit subjects or conditions that protect your interests. This will give you peace of mind throughout any inspections or while you secure financing.
Good agents are good negotiators, and having your buyer’s agent conduct negotiations with the seller’s agent is in your best interest. An experienced agent understands leverage, when and where to use it, and how certain conditions can be used in your favour. Agents also benefit from having conducted dozens if not hundreds of similar negotiations, which means that they understand the process and all of its potential challenges. In such a high-value negotiation, trust someone that knows the ropes.
If you’re evaluating agents, ask about their experience representing buyers and request past examples of their successful negotiation efforts. This will help give you confidence that you have a skilled negotiator as your representative.
Agents are a wealth of knowledge, not just on inventory and market analysis but also on less frequently broached topics. Agents have an understanding of the industry that is well beyond the average home buyer or seller, and they can often point out potential pitfalls or roadblocks before they come up. It all comes down to experience, which is one of the most important things you should look for in a real estate agent. Experience can help you estimate any closing costs or additional fees you may not have considered, spot any potential neighbourhood issues, and help you come out on top should you be contending for a property with other competing offers. Sometimes the task that a buyer’s agent will help you with the most is one you didn’t anticipate.
It may come as a surprise to many first-time homebuyers, but it’s true. As a buyer, you won’t have to pay any real estate commission to your agent.
It works like this: when a home is listed, the seller and their agent enter into a listing agreement. The agreement pre-determines the buyer agent’s commission, which the seller pays. In almost all cases, working with a buyer’s agent is of no cost to you – it’s entirely free.
Working with a buyer’s agent has significant advantages over buying a home without professional representation, so finding a great real estate agent should be a top priority. Start interviewing agents before you begin your home buying journey. Having a good agent will help you from day one all the way until possession day.
General Robyn McLean 9 Apr
More on the current economic recovery from Dr. Sherry Cooper, Chief Economist at Dominion Lending.
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General Robyn McLean 8 Apr
Additional insight on the OSFI proposal to raise the qualifying rate on conventional mortgages – from Dr. Sherry Cooper, Chief Economist at Dominion Lending.
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