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

16 Dec

New Mortgage Lending Rules for First-Time Home Buyers, Buyers of New Builds & Renewal Mortgages

Mortgage Market Update

Posted by: Adriaan Driessen

Regulatory changes applicable from December 15, 2024 by OSFI aimed at benefiting First Time Home Buyers, and Home Owners with mortgages Maturing for Re-Negotiation.

These updates reflect the federal government’s expanded eligibility criteria for for high-ratio insured mortgages allowing first time home buyers to purchase with less than 20% down payment, and are designed to help more Canadians achieve their dream of homeownership. In my opinion these rules will have limited impact to benefit home buyers, and is evidently more a political publicity stunt gearing up for coming elections. 

“The Liberal government is now panicking over housing because the Conservatives are owning the housing fight,” CIBC economist Benjamin Tal said during a recent talk. “Everybody realizes that housing is the number one file and will be determining who is going to govern after the next election,” he added. “There could be more moves coming in the fiscal update.”

Extended Amortization Options 

Maximum 30 year amortization (previously 25 year) will now be available for:

  • First-time homebuyers OR 
  • Borrowers that are purchasing a new build property.

* Property must be owner-occupied or occupied by a family member on a rent-free basis. 

First-time homebuyers are defined as:

  • A borrower that has never purchased a home before, OR 
  • A borrower that has not occupied a home as a principal residence that either they themselves or their current spouse or common-law partner owned in the last 4 years, OR 
  • A borrower who recently experienced the breakdown of a marriage or common-law partnership.

Increased Maximum Property Value 

The maximum purchase price for high-ratio insured mortgages (LTV greater than 80%) has increased to $1,499,999 (Previously $1 Million).

Please note downpayment requirements for the loan are as follows:

  • 5% down payment on the portion of a purchase price up to $500,000.
  • 10% down payment on the remainder of the lending value (i.e. purchase price between $500,000 and under $1,499,999).

Eligible Applications 

These changes apply to:

  • New applications on or after December 15th, 2024
  • Existing applications resubmitted to the insurer on or after December 15th, prior to full advancement of the loan
  • Both changes will apply to applicants requiring high-ratio mortgage insurance (required when purchasing with a loan-to-value greater than 80%).

 

Summary of Key changes:

30-year amortization for insured mortgages

Starting 30-year amortizations will be available for insured mortgages. This option is open to first-time homebuyers and those purchasing newly built homes, including condos.

Higher insured mortgage limits

Applications for insured mortgages will now be accepted for properties valued under $1.5 million, giving more buyers access to high-value homes with lower down payment requirements.

Renewal Mortgage Stress test simplification

Eligible insured transfers and switches will be qualified at the contract rate. Current stress test requirements will continue for insurable, uninsurable, and uninsured applications.

Benefits to You:

Reduced monthly payments

Extending amortizations to 30 years will lower monthly payments allowing higher affordability amidst rising living costs and fluctuating interest rates.  However increased amortization results in more interest paid over the life of the loan, and also a higher mortgage default insurance premium resulting in an increased cost of borrowing.

Expanded opportunities for buyers

Higher insured mortgage limits make it possible for more Canadians to purchase homes in competitive urban markets like Toronto and Vancouver. Reality however, very few first-time home buyers are purchasing close to or above $1 Million in purchase price.

More options at maturity

Qualifying at contract rate to transfer/switch your mortgage to a new lender to obtain better rates and lower payments, as opposed to having to qualify at higher benchmark rates under current lending rules to could force you to renew with your current lender if you don’t qualify. 

11 Dec

The Bank of Canada Cuts Its Policy Rate By Another 50 Basis Points

Mortgage Market Update

Posted by: Adriaan Driessen

The Surge In Canadian Unemployment Keeps Another Jumbo Rate Cut In Play In December
The BoC slashed the overnight rate by 50 bps this morning, bringing the policy rate down to 3.25%. The market had priced in nearly 90% odds of a 50 bp move, where consensus coalesced. The combined slower-than-expected GDP growth and a sharp rise in the Canadian unemployment rate to 6.8% triggered the Bank’s second consecutive jumbo rate cut. Today’s move will take the prime rate down 50 bps to 5.45% effective tomorrow, reducing floating rate mortgage loan rates by a half point, easing the cost of borrowing and reducing the monthly payment increase for renewals. This should spark housing activity, which accelerated in October and November.

The policy rate is now at the top of the estimated neutral rate range, 2.25% to 3.25%, with more moderate rate cuts continuing into next year. However, monetary policy remains restrictive, as the 3.25% policy rate is still 125 basis points above inflation, which has declined to roughly 2%, the Bank’s inflation target.

Economists have suggested that the tone of the central bank’s press release is more hawkish than before, unsurprising following two consecutive jumbo rate cuts. The Bank continues to say that its future decisions are data-dependent and will be impacted by policy measures taken by the government. In particular, the Bank highlighted the coming GST cuts, dispersal of bonus checks and the significant reduction in immigration. These developments have offsetting implications for inflation.

Governor Macklem signalled that he anticipated “a more gradual approach to monetary policy” in his press conference. We are forecasting 25 bp rate cuts through at least the first half of next year. That would take the overnight rate down to 2.5% by early June, a huge boost to housing that will likely enjoy a strong spring season.

Bottom Line

Monetary policy remains overly restrictive as the 3.75% overnight policy rate remains well above the inflation rate. We expect the overnight rate to fall to 2.5% by April or June of next year. This should continue boosting housing activity, which increased significantly in October and November.

Last week’s GDP data release showed that Canada’s third-quarter GDP grew a mere 1.0%, well below the Bank’s downwardly revised forecast of 1.5%. This, in combination with today’s employment report, bodes well for the Bank of Canada to consider cutting rates by another 50 bps seriously. However, given how aggressive they have been compared to the Federal Reserve, which will undoubtedly cut rates by only 25 bps in late December, they could be satisfied with a 25 bp cut for now.

Dr. Sherry Cooper
Chief Economist, Dominion Lending Centres

Access the full article here: https://dominionlending.ca/economic-insights/the-bank-of-canada-cuts-its-policy-rate-by-another-50-basis-points

27 Nov

Economic Update

Mortgage Market Update

Posted by: Adriaan Driessen

October Inflation Rose to 2.0% As Gasoline Price Declines Were More Muted
The Consumer Price Index (CPI) rose 2.0% year-over-year in October, up from a 1.6% increase in September. Gasoline prices fell to a lesser extent in October (-4.0%) compared with September (-10.7%). The all-items CPI, excluding gasoline, rose 2.2% in October, the same growth rate as in August and September.

The smaller decline is partly attributed to a base-year effect, as prices fell 6.4% month over month in October 2023, stemming from lower refining margins and weaker global oil consumption.

On a monthly basis, prices for gasoline were up 0.7% in October, following a 7.1% decline in September.

Slower rise in shelter prices

Shelter price growth continued to ease in October, rising 4.8% year over year, compared with a 5.0% increase in September. Slower price growth in the mortgage interest cost index in October (+14.7%) compared with September (+16.7%) applied downward pressure on the shelter component. Mortgage interest costs have been decelerating year-over-year since September 2023, following a peak in August 2023 (+30.9%).

Similarly, rent prices grew at a slower pace in October, increasing 7.3% on a year-over-year basis, following an 8.2% gain in September. Nova Scotia (+5.2%) and Manitoba (+6.5%) decelerated the most. Although slowing, rent prices continue to increase and remain elevated. Compared with October 2021, rent prices increased 21.6%.

The central bank’s two preferred core inflation measures also quickened, averaging 2.55% yearly pace, faster than expectations and up from 2.35% a month earlier. According to Bloomberg calculations, a three-month moving average of those measures rose to an annualized pace of 2.8% from 2.1% in September.

After the release, overnight swaps traders trimmed their bets for a second consecutive large rate cut to about one in three, from a little less than a coin flip previously.

Bottom Line

The first acceleration of headline inflation in five months may bolster a case for the Bank of Canada to reduce borrowing costs gradually. After officials stepped up the pace of easing in October with a half-point cut, the next and this year’s final rate decision is on Dec. 11.

Still, Tuesday’s inflation print didn’t eliminate bets for another jumbo rate cut. That’s because the central bank had already expected a bump along the road, with consumer prices hovering around 2%, as policymakers keep cutting rates to boost economic growth.

When Governor Tiff Macklem and his officials delivered their outsize rate cut last month, they said they wanted to see a pickup in growth and demand. Preliminary industry-based data point to 1% annualized GDP growth in the third quarter, below the central bank’s 1.5% estimate. Final expenditure-based gross domestic product data is due at the end of this month.

The November employment report, released on December 6, is another critical data point for the central bank. The unemployment rate has been steady at 6.5% for the past two months. A meaningful rise in the jobless rate could encourage the Governing Council to go another 50 bps lower at their next meeting. That and GDP figures (released on November 29) will be watched closely to game the Bank of Canada’s next move. A 25 bps cut in the overnight policy rate is in the bag. A 50-bps cut is less likely.

Either way, the overnight policy rate, now at 3.75%, will be cut to roughly 2.5% by the middle of next year. This will continue to spur housing activity and could augur for a robust spring housing season.

Dr. Sherry Cooper
Chief Economist, Dominion Lending Centres
17 May

RESIDENTIAL MARKET UPDATE

Real Estate Market Update

Posted by: Adriaan Driessen

 

Homebuyers Cautious As New Listings Surge In April
The Canadian Real Estate Association (CREA) announced today that national home sales dipped in April 2024 from its prior month, as the number of properties available for sale rose sharply to kick off the spring housing market.

Home sales activity recorded over Canadian MLS® Systems fell 1.7% between March and April 2024, a little below the average of the last ten years.

New Listings

The number of newly listed properties rose 2.8% month-over-month.

Slower sales amid more new listings resulted in a 6.5% jump in the overall number of properties on the market, reaching its highest level just before the onset of the COVID-19 pandemic. It was also one of the largest month-over-month gains, second only to those seen during the sharp market slowdown of early 2022.

“April 2023 was characterized by a surge of buyers re-entering a market with new listings at 20-year lows, whereas this spring thus far has been the opposite, with a healthier number of properties to choose from but less enthusiasm on the demand side,” said Shaun Cathcart, CREA’s Senior Economist.

Bottom Line

With sales down and new listings up in April, the national sales-to-new listings ratio eased to 53.4%. The long-term average for the national sales-to-new listings ratio is 55%. A sales-to-new listings ratio between 45% and 65% is generally consistent with balanced housing market conditions, with readings above and below this range indicating sellers’ and buyers’ markets, respectively.

There were 4.2 months of inventory on a national basis at the end of April 2024, up from 3.9 months at the end of March and the highest level since the onset of the pandemic. The long-term average is about five months of inventory.

“After a long hibernation, the spring market is now officially underway. The increase in listings is resulting in the most balanced market conditions we’ve seen at the national level since before the pandemic,” said James Mabey, newly appointed Chair of CREA’s 2024-2025 Board of Directors. “Mortgage rates are still high, and it remains difficult for many people to break into the market, but for those who can, it’s the first spring market in some time where they can shop around, take their time and exercise some bargaining power. Given how much demand is out there, it’s hard to say how long it will last.

The upcoming CPI data for April, released on May 21, will be crucial for the Bank of Canada. Given the strength in the April jobs report, the Bank is likely to hold off cutting interest rates until July.

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

12 Mar

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

Real Estate Market Update

Posted by: Adriaan Driessen

 

 

The Bank of Canada Holds Rates Steady Until Core Inflation Falls Further

Today (March 6, 2024), the Bank of Canada held the overnight rate at 5% for the fifth consecutive meeting and pledged to continue normalizing the Bank’s balance sheet. Policymakers remain concerned about risks to the outlook for inflation. The latest data show that CPI inflation fell to 2.9% in January, but year-over-year and three-month measures of core inflation were in the 3% to 3.5% range. The Governing Council projects that inflation will remain around 3% over the first half of this year but also suggests that wage pressure may be diminishing. The likelihood is that inflation will slow more rapidly, allowing for a rate cut by mid-year. 

The Bank also noted that Q4 GDP growth came in stronger than expected at 1.0% but was well below potential growth, confirming excess supply in the economy.

Employment continues to rise more slowly than population growth. During the press conference, Governor Macklem said it was too early to consider lowering rates as more time is needed to ensure inflation falls towards the 2% target.

Bottom Line

The Bank of Canada expects that progress on inflation will be ‘gradual and uneven.’ “Today’s decision reflects the governing council’s assessment that a policy rate of 5% remains appropriate. It’s still too early to consider lowering the policy interest rate,” Macklem said in the prepared text of his opening statement. The Bank is pushing back on the idea that rate cuts are imminent.

High interest rates are dampening discretionary spending for households renewing mortgages at much higher monthly payments. As the economy slows in the first half of this year, the BoC will signal a shift towards easing. This could happen at the next meeting on April 10, when policymakers update their economic projections. This could prepare markets for a June rate cut.

“We don’t want to keep monetary policy this restrictive longer than we have to,” Macklem said. “But nor do we want to jeopardize the progress we’ve made in bringing down inflation.

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

20 Apr

Residential Market Update

Real Estate Market Update

Posted by: Adriaan Driessen

Canadian March Home Sales Posted Their Biggest Decline Since June

Statistics released today by the Canadian Real Estate Association (CREA) show that rising interest rates were already dampening housing activity well before the Bank of Canada’s jumbo spike in the key policy rate in mid-April. National home sales fell back by 5.4% on a month-over-month basis in March. The decline puts activity back in line with where it had been since last fall (see chart below).

New Listings

The number of newly listed homes fell back by 5.5% on a month-over-month basis in March, following a jump in February. The monthly decline was led by Greater Vancouver, the Fraser Valley, Calgary and the GTA.

With sales and new listings falling in equal measure in March, the sales-to-new listings ratio stayed at 75.3% compared to 75.2% in February. The long-term average for the national sales-to-new listings ratio is 55.1%.

About two-thirds of local markets were seller’s markets based on the sales-to-new listings ratio is more than one standard deviation above its long-term mean in March 2022. The other third of local markets were in balanced market territory.

There were 1.8 months of inventory on a national basis at the end of March 2022 — up from a record-low of just 1.6 months in the previous three months. The long-term average for this measure is more than five months.

Home Prices

The Aggregate Composite MLS® HPI was up 1% on a month-over-month basis in March 2022 – a marked slowdown from the record 3.5% increase in February.

The non-seasonally adjusted Aggregate Composite MLS® HPI was up by 27.1% on a year-over-year basis in March. The actual (not seasonally adjusted) national average home price was $796,000 in March 2022, up 11.2% from last year’s same month.

Bottom Line

The March housing report is ancient history, as sharp increases in market-driven interest rates have changed the fundamentals. This report also precedes the 50 basis point hike in the overnight policy rate by the Bank of Canada. Anecdotal evidence thus far in April suggests that new listings have risen, and multiple bidding has nearly disappeared.

The rise in current fixed mortgage rates means that homebuyers must qualify for uninsured mortgages at the offered mortgage rate plus 200 bps–above the 5.25% qualifying rate in place since June 2021. This, no doubt will squeeze some buyers out of higher-priced markets. 

The federal budget introduced some initiatives to help first-time homebuyers and encourage housing construction–but these measures are hitting roadblocks. Labour shortages are plaguing the construction industry, and the feds do not control zoning and planning restrictions but at the local government level. The ban on foreign resident purchases will likely have only a small impact, so the fundamental issue of a housing shortage remains the biggest impediment to more affordable housing in Canada.

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