Newly Built Home Property Transfer Tax Exemption Amounts

General Angela Calla 21 Oct

The newly built home exemption reduces or eliminates the property transfer tax on qualifying purchases of a principal residence.

  • Full exemption: Effective April 1, 2024, the fair market value threshold for a full exemption for newly built homes is increased from $750,000 to $1,100,000.
  • Partial exemption: A partial exemption is also available for properties with fair market values just above the threshold. The phase out range is $50,000 above the threshold, with the complete elimination of the exemption at $1,150,000 for qualifying purchasers.

For the detailed information regarding newly built home exemptions, please go HERE.

 

Angela Calla is an 19-year award-winning woman of influence which sets her apart from the rest. Alongside her team, Angela passionately assists mortgage holders in acquiring the best possible mortgage. Through her presence on “The Mortgage Show” and through her best-selling book “The Mortgage Code“, Angela educates prospective home buyers by providing vital information on mortgages. In light of this, her success awarded her with the 2020Business Leader of the Year Award.

Angela is a frequent go-to source for media and publishers across the country. For media interviews, speaking inquiries, or personal mortgage assistance, please contact Angela at hello@countoncalla.ca or at 604-802-3983.

Click here to view the latest news on our blog. 

Federal Mortgage Changes and Potential Rate Drops: What You Need to Know

General Angela Calla 21 Oct

As you may have heard, there’s a strong forecast that the Bank of Canada may decrease rates by as much as 50 basis points. But that’s not the only good news for homeowners and buyers! Recent federal changes to mortgage policies are also opening new doors for Canadians across the board.

How do these changes impact you?

1.      Lower Rates = Lower Payments

If you’re holding an adjustable-rate mortgage, a 50-point drop could save you about $150 a month on a $500,000 mortgage. Even a 25-point decrease could shave $75 off your monthly payments, which adds up over time. If you’re renewing your mortgage soon, this is the perfect chance to lock in better rates and potentially save thousands.

2.      Better Qualification for Buyers

With the federal mortgage changes, qualifying for a mortgage just got easier, especially with:

•       Increased insured purchase price caps
•       Flexibility for those renewing who were previously insured, now avoiding the stress test

This, combined with lower interest rates, means you can stretch your budget further, just as the market is showing more inventory.

Now is the time to act!

These combined changes are a huge advantage for those looking to buy, renew, or refinance. The potential to save and qualify for more has never been better. Don’t wait – let’s get started today.

Learn more about the recent federal changes and how they can benefit you in our full blog post.

 

Angela Calla is an 19-year award-winning woman of influence which sets her apart from the rest. Alongside her team, Angela passionately assists mortgage holders in acquiring the best possible mortgage. Through her presence on “The Mortgage Show” and through her best-selling book “The Mortgage Code“, Angela educates prospective home buyers by providing vital information on mortgages. In light of this, her success awarded her with the 2020Business Leader of the Year Award.

Angela is a frequent go-to source for media and publishers across the country. For media interviews, speaking inquiries, or personal mortgage assistance, please contact Angela at hello@countoncalla.ca or at 604-802-3983.

Click here to view the latest news on our blog. 

More Good News On The Canadian Inflation Front

General Angela Calla 17 Oct

The Consumer Price Index (CPI) rose 1.6% year over year in September, the slowest pace since February 2021 and down from a 2.0% gain in August 2024. The main contributor to headline deceleration was lower year-over-year gasoline prices in September (-10.7%) compared with August (-5.1%). The all-items CPI, excluding gasoline, rose 2.2% in September, matching the increase in August for this measure.

Although the rate at which prices increase has slowed, price levels remain elevated. Compared with September 2021, the CPI rose 12.7% in September. Canadians continue to feel the impact of higher price levels for day-to-day basics such as rent (+21.0%) and food purchased from stores (+20.7%), which increased during that same 3-year period.

The CPI fell 0.4% in September after a 0.2% decline in August. Lower gasoline prices led to both the monthly and yearly movement in September. On a seasonally adjusted monthly basis, the CPI remained unchanged at 0.0%.

 

The central bank’s two core inflation measures remain sticky. Both measures were unchanged in September (see chart below). According to Bloomberg calculations, a three-month moving average of those measures fell to an annualized pace of 2.1% from 2.3% in August.

According to Bloomberg News, “After the release, traders in overnight swaps upped their bets that the Bank of Canada will opt for a larger rate cut at next week’s decision, putting the odds of a half-percentage-point reduction at about 75%. Previously, the odds were around 50%.” The Canadian dollar weakened further on the news relative to the greenback. The loonie has fallen for ten days, the longest streak since 2017. Canadian debt rallied across the yield curve, outperforming US Treasuries and pushing the two-year Canada benchmark yield to 3.03% and the 5-year bond yield to 2.92% by mid-day.

Tuesday’s data marks the first time since February 2021 that inflation is below the central bank’s 2% target and is the ninth straight month of headline rates running within its target range.

With inflationary pressures continuing to ebb and policymakers focusing more on preserving economic growth, the data give the central bank options to reduce rates quicker after cutting borrowing costs at 25 basis points at the past three meetings.

Bottom Line

While the September employment data were stronger than expected, Q3 GDP growth is slated to be roughly 1.8%, well below the Bank of Canada’s 2.8% forecast. Today’s inflation report is the last important data point before the Bank meets again on October 23. Late last month, BoC Governor Tiff Macklem warned that growth may be below policymakers’ previous expectations in Q3.

Excluding shelter costs, the consumer price index rose 0.4% from a year ago compared to 0.5% in August. Mortgage interest costs and rent remained the most significant contributors to the annual inflation rate change. However, rent prices increased at a slower pace in September, rising 8.2% versus 8.9% in August. Tuition fees, priced annually in September, also grew slower, increasing 1.8% compared with 2.5% last year.

Regionally, inflation is now at or below 2% in every province, with prices rising slower in September than in August in all ten provinces. The central bank will release new economic forecasts in the Monetary Policy Report next week. Macklem has said,  “decisive monetary policy action and the unblocking of supply chains” means “uncertainty about costs and inflation are much lower today than two years ago”.

Article courtesy of Dr. Sherry Cooper, Chief Economist – DLC

 

Angela Calla is an 19-year award-winning woman of influence which sets her apart from the rest. Alongside her team, Angela passionately assists mortgage holders in acquiring the best possible mortgage. Through her presence on “The Mortgage Show” and through her best-selling book “The Mortgage Code“, Angela educates prospective home buyers by providing vital information on mortgages. In light of this, her success awarded her with the 2020Business Leader of the Year Award.

Angela is a frequent go-to source for media and publishers across the country. For media interviews, speaking inquiries, or personal mortgage assistance, please contact Angela at hello@countoncalla.ca or at 604-802-3983.

Click here to view the latest news on our blog. 

Canadian Housing Market Stuck In A Holding Pattern

General Angela Calla 17 Oct

Following the Bank of Canada’s third interest rate cut of the year, national home sales increased slightly in September compared to August. This follows a similar pattern of gains recorded in the months following the first two rate cuts.

Home sales recorded over Canadian MLS® Systems climbed 1.9% month-over-month in September 2024, reaching their highest level since July 2023. The Greater Toronto Area, Hamilton-Burlington, Montreal and Quebec City, Greater Vancouver and Victoria led the national increase.

“Sales gains are now three for three in the months following interest rate cuts, which is a trend even though the increases weren’t headline-grabbing,” said Shaun Cathcart, CREA’s Senior Economist. “That said, with the pace of rate cuts now expected to be much faster than previously thought, it’s possible some buyers may choose to hold off on a purchase for now. This could further boost the rebound expected in 2025 at the expense of the last few months of this year”.

New Listings

New listings posted a 4.9% month-over-month rise in September, as sellers listed properties in more significant than normal numbers for the first weeks of the month. Gains were broad-based, with most of the country’s biggest markets topping the list.

At the end of September 2024, 185,427 properties were listed for sale on all Canadian MLS® Systems, up 16.8% from a year earlier but still below historical averages of around 200,000 listings for that time of the year.

With sales rising by less than new listings in September, the national sales-to-new listings ratio eased to 51.3%, down from 52.8% in August. This measure could be reversed if all those listings increase sales in October. The long-term average for the national sales-to-new listings ratio is 55%, with a sales-to-new listings ratio between 45% and 65%, generally consistent with balanced housing market conditions.

“The beginning of September saw a burst of new supply for buyers to choose from before things generally quiet down for the winter,” said James Mabey, CREA Chair. “While some buyers may choose to take advantage, others may be inclined to wait as the bulk of future rate cuts from the Bank of Canada are now expected to show up in a matter of months as opposed to years.”

At the end of September 2024, there were 4.1 months of inventory nationally, down from 4.2 months at the end of August. The long-term average is 5.1 months of inventory, with a seller’s market below 3.6 months and a buyer’s market above 6.5 months.

 

Home Prices

The National Composite MLS® Home Price Index (HPI) inched up 0.1% from August to September; however, small ups and downs aside, the bigger picture is that prices at the national level have remained mostly flat since the beginning of the year.

The non-seasonally adjusted National Composite MLS® HPI stood 3.3% below September 2023, a smaller decline than the 3.9% declines recorded in July and August. Given the price weakness seen towards the end of 2023, negative year-over-year comparisons will likely continue to shrink.

 

Bottom Line

Potential homebuyers remain on the sidelines awaiting further rate cuts by the Bank of Canada. As long as home prices are flat, purchasers have no compelling reason to take immediate action. This should change gradually. With new supply on the market, sales should continue to rise this month.

With weak economic activity expected in Q3 and Q4, BoC rate reductions will continue well into 2025. Given standard seasonal housing activity patterns, we will likely see strong home sales in the spring. Governor Macklem has commented that more significant rate cuts would be forthcoming if the economy weakens too aggressively and inflation falls below the 2% target. This would be welcome news for housing. We expect the overnight policy rate to fall to 2.5% before the end of next year. It is now at 4.25%–well above the current inflation rate.

The September CPI data, released this morning, showed a marked decline in headline inflation to a mere 1.6% y/y. The decline was due to the September downdraft in gasoline prices, reflecting the weakening global economy. However, core inflation measures were unchanged from August to September, and gas prices have risen so far in October owing to stepped-up Middle East tensions. Nevertheless, excluding shelter costs–including mortgage interest payments, rent and renovation costs–inflation last month was 1.8%–below the Bank of Canada’s 1%-to-3% target band. This, combined with the slowdown in GDP growth, may trigger a 50 basis point rate cut at the October 23 Governing Council meeting.

Housing activity will continue to edge upward gradually through the remainder of 2024, accelerating as we approach the seasonally strong spring housing market.

 

Article courtesy of Dr. Sherry Cooper, Chief Economist – DLC

 

Angela Calla is an 19-year award-winning woman of influence which sets her apart from the rest. Alongside her team, Angela passionately assists mortgage holders in acquiring the best possible mortgage. Through her presence on “The Mortgage Show” and through her best-selling book “The Mortgage Code“, Angela educates prospective home buyers by providing vital information on mortgages. In light of this, her success awarded her with the 2020Business Leader of the Year Award.

Angela is a frequent go-to source for media and publishers across the country. For media interviews, speaking inquiries, or personal mortgage assistance, please contact Angela at hello@countoncalla.ca or at 604-802-3983.

Click here to view the latest news on our blog. 

Globe and Mail – Reverse Mortgages

General Angela Calla 16 Oct

 

 

You can read the full article here.

 

Angela Calla is an 19-year award-winning woman of influence which sets her apart from the rest. Alongside her team, Angela passionately assists mortgage holders in acquiring the best possible mortgage. Through her presence on “The Mortgage Show” and through her best-selling book “The Mortgage Code“, Angela educates prospective home buyers by providing vital information on mortgages. In light of this, her success awarded her with the 2020Business Leader of the Year Award.

Angela is a frequent go-to source for media and publishers across the country. For media interviews, speaking inquiries, or personal mortgage assistance, please contact Angela at hello@countoncalla.ca or at 604-802-3983.

Click here to view the latest news on our blog. 

October 2024 Newsletter

General Angela Calla 9 Oct

Welcome to the October issue of my monthly newsletter!
It’s spooky season, but thankfully with the latest Bank of Canada rate cuts, your mortgage doesn’t have to be! Find out what the decreased interest rates mean for you, plus check out my tips to alleviate your financial stress this Fall.

Scroll down for all the details!

What the Bank of Canada Rate Drops Mean for YOU!

With the Bank of Canada rate decreases throughout the summer and into September, I thought this would be a great opportunity to update you on what this means for your mortgage.

If you’re on an adjustable-rate mortgage, this will result in a slight decrease in your mortgage payments, giving you more cash flow each month!

For example, if your mortgage balance is $750,000 at the previous 6.20% interest rate your approx. compounded monthly payment was likely around $4,924. With the new rate of 5.95% your approx. compounded monthly payment on an adjustable-rate mortgage will be $4,809*. This is an estimated $115/m decrease ($15/m per 100k balance) on your payment. While it may not seem like much, it can certainly add up over time resulting in hundreds of dollars in savings.

*Rates based on example of Prime minus .50% (old prime 6.70 and new prime 6.45)

Borrowers with static-payment variable-rate mortgages will also benefit from Bank of Canada rate decreases. While the monthly payment stays the same on these types of mortgages, the lower interest rate means that more of your monthly payment will go towards paying down your mortgage principal, and less will go towards interest.

Fixed-rate mortgages do not change when the Bank of Canada increases or decreases rates. However, if you have a fixed-rate mortgage, this declining rate environment could make it easier when it comes time to renew or refinance your mortgage. Lower rates give you more borrowing power in the market – this means your money can go further!

Recent changes are also great news for first-time buyers! Not only does a lower interest rate allow for more qualification options and lower payments, but recent Government of Canada changes on mortgage rules have removed many barriers previously faced by first-time home buyers.

The Bank of Canada has two more decision dates this year in October and December. Experts anticipate the Bank of Canada will continue these quarter-point rate cuts, taking the overnight rate down to 4.0% at year-end and potentially down to 2.75% next year.

Whether you’re a current homeowner, looking to refinance or renew, or wanting to purchase, this is exciting news for Canadians across the country!

However, keep in mind rate is not the be-all-end-all of mortgages. Factors such as type of mortgage, down payment amount, payment schedule, amortization, prepayment penalties, and more will also affect your mortgage and affordability.

If you want more information about your specific mortgage and how this changing environment affects your situation, please don’t hesitate to reach out!

5 Tips to Manage Financial Stress

Despite the Bank of Canada taking steps to reduce interest rates, many Canadians still feel pressure due to the overall cost of living and inflation. This uncertainty can be unnerving for many individuals, but don’t fret!

I have some tips and suggestions to help you manage your financial stress and help you to power through these latest economic changes:

  1. Prioritize What You Can Control: It can be easy to feel like you have no control over your financial situation, especially with the economy in flux. However, dwelling on things you cannot fix will only cause more stress. Instead, we recommend focusing on what you CAN control within your situation. For instance, take a looking at your phone bill and services to see if you can reduce the cost (even temporarily), reviewing your grocery bill and looking for places to switch to cheaper brands or alternatives, perhaps buying in bulk. You’ll not only save money, but you will feel like you have more control and help reduce stress.
  2. Pay Essential Bills: If you are struggling to pay your monthly bills, prioritizing them can help you gain some control. Knowing which bills are most important to pay first can help reduce anxiety as you’re not scrambling to decide what to do. In some cases, prioritizing your bills can also help you uncover unnecessary spending and you may find something that can be eliminated entirely (even temporarily).
  3. Automate Payments and Savings: If you’re struggling to keep up with your bills and payments, or are finding that you keep saying you’ll save money, but aren’t, considering automation for your finances can be a step in the right direction. Ensuring that your bills are paid on time will help reduce stress and protect you from wasting money on penalties for missed payments. Alternatively, you can also set up automatic money transfers on the days you are paid to move funds into a separate, savings account before you even see it. Thereby, reducing the likelihood that you’ll skip adding to your savings that month or use that money elsewhere.
  4. Find Ways to Earn More Money: When cashflow is a problem and you are feeling the strain of trying to afford your current lifestyle, looking for ways to earn additional money can be a lifesaver! Consider part-time work for the weekends, consulting in your area of expertise or picking up extra hours at your current place of work. Now is also a great time to discuss with your manager if you are due for a raise.
  5. Talk to Your Mortgage Professional: For most people, their mortgage is their largest monthly bill. If you are feeling the financial crunch, now is a great time to talk to meabout potentially changing your payment schedule or even looking for a different mortgage product with better rates (ideally if you are at the end of your term). Do not hesitate to be honest about your situation and ask what your options are.

Regardless of where you find yourself financially, there are often many solutions to help reduce and resolve your stress and ensure that you have healthy monthly cashflow.

Economic Insights from Dr. Sherry Cooper

Two significant developments in September will have a lasting positive impact on Canadian housing activity. First were Ottawa’s measures to make housing more affordable. Second was the Fed’s 50 basis point rate cut.

Ottawa has come under increasing pressure to reduce immigration, build more housing, and help first-time homebuyers afford to buy a home. In response, the federal government increased the home price cap for insured mortgages from $1 million to $1.5 million. This is the first time the home value limit has been raised since 2012.

This will allow many more home purchasers to buy with a smaller downpayment (10% rather than 20%) and 30-year amortizations (up from 25 years for non-insured mortgages).

  • A $1.5 million home will now require a $125,000 down payment (8.33%). That’s less than half the current $300,000 required ante (assuming the feds keep the minimum down payment tiers the same)
  • The maximum insurance premium on a $1.5 million purchase with 30-year amortization will now be $57,750 (again, assuming 10% down on any purchase price portion over $500,000).

This will significantly impact high-cost real estate markets such as Vancouver and Toronto, where the selling prices average $1.1 million in Toronto and $1.2 million in Vancouver. In addition, all insured new-build buyers can get 30-year amortizations, not just first-time buyers.

With mortgage rates falling rapidly, these measures will accelerate the growth in housing demand.

Also, the good news was the Federal Reserve’s 50 basis point rate cut, the first such cut in this cycle. Fifty is double the usual policy change increment. Such moves are typically reserved for emergency Fed meetings or clear and present liquidity threats. This opens the door for the Bank of Canada to have a super-sized rate cut in October or December. This bodes well for building home sales going into the all-important spring season.

Inflation has fallen considerably, and the Canadian unemployment rate has risen sharply. While retail sales for July showed a considerable rebound, it was mainly because of a surge in car sales. Nonetheless, spending growth pales in comparison to the population surge.

 

Angela Calla is an 19-year award-winning woman of influence which sets her apart from the rest. Alongside her team, Angela passionately assists mortgage holders in acquiring the best possible mortgage. Through her presence on “The Mortgage Show” and through her best-selling book “The Mortgage Code“, Angela educates prospective home buyers by providing vital information on mortgages. In light of this, her success awarded her with the 2020Business Leader of the Year Award.

Angela is a frequent go-to source for media and publishers across the country. For media interviews, speaking inquiries, or personal mortgage assistance, please contact Angela at hello@countoncalla.ca or at 604-802-3983.

Click here to view the latest news on our blog. 

News Release – Department of Finance Canada

General Angela Calla 8 Oct

 

 

 

Deputy Prime Minister announces new actions to build secondary suites and unlock vacant lands to build more homes

News release

October 8, 2024 – Ottawa, Ontario – Department of Finance Canada

Across Canada, too many properties are underused or vacant—from unused basements, to empty office towers, to vacant lots—and could be used to build more homes. By making it easier for homeowners to add secondary suites to their existing homes, and unlocking vacant lands and underused federal properties for housing, we can build the supply of homes Canada needs to make housing more affordable for every generation.

Today, the Honourable Chrystia Freeland, Deputy Prime Minister and Minister of Finance, alongside the Honourable Jean-Yves Duclos, Minister of Public Services and Procurement, and the Honourable Terry Beech, Minister of Citizens’ Services, announced significant progress in the federal government’s work to unlock more land in our communities for housing.

Read the full article HERE

 

Angela Calla is an 19-year award-winning woman of influence which sets her apart from the rest. Alongside her team, Angela passionately assists mortgage holders in acquiring the best possible mortgage. Through her presence on “The Mortgage Show” and through her best-selling book “The Mortgage Code“, Angela educates prospective home buyers by providing vital information on mortgages. In light of this, her success awarded her with the 2020Business Leader of the Year Award.

Angela is a frequent go-to source for media and publishers across the country. For media interviews, speaking inquiries, or personal mortgage assistance, please contact Angela at hello@countoncalla.ca or at 604-802-3983.

Click here to view the latest news on our blog. 

Navigating Clients Through Mortgage Changes

General Angela Calla 7 Oct

Navigating your clients through change to assist with homeownership goals

Recent changes in the housing market present exciting opportunities for homebuyers. As a realtor, your role is crucial in guiding clients through these updates, helping them build effective plans to achieve their homeownership goals by having them reach out to a mortgage broker to see what they are able to afford.

Knowing these new rules and guidelines will help with strategy and future goals of climbing the “real estate ladder.”

Expanded amortizations for first-time homebuyers

Starting December 15, first-time homebuyers will have access to 30-year amortizations. This change can benefit your clients in two significant ways:

1. Lower income requirement. By extending the amortization period, the income required to qualify for a home purchase decreases. This means more clients can meet the necessary criteria.

2. Reduced monthly payments. Clients will experience a decrease in their monthly payments, making homeownership more financially manageable. For instance, on a $600,000 purchase, the monthly payment could drop by approximately $250, providing greater flexibility in budgeting.

Increased insured mortgage cap to $1.5 million

For clients with high incomes but difficulties saving for a down payment, the increase in the insured mortgage cap to $1.5 million can accelerate their path to homeownership. Previously, purchasing a $1.4 million home required a down payment of $280,000. Now, as of December, clients can potentially purchase the same property with a down payment of about $115,000 — a savings of $165,000.00 in upfront requirements.

This change is also advantageous for “right-sizers” looking to downsize. It allows them to allocate more funds from the sale of their larger home toward retirement, as they can put less down on a new, smaller property. However, clients should keep in mind that closing costs, typically around 3.0 per cent of the purchase price, need to be accounted for in each scenario.

For a $600,000 purchase price, anticipate that clients will need an annual income of approximately $150,000 to meet today’s stress-test requirements.

Switching lenders at renewal: A business opportunity

While you may not initially think about how switching lenders can benefit your business, it’s essential to understand that mortgages encompass more than just interest rates. The Canadian Mortgage Charter now allows insured mortgage holders to switch lenders at renewal without undergoing a stress test. This change opens up opportunities for borrowers to shop around for better rates and terms, potentially saving them thousands of dollars.

Encourage your clients to consider lenders that don’t adhere to posted rates. This strategy can significantly reduce Interest Rate Differential (IRD) penalties.

Case in point

For example, let’s compare a $1 million mortgage with three years left on a five-year term at a 5.0 per cent interest rate:

Big bank Monoline lender
Original rate 5% 5%
Current rate 3.5% 3.5%
IRD penalty calculation (5% – posted 2%) x 3 years (5% – 3.5%) x 3 years
Total IRD penalty $55,000 $30,000

 

By choosing a monoline lender (provided qualifications are met), your client could save $25,000 in IRD penalties, allowing them to manage financial changes better and seize new opportunities.

Tax-efficient savings strategies

As well, two important tax-efficient savings methods have emerged that can empower your clients on their journey to homeownership:

1. RRSP withdrawal limit increase. The amount that can be withdrawn from an RRSP has increased from $35,000 to $60,000 per borrower. This change provides additional funds for clients to put toward their down payments.

2. First-time home saver account. Introduced in 2023, this account allows clients to save $8,000 per year in contribution room, which reduces their taxable income. Unlike RRSP withdrawals, funds from this account do not need to be repaid and any gains earned within it are tax-free. This account, however, has a sunset clause in 2028, making it vital for clients to act quickly to maximize its benefits.

These recent changes create valuable opportunities for your clients. By understanding the implications of expanded amortizations, increased mortgage caps, flexible lender options and tax-efficient savings strategies, you can help them make informed decisions on their path to homeownership.

Angela Calla is an 19-year award-winning woman of influence which sets her apart from the rest. Alongside her team, Angela passionately assists mortgage holders in acquiring the best possible mortgage. Through her presence on “The Mortgage Show” and through her best-selling book “The Mortgage Code“, Angela educates prospective home buyers by providing vital information on mortgages. In light of this, her success awarded her with the 2020Business Leader of the Year Award.

Angela is a frequent go-to source for media and publishers across the country. For media interviews, speaking inquiries, or personal mortgage assistance, please contact Angela at hello@countoncalla.ca or at 604-802-3983.

Click here to view the latest news on our blog. 

 

BC mortgage market: What’s in store for the rest of 2024?

General Angela Calla 27 Sep

Falling interest rates have raised hopes of a market resurgence

Affordability struggles and eyewatering house prices may have weighed down homebuying activity in British Columbia over the past two years – but falling interest rates are set to spur a busier market for the remainder of this year and into 2025, with mortgage brokers already gearing up for that trend.

Residential sales across the Multiple Listings Service (MLS) in the province should jump by 4.4% by the end of the year, according to the British Columbia Real Estate Association (BCREA), and rise by over 10,000 units throughout 2025.

While the total inventory of available homes is now at its highest level since 2019 in the province thanks to tepid market activity during the first half of 2024, two summer rate cuts by the Bank of Canada – and the near certainty of more reductions before the end of this year – suggest better times are ahead for BC’s housing and mortgage markets.

Angela Calla (pictured, top left), a broker-owner based in Port Coquitlam, told Canadian Mortgage Professional that the Bank of Canada’s rate cuts (which marked the first time it had lowered rates for over four years) had boosted buyer sentiment noticeably. “We’ve seen renewed optimism,” she said, “and desire for education on different strategies. The increased engagement has been fantastic to increase Canadians’ financial literacy.”

How will further rate cuts impact the mortgage outlook?

Further cuts are on the horizon in the months ahead, with the Bank widely expected to lower its policy rate by a further 25 basis points when it meets next week (September 4).

That would bring its trendsetting interest rate to 4.25%, down from a 23-year high of 5% at the beginning of the summer, and it likely wouldn’t be the last cut the central bank makes in 2024.

Calla said a likely resurgence in market activity as rates fall means those buyers who can afford to get into the market now shouldn’t hold off. “If you’re considering a purchase, don’t wait until the rates go down further,” she said.

“More competition is coming in the marketplace. Buy and wait – don’t wait to buy, as prices will increase with a larger pool of buyers.”

For Vancouver-based broker Kyle Green (pictured, top right), the city is unlikely to see a big upswing in housing market activity before the end of the year. Still, that’s not to say buyers won’t face a potentially more challenging landscape, one that could see momentum swing back toward sellers.

That would buck a trend that’s emerged thanks to greater buyer choice and milder competition of late. “I believe Vancouver will be a relatively flat market,” Green told CMP, “potentially [seeing] some small declines in prices as the inventory has increased substantially.

“However, dropping rates may counterbalance this switch from a seller’s market to a buyer’s market which has only really been a recent phenomenon.”

Could variable rates become more appealing for buyers and homeowners?

The central bank’s recent pivot towards rate cuts doesn’t appear to have shifted sentiment in the mortgage market away from shorter-term variable options as the most popular choice among borrowers.

While rock-bottom variable rates during the COVID-19 pandemic saw many borrowers flock to those mortgage types, the Bank’s aggressive series of rate hikes throughout 2022 and 2023 meant they increasingly opted for two-to-three-year fixed options to keep their own rates steady.

Calla said that hasn’t changed markedly – not yet, at least. “Most are still gravitating towards fixed rates for a shorter term,” she said. “Variables are most attractive for very qualified borrowers with smaller-than-average mortgage amounts or those planning to sell in the next year.”

Green said his clients are also mostly inclined to go fixed, “but the tide is starting to turn right now.” The percentage of new business coming through the door and considering variable options, he said, is inching towards 50%.

Brokers should also be attuned, he said, to refinance potential for clients in the current market. “There seems to be a potential opportunity to refinance clients who took a three-year fixed in the second half of 2023,” he highlighted.

“Running the numbers, there seem to be surplus savings right now – [so] dig into your databases, brokers.”

 

Angela Calla is an 19-year award-winning woman of influence which sets her apart from the rest. Alongside her team, Angela passionately assists mortgage holders in acquiring the best possible mortgage. Through her presence on “The Mortgage Show” and through her best-selling book “The Mortgage Code“, Angela educates prospective home buyers by providing vital information on mortgages. In light of this, her success awarded her with the 2020Business Leader of the Year Award.

Angela is a frequent go-to source for media and publishers across the country. For media interviews, speaking inquiries, or personal mortgage assistance, please contact Angela at hello@countoncalla.ca or at 604-802-3983.

Click here to view the latest news on our blog. 

September 2024 Newsletter

General Angela Calla 27 Sep

Welcome to the September issue of my monthly newsletter!
It is already September and I am excited to share my latest newsletter with you! This month, I have some details about the upcoming Fall market, along with expert tips for staging your home! Scroll down for all the details and have a great month.

2024 Fall Market Outlook

The initial Bank of Canada rate cuts this past summer did not spur housing activity as anticipated, but potentially more on the way will continue to affect the housing market outlook. New listing levels are expected to rise as sellers who may have held back enter the market with the hope that lower mortgage rates will attract additional buyers.

While the current Bank of Canada rate of 4.5% may still not be enough to make a dent in home affordability, it does provide a glimmer of hope for potential buyers as interest rates continue to fall.
Canadians across the country are anxiously awaiting additional rate cuts, promoting future home affordability. While consumer confidence is beginning to rise, mortgage affordability will need to be balanced with rising unemployment to reduce the number of households with strained budgets.
In addition, while home prices have cooled a bit, home prices in Canada remain among the highest in the world’s most advanced economies (Japan, France, Germany, Italy, and the UK). These still -high prices have resulted in many potential first-time home buyers to withdraw for now. Higher property taxes, higher qualifying stress-test rates, and the current wave of mortgage renewals will also factor into how successful the Fall market will be.
In 2023 alone, the country saw an influx of 46% of new Canadians, which also contributes to housing demands and pricing. As rates continue to drop, the hope is that prices will stabilize owing to increased supply as demand rises.
If you are looking to get into the housing market as a buyer or seller, or simply have questions so you can best prepare yourself for a future move, don’t hesitate to reach out to me!

Expert Tips for Staging Your Home

Even in a sellers’ market, there are some ways you can improve your chances of increasing the number of offers and selling your home for the best value.

Check out these expert tips for staging your home to help make the best first impression possible:

  1. Clean and Declutter: Clean, clean, and clean some more! While you might not be able to stage each room in your home, it is vital to ensure that each space is cleaned and decluttered. Especially ensure that counters, carpets, flooring, and appliances are spotless! This not only signals pride of ownership, but it helps display the potential of the spaces to buyers.
  2. Depersonalize: While you’re working through and cleaning your spaces, make sure to depersonalize along the way. Ideally, any family photos, kids’ drawings, etc, should be removed or replaced with more general photography to better appeal to potential buyers.
  3. Focus on Key Spaces: The primary areas in your home are your living room, kitchen, dining room, and master bedroom. If you are not able to get to each room, these are the ones you should focus on to ensure your home is represented as best as possible.
  4. Consider a Fresh Coat: Did you know? According to a RE/MAX Canada Renovation Investment Report, 36% of buyers prefer a fresh coat of paint! This can go a long way to making your home look new and revitalized.
  5. Boost Curb Appeal: While you’re staging your home, don’t forget about curb appeal! The exterior of your home is just as important as the interior – if not MORE important for first impressions. A good place to start would be renting a power washer to scrub down your driveway and exterior walls.

Economic Insights from Dr. Sherry Cooper

As the Bank of Canada cuts interest rates, housing activity has remained relatively weak. Existing home sales were well below historical averages in July, while new listings edged upward. Prices have plateaued, and residential mortgage originations are tepid.

Mortgage balances grew by 3% annually in Q2, the second slowest quarterly pace since 2000.

This portends a further dip in household debt-to-income ratios—welcome news, as elevated leverage drives household financial vulnerability. The central bank is widely expected to continue to cut the overnight policy rate at the remaining meetings this year and well into 2025. Monetary policy remains highly restrictive, with the policy rate at 4.5%, well above the 2.5% inflation rate.

We believe interest rates will continue to fall as the overnight rate heads for 2.75%. By later this year, housing activity is likely to pick up gradually.

In the meantime, Canadian homebuilding remains sturdy despite softness in the resale market and ongoing capacity pressures. Housing starts surged again in July. The data series is volatile, but the trend is strong at just under its recent all-time highs posted in 2021. The strength of residential starts has been dominated by multi-unit construction, while single-family starts have historically been very weak.

The home construction sector has suffered ongoing capacity pressures, including a shortage of construction workers, zoning restrictions and supply bottlenecks. These capacity pressures have delayed housing completions, bringing the number of dwellings under construction to fresh record highs.

Homebuilding has remained remarkably resilient, albeit at a much slower pace than the torrid population growth. The government plans to cool the growth in temporary immigration, but the Bank of Canada recently suggested that the slowdown is likely to be delayed and smaller than originally projected.

Meanwhile, Canadian labour markets are easing. Job vacancy rates have plunged, and unemployment has risen, especially for young workers and new immigrants.

Economic growth has slowed to about 1% this year and will pick up only moderately next year. Inflation is falling without a recession. To be sure, some sectors have slowed meaningfully, especially manufacturing. Canadian businesses are bracing for billions of dollars in losses if the country’s two national railways shut down this week.

More than 9,000 workers at Canadian National Railway Co. and Canadian Pacific Kansas City Ltd. could either be on strike or locked out if no labour agreement is reached by Thursday, disrupting the supply chain industries.

Housing markets will begin to recover as lower interest rates do their job this fall.

 

Angela Calla is an 19-year award-winning woman of influence which sets her apart from the rest. Alongside her team, Angela passionately assists mortgage holders in acquiring the best possible mortgage. Through her presence on “The Mortgage Show” and through her best-selling book “The Mortgage Code“, Angela educates prospective home buyers by providing vital information on mortgages. In light of this, her success awarded her with the 2020Business Leader of the Year Award.

Angela is a frequent go-to source for media and publishers across the country. For media interviews, speaking inquiries, or personal mortgage assistance, please contact Angela at hello@countoncalla.ca or at 604-802-3983.

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