28 Apr

Five ways to refresh your home this spring.

Lifestyle

Posted by: Yen Chi (Frank) Feng

Are you looking to upgrade your home? With warmer weather and extended sunlight hours, spring is the perfect time to give your home a bit of extra TLC. Here are five renovation projects you can do this spring that can increase your home’s appeal, inside and out:

1. Repave your driveway.

You may have noticed that your driveway is beginning to sink, or the snow, mud, salt, and tire runs have taken a toll on its surface over the years. Repaving your driveway won’t be a simple DIY project, but because it’s at the front of your home, it’s worth thinking about giving it a fresh repave or investing in a more ornate design to bring your curb appeal up a level. 

2. Landscaping makeover. 

Consider lining your driveway or adding flower beds, shrubs, and trees around the perimeter of your home to not only provide privacy and a beautiful aesthetic and give homes to pollinators and other wildlife. If you want options to help mow the lawn less, consider replacing some grass with bark mulch. 

3. Reseal doors and windows. 

Good sealing is crucial for weatherization, making your home less drafty, more comfortable, and energy efficient. During the colder months, your door and window caulking can crack or shrink. Ensuring that there are as few gaps as possible in your door and window sealing can prevent cold or hot air from escaping or entering your home. 

4. Outdoor kitchen and seating area.

An outdoor kitchen and seating can be a great home addition to entertain guests during the warm spring and summer months. With an outdoor kitchen, everything you need can be conveniently left outside, such as barbeques, ice makers, and refrigerators, saving time from making trips in and out of the house. Additionally, you can keep lingering cooking odours and messes outside. Adding an outdoor fireplace, comfortable seating, and tables lets your family and friends gather around to relax and create everlasting memories. 

5. Retrofit your home.

You may have an emotional attachment to your home and desire to age in place, but you have not planned any renovations that make it easier to move around during your golden years. To boost the accessibility and comfort of your home, you can prepare for a safer washroom by replacing a tub-style shower with a curb-less or walk-in model, or you can plan features that enable single-level living, such as moving your laundry space to the main floor.

Renovating your home can be an exciting project but comes with a price tag. If you’re a homeowner aged 55-plus, the CHIP Reverse Mortgage by HomeEquity Bank is a great option to provide you with the funds you need to refresh your home to enjoy for many years to come. You can unlock up to 55% of your home’s equity in tax-free cash, and you’re free to use your money in any way you like, such as investing in your home.   

Contact your mortgage expert to learn more about how the CHIP Reverse Mortgage can help you accomplish your home renovation dreams.

25 Apr

Weakening Housing Markets Pose A Risk For The Canadian Economy

Latest News

Posted by: Yen Chi (Frank) Feng

On April 18, Canada’s national banking regulator, the Office of the Superintendent of Financial Institutions (OSFI), released its second Annual Risk Outlook (ARO), outlining what it believes are the most significant headwinds facing the Canadian financial system – and what the regulator plans on doing about it.

According to the report, the severe downturn in real estate prices and demand following their significant rise during the pandemic was the most pressing issue. OSFI acknowledges that the housing market changed significantly over the past year, and house prices fell substantially in 2022. The regulator is preparing for the possibility that the housing market will experience continued weakness throughout 2023.

The report also highlights how the Bank of Canada’s rate hiking cycle has impacted borrowers’ ability to pay down mortgage debt, with the central bank increasing its benchmark cost of borrowing eight times between March 2022 and January 2023, bringing its Overnight Lending Rate from a pandemic low of 0.25% to 4.5% today.

Mortgage holders may be unable to afford continued increases in monthly payments or may experience a significant payment shock at the time of their mortgage renewal, leading to higher default probabilities. Given the considerable impact of real estate-secured lending (RESL) activities in the Canadian financial system, a housing market downturn remains a critical risk.

OSFI also highlights the dangers posed by more borrowers hitting their trigger rates; according to a National Bank study, eight in ten variable fixed-payment borrowers who took their mortgages out between 2020-2022 are impacted. Lenders have addressed this by extending the amortization period for affected borrowers, but OSFI says this is just a temporary solution.

Borrowers and lenders alike will need to pay the price in due course, as OSFI points out. The growth in highly leveraged borrowers increases the risk of weaker credit performance, potentially leading to more borrower defaults, a disorderly market reaction, and broader economic uncertainty and volatility.

These recent comments strengthen expectations that stricter mortgage rules could be in the cards before the year ends. Back in January, OSFI announced it was considering making tweaks to its Guideline B-20, which outlines borrowing and risk requirements for banks underwriting residential mortgages and qualification rules for borrowers, including the mortgage stress test.

OSFI may increase borrowers’ debt servicing ratio requirements, making it more challenging for those with larger debt loads to qualify for a mortgage. It is also considering limiting how many of these higher-leveraged borrowers banks can have in their portfolios, potentially leading to fewer borrowers making the cut at A-lenders and turning to the B-side and alternative mortgage market.

Finally, OSFI may change the threshold criteria for the mortgage stress test. Currently, borrowers must prove they can carry their mortgage at a rate of 5.25%, or 2% above the one they’ll receive from their lender, whichever is higher. However, following last year’s rapid rate increases, the 5.25% threshold has become obsolete, with all current market rates above 3.25%.

OSFI wrapped up consultations on these potential changes late last week and will release a report on its recommendations. Borrowers should keep an eye out for changes in the months to come.

 

Source: Dr. Sherry CooperChief Economist, Dominion Lending Centres

21 Apr

Everything You Need to Know About the Tax-Free First Home Savings (TFHS) Account

Mortgage Tips

Posted by: Yen Chi (Frank) Feng

In Budget 2022, the Canadian government introduced measures to make housing more affordable. Among these initiatives is a new savings account called the Tax-Free First Home Savings Account. This account is designed specifically to help first-time homebuyers save for a down payment on a home. If you’re dreaming of owning your own home, keep reading to find out how this account works and how it can help you achieve your goals.

What is the Tax-Free First Home Savings Account?

The Tax-Free First Home Savings Account (FHSA) is a registered savings account that would allow prospective Canadian first-time homebuyers over the age of 18 the ability to save a maximum of $40,000 tax-free, with a contribution limit of $8,000 per year. The account will become available to Canadians April 1st, 2023. An FHSA has similarities to existing registered accounts like the Registered Retirement Savings Plan (RRSP) and the Tax-Free Savings Account (TFSA) – it’s almost like getting the best of both account types without any of the drawbacks. For example, like an RRSP, contributions to an FHSA would be tax-deductible, and like a TFSA, qualifying withdrawals from the FHSA would be non-taxable. As the government describes it, “tax-free in, tax-free out”.

Who can open a Tax-Free First Home Savings Account?

To be eligible for the FHSA, you would need to meet these criteria:

  • Canadian resident
  • 18 years of age or older
  • Must be a first-time home buyer

Who is considered a “first-time homebuyer”?

To be eligible for this account, the Canadian government defines a first-time homebuyer as someone who has not owned a home they lived in during the previous calendar year or the four calendar years before opening the account.

Contributing to a Tax-Free First Home Savings Account

As we mentioned before, the Tax-Free First Home Savings Account has an annual contribution limit of $8,000 and a lifetime contribution limit of $40,000. You can open multiple FHSAs in different account types such as high-interest savings accounts, guaranteed investment certificates (GICs), mutual funds, or bonds, but remember that the total amount contributed cannot exceed the annual or lifetime contribution limits. Any overcontributions to an FHSA will be subject to a monthly tax rate of 1% on the highest amount of the overcontribution for the month.

 

Withdrawing Funds from a Tax-Free First Home Savings Account

To potential homeowners who have been saving for years, withdrawing from a Tax-Free First Home Savings Account is an eagerly awaited moment. To ensure that your FHSA withdrawal is not subject to taxes, it must meet the following criteria:

  • You must be a first-time home buyer at the time the withdrawal is made or have moved into your first home in the last 30 days
  • The home must be in Canada
  • You must have a written agreement to buy or build a qualifying home before October 1st of the year following the withdrawal
  • The qualifying home must be your principal place of residence within one year of buying or building it

Is withdrawing from an FHSA the same as a Home Buyers’ Plan (HBP) withdrawal from an RRSP?

While both withdrawals can be used for your first home, there are also some differences. If you’re already contributing to an RRSP, you can withdraw up to $35,000 under the Home Buyers’ Plan. Since the primary goal of an RRSP is to help Canadians save for their retirement, you will have to repay the withdrawal amount within 15 years, otherwise, the withdrawal amount will be added to your taxable income. An FHSA withdrawal, on the other hand, does not need to be paid back.

Tax-Free First Home Savings Account Guidelines and Timelines

One unique trait of the FHSA is that it can only be open for a maximum of 15 years or up until the account holder turns 71 years old. After that point, if the funds haven’t been used, account holders will have two options:

  1. Tax-free option: transfer money to an RRSP or Registered Retirement Income Fund (RRIF)
  2. Taxable option: withdraw funds to a non-registered account

Maximize Your Homebuying Potential

In addition to improving your credit, and creating a practical budget, saving a solid down payment is an integral step on the way to buying your first home. The introduction of the Tax-Free First Home Savings Account is a great asset that future homeowners can use alongside existing registered savings accounts like an RRSP and TFSA and government programs such as the First Time Home Buyers’ Plan or the First-Time Home Buyer Incentive.

20 Apr

Great News On The Inflation Front

Inflation News

Posted by: Yen Chi (Frank) Feng

The Consumer Price Index (CPI) fell sharply in March to 4.3% year-over-year, continuing a pattern of repeated declines. Before we break out the champagne, however, much of the drop in inflation resulted from the steep monthly increase in prices in March one year ago (1.4% m/m), the so-called base-year effects. 

Gasoline prices have fallen sharply since March 2022–down year-over-year by a whopping -13.8%. This was the second consecutive month in which gas prices caused inflation to fall. The fall in gasoline prices was mainly driven by steep price increases in March 2022, when gasoline rose 11.8% month-over-month due to supply uncertainty following Russia’s invasion of Ukraine. This increased crude oil prices, which pushed prices at the pump higher for Canadians. Gasoline price inflation was transitory.

There is no question that lower inflation portends a continued rate pause by the Bank of Canada. 

Inflation at 4.3% was the smallest rise since August 2021. On a year-over-year basis, Canadians paid more in mortgage interest costs, offset by a decline in energy prices.

Excluding food and energy, prices were up 4.5% year over year in March, following a 4.8% gain in February, while the all-items CPI excluding mortgage interest cost rose 3.6% after increasing 4.7% in February.

Two key yearly measures tracked closely by the central bank — the so-called trim and median core rates — also dropped, averaging 4.5%, in line with forecasts.

On a monthly basis, the CPI was up 0.5% in March, following a 0.4% gain in February. Travel tours (+36.7%) contributed the most to the headline month-over-month movement, largely driven by increased seasonal demand during the March break. On a seasonally adjusted monthly basis, the CPI rose 0.1%.

While headline inflation has slowed in recent months, having increased 1.7% in March compared with six months ago, prices remain elevated. Compared with 18 months ago, for example, inflation has increased by 8.7%.

 

 

On a year-over-year basis, price growth for durable goods slowed in March (+1.6%) compared with February (+3.4%). Furniture prices led the deceleration in prices for durable goods, falling 0.3% year over year in March, following a 7.2% increase in February. The decline was primarily due to a base-year effect, as furniture prices rose 8.2% month over month in March 2022 amid supply chain issues.

Prices for passenger vehicles also contributed to the deceleration in prices for durable goods, increasing at a slower pace year over year in March 2023 (+4.7%) compared with February (+5.3%). Higher prices for passenger vehicles in March 2022, due to the global shortage of semiconductor chips, put downward pressure on the index in March 2023.

Month over month, new passenger vehicle prices were up 1.3% in March, attributable to the higher availability of new 2023-model-year vehicles. For comparison, prices for used cars rose 0.6% month over month in March, after a 1.9% decline in February.

Homeowners’ replacement costs continued to slow in March, rising 1.7% year over year compared with a 3.3% increase in February, reflecting a general cooling of the housing market.

In contrast, mortgage interest costs rose faster in March (+26.4%) compared with February (+23.9%). This was the most significant yearly increase on record as Canadians continued to renew and initiate mortgages at higher interest rates.

There has finally been some relief in grocery price inflation. Year over year, prices for food purchased from stores rose to a lesser extent in March (+9.7%) than in February (+10.6%), with the slowdown stemming from lower prices for fresh fruit and vegetables.

Service inflation slowed to 5.1% in March. But in sign wage pressure could be picking up, more than 155,000 federal workers are set to go on strike starting Wednesday if no deal is reached on their talks with Prime Minister Justin Trudeau’s government by Tuesday night.

 

 

Bottom Line

The Bank of Canada is no doubt delighted that inflation continues to cool. The Bank expects price gains to reach 3% by midyear and return to near their 2% target by the end of 2024. But they said getting the prices back to 2% could prove more difficult because inflation expectations are coming down slowly, and service prices and wage growth remain elevated.

Governor Tiff Macklem, speaking at the IMF and World Bank meetings in Washington recently, said the Bank of Canada is prepared to end quantitative tightening earlier than planned if the economy needs stimulation. Quantitative tightening is the selling of government bonds on the Bank’s balance sheet, which takes money out of the economy.

Macklem said his officials discussed hiking rates further during deliberations for the April 12th decision to continue to pause and reiterated that “it is far too early to be thinking about cutting interest rates.”

His comments provide a glimpse into the Bank of Canada’s strategy for shrinking its balance sheet, which ballooned to more than $570 billion during the pandemic as it bought large quantities of government bonds — to restore market functioning during the initial Covid shock and then to provide a stimulus for the economy.

 

 

The remarks show an acknowledgment among policymakers that their plans could shift if there’s a negative economic shock that requires a loosening of monetary policy.

According to Bloomberg News, swaps traders are now betting the Bank of Canada’s next move will be a cut later this year. The governor pushed back on those expectations in a press conference this week. He and his officials discussed the possibility that rates need “to remain restrictive for longer to get inflation all the way back to target.”

In a speech last month, Deputy Governor Toni Gravelle said quantitative tightening will likely end in late 2024 or early 2025. That marked the first time the Bank of Canada put a date on abandoning the program.

 

Source: Dr. Sherry Cooper, Chief Economist, Dominion Lending Centres

17 Apr

Good News On The Canadian Housing Front

Economics Insights

Posted by: Yen Chi (Frank) Feng

The Canadian Real Estate Association says home sales in March edged up 1.4% in March. Homeowners and buyers were comforted by the fall in fixed mortgage rates as the Bank of Canada paused rate hikes. Bond market yields, though very volatile, have trended downward in March, although they have bounced since the release of this data this morning. The five-year government of Canada bond yield, tied closely to fixed mortgage rates, increased to 3.22% this morning compared to a low of roughly 2.8% in the week of March 20th. Rates had been as high as 3.9% over 52 weeks. 

As we move into the all-important spring-selling season, green shoots of growth are evident. A standout in March was a significant sales increase in BC’s Fraser Valley.

The actual (not seasonally adjusted) number of transactions in March 2023 was 34.4% below a historically strong March 2022. The March 2023 sales figure was comparable to what was seen for that month in 2018 and 2019. It was also the smallest year-over-year decline since last September.

As we enter the spring season, some buyers are coming off the sidelines, but these are very tight markets. The inventory of unsold homes is exceptionally low in most regions of the country as sellers have been waiting for prices to rise. Home prices are now stabilizing across the country.

New Listings 

The number of newly listed homes dropped a further 5.8% on a month-over-month basis in March. New supply is currently at a 20-year low. The monthly decline from February to March was led by a majority of major Canadian Census Metropolitan Areas (CMAs).

With new listings falling considerably and sales increasing again in March, the sales-to-new listings ratio jumped to 63.5%, the tightest market in a year. The long-term average for this measure is 55.1%. There were 3.9 months of inventory on a national basis at the end of March 2023, down from 4.1 months at the end of February and the lowest level since last October. It’s also now more than a full month below its long-term average.

Home Prices

The Aggregate Composite MLS® Home Price Index (HPI) was up 0.2% on a month-over-month basis in March 2023 – the first increase, albeit a small one–since February 2022. The trend of stabilizing prices from February 2023 to March 2023 was broad-based.

With few exceptions, prices are no longer falling across most of the country, although they’re not rising meaningfully anywhere. The Aggregate Composite MLS® HPI now sits 15.5% below year-ago levels, a smaller decline than in February.

Bottom Line

A gradual turnaround in the Canadian housing market is in train. While inventory remains extremely low, homes are not only selling but also selling fast. Short-term fixed-rate mortgages are popular with buyers. A significant change from before the Bank of Canada started raising rates. 

While the Bank will likely hold rates steady for the remainder of this year, I do not expect Macklem to cut rates before then. All of this depends on inflation. We will get another read on that next week. It should be a good number (less than February’s 5.2% y/y posting) because of base effects. Stay tuned.

 

*Source: “First Back-to-Back Canadian Home Sales Gain in March” from @DLCCanadaInc Chief Economist @DrSherryCooper

14 Apr

Advice for Single Homebuyers

Mortgage Tips

Posted by: Yen Chi (Frank) Feng

Buying a home is an exciting experience for anyone, and it is even more of a milestone when you are doing it by yourself. While it can be easier to tailor your mortgage and home search to your needs, it can be somewhat more stressful handling the purchase of a home on your own.

In addition to using a mortgage expert and having a trusted realtor, here are some other tips that can help improve your homebuying experience:

1. Be aware of your financial history: Understanding your credit score and financial history can improve your qualification potential. If your credit score is lower than 680, or lower than you’d like for what you are trying to qualify for, you can take steps to improve this before seeking a mortgage and get better results.

2. Ramp up your savings: While a mortgage will cover a large chunk of your home purchase, you are also required to have a down payment. Additionally, you need to consider closing costs (1.5-4%) of the purchase price, as well as ongoing maintenance and costs for your new home (repairs, utilities, property taxes). It is essential to determine your budget so you are aware of what you can afford monthly. Before you start shopping, it is also an excellent time to start ramping up your savings account so you can put more down and potentially reduce the overall mortgage.

3. Study the marketplace: One of the most critical aspects of homeownership is understanding what you can afford and where you want to live. These two key components can help you determine your budget and the areas you should be looking for a home, as well as what type of home size, amenities, etc. Understanding what is available can provide you with more information and help you fine-tune your shopping list.

4. Be flexible when possible and firm when not: While shopping for a home on your own can be much easier as you are only concerned about your needs, it’s still important to be flexible. While it is easier to find a home that fits just ‘you,’ keeping your options open can also have its benefits. Of course, if there are things you cannot live without or a location you need to be in, it is essential to be firm about those things as well. Creating a list of wants and needs can help you determine where there is room to be flexible and where there isn’t.

5. Consider your present and future needs: While you are shopping for your new home for today, you will also want to consider what your life might look like in the future. What are you doing five years from now? Ten years? Do you want to start a family or have children? Do you plan on changing jobs or requiring a move in a few years? All these things are essential to be aware of so you can make the best choice for you today and ensure that you’re considering your future needs.

6. Protect Yourself: Finally, while you may not be purchasing your current home with a partner, it is essential to leave room for this in the future to ensure that you and your home are protected. If another individual move into your home down the line, you could become common law, which could cause complications. Having an honest conversation about expectations and responsibilities can help, as well as writing up a document for both parties to sign, indicating these responsibilities as well as outlining the investment made by the original owner and new partner.

If you are a single homeowner looking to make a purchase but are unsure where to start, do not hesitate to reach out to a mortgage expert. As an expert in mortgages, they have experience in all types of situations and purchases, and the knowledge to walk you through the process and ensure you get the best home and mortgage for YOU.

7 Apr

What is the First Time Homebuyer Incentive?

Mortgage Tips

Posted by: Yen Chi (Frank) Feng

The Canadian government’s first-time homebuyer incentive program offers a shared-equity mortgage that enables eligible first-time buyers to lower their monthly mortgage payments and improve their ability to purchase a home.

The Incentive: 

By offering an incentive to assist with the down payment, this program helps to lower the overall mortgage amount and reduce monthly mortgage costs.

  • 5% or 10% for a first-time buyer’s purchase of a newly constructed home
  • 5% for a first-time buyer’s purchase of a resale (existing) home
  • 5% for a first-time buyer’s purchase of a new or resale mobile/manufactured home

Qualifying for the Incentive: 

This program is designed to assist first-time homebuyers. You must:

  • Have never purchased a home before
  • Have not occupied a home that you, your current spouse, or common-law partner owned in the last four years
  • Have recently experienced a breakdown of the marriage or common-law partnership

Further qualifications based on your income and status are:

  • Your total qualifying income is no more than $120,000 ($150,000 for homes in Toronto, Vancouver, or Victoria)
  • Your total borrowing is less than four times your qualifying income (four and a half times your income if you are purchasing in Toronto, Vancouver, or Victoria)
  • You are a Canadian citizen, permanent resident, or non-permanent resident authorized to work in Canada
  • You meet the minimum down payment requirements

Additional Costs: 

With the incentive, there are a few additional costs to be aware of such as additional legal fees (your lawyer is closing two mortgages, one on your behalf and that on the Government’s behalf), appraisal fees to determine the repayment value of your home when it comes due, plus other potential fees such as refinancing or switching costs if you decide to move or update your mortgage.

Repayment Process: 

When it comes to repayment of the incentive, the homebuyer is required to pay back after 25 years or when the property is sold, whichever comes first. They are also able to repay anytime before this without penalty. The repayment is based on the fair market value at the time of repayment and you would pay back what you received. For instance, if you received a 5% incentive, you would repay 5% of the current home value at the time of repayment.

Keep in mind, if you choose to port your mortgage or go through a separation during the term and want to buy out your co-borrower, you will have to repay the incentive sooner.

Click here to learn more about the First Time Homebuyer Incentive and contact Your Mortgage Expert today to get started on your home-buying journey!