Archive for October, 2019

Facebook has a ‘very significant image problem’ as it develops Libra digital currency

Wednesday, October 16th, 2019

Report says Facebook’s digital currency not accepted

Murad Hemmadi
The Vancouver Sun

Consumers in emerging markets are willing to use a digital currency issued by a technology company, as long as that company isn’t Facebook, according to a new report.

The study, from Toronto-headquartered research firm Riwi and the FinHub at the University of Toronto’s Rotman School of Management, shows that 35 per cent of Indian and 58 per cent of Nigerian respondents would use non-traditional money, more than the 29 per cent of U.S. participants. But in all three countries, significantly fewer were willing to do so if the currency were issued by Facebook than by a generic tech firm.

The findings suggest that while there is a market for digital currencies like Facebook’s Libra, which is scheduled to launch in the first half of 2020, suspicion of the social media giant may present an opportunity for competitors — especially in developing economies.

Danielle Goldfarb, Riwi’s head of global research, said North American consumers are less eager to adopt tech firm-created currencies because they already have access to well-established financial and banking systems. “We experience fewer frictions in Canada and the U.S. … than people in emerging markets,” she said, citing “long-established legacy payment mechanisms like credit and debit cards.”

However, she said, “the test of the Libra project is really whether there’s a demand in emerging markets.”

Since it was announced in June, Libra has been plagued by controversy. It will be governed by the Libra Association, a Geneva-based non-profit, which was supposed to include 28 founding members. Last week, however, all the major payment firms involved — including Visa, Mastercard and PayPal — dropped out following pressure from members of the Senate and the U.S. Treasury Department’s inquiries about the companies’ respective anti-money-laundering practices.

As Libra Association members quit, “increasingly it looks like Facebook is still in charge, and it always was,” Goldfarb said.

The association still aims to grow to about 100 members before Libra launches. The sole current Canadian participant is the Creative Destruction Lab, a startup incubator headquartered at Rotman and one of four founding “social impact partners.”

Methodology

Riwi surveyed 5,068 respondents in India (3,040), Nigeria (1,200) and the U.S. (828). Half the respondents answered questions about whether they would pay for products and services with a Facebook-issued currency, and the other half about a currency from a technology company in general. The survey did not ask specifically about Libra because the “name does not yet enjoy widespread awareness,” the report states. Participants were also asked which of four concerns about using such coins was their highest priority: data privacy; the money failing to keep its value; a dislike of Facebook or technology companies; and the idea that only governments should issue money.

There is a particular opportunity for digital currencies in emerging markets, where economic and political volatility can make new financial technologies like Libra more attractive to consumers, said Goldfarb, who co-authored the paper with Andreas Park, an associate professor at the University of Toronto Mississauga’s management department. In India, mobile-wallet app downloads and transactions soared after the government suddenly removed high-value banknotes from circulation in November 2016, although some users have since gone back to cash.

“Places like Nigeria have basically skipped over this credit-card, debit-card period,” said Goldfarb. “They’re leapfrog economies, and they’re really moving toward some of these newer payment systems.” According to the World Bank, there were 4.1 credit cards per thousand adults in Nigeria in 2015, compared to 172.5 e-money accounts — prepaid wallets, often offered through mobile services.

Calibra, Facebook’s new financial services division, is also building a mobile wallet that it will integrate with its Messenger service and its subsidiary WhatsApp to allow users to transfer money at lower rates and to make purchases within the apps. The firm is already working on payments infrastructure in emerging markets — WhatsApp plans to launch a service in India by the end of 2019.

A white paper published by the Libra Association cites high remittance fees as another problem the digital currency is supposed to address.

The study asked half of the participants whether they were willing to use money issued by a tech company, and the other half about a digital currency issued by Facebook specifically. In each of the three countries, the survey found fewer participants were willing to use the Facebook-issued coin. The company has a “very significant image problem,” the report states.

The gap was largest in India. Facebook’s reputation in the country remains damaged by its attempt to launch Internet.org, which gave users access to a limited number of apps and websites separate from their mobile-data allowances. The Indian government banned the service in February 2016. In the Riwi-Rotman survey, more Indian respondents listed dislike of Facebook as their main concern about using non-traditional money, rather than worries about data privacy; among Nigerian and American respondents that finding was reversed.

Overall, consumers were most concerned about what the firms developing digital currencies would do with their personal information. Far fewer believed the coins would not retain their value, or that only governments should have the power to issue money.

But policymakers have focused heavily on that last issue. EU governments have expressed “strong concerns” that digital currencies could undermine their sovereignty; in September, Calibra head David Marcus tweeted to clarify that Libra is not meant to replace national currencies after he faced questions from the representatives of 26 central banks.

Across all three countries in the study, “there’s quite a bit of a backlash against Facebook,” Goldfarb said. The authors found that was true even for respondents who already had a Facebook, Instagram and/or WhatsApp account — they were 1.5 times more likely to be willing to use a currency issued by a generic tech company as users asked about one from Facebook.

© 2019 Financial Post, a division of Postmedia Network Inc.

 

When to get a representation agreement signed

Tuesday, October 15th, 2019

The brokerage must have the buyer sign agreement

Kenneth Laroza
REM

I often have new agents ask me: when should I get a buyer representation agreement signed? When should I present it? I don’t want to seem pushy….

According to Ontario’s Real Estate Business Brokers Act, 2002, “If a brokerage enters into a buyer representation agreement with a buyer and the agreement is not in writing, the brokerage shall, before the buyer makes an offer, reduce the agreement to writing, have it signed on behalf of the brokerage and submit it for signature.”

1. Immediately – before doing any work/showings.

Choosing to present the BRA prior to doing any work has many benefits but can be problematic when dealing with potential clients who may be a bit more cautious when signing documents. The largest benefit is that by obtaining your forms, you protect your time and your efforts. The BRA forms ensure that should your client decide to work with someone else or find their own property, the hours/days/months you spent showing properties, driving around the city and doing research isn’t completely lost. Remember, you aren’t a volunteer, this is your profession.

The downside is that many consumers aren’t comfortable signing a contract with someone they just met and committing to someone before they know if they will work well together.

2. During or after showings/meetings.

This can be after one showing or a few days of showings. I like to refer to it like dating. It allows you to get to know each other before a document is signed.

Remember, the contract is a two-way street. Your client has duties to you, but you also have duties to them. Doing a bit of work prior to signing gives you the opportunity to test the working relationship.

The negative to this is that there is a potential for wasted time. Whether it was one hour of showings or five hours of showings, if the buyer decides to work with someone else, your time is not protected. It can be incredibly frustrating and heartbreaking but be strict with how much time you commit during this period.

3. After – just before an offer is signed.

Throughout my years in real estate, I have had this conversion with agents on several occasions:

Agent: I’ve been working with this client for the past six months, but they went to an open house this weekend and bought through the listing agent – aren’t I owed commission?

Me: Did you have a buyer rep signed?

Agent: No.

Me: Then no, unfortunately you aren’t owed anything.

Agent: [Expletive]

Waiting until just before an offer is signed makes the client feel the most comfortable but places you at the most risk. In this situation you place a lot of trust with your clients, hoping that they will work with you and not cut you out of the deal (on purpose or otherwise). If you’re not too concerned or feel that it’s worth the risk rather than losing the client due to coming across as too pushy, that’s your call.

Whichever way you choose is entirely up to you. My suggestion, though, is to be consistent. To create an efficient business, you should choose a method and stick to it. Spend the next few clients testing out each option, see how comfortable you feel and once you’ve decided which works best with you and your personality, make it your policy. By having something you follow with every client, you’re able to start focusing on other parts of your business rather than having to change for every person you meet.

© 1989-2020 REM Real Estate Magazine

Housing slowdown hasn’t harmed BC economy much says TD

Tuesday, October 15th, 2019

A report says economy sustained by continued growth

Steve Randall
REP

The sharp slowdown in the British Columbia housing market has not resulted in a major impact for the province’s economy.

A TD Economics report says that the economy has provided a robust defence against slowing home sales with continued growth and strong labour market.

Despite ‘body blows’ to the economy, the fact that the housing slowdown has been mostly about weaker sales, while homebuilding has remained relatively strong, has helped mitigate the effect on the wider economy.

The diversification of the province’s economy has also meant resilience for BC.

The report, from economists Omar Abdelrahman and Derek Burleton, calls for a continuing 2% growth rate despite signs of a rebounding housing market; this is far lower than the 3% and above seen frequently across the years since 2013.

In their analysis, they note the heavy influence that the housing market had on the BC economy during the 2013-2016 period.

While they acknowledge that ascertaining the exact impact is complicated and takes in metrics such as retail sales, boosted by growing housing wealth; and foreign ownership of homes; the economists say that “it is clear that housing activity and its indirect impacts were responsible for more than a third of the overall expansion.”

However, with many homeowners having seen the values of their homes surge post-recession, the estimated 10-15% moderation in average home prices in the province since the introduction of measures to cool the market, will still mean many have seen notable appreciation.

The province has also largely avoided surging listings.

Looking ahead to 2020 The report’s outlook for 2020 is for continued challenges from lower levels of demand from foreign homebuyers, together with affordability issues.

“We expect resale activity and prices to trend up only modestly from current levels. At the same time, we are forecasting a moderate drop in housing starts for the province on the heels of this year’s outsized gains, which will lean against any positive swing in growth contribution from the resale housing market,” the report says.

Copyright © 2019 Key Media Pty Ltd

This is the largest driver of Canada’s population growth

Friday, October 11th, 2019

Population growth continues to drive Canadian condo market activity

Ephraim Vecina
Mortgage Broker News

Much of the growth in Canada’s population and consumer base can be attributed to immigration, according to Statistics Canada.

Latest figures from the agency showed that 82.2% of the population growth seen in 2018/2019 stemmed from immigrants and non-permanent residents.

During this time frame, Canada admitted 313,580 immigrants, which was one of the highest volumes ever recorded. The number of non-permanent residents also increased by 171,536 during this period, accounting for the largest increase in Canadian history.

“While also fuelled by rapid growth in asylum claimants, this gain was mainly led by an increase in the number of work and study permit holders. Temporary immigration assists Canada in meeting its labour market needs,” StatsCan noted in its data release.

This fed into the country’s robust population growth of 1.4%, which was the highest among G7 nations. This pace was more than twice as fast as that seen in both the United States and the United Kingdom (0.6% each), and stood considerably above the rate seen in Germany (0.3%) and France (0.2%).

Population growth has been a major contributor in the nation’s steadily swelling mortgage credit load. Bank of Canada figures showed that the outstanding balance reached a new high of more than $1.59 trillion as of August, increasing by 4% annually and by 0.6% from July 2019.

This was the fifth straight month of growth in this metric. The August upswing was also 8.1% higher than the year-over-year gain seen during the same month last year.

Copyright © 2019 Key Media

Promises, promises: CEO warns election rhetoric could boost home prices

Friday, October 11th, 2019

Tunnel vision on housing could raise home prices

Kimberly Greene
Mortgage Broker News

During this federal election cycle, Royal LePage President and CEO Phil Soper said it’s encouraging that the candidates have focused so much thought and time to housing issues.

As candidates compete for undecided votes, however, Soper warns that taking a singularly focused approach without addressing all aspects of the housing picture could actually raise home prices further and hurt homebuyers, not help them.

“Well-intentioned election promises aimed at making housing more accessible and affordable to first-time buyers will fall flat if they trigger a surge in demand without a corresponding increase in the supply of homes. For example, lowering monthly mortgage payments by stretching repayment over a longer time period looks great on the surface, yet a surge in new buyers could cause prices to escalate, erasing the enhanced purchasing power,” Soper said.

The median price of a home in Canada increased 1.4% year-over-year to $630,335 in the third quarter of 2019, according to the Royal LePage National House Price Composite, compiled from proprietary property data in 63 of the nation’s largest real estate markets. When broken out by housing type, the median price of a two-storey home rose 1.3% year-over-year to $738,346, while the median price of a bungalow remained flat at $521,250. Nationally, condominiums remained the fastest appreciating housing type, with the median price rising 3.4% year-over-year to $457,911. Data analyzed contains both resale and new build transactions, provided by Royal LePage’s sister company, RPS Real Property Solutions.

Royal LePage forecasts that the aggregate price of a home in Canada will rise 1.5% year-over-year to $632,226 in the fourth quarter of 2019, which is a 0.3% increase compared to the third quarter of 2019. It should be noted that that forecast depends on there not being any new housing policy changes, which may or may not be the case after October 21st.

“Low interest rates and an outstanding employment picture continue to buoy consumer confidence and support our recovering real estate market,” said Soper. “The collateral damage from the trade war between the U.S. and China has been manageable to date. Barring a full-blown American recession, our outlook for Canada’s housing sector is for continued market expansion.”

In the GTA, the aggregate home price increased 3.7% to 858,443. There was “broad strength” across most areas in the region with the highest gains being in Pickering and Toronto, increasing 6.5% and 6.2%, respectively.

Healthy price growth in the detached segment combined with affordable new condominium developments and strengthening efforts to improve transit connectivity in some suburban areas contributed to an increase in the number of transactions, especially in the suburban 905 area code.

“The shrinking price gap between condominiums and detached properties in many areas of the GTA has encouraged some homebuyers to save for a bit longer and enter the market owning a bungalow or a two-storey home,” said Chris Slightham, president, Royal LePage Signature Realty. “We’ve also seen an increase in consumer confidence across the GTA partly because of the recent decline in the benchmark five-year interest rate, which has made single-family homes more attractive.”

Home price declines in Greater Vancouver aren’t necessarily increasing affordability, as the aggregate home price in the third quarter of 2019 was $1,194,900. Still, Randy Ryalls, general manager at Royal LePage Sterling Realty, said that they’ve seen an increasing number of homebuyers become willing to enter the market, and they expect more through the end of the year.

“Greater numbers of buyers are taking advantage of favourable market conditions and excellent mortgage rates, leading to what appears to be a solid footing in our price correction. Low unemployment, wage growth and pent-up demand are contributing to a change in market conditions that we should see emerge in the coming months,” said Ryalls.

Home prices decline in Calgary, Edmonton, Regina, and Saskatoon, however, provide great opportunities for new buyers.

“The Saskatoon real estate market continues to show signs of a recovery,” said Norm Fisher, broker and owner, Royal LePage Vidorra. “We have moved toward a balanced market as buyers are responding to the affordability of entry-level units in the area. It’s an attractive time to enter the market.”

What’s becoming clear is that a one-size-fits-all approach to housing in Canada isn’t going to be the most effective way to keep home prices from skyrocketing in some places while providing a much-needed boost for market stabilization in others. Regional differences need regional approaches, and that goes far beyond surface-level solutions and sound bytes.

“With the fastest growing population among advanced economies worldwide, providing adequate shelter for Canada’s rapid pace of household formation presents an economic opportunity and a social challenge,” Soper said. “Careful stewardship of the real estate industry and its related financial sector is critical for the health of the country’s economy and the personal wealth of Canadian families.”

Copyright © 2019 Key Media

Colliers makes landmark sale of Vancouver multifamily asset

Friday, October 11th, 2019

Surrey Gardens Apartment complex sold

Steve Randall
Mortgage Broker News

Colliers International is celebrating the sale of one of the largest multifamily investment assets in Vancouver.

With 3 wood-framed apartment buildings, 223 residential units, 11,000 square feet of retail, and all set in around 5.9 acres, the Surrey Gardens Apartment Portfolio sale was the first since it was constructed in 1973.

The firm held a competitive bidding process which received 10 bona fide offers from local private Investors, foreign investors and REITS within one month.

The unconditional winning bid for 100% of the freehold of the asset was negotiated by the Colliers team, led by Casey Weeks and Morgan Iannone of the Greater Vancouver Area office.

The asset is located in the St Helen’s Park neighbourhood and is within a 15 minute walk or short drive to shopping and other amenities, along with the Simon Fraser University campus.

Copyright © 2019 Key Media

New home prices rise for the first time in more than a year

Friday, October 11th, 2019

There is slight increase in the price of new housing nationally

Steve Randall
Mortgage Broker News

There was a slight increase in the price of new housing nationally in August.

Prices were up 0.1% from July, the first increase since July 2018, led by notable increases in the Sherbrooke (2.1%), Montreal (1.1%), and Trois-Rivieres (0.5%) CMAs due to higher construction costs.

Favourable market conditions reported by builders meant higher prices in the Kitchener-Cambridge-Waterloo area (1.5%), perhaps due to the strength of the tech sector and the affordability of the market relative to Toronto.

Statistics Canada data also shows that Oshawa and St. Catharines–Niagara were both down 0.4% month-over-month amid unfavourable market conditions.

Year-over-year decline
The newly-released data shows that year-over-year prices declined for a third consecutive month with August posting a 0.3% decline.

The national figure was impacted by sizeable declines in new home prices in Calgary (2.2%) and Regina (2.1%) which led the declines for the third straight month as elevated inventory weighed on prices.

Ottawa (+5.5%) and Montréal (+4.3%) saw the largest year-over-year increases in August, mostly because of the continuing trends of favourable market conditions and higher construction costs.

Out of the 27 CMAs surveyed, Ottawa has been recording the largest year-over-year increases in new house prices since May 2018.

Copyright © 2019 Key Media

September home sales surge signals the real estate market is returning to equilibrium

Friday, October 11th, 2019

In September were up in both Toronto and Vancouver, housing prices presented a different picture

Murtaza Haider and Stephen Moranis
The Vancouver Sun

Housing markets in Toronto and Vancouver appear to be on the mend, as both gained strength over the summer and have posted a record increase in sales in the fall.

September housing sales in greater Vancouver increased by 46.3 per cent from the same month last year. A similar story emerged in greater Toronto where the September 2019 sales were 22 per cent higher than the sales recorded a year earlier.

While sales in September were up in both Toronto and Vancouver, housing prices presented a different picture. The MLS composite home price index, which captures the price of a typical dwelling over time, was up by 5.2 per cent on an annual basis in Toronto. In comparison, the index was down by 7.3 per cent in Vancouver.

While the industry has greeted the rebound with relief, the question of why sales are bouncing back now is unclear.

Some experts believe that low mortgage rates have been a factor. Also, buyers previously deterred by the stress tests might “have adjusted to the guideline in terms of the type and location of purchase, purchase price and down payment amount,” according to Jason Mercer, chief market analyst for the Toronto Real Estate Board.

Others believe that shared equity mortgages (SEM) might have contributed to the increase in sales. SEMs, which became effective in September, provide up to 10 per cent of the purchase price to a first-time homebuyer in exchange for an equity stake in the property. Proponents believe that SEMs help reduce monthly mortgage payments, which may induce housing demand by first-time homebuyers.

While the theory seems plausible, we believe SEMs are an unlikely catalyst. SEMs come with certain conditions. For one, the qualifying properties must be priced under $500,000 — a category that actually saw a five per cent decline in sales in Toronto on a year-over-year basis.

The more substantial increase in sales was observed for rather expensive properties in Toronto. September 2019 sales of homes priced between $1.25 and $1.75 million increased by more than 50 per cent on an annual basis, while those of homes priced between $900,000 and $1.25 million jumped by more than 40 per cent.

Tsur Somerville, a professor of real estate finance at the University of British Columbia, noted an uptick in sales over the summer. Houses in Vancouver’s high-demand neighbourhoods were “moving very quickly,” he noted.

Somerville pointed out that the last month’s jump in sales in Vancouver comes following a down period in September 2018, when sales relative to the year before had collapsed by 43.5 per cent. The Vancouver market, in other words, is trying to regain what it had lost over the past couple of years.

What is interesting about the sudden resurgence in sales in both Toronto and Vancouver is that it occurred during a period of strong “underlying economic fundamentals that have not changed much,” Somerville said.

Some experts believe that the converging prices of semi-detached units, condominium apartments, and townhouses in cities such as Toronto are indicative of markets approaching an equilibrium. Benjamin Tal, the deputy chief economist with CIBC World Markets, believes that the correction in low-rise housing is finally over. The pent-up demand in Toronto has brought the buyers from the sidelines resulting in an acceleration in sales and prices.

Housing markets have arrived back at a point “where we should have been,” said Tal.

The evidence that markets are returning to their long-term equilibrium is indeed getting stronger. September 2019 sales in Toronto, at 7,825 units, are similar to the sales recorded in September 2014 and 2015. At the same time, housing prices in Toronto, despite the earlier decline in sales volume, have been resilient over the past five years.

Like other economists, Tal also believes that declining interest rates have helped the recovery in housing markets. However, he cautions the markets to be prepared for an interest rate hike in 2020 or soon afterwards.

© 2019 Financial Post

Teranet partnership takes real estate insights to new heights

Thursday, October 10th, 2019

Nearmap Ltd. Joins Teranet in real estate information provider

Steve Randall
Canadian Real Estate Wealth

A Canadian provider of information systems for the real estate, legal, and financial services industries, has announced a high-flying new partnership.

Teranet will work with aerial imagery and location data experts at Nearmap Ltd, to deliver a suite of complimentary new products to the market that leverage Teranet core competency in reliable land and property data and Nearmap’s suite of new revolutionary imagery products.

“We are very excited about this partnership. Combining Nearmap’s advanced imagery capabilities with Teranet’s expertise in real estate and property insights creates so many possibilities for our organizations”, said John Robinson, VP, Commercial Solutions at Teranet. “This synergistic partnership will enable our organizations to deliver complimentary solutions to a broad range of customers and significantly extends our capabilities across Canada.”

Nearmap is one of the 10 largest aerial survey companies in the world. The Australian firm regularly captures wide-scale urban areas in Australia, New Zealand, and the US multiple times each year.

“This partnership between Nearmap and Teranet brings together crucial information from the ground and in the air for anyone making land and property decisions,” said Patrick Quigley, Executive Vice President and GM of International Partnerships and Expansion. “We are excited to partner with Teranet to bring an industry leading set of rich Canadian based content and solutions to customers.”

Copyright © 2019 Key Media Pty Ltd

Warning for real estate, mortgage pros as cyber attacks increase

Thursday, October 10th, 2019

Cybersecurity training need for real estate

Steve Randall
Canadian Real Estate Wealth

Real estate agencies and mortgage firms may be leaving themselves exposed to cyber attacks by not taking some simple steps.

A new report from the Canadian Internet Registration Authority says that   71% of more than 500 individuals with responsibility for IT security decisions across multiple Canadian business sectors said their organization had been impacted by at least once cyber incident last year.

The impact includes time and resources, out of pocket expenses, and even paying ransoms.

“Now more than ever, Canadians need trust in the internet. We believe that security is the foundation of that trust which is why we have leveraged our experience safeguarding the .CA domain to help Canadian organizations protect themselves and their users,” said Byron Holland, president and CEO, CIRA, which is running its Cybersecurity Awareness Month throughout October.

The report found that 96% of respondents said that cybersecurity awareness training was at least somewhat effective in reducing incidents, but only 22% conducted the training monthly or better; and just 41% of respondents have mandatory cybersecurity awareness training for all employees.

Reporting requirements Many of the respondents (43%) were unaware of their responsibilities regarding reporting of cyber incidents as part of PIPEDA.

Of those businesses that were subject to a data breach, only 58% reported it to a regulatory body; 48% to their customers; 40% to their management and 21% to their board of directors.

“While technical solutions are important, the best layer of security for any organization are cyber-aware employees,” said Jacques Latour, chief security officer, CIRA. “We are happy to see more organizations embracing cybersecurity awareness training as a critical element of their defense. However, there is more work to be done to ensure the quality and rigor of the training offered keeps pace with the ever-changing world of cybersecurity.”

Copyright © 2019 Key Media Pty Ltd