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https://dominionlending.ca/economic-insights/the-bank-of-canada-cuts-the-overnight-rate-by-25-bps
Each Office Independently Owned & Operated
Posted by: Adriaan Driessen
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https://dominionlending.ca/economic-insights/the-bank-of-canada-cuts-the-overnight-rate-by-25-bps
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:
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:
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:
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!
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
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:
CMHC Housing Accelerator Fund: https://www.cmhc-schl.gc.ca/professionals/project-funding-and-mortgage-financing/funding-programs/all-funding-programs/housing-accelerator-fund
Posted by: Adriaan Driessen
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Full Article here: https://dominionlending.ca/economic-insights/canadian-existing-home-sales-edged-downward-in-december
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:
* Property must be owner-occupied or occupied by a family member on a rent-free basis.
First-time homebuyers are defined as:
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:
Eligible Applications
These changes apply to:
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.
Posted by: Adriaan Driessen
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Access the full article here: https://dominionlending.ca/economic-insights/the-bank-of-canada-cuts-its-policy-rate-by-another-50-basis-points
Posted by: Adriaan Driessen
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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
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
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