Archive for the ‘Real Estate Related’ Category

A total of 2,681 home sales in August, representing a sharp 20% annual decrease

Wednesday, September 7th, 2022

Montreal housing market – continuous market slowdown underway

Ephraim Vecina
other

The region also saw its largest volume of listings year-to-date

The Montreal housing market is showing signs of continuous slowdown, building on trends seen during the past few months, according to the Quebec Professional Association of Real Estate Brokers.

The market saw a total of 2,681 home sales in August, representing a sharp 20% annual decrease. The market also continues to slow down, and more consistently than in the previous months of 2022 (except for January), QPAREB said in its latest report.

“For several months now, the markets in the major sectors of the Montreal CMA have been moving at different rates, even though all sectors have seen their number of residential transactions drop for the month of August 2022,” QPAREB added.

The North Shore experienced the smallest deceleration (down by 3%), followed by the South Shore (down by 10%). Double-digit decreases were the norm in August, with the sharpest drops seen in Saint-Jean-sur-Richelieu (down by 34%), the Island of Montreal (down by 31%), Laval (down by 28%), and Vaudreuil-Soulanges (down by 23%).

Read more: Canada housing market – what direction is it headed in?

Montreal saw its largest volume of listings year-to-date in August, with a 37% increase in active listings compared to the same period last year.

“August is usually characterized by a lower volume of properties coming on the market than most other months of the year,” said Charles Brant, director of the QPAREB’s market analysis department. “This is a situation that clearly characterizes and confirms a drastic change in the market’s direction.

“The magnitude of the increase in mortgage interest rates is beginning to be reflected in a more incisive way, with transactional activity slowing down further and the inventory of properties put up for sale building up. The market’s rebalancing process is therefore underway, albeit in a much more gradual manner than in the other Canadian metropolises.”

Median prices stood at $525,000 for single-family homes, at $385,000 for condo units, and at $697,000 for plexes.

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Central bank’s move is its first three-quarter-basis-point jump of 2022

Wednesday, September 7th, 2022

Bank of Canada announces another big rate hike

Fergal McAlinden
other

The central bank continues to take aggressive action on inflation

 The Bank of Canada has increased its benchmark rate by 0.75%, marking a fifth consecutive hike in its latest effort to get surging price growth under control.

The central bank’s move is its first three-quarter-basis-point jump of 2022, bringing its trendsetting policy rate to 3.25% – a full three percentage points above the rock-bottom level it occupied from the beginning of the COVID-19 pandemic to March of this year.

Still, the increase was also a smaller hike than that contained in the Bank’s previous announcement, with that July 13 decision seeing an unexpected 1% jump to combat inflation that has been spiking ever upwards in recent months.

The Bank’s announcement means that the benchmark rate is now above the so-called neutral rate, the level at which economic growth is neither boosted nor constrained, which is currently between 2% and 3%.

Read next: Canada housing market – what direction is it headed in?

Such a move had been widely anticipated, with Canadian Imperial Bank of Commerce (CIBC) executive director and senior economist Karyne Charbonneau indicating to Canadian Mortgage Professional in the wake of the Bank’s last announcement that the policy rate was likely to peak at 3.25%.

“We don’t think there’s space for this type of hike [one percentage point] anymore,” Charbonneau said in July. “So probably 0.75%, maybe in September, and then take a break… We think that by then, the economy will be slowing significantly on these higher interest rates and still-high inflation.”

The banking giant’s managing director and head of fixed income Ian Pollick reinforced that view in a late-August note to clients, indicating that a “narrative shift” was on the way after the Bank of Canada’s planned September hike.

The Canadian economy saw its growth stumble in the second quarter of the year, moving upwards at an annualized rate of 3.3% in Q2 – a figure that was lower than the Bank of Canada’s 4% expectation and analysts’ forecasts of 4.4%.

The Bank of Canada is scheduled to make its next announcement on its benchmark policy rate on October 26.

Copyright © 1996-2022 Key Media, Inc.

Central banks move is its first threequarterbasispoint jump of 2022

Wednesday, September 7th, 2022

Bank of Canada announces another big rate hike

Fergal McAlinden
other

Fed re-evaluate the stress test in light of a resurgence in housing market activity | TRREB

Wednesday, September 7th, 2022

Canada stress test – Real estate board says it’s the right time to re-examine it

Ephraim Vecina
other

Major markets are seeing stronger housing market activity recently The Toronto Regional Real Estate Board has called on the federal government to re-evaluate the stress test in light of a resurgence in housing market activity, seemingly undeterred by price spikes.
John DiMichele, CEO of the TRREB, said that the Office of the Superintendent of Financial Institutions should deliberate on whether the current stress test remains applicable, considering the prevailing environment of economic and fiscal volatility.
“Is it reasonable to test home buyers at two percentage points above the current elevated rates, or should a more flexible test be applied that follows the interest rate cycle?” DiMichele said.
“In addition, OSFI should consider removing the stress test for existing mortgage holders who want to shop for the best possible rate at renewal rather than forcing them to stay with their existing lender to avoid the stress test. This is especially the case when no additional funds are being requested.”
Read more: Mortgage lenders’ results show concern in Canada
Kevin Crigger, president of the TRREB, argued that the Liberal government is perfectly placed to address the potential crisis.
“While higher borrowing costs have impacted home purchase decisions, existing homeowners nearing mortgage renewal are also facing higher costs,” Crigger said. “There is room for the federal government to provide for greater housing affordability for existing homeowners by removing the stress test when existing mortgages are switched to a new lender, allowing for greater competition in the mortgage market.
“Further, allowing for longer amortization periods on mortgage renewals would assist current homeowners in an inflationary environment where everyday costs have risen dramatically.”

Copyright © 1996-2022 Key Media, Inc.

Residential property sales in Metro Vancouver

Wednesday, September 7th, 2022

Metro Vancouvers housing market sees fewer home buyers and sellers in August

REBGV Staff
REBGV

 Metro Vancouver’s housing market is experiencing a quieter summer season marked by reduced sale and listing activity.

The Real Estate Board of Greater Vancouver (REBGV) reports that residential home sales in the region totalled 1,870 in August 2022, a 40.7 per cent decrease from the 3,152 sales recorded in August 2021, and a 0.9 per cent decrease from the 1,887 homes sold in July 2022.

Last month’s sales were 29.2 per cent below the 10-year August sales average.

“With inflationary pressure and interest rates on the rise, home buyer and seller activity shifted below our long-term seasonal averages this summer. This shift in market conditions caused prices to edge down over the past four months.”

Andrew Lis, REBGV Director, economics and data analytics

There were 3,328 detached, attached and apartment properties newly listed for sale on the Multiple Listing Service® (MLS®) in Metro Vancouver in August 2022. This represents a 17.5 per cent decrease compared to the 4,032 homes listed in August 2021 and a 16 per cent decrease compared to July 2022 when 3,960 homes were listed.

The total number of homes currently listed for sale on the MLS® system in Metro Vancouver is 9,662, a 7.3 per cent increase compared to August 2021 (9,005) and a 6.1 per cent decrease compared to July 2022 (10,288).

“Home buyers and sellers are taking more time to assess what this changing landscape means for their housing needs,” Lis said. “Preparation is critical in today’s market. Work with your Realtor to assess what today’s home prices, financing options, and other considerations mean for you.”

For all property types, the sales-to-active listings ratio for August 2022 is 19.4 per cent. By property type, the ratio is 12.2 per cent for detached homes, 25.3 per cent for townhomes, and 24.8 per cent for apartments.

Sales-to-active listings ratio – August 2022

Detached homes

12.2%

Townhomes

25.3%

Condominiums

24.8%

Total 19.4%

Generally, analysts say downward pressure on home prices occurs when the ratio dips below 12 per cent for a sustained period, while home prices often experience upward pressure when it surpasses 20 per cent over several months.

The MLS® Home Price Index composite benchmark price for all residential properties in Metro Vancouver is currently $1,180,500. This represents a 7.4 per cent increase over August 2021 and a 2.2 per cent decrease compared to July 2022.

Sales of detached homes in August 2022 reached 517, a 45.3 per cent decrease from the 945 detached sales recorded in August 2021. The benchmark price for a detached home is $1,954,100. This represents a 7.9 per cent increase from August 2021 and a 2.3 per cent decrease compared to July 2022.

Sales of apartment homes reached 998 in August 2022, a 38.8 per cent decrease compared to the 1,631 sales in August 2021. The benchmark price of an apartment home is $740,100. This represents an 8.7 per cent increase from August 2021 and a two per cent decrease compared to July 2022.

Attached home sales in August 2022 totalled 355, a 38.4 per cent decrease compared to the 576 sales in August 2021. The benchmark price of an attached home is $1,069,100. This represents a 12.7 per cent increase from August 2021 and a 2.5 per cent decrease compared to July 2022.

 

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Bank of Canada hikes interest rates by another 75 basis points

Wednesday, September 7th, 2022

Bank of Canada Announces Fifth but Not Final Interest Rate Increase for 2022

Patti Cosgarea
other

 The Bank of Canada (BoC) announced its fifth interest rate increase of the year, raising rates by another 75 basis points. This follows its July announcement where the Bank announced an interest rate hike of 1 percentage point, the largest interest rate increase since August 1998. BoC also cautioned that interest rates will continue to rise in its most recent announcement stating: “Given the outlook for inflation, the Governing Council still judges that the policy interest rate will need to rise further. Quantitative tightening is complementing increases in the policy rate.”

What to Expect When Qualifying for a Mortgage

The rate hike means that the prime lending rate at all financial institutions will increase by 75 basis points. Following the previous interest rate announcement, most prospective fixed-rate borrowers faced stress tests with rates around 7% and 6% for variable-rate borrowers. 

  • Read: How to Quickly Build Your Credit Score Before Applying for a Mortgage in Canada

This interest rate announcement further impacts the rate borrowers will be tested against. Financial experts suggest that Canadians shopping for a mortgage should weigh all their options and remember that borrowers will often qualify for more if they choose a variable rate instead of a fixed rate. 

 

The Impact on Canadian Real Estate

BoC’s policy rate is now at 3.25% and experts are predicting that future increases will be smaller. Throughout this year, we’ve seen the market shift from what was primarily a seller’s market throughout the peak of the pandemic to many cities being in more balanced or buyers-market territory. “Rising interest rates put downward pressure on real estate markets. Following this rate increase announcement, we may see more cities transition to buyer’s markets” explains Lauren Haw, CEO and Broker of Record of Zoocasa. This means that buyers may have more negotiating power during their home search. If you’re planning to enter the market this fall, work with a local real estate agent to understand which markets will favour you in your home-buying journey.

  • Read: Variable or Fixed-Rate Mortgage? 4 Tips to Help You Decide Which to Choose While Interest Rates are Rising

A Reminder to Homeowners with Existing Variable-Rate Mortgages

Canadians with existing variable-rate mortgages will see their rate rise in line with this announcement and should work with their mortgage specialist to plan for further rate increases. If you’re a homeowner with a variable-rate mortgage, you can use our free mortgage calculator to determine what your new monthly payments will be. Some lenders offer fixed payments with variable-rate mortgages which can be a great option to help homeowners budget as interest rates continue to rise. If you already have a variable-rate mortgage, speak to your mortgage broker to learn if you can switch to fixed payments mid-term.

 

© 2015 – 2022 Zoocasa Realty Inc.

Inflation in Canada has come down a little, but remains far too high | Tiff Macklem

Tuesday, September 6th, 2022

Bank of Canada set for fifth interest rate rise

Nojoud Al Mallees
other

Inflation is still running hot

 Inflation appears to have peaked but it’s still running hot and a supersized rate hike from the Bank of Canada next week is widely expected.

Some economists think Wednesday’s hike could be the last for a while.

“We think that by the time October comes around, we might be in a good enough position for the bank to take a pause and look at how the economy is reacting,” said Karyne Charbonneau, CIBC’s executive director of economics.

The September rate call comes at a crucial time for Canada’s economy.

As gas prices fell, the year-over-year inflation rate sat at 7.6% in July, down from 8.1% in June. Second-quarter GDP grew compared with the first three months of the year, though that slowed toward the end of the period and a preliminary estimate suggests a contraction in July. Meanwhile, the unemployment rate is holding at a historic low.

Despite the drop in the inflation rate, Bank of Canada Governor Tiff Macklem said in an Aug. 16 op-ed that nearly 40-year high inflation was still a major concern.

“Inflation in Canada has come down a little, but it remains far too high,” Macklem wrote. “We know our job is not done yet – it won’t be done until inflation gets back to the 2% target.”

Some of Canada’s major banks are forecasting the central bank will raise the key interest rate by three-quarters of a percentage point, bringing it to 3.25%.

In a closely watched speech last week, US Federal Reserve Chair Jerome Powell delivered a stark message on its own rate hike cycle, saying the Fed will likely impose more large interest rate hikes in coming months. His message that the US central bank will stay aggressive on interest rates had some observers speculating that the Bank of Canada hike on Sept. 7 could even be a full percentage point.

The bank hiked its key rate in July by a full percentage point – the largest single rate increase since August 1998 after a series of hikes that began in March. Previously, the rate had been at 0.25% where it sat since it was slashed to near-zero early in the pandemic.

Higher interest rates feed into higher lending rates across the economy, making it more expensive for Canadians and businesses to borrow money. The central bank is hoping that by making the cost of debt more expensive, spending in the economy will slow and inflation will cool.

However, senior economist David Macdonald at the Canadian Centre for Policy Alternatives warns the rapid pace of the hikes could have serious repercussions because of the high level of business and household debt in the economy.

In his latest analysis, Macdonald said private sector debt amounts to 225% of the country’s gross domestic product. By comparison, the last time the bank raised interest rates this rapidly was in 1995, when private sector debt stood at 142% of GDP.

That higher level of debt, he says, will make it harder to achieve the bank’s desired “soft landing,” where interest rate hikes bring inflation down without triggering a recession.

“What I really wanted to bring out in this analysis was the fact that private sector debt is much higher today than it was in the 1980s and 1990s and previous times that we’ve seen this kind of rapid rate increase,” said Macdonald. “And why this matters, of course, is that it’s not just the interest rate that matters, the interest rate is charged on something. It’s charged on private sector debt.”

Macdonald has been calling for alternative solutions to cool inflation using federal government rather than central bank policy.

Some of his recommendations include changing mortgage underwriting rules for investors to cool housing prices and expanding the new excess corporate profits tax beyond financial institutions.

However, Christopher Ragan, McGill University’s Max Bell School of Public Policy, said the central bank is best-suited to take on the responsibility of maintaining low interest rates.

“There’s very, very good reasons why we have operationally independent central bank trying to target inflation rather than governments, because governments in the past have done a very poor job at that,” he said.

Ragan said the independence of the Bank of Canada allows it to act forcefully in the face of inflation, while any government intervention would be highly political. Nevertheless, Ragan says bringing inflation down with interest rate hikes is painful.

“That’s actually why it’s so important to never let inflation get high in the first place,” said Ragan. “Because it’s not just that high inflation is bad, it’s that reducing high inflation back down to low inflation hurts a lot.”

 

Copyright © 1996-2022 Key Media, Inc.

Toronto housing segment saw a sharp 15% month-over-month increase in sales in August

Tuesday, September 6th, 2022

A sharp-about face in the Toronto market

Ephraim Vecina
other

The region continues to see a resurgence in housing market activity, seemingly undeterred by price spikes
After several months of considerable market deceleration, the Toronto housing segment saw a sharp 15% month-over-month increase in sales in August, totalling 5,627 transactions completed through the region’s MLS system.
Sales accounted for the larger share of new listings compared to the previous three months, according to the Toronto Regional Real Estate Board.
This is despite the August figure representing a year-over-year decline of 34.2%, which TRREB said was a lower annual drop compared to the four months prior.
“If this trend continues, it could indicate some support for selling prices in the months ahead,” the TRREB said in its latest report. “On a seasonally adjusted basis, sales rose 11% sequentially.”
Read more: Canada home sales feel impact of rate hikes
The MLS home price index in Toronto went up by 8.9% in August, while the average selling price across all residential asset classes ticked up by 0.9% to more than $1.079 million.
This might be a troubling direction for the region’s home owners, TRREB officials said.
“While higher borrowing costs have impacted home purchase decisions, existing homeowners nearing mortgage renewal are also facing higher costs,” said Kevin Crigger, president of TRREB. “There is room for the federal government to provide for greater housing affordability for existing homeowners by removing the stress test when existing mortgages are switched to a new lender, allowing for greater competition in the mortgage market.”
“Further, allowing for longer amortization periods on mortgage renewals would assist current homeowners in an inflationary environment where everyday costs have risen dramatically.”

Copyright © 1996-2022 Key Media, Inc.

The government of Canada provide $1.4B loan for Squamish Nation’s Senakw project

Tuesday, September 6th, 2022

Feds announce $1.4 billion loan for Squamish Nation’s Senakw project

Dan Fumano
The Vancouver Sun

The Sen̓áḵw project will provide rental homes for both Squamish Nation members as well as non-Indigenous residents.
Sḵwx̱wú7mesh Úxwumixw Council Chairperson Khelsilem chats with Prime Minister Justin Trudeau at an announcement for Squamish Nation’s Sen̓áḵw development in Kitsilano on Tuesday, Sept. 6. The federal government announced a $1.4 billion low-interest construction loan for the project. Photo by NICK PROCAYLO /PNG
The government of Canada will help finance the Squamish First Nation’s Sen̓áḵw development in Kitsilano by providing a $1.4 billion low-interest construction loan.
Prime Minister Justin Trudeau announced the loan Tuesday morning at a news conference hosted by Squamish Nation on the site of the planned project.
“This project is the largest First Nations economic partnership in Canadian history. Initiatives like these are reconciliation in action,” Trudeau said. “It’s part of our vision for a better future for everyone.”

Prime Minister Justin Trudeau announces a $1.4 billion low-interest construction loan for Squamish Nation’s Sen̓áḵw project on Tuesday, Sept. 6. Photo by NICK PROCAYLO /PNG
The Sen̓áḵw project is slated to be a high-density development with 6,000 homes in 11 towers, built on a four-hectare patch — equivalent to about four city blocks — of reserve land around the south end of the Burrard Bridge. The loan announced Tuesday will finance the construction of the first two of four planned phases of the project, about 3,000 homes.
The low-interest loan will be the largest loan so far provided through the Canada Mortgage and Housing Corporation’s rental construction financing program, which was launched in 2017 to support rental construction across Canada with a target of more than 71,000 new rental homes.

The Squamish Nation reclaimed the property, a small piece of what was a longtime First Nations community in the area, in 2003 after a long legal battle. Sen̓áḵw is being developed by the Squamish First Nation in partnership with Westbank, one of Vancouver’s biggest real-estate development firms, and initial work on clearing the site began last month.
The Sen̓áḵw project has been publicly praised by municipal, provincial and now federal leaders, as well as many Vancouverites who welcome the large number of transit-oriented rental homes close to downtown. But some residents, including in the low-density Kits Point neighbourhood next to Sen̓áḵw, have raised concerns about the size and scale of the development, which will include towers of up to 59 storeys.

Asked how he would respond to those concerns and whether residents of Canada’s big urban centres should expect more similar high-density developments in the future, Trudeau said he has heard from many Vancouverites affected by housing unaffordability.
“This investment, this creation of thousands upon thousands of new affordable rental units — a number of them low-income rental units — is going to make a huge difference in the lives of thousands of families.
“That will be a big step forward for Vancouver,” Trudeau said. “And I know that this is a good thing for the city, the province, and for the country.”

Sḵwx̱wú7mesh Úxwumixw Council Chairperson Khelsilem speaks during a press conference for Squamish Nation’s Sen̓áḵw project. Photo by NICK PROCAYLO /PNG
The affordability criteria for the CMHC’s rental construction financing initiative states that 20 per cent of a development’s units must have below-market rents. Of the 6,000 rental homes at Sen̓áḵw, the Squamish Nation is planning for 1,200 units — or 20 per cent — to have below-market rents.

Khelsilem, chair of the Squamish Nation council, began his remarks by acknowledging the Squamish families who lived on the site and were forcibly evicted in the early 20th century when the village was burnt down.
Khelsilem said that when the entity today known as the Squamish Nation formed in 1923 out of the amalgamation of 16 different bands, they combined their financial accounts together, and “all their financial wealth that had been gathered up to that point, today it would have been worth approximately $1.2 million.”
The Sen̓áḵw project is expected to generate more than $10 billion for future generations of the Squamish Nation, Khelsilem said. “Wealth that we will generate from our lands to support the aspirations, the dreams, the hopes of Squamish people … The hope that I think every culture has, that the next generation will have a better life than the one we did.”

© 2022 Vancouver Sun

Heavily taxing foreign buyers wishing to purchase property in Canada

Monday, September 5th, 2022

What You Need to Know about the Prohibition on the Purchase of Residential Property by Non-Canadians (Foreign Buyers Ban)

CREA Staff
other

In the last federal election campaign, three of the main political parties made commitments related to limiting or heavily taxing foreign buyers wishing to purchase property in Canada. While commitments varied slightly, the policy intent was similar – to temporarily limit or disincentivize foreign buyers in order to prioritize domestic ones, and to hopefully tamp down increasing home prices.

The experience with British Columbia’s Foreign Buyer Tax (implemented in August 2016) and the Speculation and Vacancy Tax (SVT) (introduced in the province’s ‘Budget 2018’), provides some indication on the impact of a ban on foreign buyers. Their experience suggests such measures have a small and often temporary effect on real estate markets, housing availability and affordability. The effects are largely isolated to large metropolitan markets, with no statistically significant impact in smaller communities.

On June 23, 2022, Parliament passed the Prohibition on the purchase of residential property by non-Canadians Act. Coming into force January 1, 2023, this Act:

  • Does not apply to Canadian citizens and permanent residents.
  • Applies to non-Canadians directly or indirectly purchasing residential property in Canada for a period of two years.
  • Applies to residential property, including detached houses or similar buildings of one to three dwelling units, as well as parts of buildings such as semi-detached houses, condominium units, or other similar premises.
  • Applies to direct or indirect purchases of residential property, including purchases made through corporations, trusts or other legal entities.
  • Establishes penalties for non-compliance applicable to non-Canadians, as well as any person or entity knowingly assisting a non-Canadian in violating the prohibition.

The Canadian Real Estate Association (CREA) and REALTORS® have been strong advocates for governments at all levels to enact measures that will dramatically increase housing supply. While this measure may have modest impact on supply, we believe the federal government should proceed with caution.

We recently made the following recommendations to the government as part of a consultation process:

  1. It should include a CUSMA exemption, treating property owners from the U.S. and Mexico in a similar fashion to Canadians to avoid a reciprocal response from our trading partners that could harm Canadians.
  2. It should consider exempting purchase of established dwellings for redevelopment, providing the redevelopment genuinely increases housing stock, the project is completed within a specified time of the date of approval, and the existing dwelling is not rented out prior to demolition and redevelopment. This would include purchase of vacant land for residential dwelling development, subject to the development being completed and evidence of the project’s completion being submitted within a specified time of the date of approval.
  3. It should consider existing measures at the provincial and municipal level when setting eligibility criteria, rates, and information disclosure requirements.
  4. It should be re-evaluated once the impact of similar policies (such as Underused Housing Tax (UHT)) as well as evolving economic conditions can be reviewed.
  5. It should take into consideration the compliance burden of implementation.
  6. It should recognize that housing needs vary across provinces and a quota system should be considered to provide provinces some authority to tailor the ban as per their housing market requirements.

CREA is currently working with government, provincial associations and other stakeholders to minimize the impacts of the new rules on the businesses of REALTOR® members, and any related impact on an already slowing housing market.

Please keep in mind the current January 1, 2023 coming into force date. CREA interprets this to mean should a non-Canadian enter into an agreement to purchase a relevant property on December 31, 2022, or sooner, the prohibition would not apply to that transaction. The language used in the Act suggests the prohibition applies to agreements of purchase and sale (APS) entered into after the January 1, 2023, coming into force date.

The Government has not yet released regulations, which typically clarify and define terms within the Act. CREA’s understanding and interpretation of this legislation may change upon reviewing the upcoming regulations. The legislation may be complicated to interpret, so it’s always a good idea to consult a lawyer for advice or guidance.

To read CREA’s full submission, click here. This document is currently only available in English.

© 2022 CREA