15 May

High Interest Rates Have Not Slowed the Labour Market Sufficiently

Economics Insights

Posted by: Yen (Frank) Feng

The Canadian labour market has done it again, blowing past expectations for the fifth straight month. In April, a whopping 41,400 new jobs were added, more than double what economists predicted. Since February, monthly employment growth has averaged 33,000, following cumulative increases of 219,000 in December 2022 and January 2023.

The employment rate—the share of the population aged 15 and older—held steady at 62.4% for the third consecutive month in April. This is particularly noteworthy given the population grew by more than a million people in 2022 and is slated to snowball this year, thanks to immigration.

However, there is a catch. All the job growth in April was in part-time positions, while full-time jobs decreased by 6,200. But even with this slight hiccup, the labour market is still going strong, which means the Bank of Canada will likely continue its wait-and-see approach, even as we all wonder when the first rate cut will happen. 

The jobless rate held steady at a near-record low of 5.0%, unchanged since December 2022. This remained near the record low of 4.9% observed in June and July 2022. Compared with April 2022, the unemployment rate was down 0.3 percentage points in April 2023.

Wage Inflation Remains High

Of great concern to the Bank of Canada, average hourly wages rose by 5.2% on a yearly basis in a further sign of the labour market’s resilience, with wage growth now above the annual rate of inflation, which was 4.3% in March. It is not that wage inflation caused the surge in the Consumer Price Index last year, but continued vigorous wage hikes become impended in wage-price spiralling as higher costs give businesses cover to rate prices.

Bottom Line

The BoC, despite this report, isn’t likely to budge from its current policy stance. As more and more immigrants enter the workforce, the traditional markers of a strong jobs report are evolving. Even though the unemployment rate remains steady at 5%, it may indicate that we’ve hit a new equilibrium point. That’s why this seemingly “surprising” report doesn’t hold the same weight as it would have in the past.

In addition, the BoC can quickly point out the narrowness of sector hiring and the trend of full-time employment declining while part-time jobs rise. After today’s release, the BoC’s decision to stay on the sidelines is a wise move. But it also means that the Bank will not be in a hurry to cut rates this year.

 

Source: Dr. Sherry CooperChief Economist, Dominion Lending Centres

25 Apr

Weakening Housing Markets Pose A Risk For The Canadian Economy

Latest News

Posted by: Yen (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

20 Apr

Great News On The Inflation Front

Inflation News

Posted by: Yen (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

7 Apr

What is the First Time Homebuyer Incentive?

Mortgage Tips

Posted by: Yen (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!

3 Mar

5 Tips to Protect Your Finance During The Recession

General

Posted by: Yen (Frank) Feng

The latest news has highlighted rising interest rates, surging inflation, and economic uncertainty in Canada, leading to suggestions for a possible recession. To protect your future, consider taking the following steps:

  • Set a budget and reduce expenses: Set a budget and reduce monthly expenses and overall debt by reviewing your income and expenses. Identify areas for reduction such as cell phone plans, streaming subscriptions, and transport costs.
  • Consolidate debts: Make a list of your high-interest loans and consider consolidating them into your mortgage to save on interest and free up cash flow with one payment. Also, allocate a percentage of your income towards an emergency fund to provide breathing room in case of job loss or unexpected expenses.
  • Diversify investments: Evaluate your investment portfolio and consider diversifying it to help reduce risk. You can reroute your investment to real estate or other areas to ensure you have various sources of income, and always talk to an expert.
  • Explore extra income: Find additional income sources by exploring promotion opportunities, upcoming reviews, and transferable skills you can apply to consult or extra contract work.
  • Stay calm and adjust your crown: Remember not to panic and make appropriate adjustments to stay financially secure.

If you have any questions, contact your mortgage expert for guidance on the impact on your mortgage and making long-term changes.

22 Jul

WHAT DO YOU NEED TO KNOW ABOUT THE RECENT 1% RATE HIKE?

Mortgage Tips

Posted by: Yen (Frank) Feng

Bank of Canada announced to increase its overnight rate by 1% on July 13, 2022. Here are some tips you should know:

What if I have a fixed-rate mortgage?

No changes to your current mortgage.

What if I have a variable mortgage?

1. If you have a variable rate mortgage, no changes in the payment. Only the portion towards principal and the amortization change.

2. If you have an adjustable-rate mortgage, your mortgage payment will adjust accordingly.

How much does this rate hike increase in payment?

Your mortgage payment may increase by about $54 per month per $100K mortgage balance.

How much do I qualify now?

The stress test qualifies for a higher rate either 5.25% or contract rate + 2%. This rate hike of 1% will decrease your borrowing amount by nearly 10%.

Should I still choose a variable mortgage?

Choose a variable mortgage if you prefer the flexibility with the minimum penalty.

Should I still choose a fixed mortgage?

Choose a fixed mortgage if you prefer stability with possibly higher penalty costs.

Should I still be looking to buy a home?

If you are in the market to purchase a home, then the answer is YES. Remember you are buying the home, not the interest rate. Also, higher rates lead to less buyer competition, you may be seeing greater opportunities than before.

Still have questions about mortgages? I have the solution. Let’s chat about your mortgage inquiries TODAY !!