29 Jan

The Bank of Canada Cuts The Overnight Rate By 25 Bps

Mortgage Market Update

Posted by: Adriaan Driessen

Bank of Canada Cuts Policy Rate By 25 BPs
The Bank of Canada (BoC) reduced the overnight rate by 25 basis points this morning, bringing the policy rate down to 3.0%. The market had anticipated a nearly 98% chance of this 25 basis point reduction, and consensus aligned with this expectation. The Federal Reserve is also set to announce its rate decision this afternoon, where it is widely expected to maintain the current policy rate. As a result, the gap between the US Federal Funds rate and the BoC’s overnight rate has widened to 150 basis points. This discrepancy is largely attributed to stronger growth and inflation in the US compared to Canada. Consequently, Canada’s relatively low interest rates have negatively impacted the Canadian dollar, which has fallen to 69.2 cents against the US dollar. Additionally, oil prices have dropped by five dollars, now at US$73.61.

The Bank also announced its plan to conclude the normalization of its balance sheet by ending quantitative tightening. It will restart asset purchases in early March, beginning gradually to stabilize and modestly grow its balance sheet in alignment with economic growth.

The projections in the January Monetary Policy Report (MPR) released today are marked by more-than-usual uncertainty due to the rapidly evolving policy landscape, particularly the potential threat of trade tariffs from the new administration in the United States. Given the unpredictable scope and duration of a possible trade conflict, this MPR provides a baseline forecast without accounting for new tariffs.

According to the MPR projections, the global economy is expected to grow by about 3% over the next two years. Growth in the United States has been revised upward, mainly due to stronger consumption. However, growth in the euro area is likely to remain subdued as the region faces competitiveness challenges. In China, recent policy actions are expected to boost demand and support near-term growth, although structural challenges persist. Since October, financial conditions have diverged across countries, with US bond yields rising due to strong growth and persistent inflation, while yields in Canada have decreased slightly.

The BoC press release states, “In Canada, past cuts to interest rates have begun to stimulate the economy. The recent increase in both consumption and housing activity is expected to continue. However, business investment remains lackluster. The outlook for exports is improving, supported by new export capacity for oil and gas.

Canada’s labor market remains soft, with the unemployment rate at 6.7% in December. Job growth has strengthened in recent months after a prolonged period of stagnation in the labor force. Wage pressures, previously sticky, are showing some signs of easing.

The Bank forecasts GDP growth to strengthen in 2025. However, with slower population growth due to reduced immigration targets, both GDP and potential growth will be more moderate than previously anticipated in October. Following a growth rate of 1.3% in 2024, the Bank now projects GDP to grow by 1.8% in both 2025 and 2026, slightly exceeding potential growth. As a result, excess supply in the economy is expected to be gradually absorbed over the projection horizon.

CPI inflation remains close to the 2% target, though with some volatility stemming from the temporary suspension of the GST/HST on select consumer products. Shelter price inflation remains elevated but is gradually easing, as anticipated. A broad range of indicators, including surveys on inflation expectations and the distribution of price changes among CPI components, suggests that underlying inflation is near the 2% target. The Bank forecasts that CPI inflation will remain around this target over the next two years.

Aside from the potential US tariffs, the risks surrounding the outlook appear reasonably balanced. However, as noted in the MPR, a prolonged trade conflict would most likely result in weaker GDP growth and increased prices in Canada.

With inflation around 2% and the economy in a state of excess supply, the Governing Council has decided to further reduce the policy rate by 25 basis points to 3%. This marks a substantial (200 bps) cumulative reduction in the policy rate since last June. Lower interest rates are expected to boost household spending, and the outlook published today suggests that the economy will gradually strengthen while inflation remains close to the target. Nevertheless, significant and widespread tariffs could challenge the resilience of Canada’s economy. The Bank will closely monitor developments and assess their implications for economic activity, inflation, and monetary policy in Canada. The Bank is committed to maintaining price stability for Canadians.Nevertheless, significant and widespread tariffs could challenge the resilience of Canada’s economy. The Bank will closely monitor developments and assess their implications for economic activity, inflation, and monetary policy in Canada. The Bank is committed to maintaining price stability for Canadians.

Bottom Line

The central bank dropped its guidance on further adjustments to borrowing costs as US President Donald Trump’s tariff threat clouded the outlook.

Bonds surged as the market absorbed the central bank’s decision not to guide future rate moves. The yield on Canada’s two-year notes slid some four basis points to 2.79%, the lowest since 2022. The loonie maintained the day’s losses against the US dollar.

In prepared remarks, Macklem said while “monetary policy has worked to restore price stability,” a broad-based trade conflict would “badly hurt” economic activity but that the higher cost of goods “will put direct upward pressure on inflation.”

“With a single instrument — our policy rate — we can’t lean against weaker output and higher inflation at the same time,” Macklem said, adding the central bank would need to “carefully assess” the downward pressure on inflation and weigh that against the upward pressure on inflation from “higher input prices and supply chain disruptions.”

In the accompanying monetary policy report, the central bank lowered its forecast for economic growth in 2025 due to the federal government’s lower immigration targets. The bank expects the economy to expand by 1.8% in 2025 and 2026, down from 2.1 and 2.3% in previous projections. The central bank trimmed business investment and exports estimates but boosted its consumption forecast.

The bank estimated that interest rate divergence with the Federal Reserve was responsible for about 1% of the depreciation in the Canadian dollar since October.

We expect the BoC to continue cutting the policy rate in 25-bps increments until it reaches 2.5% this Spring, triggering continued strengthening in the Canadian housing market.

Dr. Sherry Cooper
Chief Economist, Dominion Lending Centres
drsherrycooper@dominionlending.ca

https://dominionlending.ca/economic-insights/the-bank-of-canada-cuts-the-overnight-rate-by-25-bps

17 Jan

Stress-Test-Free Transfers/Switches for Renewal or Mid-Term Transfers

Mortgage Market Update

Posted by: Adriaan Driessen

Stress-Test-Free Transfers/Switches for Renewal or Mid-Term Transfers

Until recently, switching to a new lender for a better rate—whether at renewal or during the term—required borrowers to requalify under the federal stress test. This meant qualifying at either 5.25% or the contract rate plus 2%, whichever was higher.

With today’s elevated interest rates, this created a significant challenge, often preventing borrowers from meeting the stricter qualification requirements and leaving them with no choice but to

The Canadian government implemented a significant policy update regarding mortgage insurance, effective December 16, 2024. This change introduces the option for borrowers with low-ratio mortgage default insured mortgages to switch lenders at renewal without undergoing a stress test. This allows you to qualify with the contract rate alone when switching lenders. This change removes a key barrier for borrowers seeking more competitive mortgage options.

What Does This Mean for Borrowers?

Previously, borrowers looking to switch lenders at renewal faced the challenge of re-qualifying under the mortgage stress test. This was particularly burdensome for those with higher Gross Debt Service (GDS) and Total Debt Service (TDS) ratios. The new policy eliminates these barriers for certain borrowers by allowing:

  • Insurable borrowers with elevated GDS/TDS ratios to switch lenders at renewal without needing to pass the stress test.
  • Qualification at the contract rate instead of the contract rate plus 200 basis points (or 5.25%, whichever was higher).

This update provides borrowers with increased flexibility and more opportunities to compare lender offers, potentially securing better terms.

Eligibility Requirements

Borrowers must meet specific criteria:

  • Loan-to-Value (LTV): Must not exceed 80%.
  • Mortgage Type: The rule applies exclusively to renewals; early renewals are excluded.
  • Original Lender: Must be federally regulated and have stress-tested the borrower at the time of the original mortgage approval.
  • New Lender: Must be an approved lender under the National Housing Act.
  • Amortization: The repayment schedule must remain unchanged.
  • Loan Amount: Cannot increase, except for up to $3,000 to cover transaction-related costs like penalties or fees.

Why It Matters for Borrowers

This policy represents a substantial benefit for consumers by reducing obstacles to switching lenders at renewal. It encourages a more competitive lending environment, enabling borrowers to:

  • Explore alternative lenders and secure potentially better rates with a wider range of lender options.
  • Avoid the stress test at renewal even if financial ratios exceed previous limits, and secure improved terms without the constraints of a stress test at renewal.

Ultimately, this change empowers borrowers with more choices and fosters greater market competition.

How To Take Advantage of This?

Not all lenders may abide by this rule, neither are lenders obligated to do so.  It will be up to lenders to determine how competitive they wish to remain by adopting the new insured-switch rule.  Consult with your expert mortgage broker to help you find and secure the best deals and lowest rates for your mortgage financing needs, whether you are looking to renew your mortgage or considering switching to a lower rate while still mid-term in your existing mortgage contract.

Contact us Today!

17 Jan

Mortgage Insurance Rule Changes to Enable Homeowners to Add Secondary Suites

Mortgage Market Update

Posted by: Adriaan Driessen

Mortgage Insurance Rule Changes to Enable Homeowners to Add Secondary Suites

Many homeowners have unused spaces, such as basements or garages, that they might consider transforming into rental units. In the past, the high costs of renovations and complicated municipal regulations have made these projects challenging and costly.

However, recent changes to zoning laws in major Canadian cities, enabled by Housing Accelerator Fund agreements, are opening up new possibilities for creating additional housing. These newly developed rental units can help address housing shortages while offering homeowners, particularly seniors looking to age in place, a valuable source of supplemental income.

The Government released details for lenders and insurers to offer this new insured mortgage refinancing product, effective January 15, 2025.

Parameters

  • This measure will apply to all borrowers seeking to access mortgage insurance in Canada to add more units (secondary suites). These borrowers must satisfy the following requirements:
    • Already own their properties;
    • The borrower or a close relative are occupying one of the current units;
    • Intend to construct additional units; and,
    • The additional unit(s) must not be used as a short-term rental.
  • Refinancing: Insured refinancing will be allowed for the purpose of building additional unit(s).
  • Legal units: The new units must be fully self-contained units (e.g., basement suites with separate entrances, laneway homes) and meet municipal zoning requirements.
  • Number of units: Maximum of four dwelling units including the existing unit.
  • Maximum Property Value Limit: The “as improved” value of the eligible residential property against which the loan is secured must be less than $2 million.
  • Maximum Loan-to-Value limit: Up to 90 per cent of the property value, including the value added by the secondary suite(s), in combination with any other outstanding loans secured by the property.
  • Maximum amortization: 30 years.
  • Additional financing must not exceed the project costs.

All other eligibility criteria for government-guaranteed mortgage insurance will continue to apply.

Find the full details from the Government of Canada, Department of Finance, here:

https://www.canada.ca/en/department-finance/news/2024/10/mortgage-insurance-rule-changes-to-enable-homeowners-to-add-secondary-suites.html

CMHC Housing Accelerator Fund:  https://www.cmhc-schl.gc.ca/professionals/project-funding-and-mortgage-financing/funding-programs/all-funding-programs/housing-accelerator-fund

15 Jan

The Canadian Housing Market Ends 2024 On a Weak Note

Real Estate Market Update

Posted by: Adriaan Driessen

The Canadian Housing Market Ends 2024 On a Weak Note
Home sales activity recorded over Canadian MLS® Systems softened in December, falling 5.8% compared to November. However, they were still 13% above their level in May, just before the Bank of Canada began cutting interest rates.

The fourth quarter of 2024 saw sales up 10% from the third quarter and stood among the more muscular quarters for activity in the last 20 years, not accounting for the pandemic.

“The number of homes sold across Canada declined in December compared to a stronger October and November, although that was likely more of a supply story than a demand story,” said Shaun Cathcart, CREA’s Senior Economist. “Our forecast continues to be for a significant unleashing of demand in the spring of 2025, with the expected bottom for interest rates coinciding with sellers listing properties in big numbers once the snow melts.”

New Listings

New listings dipped 1.7% month-over-month in December, marking three straight monthly declines following a jump in new supply last September.

“While housing market activity may take a breather over the winter with fewer properties for sale, the fall market rebound serves as a good preview of what could happen this spring,” said James Mabey, CREA Chair. “Spring in real estate always comes earlier than both sellers and buyers anticipate. The outlook is for buyers to start coming off the sidelines in big numbers in just a few months from now.”

With sales down by more than new listings on a month-over-month basis in December, the national sales-to-new listings ratio eased back to 56.9%, down from a 17-month high of 59.3% in November. The long-term average for the national sales-to-new listings ratio is 55%, with readings between 45% and 65% generally consistent with balanced housing market conditions.

There were 128,000 properties listed for sale on all Canadian MLS® Systems at the end of 2024, up 7.8% from a year earlier but still below the long-term average of around 150,000 listings.

There were 3.9 months of inventory on a national basis at the end of 2024, up from a 15-month low of 3.6 months at the end of November but still well below the long-term average of five months of inventory. Based on one standard deviation above and below that long-term average, a seller’s market would be below 3.6 months and a buyer’s market would be above 6.5 months. That means the current balance of supply and demand nationally is still close to seller’s market territory.

Home Prices

The National Composite MLS® Home Price Index (HPI) rose 0.3% from November to December 2024 – the second straight month-over-month increase.

The non-seasonally adjusted National Composite MLS® HPI stood just 0.2% below December 2023, the smallest decline since prices dipped into negative year-over-year territory last April.

The non-seasonally adjusted national average home price was $676,640 in December 2024, up 2.5% from December 2023.

Bottom Line

The Bank of Canada’s aggressive rate-cutting and regulatory changes that make housing more affordable have ignited the Canadian housing market. While the conflagration isn’t likely to peak until spring, a seasonally strong period for housing, activity already started to pick up in the fourth quarter.

Today, we saw a welcome dip in US inflation in December. Softer core US CPI inflation in December will give the Fed some breathing room ahead of the uncertain impact of tariffs. With the coming inauguration of Donald Trump, there is an inordinate amount of uncertainty. If Trump imposed tariffs on Canada in the early days of his administration, the Canadian economy would slow markedly, and inflation would mount. This could curtail the Bank of Canada’s easing and even trigger a tightening monetary policy if inflation rises too much.

Market-driven interest rates have risen sharply in recent weeks, pushing the interest rate on 5-year Government of Canada bonds upward. US ten-year yields are at 4.67%, up considerably since early December. Canadian ten-year yields have risen as well, but at 3.44%, they are more than 120 basis points below the US, well outside historical norms.

The central bank meets again on January 29 and will likely cut the overnight policy rate by 25 bps to 3.0%. Canada’s homegrown political uncertainty muddies the waters. The Parliament is prorogued until March as the Liberals decide on a new leader. The subsequent election adds to the volatility and uncertainty. We hold to the view that overnight rates will fall to 2.5% by midyear, triggering a strong Spring selling season.

Dr. Sherry Cooper
Chief Economist, Dominion Lending Centres
drsherrycooper@dominionlending.ca

Full Article here: https://dominionlending.ca/economic-insights/canadian-existing-home-sales-edged-downward-in-december