Friday, February 28, 2014

Important Update-CMHC Raises Premiums May 1st



CMHC is increasing its homeowner mortgage loan insurance premiums to reflect its increased 
capital targets. 
 
As a result of its annual review of its insurance products and capital requirements, CMHC is 
increasing its homeowner mortgage loan insurance premiums to reflect its increased capital 
target.The change will only apply to mortgages underwritten after May 1, 2014 and it will apply to all homeowner business from that day forward.
 
CMHC reviews its premiums on an annual basis and, going forward, plans to announce decisions on premiums in the first quarter of each year.

For the average Canadian homebuyer using a CMHC-insured mortgage, the higher premium 
will result in an increase of approximately $5 to their monthly mortgage payment. This is not 
expected to have a material impact on the housing market.


Monday, February 24, 2014

10 Common cost of owning a home


10 benefits of mortgage insurance


Canadian dollar below 90¢ again as markets speculate on interest rate moves.

CTV NewsCanadian dollar below 90¢ again as markets speculate on interest rate movesThe Globe and MailThe Canadian dollar is below the 90-cent mark again today, with a report on inflation giving the currency only the the tiniest of gains. The loonie, as the country's dollar coin is known, sank below 90 cents U.S., regaining just some ground to stand at about 89.8 ...

Five things to do if you are over-extended on your mortgage

Five things to do if you are over-extended on your mortgage


Mortgage default may be rare in this country, but nearly 9% of indebted households need 40% or more of their gross income to pay their debt service charges, says the Bank of Canada Financial System Review.
If you can see problems coming, then you can take action to avoid foreclosure, which happens when lenders run out of other alternatives and borrowers can do no more to pay their debts. Here are five options to consider when you are being crushed by mortgage payments:

Condo correction not in the cards for Toronto, Vancouver, says new report


A new report on the condo market says despite the huge influx of supply, rental rates should remain relatively strong — all good news for condo investors.

Condo correction not in the cards for Toronto, Vancouver, says new report

The rental housing market has “passed it peak” but condominium investors can probably rest easy because vacancy rates will only edge up slightly, says a new report.
CIBC says all those real estate bears waiting for the property market to crash may be out of luck.
“Canadian real estate bears are patient. For more than half a decade they have been waiting for the inevitable crash in the Canadian housing market, only to be disappointed by a defying market,” said Benjamin Tal, deputy chief economist of CIBC, in the report. “The market will be tested by higher interest rates. But as things stand now, those bears will have to continue to wait as interest rates are likely to remain low well into 2015.”
CIBC says despite the fact Toronto has 64,000 condo units under construction — up to half of them could end up rented out — it doesn’t expect that to have a significant impact on rental rates. The report estimates Toronto will see about 11,500 new rental units per year, about 1,000 more than are needed based on household growth. He suggests an analysis of the Vancouver market reveals very similar results.
“Such excess supply will raise vacancy rates in the condo space by an estimated 0.3% to 0.4% in both cities in the coming years,” says Mr. Tal. “That is not large enough a damage to derail the market or lead to a substantial softening in rental inflation.”
The other determinant of rental rates is demand and the report says growth for rental units has probably peaked from levels reached in 2012 and 2013.
Mr. Tal suggests the real challenge for investors in the coming years will be higher financing or opportunity costs as mortgage rates eventually rise. Five-year fixed rate mortgages have headed back to about 3% as bond yields have dropped in the past few weeks.
He suggests while there will be a correction but it will be “much gentler” than what is feared by some. That fear is based on a view the the increase in supply of rental units will flood the market and force investors to sell in a panic.
“Our assessment of demographically-driven demand for rental units reveals a market that has passed its peak,” said Mr. Tal. “Vacancy rates will probably rise in the coming years and rent inflation will ease. But a careful analysis of the magnitude of the projected supply/demand mismatch suggests a much gentler adjustment than feared by many.”

Source: Financial Post
2014-02-14

Forget house prices and debt, deflation is Canada’s new bogeyman

“After spending two years watching house prices and household debt measures, investors may spend 2014 focused on inflation reports when making bets on the Bank of Canada’s interest rate outlook.”
cashregister
Reblogged from Bloomberg News

The slow pace of consumer price inflation surprised policy makers in 2013, reviving rate-cut bets and prompting the central bank to abandon its bias to raise borrowing costs. Bank of Canada Governor Stephen Poloz said in an interview last month he can’t explain the weak inflation, which is now almost a percentage point below where the bank forecast it would be at the start of last year.
“A lot of people are starting to position for CPI releases,” Mazen Issa, senior macro strategist at Toronto-Dominion Bank’s TD Securities unit in Toronto, said in a telephone interview. “Inflation is going to be one of the major stories for Canada” this year.
Statistics Canada reported Dec. 20 that annual inflation in November was 0.9%, unexpectedly staying below the central bank’s 1% to 3% target band. The difference between Canadian and U.S. two-year yields narrowed by 4.22 basis points, the largest one-day reaction to Canadian CPI data since September 2011, when inflation was above the target band.
Inflation below 1% gives the Bank of Canada “plenty of reason to be dovish,” said Camilla Sutton, chief currency strategist at Bank of Nova Scotia in Toronto. The Dec. 20 report was “a disappointment because the market thought we would go back into to that 1 to 3%” target band.
Linkers Losing
The Bank of America Merrill Lynch Canada Inflation-Linked Government Index, which tracks six bonds with a face value of about $45 billion, lost 0.3% between the inflation report and Thursday, compared with a 0.2% gain for U.S. linkers.
Inflation has been below the 2% midpoint of the central bank’s target for 19 consecutive months. The bank forecasts it won’t return to that level for another two years. That would mark the longest stretch of inflation below the goal since the country adopted inflation targeting in the early 1990s.
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In 2012, policy makers and investors were focusing on rising consumer debt. With near historic low mortgage rates sparking a rally in Canadian house prices and fuelling record debt levels, the central bank singled out household indebtedness as the greatest domestic threat to the economy. It introduced a rate-rise bias in April of that year, making it the only G-7 central bank to hint at higher borrowing costs.
Rate Bets
A year ago today, investors priced in more than 21 basis points of tightening by the end of 2013, trading in overnight index swaps showed. Economists surveyed by Bloomberg last January forecast a rate increase by the end of the year.
Today, swaps trading shows rate-cut bets have increased, meaning investors forecasting a change are roughly balanced between rate cuts and increases during 2014.
Elsewhere in credit markets, the extra yield investors demand to own the debt of Canadian investment-grade corporations rather than of the federal government fell 1 basis point Thursday to 118 basis points, or 1.18 percentage points, according to the Bank of America Merrill Lynch Canada Corporate Index. Yields fell to 3.11% from 3.14%. In 2013 the spread narrowed 17 basis points.
Yields on provincial debt relative to federal benchmarks fell 1 basis point to 64 basis points and narrowed 11 basis points in 2013, according Bank of America’s Canadian Provincial & Municipal Index. Yields were 3.07%, compared with 3.09% on Dec. 31 and 2.55% at the start of 2013.
Corporate Debt
Corporate debt returned 0.8% in 2013, compared with losses of 2.3% for provincial debt and federal-government securities, Merrill Lynch indexes show.
The difference in yields between Canadian and U.S. two-year notes — one gauge of relative interest rate expectations — fell from 91.6 basis points at the start of 2013 to 75.5 basis points at 8:14 a.m. in Toronto.
That spread moved sharply after Poloz, who replaced Mark Carney as governor in June, completely abandoned the central bank’s bias at his Oct. 23 rate announcement and began to single out weak inflation as the biggest risk to the economy.
At 1%, Canada’s benchmark rate remains the highest in the G-7.
“Under Carney, there was a shift in terms of focusing on financial stability risks,” said David Watt, chief economist at the Canadian unit of HSBC Holdings Plc. “Under Poloz, there has certainly been a return in focus towards what the Bank of Canada is mandated to look at, which is inflation.”
Core Inflation
Inflation last year averaged 0.9% through November, the slowest since the 2009 recession, falling to as low as 0.4% and never surpassing 1.3%. Core inflation, which excludes eight volatile components and is monitored closely by the bank as a gauge of inflationary pressures, averaged 1.2% last year and never fell below 1%.
“If core inflation is becoming unhinged, then you start to be concerned with the risk that the Bank of Canada may have to think a little bit more seriously about rate cuts,” Issa said.

5 Ways to Limit Your Risk of Credit or Debit Card Fraud

Every time your card in someone else’s hands and out of your sight, there is risk.


When Target acknowledged last month that 70 million credit and debit card accounts had been exposed to theft, it was another stark reminder that any of us can become victims of fraud. Close to half a billion dollars is lost to credit-card fraud in Canada annually.

Technology is advancing daily, streamlining how we make purchases. Automatic payments, contactless transactions, online and mobile banking are all examples of developments that make it easier to accomplish our day to day tasks. However, it is always good to remember that we still have the responsibility to safeguard our personal information to prevent fraud and theft. In this article from the Financial Post, Melissa Leong provides five easy ways to limit the probability of credit and debit card fraud, including not leaving your cards unattended, increasing your awareness of phone calls and emails from your credit card company or bank, and using caution when banking with a mobile device.

Click here for the full article from the Financial Post.

Friday, February 21, 2014

Canada Housing Market February 2014

With home prices continuing to rise and and the on-going rebound in sales the home selling industry is looking forward to a good year in 2014. But the home building industry is showing definite signs of a slowdown. 

The latest numbers from CMHC show another decline in housing starts in January. It was the third monthly drop in a row. As well, the value of building permits issued across the country has also been declining. 

The six month moving average from Canada Mortgage and Housing Corporation shows construction starts dipping to a little more than 191,000 for January, down about 3,000 from December. 

Economists say the sluggish performance of the Canadian economy, an over saturation of condos and the likelihood of a modest increase in interest rates will probably hold home construction in check through 2014. 

by First National Financial LP 19 February 2014

Ways to use the equity in your home



Ways to use the equity in your home
Once you’re a homeowner, the payoff can be great. When you make a mortgage payment each month, you build equity in a place of your own. As the equity in your home grows, your financial flexibility also increases. Think of it as an extra source of financing for when the unexpected happens.
An added benefit of borrowing money against the equity in your home, is it usually comes with a lower interest rate than other forms of credit, such as consumer loans, lines of credit and credit cards.
Here are some ways you can use the equity in your home:
  • Pay off other debts with higher interest rates (like credit card debt)
  • Renovate or repair your home – build a new room or put in a swimming pool
  • For important life events – a wedding, dream vacation or university tuition
  • Purchase a second home or vacation property
  • Emergencies – like a serious illness
- See more at: http://homeownership.ca/financial-planning/ways-to-use-the-equity-in-your-home#sthash.lf5APedJ.dpuf

Wednesday, February 19, 2014

News To Help You Save Time And Money February 2014

24% of Canadians see their homes as main source of retirement income



Almost a quarter of Canadians expect their homes will be their primary source of income when they retire, a new survey suggests.
With residential home values at or near all-time highs in many cities across Canada, it appears many people are eyeing their homes' market value as a store of potential income after they stop working.
The survey found 24 per cent of those polled planned to use their homes as their main retirement income. Another 17 per cent indicated they didn't know if their home equity would serve as their primary income source..

Canada Seeks Soft Landing for Highflying Housing Market

Canada Seeks Soft Landing for Highflying Housing Market





Canadian policy makers have used a combination of tighter lending rules and verbal warnings, including an unusual rebuke of the country's biggest banks in March 2013, to try to keep prices in check. 

Read the full article at The Wall Street Journal Online

Tuesday, February 18, 2014

BUILD A PLAN TO MOVE INTO YOUR DREAM HOME

BUILD A PLAN TO
MOVE INTO YOUR


DREAM HOME

There’s nothing quite like stepping into your dream home for the very first time. You have achieved your goal of homeownership! However, the journey from home seeker to home buyer can be challenging – unless you have a well-defined plan and guidance from the right professionals. As a mortgage broker, here’s how I will help you reach your objective:


1
In the discovery phase, we will discuss your situation, the essentials and “nice to haves” you’d like in your new home, and how long you plan to live there. Based on your desired move-in date, we’ll work out a timetable for your home-buying process.

I’ll help you create a monthly budget and then calculate a down payment and mortgage payments that fit into it. Together, we’ll also work through a financial check-up that considers how changes in income and expenses could affect your plan.

There are many different types of mortgages, and it’s important to select one that matches your current needs and preferences. I will ask you a series of questions that should help to reveal your priorities.

Together, we’ll try out different mortgage scenarios, and I’ll show you how changes in income, property taxes, condo fees, loans and other variables affect your maximum mortgage amount and mortgage payments. My goal is to make sure you can comfortably afford your mortgage.


5
It’s a good idea to get pre-approval for a mortgage before you find your dream home and make an offer ­— that way, you can be confident that financing is available. I’ll walk you through the paperwork and guide you towards the most suitable lender.


Now it’s time to get serious with a Realtor and view properties that fit your price range. If you have any questions along the way, be sure to give me a call.


I’ll work closely with your Realtor and lawyer to make sure everything is in place for the closing. That’s the day you pay your down payment and get the keys to your new home.


From start to finish, the plan we develop together will see you through the home-buying process. Even after you’ve settled into your dream home, we’ll periodically review your current situation to determine if we need to make any alterations to your original mortgage plan.

Good News in the Federal Budget for Any of Us That Have or Need a Mortgage

There was some great news in the federal budget that could have positive outcomes for anyone looking to purchase a home, refinance or renew their existing mortgage. The Department of Finance expressed their commitment to increasing the competition of mortgage lenders.

Many of the smaller lenders who focus on mortgages, offer us very competitive consumer rates and deal exclusively through mortgage brokers will be given preferable access to better allocation of portfolio insurance and securitization.
This will fuel more competition which means more mortgage options and choices when dealing with a mortgage broker instead of the banks. CMHC is also considering additional “flexible funding options” for smaller lenders which is great for us!

A recent Bank of Canada survey found that using a broker at the time of your mortgage renewal may result in getting a lower rate and saving money because mortgage brokers have the widest access to mortgage lenders.

The same survey found that loyal customers may not get as good of a deal with their bank as they would if they went to a different institution as a new customer. So dealing with a professional mortgage broker for all your mortgage needs just makes sense.

More choice, more convenience and more great counsel. Maybe we are bigger than the banks?

Click here to watch.

Monday, February 17, 2014

10 common costs of owning a home

10common costs



of owning a home




1Property tax. Many of the services you’ll enjoy in your new neighbourhood,

from parks and recreation facilities to road maintenance and schools, are funded in part by municipal property taxes. Rates vary widely, from region to region and home to home. Annual taxes can top several thousand dollars in urban centres, so some homeowners opt to pay in installments — your lender may provide an option to combine these with your mortgage payments.

2Energy costs. If you’re used to keeping the lights

on and the thermostat up because utilities are included in your rent, you’ll now have to pay for these costs. Budget to cover monthly gas, electric, or oil bills, which fluctuate with the seasons. Your real estate agent can ask a home’s seller to confirm past costs.

3Phone, cable, and Internet services. The

costs of being “connected” can easily add up to a couple of hundred dollars a month. Moving into a new home might be a good time to consider whether you need both a land line and a wireless line, for instance, or if you can bundle services for a discount.





4Home insurance.
Protect your home, its contents, and your property against damage or liability. Prices can vary, depending on your home and neigh-bourhood, but plan for costs that typically start at a minimum of $500 per year. Keep in mind that a lower-cost policy may not offer the comprehensive coverage you may want. You can keep costs down by choosing a higher deductible.
5Municipal services.

Some municipalities charge fees for services like water or garbage removal. For example, homeowners in some larger urban centres pay $150 to $235 a year for curbside collection of garbage, recycling, and compost.
6Fuel or transit costs.

If you’ll be commuting a longer distance to work, consider whether you will face higher fuel or public transit costs or whether you’ll have to pay for parking.
7Monitored security.
If you opt for home protection, monitoring can cost anywhere from $20 to $40 or more per month, depending on the plan.





8Home maintenance.
Plan to cover all the occasional costs to keep your house in working order, such as changing furnace filters, carpet cleaning, clearing your eavestroughs, and touching up interior or exterior paint. You’ll find it easy to spend $30 or more a month on such home main-tenance items and services.
9Property upkeep.

Consider outdoor areas that may need tending to, such as wooden decks,

fences, gardens, and lawns. Even when you do the work yourself, budget at least a few hundred dollars seasonally for items like wood sealant, landscaping supplies, and plants.

10Repairs. These are larger, less frequent expenses like replacing the

roof, furnace, air-conditioning units, or appliances. Housing experts recommend setting aside 1% to 3% of the value of your house each year —

a minimum $1,000 for every $100,000.

While the ongoing costs of owning a home can add up to hundreds of dollars every month, I can help you plan ahead to manage these expenses and be comfortable with your financing.


News To Help You Save Time And Money February 2014


Sunday, February 16, 2014

Is using your RRSP to buy a house passé?

Is using your RRSP to buy a house passé?

RRSP House
The $25,000 Ottawa allows you take out of your retirement fund to buy your first home sure doesn’t go as far as it used to.
Under the home buyers’ plan, Canadians can take $25,000 out of their registered retirement savings plan and pay it back over the next 15 years without incurring any penalty. For a couple that means $50,000.
But the dollar amount has been stuck at $25,000 since 1999 while house prices have continued to escalate. At $50,000, you’re barely making the  minimum downpayment if you are buying a home in Vancouver with a mortgage backed by the government.
The Canadian Real Estate Association says the average price of a home will climb to $391,000 next year, meaning that $50,000 is less than 13% and not enough to avoid costly mortgage default insurance.
“I don’t know how effective the plan is now, so I’m not sure what would happen, if you increase the amount,” says Don Lawby, chief executive of Century 21 Canada.
It’s not just the amount. The tax-free savings account is now just as an effective savings vehicle. As of 2014, Canadians were allowed to contribute $31,000 and the amount increases every year. You can also withdraw money from a TFSA and put it an equal amount back later.
“I think you almost need a combination of the two plans together to fund that kind of investment,” said Mr. Lawby, about buying a house. “It depends on where you live in Canada.”
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The home buyers’ plan was launched with a $20,000 withdrawal limit and it jumped to $25,000 in 2009.
One of the arguments against increasing the limit is it will encourage young Canadians to rob their retirement savings to buy a first home. Paying the money back over 15 years — there are significant penalties if you don’t — means you might not have the money to make current contributions.
“Some people say the RRSP is not the most efficient way of saving for a house,” says Benjamin Tal, deputy chief economist with CIBC World Markets.
He says there hasn’t been an acceleration in the use of the home buyers’ plan because first-time buyers are being squeezed out of the market.
“Older people and people buying second properties don’t use their RRSPs to buy homes,” says Mr. Tal. “You would expect given rising prices there would be more use [of the plan.].”
Vince Gaetano, a principal of monstermortgage.ca, says the home buyers’ program is mostly being used by people as a tax loophole.
“This is the most popular time of the year to do it. They manipulate the system to deliver a tax return on the downpayment they will [already be] making on their purchase,” he says.
If you know you are buying your first home in the next 90 days, you make a $25,000 contribution or $50,000 for two people. That means a big refund in April. You then withdraw the $25,000 or $50,000 to pay for that initial home.
“Most people have the RRSP room. If you are buying a house by June and you have the downpayment in cash, you make the contribution to trigger the the refund,” said Mr. Gaetano, noting the $25,000 has to be in the plan for 90 days before you can take it out.
“You can garner $20,000 in refunds,” said Mr. Gaetano, pointing out it will depend on what your marginal tax rate is.
By: Gary Marr – financialpost.com

Saturday, February 15, 2014

Sellers to benefit in strong spring housing market: report

A house that was sold in the east end of Toronto in mid-December, 2013. (Deborah Baic/The Globe and Mail)

Sellers to benefit in strong spring housing market: report 


By Tara Perkins - Real Estate Reporter
Published Jan. 09 2014,

Real estate agency Royal LePage is expecting Canada’s housing market to shift in favour of sellers in the first half of this year, and is forecasting a strong spring.
The agency, which represents more than 15,000 Canadian real estate agents and is part of Brookfield Real Estate Services Inc., is also predicting that house prices will maintain their momentum.
“We predict continued upward pressure on home prices as we move towards the all-important spring market,” Royal LePage CEO Phil Soper stated in a press release.
“In addition to normal demand, housing prices in Canada this year will be influenced by buyers who put off purchase plans in the very soft spring of 2013. Talk of a ‘soft landing’ for Canada’s real estate market in the new year is misguided. We expect no landing, no slowdown, and no correction in the near-term. Conditions are ripe for as strong a market as we saw in the post-recessionary rebound of the last decade.”
Canada’s housing market never officially tipped into buyer’s market territory during the correction that ensued beginning in the summer of 2012, but it was fairly close, hovering on the edge between a balanced market and a buyer’s market as determined by the ratio between sales and new listings, Mr. Soper said in an interview. During the latter half of last year sales volumes increased faster than new listings, and the market remained in balanced territory but tipped towards becoming a seller’s market.
“This is the most optimistic view of the housing market since the recession, that’s in half a decade,” he said.
Many economists have been surprised by the buoyancy of home prices in the wake of the lengthy sales slump that persisted in the market from the summer of 2012 to this past spring.
Economists both in Canada and abroad are keeping a close eye on Canadian home prices as they debate just how overvalued the market is. While many Canadian economists estimate that home prices here are in the neighbourhood of 10 to 20 per cent too high, economists at Deutsche Bank recently said they believe prices are 60 per cent too high.
The Calgary Real Estate Board recently said that the benchmark price of a single family home in the Calgary area is now $472,200, up 8.6 per cent from a year earlier. The benchmark in Vancouver is $603,400, up 2.1 per cent from a year earlier despite that city registering the steepest market correction in the past two years.
The average price of homes that sold over the Multiple Listing Service in the Toronto area last month was $520,398, up by 8.9 per cent from the average selling price in December, 2012. The average selling price in Toronto for all of 2013 was $523,036, up 5.2 per cent from the average in 2012.
The Canadian Real Estate Association (CREA), which represents the bulk of real estate agents in Canada, said in December that it is now expecting the average price of homes sold over the Multiple Listing Service to have risen by 5.2 per cent in 2013, to $382,200 (the final numbers will come out later this month). Heading into 2013 it had been expecting the average price to rise by just 0.3 per cent.
CREA is now expecting average prices to rise by 2.3 per cent this year, while Royal LePage is calling for a 3.7 per cent increase.
Royal LePage says that, based on a survey it conducts, the average price of a standard two-storey home rose 3.6 per cent in the fourth quarter of 2013 to $418,282, the average price of a detached bungalow rose 3.8 per cent to $380,710, and the average price of a standard condominium rose 1.2 per cent to $246,530.
The numbers vary widely across the country, for instance Royal LePage says condo prices in Calgary rose 7 per cent while those in Montreal fell by 0.4 per cent.
A number of economists expected that the large number of condos coming on stream in major cities would take more of a bite out of home price momentum than it has so far.
Canada Mortgage and Housing Corp. said Thursday that the number of new homes that began construction in December was 189,672 on a seasonally-adjusted and annualized basis, down from 197,797 in November. Starts of urban projects with multiple units, namely condos, fell by 4.1 per cent to 108,910 units, while starts of single-detached homes in urban areas fell by 6.7 per cent to 59,304 units.
Starts rose in British Columbia and Quebec, but fell in the Prairies, Atlantic Canada and Ontario.
Housing starts have proven difficult to forecast for a couple of years now, and CMHC has been warning that they will be volatile from month to month because many markets are being largely driven by the multiples, or condo, segment. This month’s showing was largely in line with the consensus forecast among economists.
“Starts are well below their 2012 peaks, but have trended somewhat higher from the lows set early last year,” Scotiabank’s economists noted Thursday.
While construction has cooled from its blistering pace in 2012, many economists say we are still building more homes than demographic fundamentals would suggest we need right now.
Toronto-Dominion Bank’s economics department has estimated that the fundamentals call for about 175,000 new homes a year. “A softening over the longer term will be necessary as the Canadian new housing market is overbuilt in many large urban centres,” it said in a research note in December.
Housing starts in the full fourth quarter of 2013 were up four per cent from the third quarter, which suggests housing could have been a modest contributor to economic growth for Canada towards the end of the year, economists at Scotiabank said.

Source: Globe and Mail