Archive for April, 2020

Canadian home prices to weather the worst of the pandemic

Thursday, April 16th, 2020

64% of Canadians say COVID-19 negatively impacting household income

Ephraim Vecina
Mortgage Broker News

Despite the ravages of the pandemic, Canadian housing prices will prove remarkably robust, according to Royal LePage.

In its recent analysis, Royal LePage projected that the widespread economic weakness brought about by COVID-19 will pull down Canada’s average housing price by just 3% this year, should the slowdown last until late summer.

This will put the nationwide aggregate home price at $627,900. More optimistic estimates place the outbreak’s impact being contained to just the second quarter, which might lead to an annual price increase of 1% to $653,800.

The first quarter saw the aggregate Canadian home price increase by 4.4% year-over-year to $655,276. Last December, Royal LePage predicted prices to grow by 3.2% in 2020.

“From our experience with past recessions and real estate downturns, we are not expecting significant year-over-year price changes in 2020,” Royal LePage President and CEO Phil Soper said.
“Home price declines occur when the market experiences sustained low sales volume while inventory builds. Currently, the inventory of homes for sale in this country is very low, matching low sales volumes as people respect government mandates to stay at home.”

However, Soper cautioned that social distancing policies and lockdowns will be moderating factors that will place “downward pressure on both home sales volumes and prices.”

“Equally, if the collective efforts of Canadians slow the spread of the disease to manageable levels, and if promising science and therapeutic drugs are announced, people will return to their jobs, market confidence will bounce back quickly, and we could see Canada’s real markets roar back to life, with 2020 transactions delayed but not eliminated,” he said.

Copyright © 2020 Key Media

Vancouver rental tower sells for $52 million

Thursday, April 16th, 2020

107-unit West End tower fetches approx.$486,000 per suite

Western Investor

Harley House, a 21-storey, 107-unit concrete tower in Vancouver’s West End sold for approximately $486,000 per door; brokered by Mark Goodman and Cynthia Jagger of Goodman Commercial.

 

Type of property: Multi-family rental tower

Location: 1230 Nelson Street, Vancouver

Number of units: 107

Number of storeys: 21

Building size: 94,500 square feet

Land size: 26,000 square feet (approx.)

Zoning: RM-5B

Year built: 1971

Sale price: $52 million

Brokerage: Goodman Commercial Inc., Vancouver

Brokers: Mark Goodman, Cynthia Jagger  

Copyright © Western Investor

Staying out of Negative Territory: BoC holds policy rate at .25%

Wednesday, April 15th, 2020

BoC held the interest rate at 0.25 percent

Nicole McKnight
other

The Bank of Canada held the policy rate to .25% today. This hold was widely expected after the BoC emergency rate cut on March 27, when Stephen Poloz communicated that .25% is the effective lower bound.

All 12 economists on Finder’s Bank of Canada interest rate forecast panel accurately forecasted the decision. And all but one, Professor of Economics at Concordia University, Moshe Lander, thought the Bank should hold the rate.

“If the Bank wants to challenge its theory that 0.25 percent is the effective lower bound, it can take an unconventional move to lower the target overnight rate by, say, 10 basis points, rather than the usual 25 basis points and see how markets react,” he said.

The panel is divided as to whether the rate should go below 0.25% in future. 58% say the rate should go no lower, 33% are unsure and 8% disagree.

Associate Director of Economic Forecasting for the Conference Board of Canada, Alicia MacDonald, like the majority of the panel, believes the rate should go no lower. 

“As interest rates approach zero, further rate cuts have a less stimulative impact…when weighing the small stimulative benefit against the feasible large cost to the financial sector, there is not a strong case for further cuts to the overnight rate at this point,” she said.

Still, a third of panellists, including Senior Economist at TD Bank, Brian DePratto; Deputy Chief Economist at Scotiabank, Brett House; Economics Professor at the University of Toronto, Angelino Melino; and Associate Professor of Economics at the University of Calgary, Trevor Tombe; are potentially open to the idea of negative rates. 

DePratto said negative rates may need to be considered even though it’s not clear how effective they would be.

“It is logical that other tools be ‘taken off the shelf’ before moving into negative territory. But they are clearly still part of the toolkit – and in the event that things get much worse, no tool should be ruled out entirely,” he said.

When asked if an additional stimulus package will be needed to combat the increasingly devastating economic fallout of COVID-19, 89% of the panelists who responded said yes. The majority (five of eight), said around $100 billion extra would be needed.

Today the Bank of Canada responded to calls for more economic stimulus by committing to continue to purchase at least $5 billion in Government of Canada securities per week in the secondary market. The Bank also announced a new Provincial Bond Purchase Program of up to $50 billion and a new Corporate Bond Purchase Program of up to $10 billion. 

Laurentian Bank Securities, Chief Economist, Sebastien Lavoie, predicted the Bank would move into purchasing corporate and provincial bonds and that the BoC could ultimately end up  purchasing more than $500 billion in different assets.

A broader QE program going beyond the purchase of federal bonds and including corporate and provincial bonds is likely to be more effective given the challenging market liquidity. A more severe Covid-19 scenario could lead to a total purchase of $500B+ in different assets.

Scotiabank’s Derek Holt, TD’s DePratto and Laurentian Bank’s Lavoie, said they’d like to see more targeted industry assistance in the next package. Lavoie suggested help could come in the form of a GST remittances break and a 0% GST rate to provide cash flow relief and support an eventual recovery.

Other suggested measures included a Basic Income Guarantee, supply boosting measures, further credit support for business and more support for low to medium-income households.

© 2020 finder.com

Pandemic Halts Sales Activity in March

Wednesday, April 15th, 2020

BCREA reports pre-pandemic sales up

BCREA

The British Columbia Real Estate Association (BCREA) reports that a total of 6,717residential unit sales were recorded by the Multiple Listing Service®(MLS®) in March2020, an increase of 17.2per cent from March2019. The average MLS® residential price in BC was $789,548, a15.1per cent increase from $685,892recorded the previous year. Total sales dollar volume in March was $5.3billion,a 35 per cent increase over 2019.

“Provincial housing markets started the month very strong before the COVID-19 pandemic put a halt to activity, ”said BCREA Chief Economist Brendon Ogmundson.“Activity will slow considerably in April as households and the real estate sector implement measures necessary to mitigate the spread of this virus.”“While we don’t know when this unprecedented period will end, markets will be boosted by pent-up demand and historically low interest rates when it does,” added Ogmundson. “The ultimate strength of their recovery will depend on how long the economy remains effectively shut down, as well as the efficacy of federal and provincial measures to bridge households through the financial difficulties brought on by the pandemic.” Year-to-date, BC residential sales dollar volume was up 37.1per cent to $12.9billion, compared with the same period in 2019. Residential unit sales increased 21.7per cent to 16,866units, while the average MLS® residential price was up 12.6per cent to $763,031.

© BCREA

Vancouver is seeing fewer home buyers from China

Wednesday, April 15th, 2020

Pandemic slows foreign home buyers

Ephraim Vecina
Canadian Real Estate Wealth

The influx of Chinese home buyers in Vancouver has noticeably thinned over the past month, according to a recent RE/MAX analysis.

“With the closing of national and international borders as a response to the pandemic, real estate players within the metro Vancouver market have noticed a marked decrease in the number of Chinese travellers and buyers, particularly around Chinese New Year- a hot time for foreign buyers,” RE/MAX said.

“The restrictions being imposed within China in response to the virus, are having monumental impacts upon their economy, and many of these restrictions have already spread to other countries that are home to other heavy investors in Vancouver Real Estate.”

Prior to the global outbreak, which originated in China’s Hubei province late last year, condos in Canada’s largest cities have been prized targets among foreign home buyers and property investors.

Statistics Canada figures indicated that as of 2017, around 4.8% of homes in Vancouver are owned by non-residents. These assets accounted for 5.1% of the total value of residential property in the region.

Canada Mortgage and Housing Corporation (CHMC) numbers supported this observation, noting that 11% of Metro Vancouver condos are owned by non-residents.

“A key factor in Vancouver’s expensive price tags is the extent of real estate purchased by foreign buyers,” RE/MAX said.

“Considering that the condo market is the segment of the city’s real estate most unbalanced with supply and demand, it is evident that offshore buying is having a profound impact on the market, and on home prices.”

Copyright © 2020 Key Media Pty Ltd

Consumer confidence is suffering an unprecedented decline

Wednesday, April 15th, 2020

Canadian Confidence Index plunged to 38.7

Ephraim Vecina
Canadian Real Estate Wealth

Canadians’ confidence towards the housing market, their finances, and their jobs has significantly worsened over the past few weeks, according to a new survey.

Describing the decline as a “historic slide,” the latest edition of the Bloomberg Nanos Canadian Confidence Index plunged to its lowest level since 2008, registering a 38.7 reading as of April 13.

The gloomy outlook especially applied to the residential property market: The share of Canadians who are expecting home prices to decline was at 41%, versus the mere 13% just a month ago.

Meanwhile, 79% said that they are bracing themselves for the economy to deteriorate over the next half-year, far above the previous record of 57% seen during the 2008-09 recession.

The extraordinary economic damage brought about by the coronavirus pandemic has pushed the Bank of Canada to slash its interest rates several times over the past few weeks. Economists have stated that the market should expect more movements in the same vein as the situation continues to evolve.

“[The cuts] are clearly targeting financial market plumbing here,” Manulife Investment Management Chief Economist Frances Donald told BNN Bloomberg late last month. “This is not about preventing a recession. There’s very little the Bank of Canada can do to prevent the job losses that are coming in the next couple of weeks and months. What they can do is make sure the financial markets are behaving properly.”

The fraction of Canadians who reported weaker personal finances over the past year reached a record high of 36.9%. Another 22.3% expressed fears about losing their employment, the highest proportion since 2013.

Copyright © 2020 Key Media Pty Ltd

National Home Sales and Listings Drop Sharply in March: CREA

Wednesday, April 15th, 2020

National sales and new listings were stifled in March

The Vancouver Sun

National sales and new listings were stifled in March, as home buyers and sellers across the country remained on the sidelines in the second half of the month in reaction to healthcare and economic measures to combat COVID-19. 

Although sales crept up 7.8 per cent year-over-year (y-o-y), there was a stark decline in sales compared to February of this year, when the market was gearing up for a busy spring season. Compared to last month, home sales fell 14.3 per cent nationally, with declines experienced across major markets across the country. The Greater Toronto Area (GTA) saw the largest month-over-month (m-o-m) decline of 20.3 per cent, followed by Montreal (-13.3 per cent) and the Greater Vancouver Area (-2.9 per cent).

National home prices grew 12.5 per cent to $541,926. Excluding the GTA and Greater Vancouver, this figure drops nearly $130,000. The Home Price Index, which reflects the value of homes sold grew slightly m-o-m by 0.8 per cent, and 6.9 per cent y-o-y.

COVID-19 Impact Reflected in Second Half of March

While there was an overall increase in y-o-y sales, CREA’s senior economist, Shaun Cathcart noted that “numbers for March 2020 are a reflection of two very different realities, with most of the stronger sales and price growth recorded during the pre-COVID-19 reality which we are no longer in.” CREA notes that data for the second half of March considered in tandem with preliminary figures for April paint a different, more realistic picture of the current state of the market as illustrated by early April numbers trending at about “half of what would be normal for that time of year.” As such, although we can begin to see some shifts, the full impact of COVID-19 on Canada’s housing market will be more apparent in the coming weeks. As more buyers and sellers reconsidered entering the market over the course of March, new listings reflected a similar downward trend to sales, with a 12.5 per cent drop since February 2020. As such, the 12-month moving average sales-to-new-listings ratio (SNLR), which is a measure of buyer competition, inched back to 62.1 per cent from 54.6 per cent last year. For reference, a range between 40 – 60 per cent indicates balanced conditions, while below and above that threshold indicate local housing market conditions favouring buyers and sellers, respectively.

Given the magnitude and impact of COVID-19 response measures across the country, Canada’s national housing market remains relatively stable in the immediate term, with CREA stating that “this measure of market balance was remarkably little changed“ compared to February. They report that two thirds of markets remained in balanced territory over March, with the remainder exhibiting sellers’ market conditions. 

Months of inventory – a measure of the time it would take to liquidate available market supply at the current rate of sales activity – is sitting at 4.3 months nationally, which is half a per cent higher than February, but still nearly a full percentage point lower than the long term average of 5.2 months. As noted earlier, this can be attributed to the steep drop in sales and new listing activity in the latter half of March.

Home Prices Continue to Trend Over Regional Lines

The ongoing regional trend in home price activity continues across the country, with Ontario experiencing a 14.7 per cent annual increase in average home prices to $682,779 and British Columbia also experiencing an uptick in average price growth of 14.9 per cent y-o-y to $788,425. 

The average price in the GTA rose 14.5 per cent y-o-y to $902,680 although the rate of growth was slower compared when compared to February, when average prices grew 16.6 per cent y-o-y. Further East, Ottawa average home prices continued on an upward trajectory last month, rising 18,3 per cent annually to $516,276. Montreal followed suit, with a 10.4 per cent annual increase in average prices to $433,750. 

In Western Canada, Vancouver average home prices sit at $1,080,193, up nearly 10 per cent y-o-y.  In the Prairies, both Edmonton and Calgary experienced annual average price declines at 4.7 per cent and 3.4 per cent respectively. 

Learn more about how home prices performed in markets across Canada in March in our infographic below:

© 2015 – 2020 Zoocasa Realty Inc., Brokerage

Royal LePage forecasts ‘remarkably stable’ home prices during pandemic

Wednesday, April 15th, 2020

Low sales and low inventory has stabilized the market

REM

Royal LePage is forecasting that if COVID-19 stay-at-home restrictions are eased during the second quarter, house prices will finish the year up by one per cent year-over-year, to an aggregate value of $653,800. If the restrictions continue through the summer, the negative economic impact is expected to drive home prices down by three per cent to $627,900, the company says.

“The impact of COVID-19 on the Canadian economy has been swift and violent, with layoffs driving high levels of unemployment across the country,” says Royal LePage president and CEO Phil Soper. “While is it sad that these people skewed strongly to young and to part-time workers, for the housing industry, the impact of these presumably temporary job losses will be limited as these groups are much less likely to buy and sell real estate.”

In explaining why the company doesn’t foresee a large price drop, Soper says, “Home price declines occur when the market experiences sustained low sales volume while inventory builds. Currently, the inventory of homes for sale in this country is very low, matching low sales volumes as people respect government mandates to stay at home.

“It is easy to mistakenly equate a handful of transactions at lower prices to a reset in the value of the nation’s housing stock. Distressed sales that occur during an economic crisis are a poor proxy for real estate value,” says Soper.

“As we ease out of strict stay-at-home regimens, sales volumes will return; traditional home sales practices will not,” he says. “The popular open house gathering of buyers on a spring afternoon is gone, and it won’t be coming back any time soon. The industry is leveraging technologies that allow a home to be shown remotely and social distancing protocols, where we restrict client interaction with our Realtors to limited one-on-one or two meetings, will continue for months and months. This process is inherently safer than a trip to the grocery store.”

Looking ahead, “If the fight against the coronavirus requires today’s tight stay-at-home mandates to remain in place for several months more, with no semblance of normal business activity allowed, temporary job losses will become permanent and consumer confidence will be harder to repair,” says Soper. “This would place downward pressure on both home sales volumes and prices.

“Equally, if the collective efforts of Canadians slow the spread of the disease to manageable levels, and if promising science and therapeutic drugs are announced, people will return to their jobs, market confidence will bounce back quickly, and we could see Canada’s real markets roar back to life, with 2020 transactions delayed but not eliminated.”

© 1989-2020 REM Real Estate Magazine

Challenges Ahead – Read My Latest Market Update

Wednesday, April 15th, 2020

April 2020 – Latest Market Update

Tony Iannetti
other

Home buyer demand continued to outpace supply up until halfway into March and then levelled off significantly since then.   Inventory levels were and continue to be below the seasonal averages and home prices were on a steady rise.  The impact on the demand from the COVID-19 was not a surprise but the bigger question now is what we can expect to experience in the coming months.  The improvement in the number of virus cases being reported in BC and the so called flattening of the curve should help minimize the impact to the real estate market.  I suspect prices will be resilient to any downward pressure. 

The prime lending rate has fallen nearly 40% (1.5%) in the past month and currently stands at 2.45%.   Fixed rates did fall significantly too but banks quickly adjusted these rates along with the spreads on variable rate mortgages.  Fixed rates are now higher by nearly 30% and for the most part are being offered around 3%.  Variable rate mortgages that were being offered as low as Prime -1% are now as high as Prime +0.20%.  It has been reported that banks adjusted the rates as such to reflect higher risk in real estate lending as a result of the COVID-19.  That being said, every major nation in the world will be challenged to stimulate their economies and there is little doubt that low rates will be required to help us recover from what is expected to be the worst recession ever faced by the world. 

Latest stats for March 2020:

  • Consumer prices fell 0.40%.  The largest decline in over 5 years.
  • Inflation cooled to 1.5% y/y.
  • GDP fell 9%. The largest drop ever recorded.
  • Canadian employment plummeted and the unemployment rate is nearly 8%.
  • BC lost 132,000 jobs and the unemployment rate is just over 7%.
  • Canadian housing starts decreased over 7%.
  • Home sales in Greater Vancouver increased 46% y/y. 
  • Total number of homes listed for sale in Metro Vancouver decreased 25% y/y.

My thoughts are with you during these challenging times and many solutions are available to help you with financial matters.  Whether you need your mortgage payments deferred, need short term financing, or assistance to navigate the Federal or Provincial support programs – I’m just a click away.

Copyright © 2018 Mortgage Matters

Bank of Canada interest rate forecast report

Tuesday, April 14th, 2020

Economists weigh in on negative rates, Fiscal measures, Housing affordability

other

The Bank will hold the overnight rate on April 15, according to economists on Finder’s BoC Interest Rate Forecast panel; a decision 92% or 11 of 12 agree with.

Just one panellist, Professor of Economics at Concordia University, Moshe Lander, thinks the Bank should cut the rate.

“If the Bank wants to challenge its theory that 0.25 percent is the effective lower bound, it can take an unconventional move to lower the target overnight rate by, say, 10 basis points, rather than the usual 25 basis points and see how markets react,” he said.

While the majority of the panel agrees the Bank should hold the rate next week, the panel is divided as to whether the rate should go below 0.25% at a later date. 58% say the rate should go no lower, 33% are unsure and 8% disagree.

Associate Director of Economic Forecasting for the Conference Board of Canada, Alicia MacDonald, like the majority of the panel, believes the rate should go no lower. 

“As interest rates approach zero, further rate cuts have a less stimulative impact…when weighing the small stimulative benefit against the feasible large cost to the financial sector, there is not a strong case for further cuts to the overnight rate at this point,” she said.

Still a third of panellists, including Senior Economist at TD Bank, Brian DePratto; Deputy Chief Economist at Scotiabank, Brett House; Economics Professor at the University of Toronto, Angelino Melino; and Associate Professor of Economics at the University of Calgary, Trevor Tombe; are potentially open to the idea of negative rates. 

DePratto said negative rates may need to be considered even though it’s not clear how effective they would be.

“The evidence of the effectiveness of negative rates is mixed, so it is logical that other tools be ‘taken off the shelf’ before moving into negative territory. But they are clearly still part of the toolkit – and in the event that things get much worse, no tool should be ruled out entirely,” he said.

Unconventional monetary policy

With the rate so low the Bank has engaged in unconventional monetary policy via the purchasing of government bonds. When asked how many billions the Bank will spend in total as part of the program, the panel average was $183 billion. 

Half the panel believe the Bank will spend around $200 million, with other forecasts ranging from a low of $50 billion to a high of $300 billion.

Melino has this to say about the program;

“Normally, the Bank would cut its policy rate by 500 basis points in response to the current crisis. It can’t do that this time. Financing the increased government spending amounts to a real world “helicopter drop”, which is an appropriate tool for the Bank of Canada to use at this time.

Laurentian Bank Securities, Chief Economist, Sebastien Lavoie, believes the Bank could end up purchasing more than $500 billion in different assets.

A full-fledged QE program focusing on purchasing the federal bond yields to zero could help moderately at best given that the yield curve stands near 0.50%-0.80% except for the longs 30-year bond yield,” he said.

A broader QE program going beyond the purchase of federal bonds and including corporate and provincial bonds is likely to be more effective given the challenging market liquidity. A more severe Covid-19 scenario could lead to a total purchase of $500B+ in different assets.

Housing

This report we asked our panelists what their six-month economic outlook was for wage growth, employment, cost of living, household debt and housing affordability. 

In an astonishing reversal 42% of the panelists now hold a positive view of housing affordability, when just last month only 9% of economists viewed housing affordability positively.

Last month experts warned of overvalued markets, specifically in notoriously expensive cities like Toronto and Vancouver, but with a changed outlook due to the severe economic implications of COVID-19, there seems to be hope that there will be housing opportunities where there were only affordability challenges pre-pandemic.

Fiscal policy

When asked if an additional stimulus package will be needed to combat the economic fallout of COVID-19, 89% of the nine panelists who answered the question said yes. The majority (five of eight), said around $100 billion extra would be needed.

Scotiabank’s Derek Holt, TD’s DePratto and Laurentian Bank’s Lavoie, who were in the majority, said they’d like to see targeted industry assistance in the next package. Lavoie suggested help could come in the form of a GST remittances break and a 0% GST rate to provide cash flows relief and support an eventual recovery.

Other suggested measures included a Basic Income Guarantee, supply boosting measures, summer employment for youth, further credit support for business and more support for low to medium income households and small businesses.

Unemployment

Despite the efforts of both the central bank and the government, many economists are expecting a spike in unemployment. Of the 11 panellists who answered the question, two – McCulloch Professor of Economics at Dalhousie University Lars Osberg and Concordia’s Moshe Lander – think we could see unemployment as high as 15% by October 1.

The panel average was less pessimistic, with an average forecasted unemployment rate of 10.2%. DePratto had the most positive forecast of 6.3%, followed by Macdonald at 7%, while House forecasted a rate of 8.5% for the year of 2020.

You can find additional commentary and embeddable infographics here: www.finder.com/ca/bank-of-canada-interest-rate-forecast

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