Archive for the ‘Real Estate Related’ Category

Vancouver elects first Chinese-Canadian mayor

Saturday, October 15th, 2022

Sim elected new mayor of Vancouver in a landslide vote

Frank O’Brien
Western Investor

Ken Sim, a novice politician, is the first Chinese-Canadian elected as mayor of Vancouver.

Ken Sim thanks supporters in his election victory speech Oct. 15 in Vancouver. | CTV screen shot

Ken Sim was elected the new mayor of Vancouver in a landslide vote October 15.

 A Vancouver businessman who had never held a political post, Sim received the majority of votes, with 47.93 per cent. Incumbent Vancouver Mayor Kennedy Stewart followed in second, with 16.68 per cent of the total votes.

Sim and his ABC Vancouver party have promised to hire 100 officers, 100 mental health nurses and reinstate the police school liaison program. ABC says it will support a VPD graffiti abatement program and wants police officers on patrol to wear body cameras.

Sim’s party says it will also create a task force to address the dramatic rise in anti-Asian, anti-Semitic and anti-Indigenous hate crimes.

Vancouver’s new mayor is the co-founder of Rosemary Rocksalt Bagels and Nurse Next Door.

 

© 2022 Western Investor

CMHC predict housing prices continue to drop in 2023

Friday, October 14th, 2022

CMHC makes huge house price drop prediction

Tara Deschamps
other

However, the fall will do little to improve affordability

Canada Mortgage and Housing Corp. is predicting housing prices will continue to drop in 2023, but is warning the fall will do little for affordability.

Patrick Perrier, the housing agency’s deputy chief economist, said in a report Thursday that he expects the national average home price to fall 15% from $770,812 – the peak seen in the first quarter of this year – by the end of the second quarter of 2023.

On an annual basis, he sees prices growing 2.6% in 2022 compared with 21.3% in 2021 and then, declining 6.3% in 2023 and rising 2.1% in 2024.

Perrier attributed the moves to housing demand slowing as interest rates rise.

Despite the price decline, Perrier believes housing affordability will not improve because any benefits that can be reaped from lower prices will be offset by higher interest rates and combined with an increasingly competitive rental market.

“Those who are current renters that were planning to purchase a house, they won’t be able to do it, so they’ll stay in the rental market,” Perrier said in an interview.

“And unfortunately, we might see others that are currently owners that, because of deterioration in their employment and income conditions, might have to sell and go on the rental market.”

Thus, Perrier said less demand and pressure in the ownership market will transfer to more demand and pressure in the rental market.

To make the housing markets for affordable, he feels more supply is needed and it needs to come quicker to keep pace with demand and take pressure off pricing.

Perrier sees the lack of affordability occurring as the country heads into a recession by the end of 2022, but added that the downturn will not be as severe as the last and a recovery will begin in the second half of 2023.

In a separate report, Royal LePage lowered its home price expectations on Thursday. It sees prices in the fourth quarter decreasing compared with the same quarter last year and erasing the gains made at the start of 2022.

The real estate brokerage’s new outlook is based on a survey that predicted the aggregate price of a home in Canada in the final three months of the year will drop 0.5% compared with the fourth quarter of 2021.

That’s down from a July forecast that predicted prices in the fourth quarter to be up 5.0% on a year-over-year basis.

Because home prices follow sales volume trends, Royal LePage CEO Phil Soper expects to see further softening in the final months of the year.

“September did not bring the typical seasonal lift in the number of homes trading hands in this country, a clear indication that our housing market continues to adjust to higher borrowing costs,” Soper said in a statement.

“Our revised outlook has national prices at just below where we ended 2021, erasing the gains made in the first quarter of 2022.”

 

Copyright © 1996-2022 KM Business Information Canada Ltd.

Home sales fell by 3.9% in September compared to the previous month | CREA

Friday, October 14th, 2022

Canada home prices fall again

Fergal McAlinden
other

 

September marked the seventh successive month of declining prices

Canadian home prices were down again in September, marking a seventh consecutive month of decline as they dropped nearly 9% below their March peak.

New data from the Canadian Real Estate Association (CREA) showed that the benchmark price of a home in September was $766,000, a fall of 1.4% from August, with the Greater Toronto Area (GTA) accounting for an especially significant decline.

That’s in stark contrast to other cities including Calgary and Ottawa, which both posted higher benchmark prices in September than the previous month.

Prices in a red-hot housing market skyrocketed in Canada during the first two years of the COVID-19 pandemic, before dipping in recent months amid a series of rate hikes by the Bank of Canada and notably lower purchase activity.

Read next: What’s next for Toronto’s once-sizzling housing market?

Home sales in September decreased by 3.9% compared to the previous month, CREA said, with year-over-year sales slipping by a full 32.2%. That meant September sales were around 12% lower than the pre-pandemic 10-year average for that month.

CREA’s senior economist Shaun Cathcart said in remarks accompanying the news that it was important to remember the market remained in the middle of “a period of rapid adjustment” with buyers and sellers both trying to “feel each other out” while many people stepped back from their plans to buy a house.

“Resale markets may remain on the quiet side for some time yet,” he said, “with the flipside of that coin being even more pressure on rental markets.”

Despite the cooling housing market and falling prices, there’s little indication that the Bank of Canada will change course on its rate-hiking trajectory of the year to date, with a jump of at least 0.5% expected in its next announcement.

 

Copyright © 1996-2022 KM Business Information Canada Ltd.

Home sales fell by 3.9% in September compared to the previous month | CREA

Friday, October 14th, 2022

Canada home prices fall again

Fergal McAlinden
other

B.C.’s lost 58% of paper production capacity and 13% of pulp mill capacity | David Elstone

Friday, October 14th, 2022

B.C.’s once-mighty pulp and paper industry faces ruin

Nelson Bennett
Western Investor

Government, industry have 90 days to turn around an industry worth $3.9 billion to provincial economy, experts warn

The Powell River mill, once the largest in B.C., shut down December 2021 and two other pulp and paper mills have closed since. | Paper Excellence

By the end of this year, after Paper Excellence indefinitely shuts down its paper mill in Crofton, B.C. will have lost 58 per cent of its paper production capacity and 13 per cent  of its pulp mill capacity, according to David Elstone of the Spar Tree Group.

“With only 16 pulp or paper mills in total in British Columbia, and 25 per cent already or soon to be curtailed, there is no denying this sector is in crisis,” he writes.

There is such a severe fibre supply shortage now that, if it isn’t fixed immediately, two to three pulp mills could shut down by Christmas, warns Joe Nemeth, project manager for the BC Pulp and Paper Coalition.

He added that the provincial government recently convened an emergency task force of government officials, First Nations and industry to try to address some of the economic and regulatory hurdles to free up more fibre for the pulp sector. But he fears the changes won’t come fast enough to save the two or three pulp mills that now hang in the balance.

“They’re saying all the right stuff, but they’re moving at the government pace,” Nemeth said. “If left to their own devices, they’ll take six to 12 to 18 months to study policies … and by the time they do that, the whole industry’s dead.

“We don’t have six to 12 to 18 months. We have about 90 days or less.”

Pulp mills typically want a cushion of 45 days of chips and logs, Nemeth added.

“You will see two or three more pulp mills — in addition to what have already been shut – will be shutting in the next 90 to 120 days,” Nemeth said.

“A whole bunch of the mills are down to five days or less,” he said. “They are hand-to-mouth as we speak. One hiccup and they’re down.”

Pulp and paper mills are major employers and economic anchors for many B.C. communities. They typically employ 400 people or more, and pulp mill workers are well-paid, many making six figures. So when a pulp mill shuts down, it can be devastating for a community.

The Crofton paper mill, which is to be indefinitely curtailed by the end of this year, will be the third Paper Excellence pulp or paper mill to shut down in two years.

In December 2021, Paper Excellence announced that a temporary curtailment of its paper mill in Powell River would become indefinite. In 2020, its pulp mill in Mackenzie was indefinitely curtailed and then permanently shuttered in 2021.

West Fraser Timber Co. Ltd. recently announced a 16-day curtailment at its Cariboo Pulp and Paper mill in Quesnel.

And Elstone warns that the Taylor pulp mill may have a “tenuous future.” That mill, owned by Canfor Pulp Products has been curtailed since earlier this year, mainly due to rail transportation problems, and Canfor now says it may not restart the mill until next spring.

Pulp mills are major contributors to the forest economy. At $3.9 billion in 2021, pulp and paper was B.C.’s fourth most valuable export. Pulp and paper account for 20 per cent of B.C.’s forest sector GDP and 34 per cent of the total value of forest products exports, according to the BC Pulp and Paper Coalition. The sector supports 11,000 high paying jobs in B.C.

While a declining paper market is partly to blame for the shuttering of paper mills in B.C., the same can’t be said for pulp mills and pulp markets. Pulp prices are currently about 25 per cent above long-term average prices, Nemeth said.

“Today, if you can make pulp, you’re making money,” he said.

But pulp mill operators in B.C. are dealing with supply chain problems related to rail capacity and fibre supply shortages.

Lack of fibre

There is a fibre supply deficit of about four million cubic metres, Nemeth said, largely due to sawmill closures and curtailments.

Sawmills and pulp and paper mills have a symbiotic relationship. They need each other, and a shrinking timber supply in B.C. has resulted in numerous permanent sawmill closures over the past decade. These sawmill closures are now having a predicted knock-on effect on pulp and paper mills. And when pulp mills go down, it can also have an impact on the remaining sawmills.

“Sawmills do not have a physical outlet for their chips and bark and hog (fuel),” Nemeth said. “If the pulp mills go down, they will shut.

“It takes three to four sawmills to supply enough chips for a pulp mill, on average. So if two or three pulp mills go down, they’ll take 10 sawmills with it. If 10 sawmills go down, they’ll take two or three pulp mills with it.”

Over the last two decades, infestations of mountain pine and spruce beetle, and forest fires, have eliminated massive amounts of timber, reducing the annual allowable cut (AAC).

Long-term, the AAC is expected to decline from 61.6 million cubic metres to 51 million cubic metres by 2030. The NDP government’s new old growth protection strategy will also remove a significant chunk of the AAC.

Last year, two forestry analysts, Jim Girvan and Rob Schuetz, predicted that if all of the forest policies being considered at that time by the B.C. government were implemented — including old growth deferrals and new caribou habitat protection laws — up to 10 sawmills and three pulp and paper facilities could go down.

So far, there have been no major sawmill closures since that report, Girvan said, but the majors have eliminated entire shifts at several large sawmills, which is tantamount to sawmill closures. Shifts have been eliminated at the Fraser Lake mill, Williams Lake and Quesnel plywood plant, Girvan said.

“These are really big mills. They fundamentally reduced capacity across three of their four biggest mills in the interior, and then Canfor – Plateau – took a shift off.”

These curtailments happened when lumber prices were still fairly high. And now that lumber prices have fallen, more curtailments could be coming.

When sawmills shut down or curtail production, pulp mills lose an essential input – sawmill waste, which helps explain why there are now so many curtailments happening at pulp and paper mills in B.C.

In addition to sawmill waste, both pulp mills and wood pellet mills can use harvest waste from logging, but a lot of that harvest waste is still simply being piled up and burned in slash piles.

Wood wasted

The BC Pulp and Paper Coalition estimates there could be 1.2 million cubic metres of timber waste that could be going to pulp mills. So why aren’t pulp mills recovering that waste?

Nemeth said it’s a combination of costs and regulations that prevent the pulp and pellet industries from accessing harvest waste. The way logging companies do the sorting in the bush is just one example.

“They do a lot of the merchanizing out in the bush,” Nemeth explained. “A faller drops a tree, and let’s say it’s 500 metres away from the road. A mechanical piece of equipment goes in there, cuts off the top, cuts off the flared bottom, de-limbs it, and then brings it roadside – just brings in cut-to-length pieces they’re using for sawlogs.

“So a lot of the wood that we could use is left out in the cutblock. Today, for the forest companies, it’s cheaper for them to burn it than to actually salvage it.”

There are others regulations that could be changed that would make it economic for the pulp and pellet industries to access more harvest waste that is otherwise just burned. There’s also a significant amount of dead or dying timber from forest fires that could be salvaged for the pulp and pellet industries, Nemeth said.

 

© 2022 Western Investor

673 acres of farmland in Saskatchewan sells for $1.911 Million

Friday, October 14th, 2022

Saskatchewan 673 acres sells for $1.91 million

Western Investor Staff
Western Investor

The farmland, made up of four contiguous properties in RM of Edenwold, sold for $311,00 over its list price.

C&C Realty, Regina Beach, Saskatchewan, for Western Investor

 

Property type: Farmland

Location: Section 34-20-17 W2 in the Rural Municipality of Edenwold, Saskatchewan.

Sale price: $1.911 million

Brokerage: C&C Realty, Regina Beach, Saskatchewan.

Broker: Chris Vogel.

 

© 2022 Western Investor

Development land sells for $4.4M located at 14238 Highway 10, Surrey, B.C.

Friday, October 14th, 2022

Surrey 1.76-acre site on Highway 10 fetches $4.4 million

Western Investor Staff
Western Investor

Eyed for residential development, the site is close to amenities in the Panorama area as well as Highway 91 and 99.

Frontline Real Estate Services, Surrey, B.C., for Western Investor

 

Property type: Development land (residential)

Location: 14238 Highway 10, Surrey, B.C.

Sale price: $4.4 million.

Brokerage:  Frontline Real Estate Services Ltd., Surrey, B.C.

Brokers: Megan Johal, Adam Lawrence, Justin Mitchell.

 

© 2022 Western Investor

29 storeys propose for the site of the former Mountain Equipment Co-op flagship store at 130 West Broadway in Vancouver

Friday, October 14th, 2022

Rezoning application prepped for key Broadway site

Peter Mitham
The Vancouver Sun

Two rental towers are proposed for the site of MEC’s former flagship store at 130 West Broadway in Vancouver under a rezoning application set for submission in November.Colliers International

Two rental towers of up to 29 storeys will be proposed for the site of the former Mountain Equipment Co-op flagship store at 130 West Broadway in Vancouver under a rezoning application being prepped for submission next month.

“The proposal would include two secured rental towers (28-29 stories in height) on top of a commercial podium comprised of childcare, retail, restaurant and fitness space, a public park, and below-grade parking,” stated a letter developers Reliance Properties Ltd. and QuadReal Property Group distributed to neighbours earlier this month.

The letter says the proposal conforms to the recently approved Broadway Plan, which envisions “a mix of housing, job space, public amenities, and streetscape improvements including an active public realm” for the site.

“The design … is not that much different from the one we drew up back in 2017, 2018. It’s just that we couldn’t move it forward because it couldn’t be supported under the existing zoning,” said Jon Stovell, president of Reliance, which acquired the site in 2015. “It required the Broadway rezoning policy to be supported under that form or height.”

Previous proposals always envisioned rental housing on the site, but the scale was impossible prior to the Broadway Plan’s approval in July. Now that letters of inquiry and rezoning applications are permitted, Reliance and QuadReal are moving forward to submit a rezoning application for consideration by the new council.

“We pursued, for a long time, various options under a secured market rental or Rental 100 type of application,” Stovell said. “But neither we nor the city was very happy with the outcome that could be supported by the existing zoning, and everybody decided that it would be better to wait until there was a clearer pathway to what could be done with the site.”

Given the amount of work undertaken on previous proposals for the site, Reliance and QuadReal are moving directly to a rezoning application rather than submitting a letter of inquiry first.

While the Broadway Plan doesn’t require developers to consult with the community prior to submitting an application, Reliance and QuadReal are doing so to avoid surprises during the approval process.

“As with all our projects, the partnership is committed to each community in which we build, and we strive to gain an understanding of and hopefully address our neighbours’ priorities and concerns through open dialogue,” the letter to neighbours stated. “With this in mind, we would look forward to a conversation with you as our neighbour.”

“We’re doing the next best thing, which is to try and inform immediately impacted neighbours of what’s coming,” Stovell said.

The city has told Stovell that more than 60 letters of inquiry have been received for properties since approval of the Broadway Plan in July. By moving directly to rezoning, 130 West Broadway is potentially one of the first projects set for completion under the new plan.

The exact timeline will depend on the length and success of the approval process, which remains lengthy. It’s safe to say construction won’t begin before 2024, however, a year before the Broadway Subway Project is set to open.

Redevelopment of the block will add life to a block dominated by what Stovell described as “the ultimate white elephant building,” a former car dealership-turned-big box store that has sat largely vacant since MEC vacated it for a new flagship store in the Olympic Village in 2020. The current building is 52,486 square feet.

“This application has zero displacement of existing rental residential, which is one of the main bugbears and complaints of the Broadway Plan,” he said. “Literally nothing will be lost. It’s just a dead block right now.”

 

© 2022 Western Investor

Toronto housing market is currently the biggest real estate bubble worldwide

Thursday, October 13th, 2022

This Canadian market is the worlds biggest housing bubble…

Ephraim Vecina
other

Interest rate increases and economic volatility are amplifying the risk of home price crashes

The Toronto housing market is currently the biggest real estate bubble worldwide, according to a recent UBS Group AG study.
The analysis, which looked at urban markets that face the greatest risk of home price declines over the next few months, found that, on average, home prices in major global cities are becoming more volatile compared to the past few years – a trend spurred by interest rate hikes and the looming threat of recession.
“We are witnessing the global owner-occupied housing boom finally under pressure,” UBS Group AG stated in its report. “In a majority of the highly-valued cities, significant price corrections are to be expected in the coming quarters.”
The study found that Toronto saw its benchmark home prices spike by 71% in the three years ending February 2022, and then drop by 8.6% since then.
Read more: Toronto rent rates likely to continue soaring, brokers say
“Recent rate hikes by the Bank of Canada could be the last straw that broke the camel’s back,” the report said. “New buyers and owners during mortgage renegotiations not only need to pay higher interest rates but are also required to provide more income to qualify for a mortgage. Price correction is already in the making.”
The report added that housing price risk levels also noticeably increased in Frankfurt, Zurich, Munich, Hong Kong, Vancouver, Amsterdam, Tel Aviv, Tokyo, and Miami.

Copyright © 1996-2022 KM Business Information Canada Ltd.

Canada’s most populous provinces are likely to fall well short of affordable housing targets for 2030

Thursday, October 13th, 2022

How can Canada solve its housing supply problem?

Fergal McAlinden
other

Possible solutions are varied – but difficult

The news that Canada’s most populous provinces are likely to fall well short of affordable housing targets for 2030 came as little surprise to anyone who’s been following the country’s supply crisis in recent years – but finding a solution to that shortfall appears to be no easy task.

That’s partly because of the problems faced in attracting new construction workers to the industry, according to one of the authors of the national housing agency’s recent report revealing the likely failure of Ontario, British Columbia and Quebec to hit their 2030 affordable housing goals.

Dana Senagama (pictured top), Canada Mortgage and Housing Corporation’s (CMHC’s) senior specialist, market insights, told Canadian Mortgage Professional that attracting more young people within the existing labour force into construction remained a significant long-term hurdle to the prospect of higher inventory levels hitting the market.

“We already saw in the census that the construction industry is really having trouble attracting younger people between the ages of 15 and 24 to work in construction,” she explained, “and that’s concerning because we’re going to see more and more baby boomers retiring in the coming years.”

How might that be addressed? Greater youth participation in residential construction could be achieved by financial support for education in skilled trades and further vocational training facilities across the country, the report indicated, while more targeted immigration programs for foreign skilled workers could be introduced.

Read more: Housing crisis in Canada – six suggested solutions

It also recommended that workers be paid a fair wage “with good benefits for working full-time, part-time, casually, or seasonally in the construction industry.” That would ensure greater retention of employees as well as keeping work running smoothly with fewer disruptions, the authors argued.

While CMHC’s report found that labour capacity appeared to be higher when building condominium apartments or high-rise construction, an important caveat is that many of the units in those buildings are unsuitable for families, or more than one resident, because they’re often too small, Senagama said.

Meanwhile, with construction often a long-winded and drawn-out process, she said converting existing commercial buildings into residential properties could potentially provide a more immediate solution to current supply deficiencies.

“One of the gifts of the pandemic is [that] working remotely became the acceptable norm,” she said. “So we are seeing across Canada a lot of these buildings being vacant. Is there a potential to convert that into residential buildings, where already the services are established?”

Of course, such an approach would require those buildings to have their suitability for conversion closely assessed, Senagama added, before that process began.

Ontario and British Columbia are traditionally viewed as the two provinces in Canada with the tightest market conditions and housing supply, with prices having boomed in recent years partly due to the lack of inventory on the market.

Quebec shouldn’t be overlooked as a market that’s also experiencing a scarcity of much-needed supply, according to Senagama, although she also noted that the price measures in that province differed from those elsewhere.

Read more: Housing market correcting, not crashing: RBC economist

“They don’t have the same price measures of affordability as do Ontario and BC, and that’s really where you’re looking at an average house price over $1 million – that’s not an entry point for many people,” she said. “So affordability is far more of a concern, particularly in the urban centres of Ontario and BC – less so in Quebec.

“But that’s not to negate the challenge there as well. You still need to build more to accommodate the increasing population.”

The implications of not addressing those challenges could be stark, with the possibility that affordability in the housing market – already out of reach for many Canadians – will continue to decline steadily.

Real estate giant RE/MAX Canada has already sounded the alarm in recent weeks on the prospect of an impending “crisis point” if housing supply continues to dwindle without being replenished.

The conclusion of the report, Senagama said, is that “this is a way bigger problem that really cannot be solved at the macro level, at the highest level in terms of the federal government.

“This needs to trickle down to every level – and the industry has to get on board. It’s an all-hands-on-deck approach. I think we all need to put our heads together and find a solution, because no one entity will be able to solve it.”

 

Copyright © 1996-2022 KM Business Information Canada Ltd.