Archive for March, 2020

Mortgage stress test changes are on hold until further notice

Monday, March 16th, 2020

OFSI defers all financial changes to a later date

Steve Randall
Mortgage Broker News

The planned change and review of the mortgage stress test has slipped down the priority list for the Canadian government due to the COVID-19 coronavirus crisis.

Until the outbreak, it was expected that Office of Financial Sanctions Implementation (OFSI) would consider changes after a consultation with stakeholders. It was hoped this would make the rate used to determine affordability for uninsured mortgages more dynamic instead of its current rigidity.

But OSFI said late Friday that, in unison with other government agencies, it was focusing on ensuring the resilience of Canadian financial institutions and the financial system.

“As a result, the benchmark rate as currently published by the Bank of Canada will remain in force until further notice,” OSFI said in a statement.

But it’s not just the review for uninsured mortgages that are affected.

“The Minister of Finance has also announced the suspension of the April 6, 2020 coming into force of the new benchmark rate used to determine the minimum qualifying rate for insured mortgages,” the statement clarified.

Maintaining credit supply

To ensure that Canadian financial institutions have enough liquidity to continue lending, OSFI has also cut its buffer requirements.

The Domestic Stability Buffer, which large financial institutions are required to maintain in case of financial crisis, was due to be 2.25% as of the end of April 2020 but this has been cut to 1% immediately and remain in place for at least 18 months.

The regulator says the release of banks’ funds from the buffer should be used for lending to businesses and households and not for shareholder distributions.

OSFI says that financial institutions’ dividend increases and shareholder buybacks should be halted.

Copyright © 2020 Key Media

How much do rental, leasing, and property management firms make?

Monday, March 16th, 2020

Canadian property management firms collected $115B

Steve Randall
Mortgage Broker News

Canadian residential and non-residential leasing and property management firms generated operating revenues of $115 billion in 2018, the latest year of stats released.

Statistics Canada revealed the figures Friday showing that residential leasing generated $46.6 billion, up 5.6% year-over-year with operating expenses up 4.8% to $30.7 billion.

Ontario had the largest share of residential rental income at 37.5%, followed by Quebec (25.9%), British Columbia (15.7%) and Alberta (11.5%).

Non-residential lessors’ revenue was $61 billion, up 5.4% from the previous year while operating expenses rose 6.9% to $39.2 billion.

Nova Scotia saw the highest increase though (7.2%) as rents grew 2.1% amid tighter inventory of rental units to a vacancy rate of 2%, a historic low.

Ontario had the largest share of non-residential rental income at 42.4%, followed by Quebec (18.9%), British Columbia (15.7%) and Alberta (14.5%).

However, it was BC that saw the highest growth among all provinces, at 7.3% year-over-year, along with the highest economic growth at 4%.

Real estate property management firms generated revenues of $7.4 billion, up 5.8% year-over-year. Operating expenses totaled $5.9 billion, up 5.9%.

Copyright © 2020 Key Media

Buy a home on an American floodplain and you’ll overpay

Monday, March 16th, 2020

Canadian real estate investors may be tempted to buy south of the border

Steve Randall
Mortgage Broker News

Canadian real estate investors and snowbirds may be tempted to buy south of the border now, as prices are climbing.

But a new study warns that millions of US homes that are built on flood plains are overvalued, adding risk to purchasing in those regions which may not be evident from pricing.

The National Bureau of Economic Research (NBER) says that the combined overvaluation of US$34 billion is based on its conclusion that markets are failing to price in the risk from climate change related issues including flooding.

Due to the typically long-term nature of real estate, the authors of the study warn that the overvaluation of around 3.8 million American homes is likely worsening as risk increases.

Researchers Miyuki Hino of University of North Carolina at Chapel Hill and Marshall Burke of Stanford say their study is the first nationwide look at how flood plain designations impact home values.

They note that “the flood plain often splits houses on the same block or divides one side of the street from another” and they believe that most homebuyers would not be aware of the risk before putting in an offer.

The researchers also concluded that the greater level of due diligence usually applied by buyers of commercial real estate means that these properties are more likely to be priced more appropriately to the risk.

The full study is available from the NBER website.

Copyright © 2020 Key Media

Federal Reserve slashes interest rates to zero as part of wide-ranging emergency intervention

Sunday, March 15th, 2020

The moves are aimed at keeping financial markets stable and making borrowing costs as low as possible

Heather Long
Washington Post

The Federal Reserve announced on Sunday it would drop interest rates to zero and buy at least $700 billion in government and mortgage-related bonds as part of a wide-ranging emergency action to protect the economy from the impact of the coronavirus outbreak.

The moves, the most dramatic by the U.S. central bank since the 2008 financial crisis, are aimed at keeping financial markets stable and making borrowing costs as low as possible as businesses around the country close and the U.S. economy hurtles toward recession.

The Fed, led by Chair Jerome H. Powell, effectively cut its benchmark by a full percentage point to zero. The benchmark U.S. interest rate is now in a range of 0 to 0.25 percent, down from a range of 1 to 1.25 percent.

In addition to rate cuts, the Fed announced it is restarting the crisis-era program of bond purchases known as “quantitative easing,” in which the central bank buys hundreds of billions of dollars in bonds to further push down rates and keep markets flowing freely. The Fed is also giving more-generous loans to banks around the country so they can turn around and offer loans to small businesses and families in need of a lifeline.

“Economic policy experts must do what we can to ease hardship caused by the disruption to the economy,” Powell said in a 42-minute conference call Sunday evening. “We are prepared to use our full range of tools to support the flow of credit to households and businesses.”

Powell said Fed leaders met Sunday afternoon because they anticipate a “significant effect” on the U.S. economy in the coming months, including negative growth in the second quarter. Their goal is to do all they can to help the nation “weather this difficult period” and “foster a more vigorous return to normal once the disruptions from the coronavirus abate,” he added.

President Trump, who has been relentlessly pushing the central bank to take more action, congratulated the Fed and said its decision to lower interest rates “makes me very happy.”

In the coming months, the Fed will purchase at least $700 billion more in bonds as part of its new quantitative easing. The majority of the buying, at least $500 billion, will be U.S. Treasury bonds. The rest will be mortgage-backed securities, an effort to stabilize home loans.

The Fed’s actions Sunday come on the heels of an emergency interest rate cut on March 3 and a large $1.5 trillion injection into the bond market last week to ensure sufficient liquidity.

The ultra-low interest rates are expected to remain until the U.S. economy recovers from the coronavirus downturn.

“The [Fed] expects to maintain this target range until it is confident that the economy has weathered recent events,” the central bank wrote in a statement.

Layoffs have already begun across the country as large and small businesses see a dramatic decrease in sales. The Dow Jones industrial average remains in bear market territory after the swiftest 20 percent plunge in U.S. stock market history.

By deploying much of its arsenal Sunday, the Fed left open the risk that even these moves would prove inadequate and it would have to take further measures later on. While the Fed could launch more bond purchases or do other experimental actions to try to drive rates lower, it’s not clear what else the Fed could try that would significantly alter the economy’s path.

Stock futures slumped after the Fed’s announcement with the Dow Jones industrial average set to open down more than 1,000 points on Monday. Such heavy-handed central bank actions can raise concerns that the economy might be in worse shape than even many experts thought.

America’s largest banks announced shortly after the Fed move that they will stop repurchasing their shares and use that money to make loans to customers instead. The banks include Bank of America, Bank of New York Mellon, Citigroup, Goldman Sachs, JPMorgan Chase, Morgan Stanley, State Street and Wells Fargo.

“The covid-19 pandemic is an unprecedented challenge for the world and the global economy and the largest U.S. banks have an unquestioned ability and commitment to supporting our customers, clients and the nation,” the banks said in a statement.

In his conference call, Powell tried to emphasize the U.S. economy was in good shape before the pandemic hit, and he added that he is personally feeling fine and has not felt the need to get tested for covid-19.

“The economic outlook is evolving on a daily basis and it really is depending heavily on the spread of the virus,” Powell said. “That is just not something that is knowable.”

Trump has urged the Fed to make the nation’s interest rates negative, something that has never happened before in the United States. Powell said it was unlikely he would make U.S. rates negative. Negative rates work by effectively paying borrowers to take out loans and requiring people and businesses that deposit money to pay a fee rather than earn interest. Europe and Japan have tried negative rates with mixed success.

“They are not out of tools, but they’ve used the biggest tool they have, the interest rate tool, the one that’s been proven over the years to work the most effectively,” said Donald Kohn, the former Fed vice chair during the 2008 financial crisis. “Even if they did go below zero, they wouldn’t be able to go far below zero.”

After the Fed cut rates two weeks ago, markets sold off on fears the economy was in a faster nose-dive than originally believed. That appeared to be happening again as stock markets around the world prepared to open sharply down on Monday.

“The Fed and other central banks have gone all out to aid the world economy today,” wrote Chris Rupkey, chief financial economist at MUFG Bank. “Some times the massive Fed interventions have generated even more panic selling in the markets as it shows the severity and concern of Fed officials of just how bad the risks are to the economy.”

Trump has been pushing the Fed for days to do more to prop up markets and try to prevent the economy from falling into a recession. But while many economists agree the Fed can provide needed stability to the economy, they say Congress will need to pass legislation to stimulate growth or provide security as people lose jobs or are forced to stay home.

Most economists have urged Congress and the White House to enact a major stimulus package to protect workers and businesses from collapse. On Saturday, the House passed billions of dollars of additional funding for health care and workers who must stay home.

In addition to cutting interest rates Sunday, the Fed is giving banks the ability to borrow money from the central bank for up to 90 days, a big jump from the mostly overnight loans that were previously available. Starting Monday, banks can borrow from the Fed at a rate of 0.25 percent, a massive cut from the 1.75 percent rate that was in effect before.

The move is meant to help ensure banks have enough cash on hand to support small businesses and American families as they deal with cash-strapped times in the coming weeks.

“This is not just a lifeline for America’s banks; it’s a long lifeline,” said Danielle DiMartino Booth, founder of Quill Intelligence and a former top adviser at the Dallas Fed. “The Fed is trying to say to every small and medium-sized bank in America, ‘You have access to funding when you need it.’ ”

Powell also announced joint action with other central banks around the world.

The Fed is extending U.S. dollar swap lines to other key nations, including Japan, England, Europe, Canada and Switzerland, to ensure those countries have enough dollar reserves on hand. This is another move out of the Fed’s 2008 emergency playbook.

Kohn, the former Fed vice chair, said the central bank could still do more bond purchases and possibly take more measures to extend loans to banks. But it would require action by Congress to give the Fed the ability to do more directly for consumers or small businesses.

Treasury Secretary Steven Mnuchin said Sunday that he is in daily conversation with Powell and the two are working hand-in-hand. Mnuchin suggested he might ask Congress to grant the Fed more tools to help the economy. The sweeping Dodd-Frank legislation scaled back some powers of the Fed and Treasury. There are calls now to reverse that.

“Certain tools were taken away that I am going to go back to Congress and ask for,” Mnuchin said on ABC’s “This Week.”

Powell insisted to reporters that the Fed still has sufficient tools to use to help the economy through this crisis and during the recovery once the coronavirus outbreak passes. He said he has not personally asked Congress for any further tools.

All but one Fed leader voted in favor of Sunday’s extraordinary moves. Cleveland Fed President Loretta Mester preferred to keep interest rates slightly higher, but she was outvoted. The Fed cancelled its upcoming Tuesday-Wednesday meeting after the central bank’s leaders met Sunday by videoconference for several hours.

© Washington Post

B.C. union calls for suspension of mortgage and rent payments until COVID-19 crisis ends

Sunday, March 15th, 2020

BC government employees union wants to protect workers during crisis

Jen St. Denis
other

A B.C. union is calling for the immediate suspension of mortgage and rent payments until the COVID-19 pandemic is over.

Stephanie Smith, president of the BC Government Employees’ Union, said the demand is part of the union’s mission to protect workers during the crisis.

“The BCGEU is urging our members and all working people to trust the science and follow public health recommendations,” said Smith in a statement issued on Friday. “The federal and provincial governments could support our message by suspending mortgage and rent payments during the COVID-19 pandemic to make sure working people can afford to do the right thing.”

The CEO of Canada Mortgage and Housing Corporation, Evan Siddall, said in tweet that his agency will support lenders in allowing deferral of mortgage payments for up to six months for those affected by the coronavirus.

The agency will use an existing program to help homeowners who are struggling to make their mortgage payments.

But, Siddall said in a follow-up message to CTV News Vancouver, CMHC doesn’t currently have “an easy way to get support to renters quickly.” He added that CMHC is working with other government agencies on emergency income support measures, like employment insurance, that could help.

In Vancouver and some other Metro Vancouver municipalities, renters can get emergency help from a rent bank, a source of short-term funding for renters who risk being evicted.

Many businesses have closed, B.C.’s tourism industry is taking a huge financial hit, and many events have been cancelled in an attempt to limit the spread of the novel coronavirus.

The BCGEU wants the federal and provincial governments to put a plan in place now to anticipate further measures that could impact workers’ ability to earn wages.

“We all have a part to play in flattening the curve– workers, employers and governments,” said Smith. “Our federal and provincial governments have an opportunity right now to mitigate one of the major economic pressures that force people to choose to keep working even if they have been exposed to COVID-19 or are symptomatic.”

On Friday, Prime Minister Justin Trudeau announced that a “significant” financial stimulus will be coming, in addition to the $1 billion already announced. The federal government has also waived the waiting period for employment insurance assistance for workers who are in quarantine.

© 2020 BellMedia

Bank of Canada acts to shore up funding liquidity

Friday, March 13th, 2020

BoC to bolster financial stability

Steve Randall
Canadian Real Estate Wealth

The Bank of Canada is to help bolster financial stability by injecting liquidity into the funding markets.

In a similar move to the Fed, the BoC is acting to support interbank funding amid concerns about tightening credit resulting from the coronavirus outbreak.

“The Bank of Canada continues to closely monitor global market developments and remains committed to providing liquidity as required to support the functioning of the Canadian financial system,” a BoC statement said late Thursday.

The central bank is increasing the frequency at which it buys government bonds and is also stepping up its bond buybacks program whereby it sells newer bonds for older issues.

This will add billions of dollars into markets.

Along with further expected cuts in interest rates, the bank hopes that the moves will avoid a credit crunch which exacerbated the Great Recession a decade ago.

“In addition to using just the blunt tool of lowering interest rates, they’re trying to help with liquidity in the market,” Ian Pollick, head of rates strategy at CIBC in Toronto told Bloomberg. “They’re just liquefying the system. It’s consistent with moves we saw earlier today with the Fed.”

Federal finance minister Bill Morneau tweeted that “We are seeing volatility in the markets due to COVID-19. In the face of this uncertainty, we will continue to protect the health of Canadians and our economy. I want to tell all Canadians: we have your back.”

Copyright © 2020 Key Media Pty Ltd

BC home sale values increase by over 40% in February

Friday, March 13th, 2020

BCREA reported an increase in home sales

Duffie Osental
Mortgage Broker News

The total value of residential sales in British Columbia increased by over 40% in February compared to the same month in 2019, according to figures from the British Columbia Real Estate Association (BCREA).

BCREA reported that a total of 5,741 residential unit sales were recorded in February 2020, an increase of 26.3% from February 2019. The average residential price was $758,863, a 12% increase from $677,681 recorded the previous year. And significantly, the total sales volume in February was $4.4 billion – a 41.4% increase over 2019.

“Housing markets in BC continued to trend near long-term average levels in February,” said Brendon Ogmundson, chief economist at BCREA. “Recent declines in mortgage rates and favourable changes to mortgage qualifying rules may provide a boost to home sales heading into spring, although there is significant economic uncertainty lingering over the outlook.”

Total residential active listings fell 8.4% to 28,303 units compared to the same month last year. The ratio of sales to active residential listings increased 20.3% from 14.7% last February.

Perhaps unsurprisingly, the Greater Vancouver area experienced the biggest year-on-year sales increase with 2,185 residential unit sales – a 44.5% increase from last year. Additionally, the average residential price in Greater Vancouver was $1,006,708 – a 6.9% increase from the same period in 2019.

Copyright © 2020 Key Media

How organized real estate must change

Friday, March 13th, 2020

Organized real estate is built on managing property data

Trevor Koot
REM

There is a future that exists without Realtors. We must be cognizant of this fact and contemplate other possible futures, which see the role of the Realtor different than it is today.

We often hear about the profound changes that the real estate industry has experienced and Realtors regularly comment about their difficulties in keeping up with the vast changes. Though change may be prevalent when all aspects of a Realtor’s day-to-day business is considered, I wholeheartedly argue that organized real estate has not undergone any change at all in the past couple of decades, and very little change prior to that.

Appreciating this may not be a popular opinion, I’ll put some context to it.

Realtors have gone from pagers to flip phones to smart phones. From sending contracts, to faxing contracts, to emailing contracts. Brokerages have become more efficient. Franchises have leveraged technology to offer more tools and better business environments for the Realtors who fly their flag. Regulation continues to evolve to accommodate a changing business landscape. Consumers, having access to more information, continue to demand more information.

What has changed relating to the role of real estate boards and associations across the country? Organized real estate was founded on the function of a central organization, designed to manage listing data so brokerages could work in a co-operative environment to sell each other’s listings. This started with collecting information and redistributing it back to the brokerages in printed form, typically catalogues.

With the introduction of the business computer, these catalogues were digitized and moved to an electronic format. Then came the short-lived fad known as the internet that created a new opportunity for the data to become interactive. Boards could now share the data with brokerages and Realtors in real time, allowing for the system to become more interactive and consumer friendly.

Organized real estate is built on managing property data. What has really changed?

Leadership within organized real estate across the country needs to accept that the evolution has been close to non-existent. We cannot be distracted by a false sense of progress because our members have experienced change in their environment. We must be visionary about what the future role of the Realtor is, where organized real estate fits into that role, and start to change to ensure relevance of both in the future.

So, what is our next move? We can agree that the role of the Realtor five to 10 years from now will look vastly different than it does today. This change will be predicated on the way the consumer will navigate a real estate transaction in the future.

I see the consumer gaining more control of their experience. Empowered by information and technology to support the security and flow of that information, the consumer will be in the driver’s seat and be far less dependent on outside participants (appraisers, mortgage brokers, conveyancers, lenders, insurers, notaries and potentially even Realtors). It is time to consider the Realtor as part of the entire real estate transaction continuum, rather than just filling one gap out of many.

This is only possible if organized real estate begins building the infrastructure necessary to create this future. Rather than waiting for the development of such systems, which could be less focused on the Realtor as part of the transaction, we need to lead these conversations, to ensure the continued viability of the Realtor.

There is a future that exists without Realtors. It is our job as leaders in organized real estate to ensure that is not the future that is realized.

© 1989-2020 REM Real Estate Magazine

Emergency Bank of Canada rate cut will add fuel to housing sales

Friday, March 13th, 2020

Some variable-rate mortgage holders will be paying rates as low as 1.95 per cent

Frank O’Brien
Western Investor

A dramatic 0.50 per cent reduction in the Bank of Canada overnight lending rate on March 13 –  the second such cut in nine days – in response to the COVID-19 virus pandemic will “add fuel to the fire” in Vancouver’s housing market and see some home buyers paying interest rates as low as 1.95 per cent

“This unscheduled rate decision is a proactive measure taken in light of the negative shocks to Canada’s economy arising from the COVID-19 pandemic and the recent sharp drop in oil prices,” the central bank stated. The statement added the bank’s governing council is ready to further lower rates if that is necessary “support economic growth and keep inflation on target.”

When questioned, Bank of Canada Stephen Poloz said even a negative interest rate is on the table but told reporters it would likely not be needed “because of our financial firepower.”

The leading rate reductions are part of a $10 billion stimulus package announced March 13 by the federal government.

The rate cut immediately reduced the BoC lending rate to 0.75 per cent, the lowest since the global financial crisis more than a decade ago.

“Those borrowers who have stuck with variable rate mortgages now look like geniuses,” said Vancouver mortgage broker Peter Kinch, “Someone who has a variable rate mortgage at minus 1 per cent would be paying a 1.95 per cent rate for a mortgage today” he said.

The rate cut will also affect the mortgage stress test, which was scheduled to be modified on April 6 to make it reactive to the average contract rate for five-year mortgage loans at big banks. The stress test had required a borrower to qualify at the posted five-year mortgage rate, plus 2 per cent, or at the Canada Mortgage and Housing Corp. rate of 5.19 per cent, whichever was higher.

Now, the mortgage stress test will be linked only to the current average contract rate available at   federally regulated banks.

A BIV survey March 13 showed this five-year rate is in an average of 2.42 per cent, which means a homebuyer would need to qualify at 4.42 per cent, the lowest level since the mortgage stress was expanded in January 2018 to include all home buyers.

“The housing market in Vancouver is already heating up and these rate cuts will add fuel to the fire,” said Kinch, head of the Peter Kinch Mortgage Team with Diversifi Alternative Investments Ltd.

Housing sales in Metro Vancouver soared 44.9 per cent in February compared to the same month a year earlier and were up 36.9 per cent from January, according to the Real Estate Board of Greater Vancouver, The composite benchmark price for a home is now $1.02 million, up 2.7 per cent from six months ago.

Finance Minister Bill Morneau, appearing on live national TV March 13 with Poloz and Canada’s banking regulator Jeremy Rubin, said he would deliver a fiscal stimulus package next week that will include an additional $10 billion in new funding to the country’s two business financing agencies — the Business Development Bank of Canada and Export Development Canada. The financial aid could be expanded: Morneau said the government would “do whatever it takes.”

Kinch said rumours are rife in the mortgage and banking sectors that one measure being considered is an 18-month suspension of the mortgage stress test.

Copyright © Western Investor

Value of B.C. home sales in February jumps 41% year over year

Thursday, March 12th, 2020

Province’s average home sale price last month was 12 per cent higher than a year ago

Joannah Connolly
Western Investor

B.C.’s real estate recover continued apace in February, with the total value of all home sales at $4.4 billion, up 41.4 per cent from a year ago, the British Columbia Real Estate Association (BCREA) reported March 12.

There were 5,741 residential unit sales were recorded by B.C.’s MLS last month, which is an increase of 26.3 per cent from February 2019

Added to that, the average MLS sale price in B.C. last month was $758,863, a 12 per cent increase from one year previously.

However, all that improvement is in comparison to the weak activity seen in early 2019, and merely brings the provincial real estate market back to normal levels.

“Housing markets in BC continued to trend near long-term average levels in February,” said Brendon Ogmundson, BCREA’s chief economist. “Recent declines in mortgage rates and favourable changes to mortgage qualifying rules may provide a boost to home sales heading into the spring, although there is significant economic uncertainty lingering over the outlook.”

With total B.C. MLS home listings down 8.3 per cent year over year, and sales increasing, the ratio of sales-to-active residential listings across B.C. rose to 20.3 per cent. It is considered a seller’s market only when the ratio is above 20 per cent for several months, so the market is still considered balanced at this point. 

As ever, the picture changes dramatically when looking at individual real estate markets, with some recovering more than others, and some struggling.

Greater Vancouver saw the biggest sales increase (but not the biggest price rises), while the small markets of Northern Lights and Powell River both saw fewer sales than in February last year. Of the larger markets, only B.C. Northern reported a decline in transactions compared with its active market of one year ago.

Average sale prices rose on an annual basis in every B.C. market except Powell River, which is small enough to see wild percentage changes in sales and prices, and therefore does not indicate a trend. Of the larger markets, the highest average annual price rise was in the Fraser Valley, up 9.4 per cent, followed by Okanagan Mainline and Vancouver Island.

Check out sales and prices in your region, below.

Copyright © Western Investor