CANADIAN HOMEOWNERSHIP COSTS EASE FOR SECOND CONSECUTIVE QUARTER: RBC ECONOMICS

This is great news.

TORONTO, Feb. 24 /CNW/ – Canada’s housing affordability continued to improve in the fourth quarter of 2010, thanks in part to slight decreases in five-year fixed mortgage rates and minimal home price appreciation across the country, according to the latest Housing Trends and Affordability report released today by RBC Economics Research.

“Some of the stress that had been building in the housing market between 2009 and the first half of 2010 has been relieved, but tensions persist overall and the recent improvement in affordability is likely to be short-lived,” said Robert Hogue, senior economist, RBC. “We expect that the Bank of Canada will resume its rate hike campaign this spring and with borrowing costs set to climb further in the next two years, housing affordability will erode across the country. That said, we don’t expect this to derail the housing market because of rising household income and job creation from the sustained economic recovery.”

The RBC Housing Affordability Measure captures the proportion of pre-tax household income needed to service the costs of owning a specified category of home. During the fourth quarter of 2010, measures at the national level fell between 0.4 and 0.8 percentage points across the housing types tracked by RBC (a decrease represents an improvement in affordability).

The detached bungalow benchmark measure eased by 0.8 of a percentage point to 39.9 per cent, the standard condominium measure declined by 0.4 of a percentage point to 27.6 per cent and the standard two-storey home decreased 0.4 percentage points to 46.0 per cent.

“We expect affordability measures will rise gradually in the next three years or so while monetary policy is readjusted, but will land softly thereafter once interest rates stabilize at higher levels,” added Hogue. “This pattern would be consistent with moderate yet sustained stress on Canada’s housing market. Overall, the era of rapid home price appreciation of the past 10 years has likely run its course and we believe that Canada has entered a period of very modest increases.”

A majority of provinces saw improvements in affordability in the fourth quarter, most notably in Alberta where falling home prices once again contributed to lower the bar for affording a home. Only the standard two-storey benchmark became less affordable in Ontario and Quebec, as did the standard condominium apartment in Quebec and the Atlantic region.

RBC’s Housing Affordability Measure for a detached bungalow in Canada’s largest cities is as follows: Vancouver 68.7 per cent (down 0.4 percentage points from the last quarter), Toronto 46.8 per cent (down 0.5 percentage points), Montreal 41.3 per cent (down 0.4 percentage points), Ottawa 38.7 per cent (up 0.5 percentage points), Calgary 34.9 per cent (down 3.1 percentage points) and Edmonton 31.0 per cent (down 2.4 percentage points).

The RBC Housing Affordability Measure, which has been compiled since 1985, is based on the costs of owning a detached bungalow, a reasonable property benchmark for the housing market in Canada. Alternative housing types are also presented including a standard two-storey home and a standard condominium. The higher the reading, the more costly it is to afford a home. For example, an affordability reading of 50 per cent means that homeownership costs, including mortgage payments, utilities and property taxes, take up 50 per cent of a typical household’s monthly pre-tax income.

Highlights from across Canada:

  • British Columbia: Buying a home in B.C. became slightly more affordable in the fourth quarter of 2010, due primarily to a small drop in mortgage rates. After experiencing some declines in the previous quarter, home prices rose modestly for most housing categories; condominium apartments bucked the trend, however, and depreciated slightly. Prices were supported by a tightening in market conditions with home resales picking up smartly following substantial cooling in the spring and summer that saw sellers lose their edge in setting property values. Demand and supply in the province are judged to be quite balanced at this point. RBC’s Affordability Measures fell between 0.8 and 1.0 percentage points in the fourth quarter which came on the heels of much more substantial drops (1.7 to 4.8 percentage points) in the third quarter. Notwithstanding these declines, affordability remains poor and will weigh on housing demand going forward.
  • Alberta: Alberta officially became the most affordable provincial market in the country in the fourth quarter, according to the RBC Measures which fell once again by 1.0 to 2.4 percentage points, extending their declines since late-2007. In addition to the lower mortgage rates, the further depreciation of home prices contributed to lowering homeownership costs. Property values were negatively affected by a substantial downswing in demand in the spring and early summer, which put buyers in the drivers’ seat. The significant improvement in affordability is near the end of its line, however, as demand has shown more vigour in recent months – alongside a provincial economy that is gaining more traction – and the market has become better balanced. RBC expects that this will stem price declines this year, thereby removing a potential offset to the negative effect of projected rise in interest rates on affordability.

One guys thoughts on the Western Economies

If you are a student of economics then this is “interesting.” If not then it will make no sense at all.

I think he is accurate in summarizing where “hidden inflation” will come from at the end of the post.

Stephen Johnston; Partner & CIO – Agcapita Farmland Investment Partners

As Kierkegaard elegantly pointed out, “There are two ways to be fooled: One is to believe what isn’t so; the other is to refuse to believe what is so.”

The problem of being fooled “by believing what isn’t so” appears to be endemic in mainstream economic circles.   Increasingly, we see the panic of central bankers and politicians in the thrall of the mistaken belief that the mere act of printing money can conjure wealth and sustainable growth into existence that this nostrum has stopped working.

In simple terms the powers that be in the west have been fooled by Keynesian dogma that:

– nominal increases in GDP represent growth;

– printing money increases nominal GDP; therefore

– printing money must generate growth.

Surely, this is to believe what isn’t so.  A simple example of the fallacy this represents is Frederic Bastiat’s parable of the “broken window”.  To paraphrase Bastiat, if all the windows in the country were suddenly broken there might be an increase in nominal GDP as the reconstruction took place but we should not be fooled into believing that this has made us wealthier.

Keynesians would argue that business activity has been stimulated, jobs were created and the economy benefited. In his own version of the “broken window” Keynes famously advocated burying newly printed money and paying people to dig it up as a way to stimulate the economy.

With all due respect to Lord Keynes, this belief is in the process of being exposed as the mirage it has always been.  The true measure of the wealth of an economy is the pool of productive capital.  Currency is merely the measuring stick.  In our broken window example, the pool has been maintained but without the reconstruction it could have been increased – therefore the net effect, taking into account both “the seen and the unseen” in Bastiat’s words, is actually a loss of wealth.

If printing money does not create productive capital then how can you explain its perennial appeal amongst the banking and political classes?

For politicians, printing money is desirable for two reasons.  Firstly, it acts as an unseen tax.  One which few voters understand and for which even fewer are likely to blame the political class, at least in the beginning. Secondly, by reducing the value of the currency, the measuring stick I mentioned above, politicians are able to fool many of the voters that their wealth has increased, but of course no such thing has happened.

For members of the privileged banking class the appeal of printing money is that they are best positioned to take advantage of the confusion between the measurement of the pool of capital and the actual pool of capital itself.  In simple terms, they can exchange the declining currency for productive assets while artificially low interest rates finance these activities at minimal cost.

So in general while printing money creates no new wealth in the form of productive capital, a significant amount of wealth can be misappropriated silently by the banking and political classes.   For the rest of us, the relentless expansion of the money supply offers no true benefits and the very real danger that it is our wealth that is misappropriated.
In the spirit of Bastiat, ask yourself if the central banks increased the global money supply 20-fold overnight would we have more farmland, more oil wells, more factories, more of anything other than decimal places in our currency? The nominal price of all these things would likely increase but the size of the capital pool has not changed. How do the money printing programs currently underway differ from this in anything but magnitude?

Unfortunately, the perverse consequences of printing money do not stop with the misappropriation of wealth from the inflatees to the inflators.  A policy of artificially low interest rates serves to sustain or create additional mal-investments – investments that cannot generate sufficient returns, and in many cases over the last decade ANY returns, to justify their existence.   The failure to liquidate mal-investments allows the economic problems they cause to multiply and the inevitable accounting to be that much more devastating.  Artificially low interest rates also fool the market into believing that capital is plentiful and that consumption can continue at unsustainable levels with severe consequences for the real economy. The word consume means “to expend, to use up, to waste or squander”.   Always remember that consumption represents the diversion of productive capital into non-productive uses – i.e. the destruction of capital.   Savings, on the other hand, are the only source of capital to create productive assets.

I do not believe that the aggressive expansion of the money supply in the west will have a beneficial effect on the real economy – i.e. will not increase the pool of productive capital in any meaningful way.  However, I do believe it will fuel inflation and speculative activities.    Of course, more inflation and speculation are exactly the opposite of what western economies need. We cannot all make our livings selling condos, stocks and bonds to each other – someone has to produce something and production requires genuine capital.

But this Frankenstein, finance driven economy appears to be exactly what our governments and central bankers are trying to keep alive.  The west has become a vast inflation-creating machine in order to support the impaired banking and housing sectors.  According to data published by analyst Mike Hewitt, since the dot.com crash in 2001 and the onset of aggressive low interest policies, the global money (M0) supply has increased over 170%.   Some, fooled by government inflation data ask – “but where is all the inflation?”   Fortunately for us, the Renminbi peg and OPEC petro-dollar recycling have been escape routes for a large amount of western money/inflation creation and heavily massaged government inflation data has helped disguise the rest.

As fast as we have been creating money in the west, China and OPEC have been importing and storing it on their balance sheets in the form of developed world sovereign debt.    Some observers even argue that China will indefinitely accumulate western debt in order to maintain its peg against our inherently weak currencies.   I believe that this is wishful thinking and once again it is to be fooled into believing what isn’t so merely because something hasn’t happened to date.  When the emerging economies are forced to take serious steps to check domestic inflation – which for example is already starting to happen in China – they will stop purchasing our debt and even start selling it, at which point decades of stored western inflation could be returned to us in a very short period of time indeed.

In general, my investment premise remains that sustained real growth is unlikely to take place in the developed world until we stop engaging in capital destroying activities.   Worse, our depleted and declining capital pool, combined with an enormous expansion of the monetary base and expanding government is creating a high probability of an extended period of stagflation in the west.

This is not to say that I take a universally pessimistic view of possible future returns.  I believe that exposure to inflation-hedging assets with strong macro fundamentals and underlying cash generating capability, ideally in sectors exposed to growth outside of developed markets, will continue to be a fruitful area to search for outperformance over the long-term.  My personal preference remains agriculture and energy.

Kind Regards

Stephen Johnston

Fears of Canadian Housing Market Slump Overblown

Fears of Canadian Housing Market Slump Overblown

The 30% drop in seasonally-adjusted monthly housing resales in the first seven months of this year has raised fears that a full-blown slump is in the works for Canada. Last year’s spectacular rally, which not only contrasted sharply to the moribund state of housing in most other parts of the developed world but also heated up conditions to even greater levels than those which prevailed in 2007, are perceived by some as evidence of a bubble threatening to burst anytime.

  • The sharp decline in housing resale activity since the beginning of the year has ignited fears that the Canadian market has started to crash.
  • In large part, such concerns are based on the belief that the spectacular run-up in prices in the past several years reflected bubble-like conditions, which will inevitably end up in a gut-wrenching correction.
  • While we agree that housing prices are currently historically elevated, we do not believe that any major slump will necessarily ensue.
  • Housing affordability – the best indicator of underlying market tensions, in our view – has deteriorated in recent quarters but remains much better than it was in the late 1980s and early 1990s when bubbles clearly caused the Canadian market to meltdown in the years that followed.
  • The further expected modest erosion of affordability in the period ahead is seen to cool housing demand not deep-freeze it.

Home prices, overall, are generally expected to stay above water in Canada, although there are some local markets, such as such as Vancouver and, possibly, Montreal, where very poor affordability could well lead to declines to correct these imbalances.

Such fears are rooted in the significant price gains since 2001 that far exceeded household income growth in Canada. Home prices nearly doubled nationally during that period, while disposable income grew by less than 50%. The ease with which the Canadian market recovered the losses incurred during the (short-lived) downturn of the latter part of 2008 and early 2009 and with which prices surpassed previous record highs during the rally only feed the notion that the Canadian market is being driven by irrational behaviour.

However, we find little compelling evidence of irrationality or bubbles in the overall Canadian market relative to historical patterns.

READ THE FULL REPORT HERE

3 versions of the home buying future

Comment: CMHC has been dead on for the last 6 years. They call for a soft landing. I believe it.

CCPA says bubble to burst, CD Howe dismisses, CMHC predicts soft landing

Three significant housing reports published yesterday paint very different pictures of the future of Canada’s housing market.

CD Howe Institute says that in spite of recent dips in Canadian house prices, we will not experience a US-style housing crash because of our stricter government policies and tighter underwriting standards.

However, the report published by the Canadian Centre for Policy Alternatives, has a different view on what will ultimately cause the bubble to burst.  David Macdonald, the economist behind the report entitled “Canada’s Housing Bubble: An Accident Waiting To Happen”, says that affordability and low interest rates are the issue.

With average house prices at 4.7 to 11.3 times Canadians’ annual income — much higher than historical comfort levels of between three and four times income, home owners may not be able to cope once interest rates goes back to their historic norms.

And finally, CMHC published the Canada edition of their housing market outlook in which the association forecasts a softer fall market with prices raising slightly in 2011.

CMHC also predicts that mortgage rates will gradually increase in the second half of 2010 and 2011.

Rate increases on hold for Bank of Canada

Preword: It looks like the Canadian interst rates can not rise above the US to much and the US will have to keep their rates the same for most all of 2010 and most of 2011. That means our rates will stay close to the same as now for another 18 months! Great news if you are on the variable rate mortgage.

We have variable rates are Prime – .65% right now, from good banks.

CIBC World Markets Inc. trims forecast for rate hikes and currency strength in Canada as economic growth outlook dampens abroad

TORONTO, Aug. 18 /CNW/ – Continuing weakness in the U.S. economy may force the Bank of Canada to put interest rate hikes on hold after September, notes a new report from CIBC World Markets Inc.

… “Forget about any rates hikes from the U.S. Federal Reserve until sometime in 2012 at the earliest.”

While Canada is in much better economic shape – it leads the U.S., Eurozone, U.K. and Japan in first-half growth and has a record gap over the U.S. in the share of working age population holding a job – it “cannot move all the way to normalized interest rates while the U.S. Federal Reserve is still on hold,” Mr. Shenfeld contends.

For starters, an interest rate differential of 300-400 basis points would take the loonie “substantially stronger” creating additional headwinds for Canadian economic growth, says Mr. Shenfeld.

Furthermore, the “external environment will be one of less-than-normal growth as fiscal tightening bites in Europe and the U.S., and with our own upcoming fiscal tightening also hitting domestic demand, monetary policy might have to be set at stimulative levels to allow the economy to return to potential and remain there. To keep moving at all, you have to step on the gas if your car is trying to roll up a steep incline.”

The report also notes that there are limits to how far the Bank of Canada can diverge from the U.S. Federal Reserve without later regretting it. Episodes in recent years in which rate overnight rates were 2 per cent or more above those stateside resulted in sagging or sacrificed growth. These are “lessons learned, we hope,” says Mr. Shenfeld.

“Since a hike at every rate setting date through 2011 would take rates substantially higher than 2%, a pause is coming on the road to tightening.”

As a result of the dampened external growth outlook, Mr. Shenfeld has trimmed his call for rate hikes. He sees Canadian overnight rates going no higher than 2% next year as the U.S. Federal Reserve stays on hold.

The complete CIBC World Markets report is available at: http://research.cibcwm.com/economic_public/download/gps_aug10.pdf

Toronto woman paying for mortgage fraud

This is too bad and we see it all the time. There is no free lunch. If you sign papers for a house and they pay you to do it is pretty much fraud and you pay the price.

Toronto woman paying for mortgage fraud

| Tuesday, 29 June 2010

A Toronto woman is being ordered to pay RBC $95,000 after failing to realize she was being tricked into a mortgage fraud.

Angela Isaacs accepted $6,000 to co-sign a stranger’s mortgage and signed the documents without reading them, reported the Toronto Star.

Madam Justice Anne Molloy of the Ontario Superior Court of Justice also decreed that Isaacs owes 6.3 per cent annual interest on the $95,000 loss from June 26, 2008 until the debt is paid and, within 30 days, $13,500 of the bank’s legal fees.

“She took the risk and got stung,” said Molloy during the ruling. “That is her own responsibility, not the fault of the bank.”

In late 2004, Isaacs was discussing her financial woes with her then common-law husband in a Tim Hortons coffee shop. She was earning $35,000 a year at a full-time job and raising three young children.

A stranger called Mike told her she could receive $4,000 for co-signing a mortgage for six months so a man with a poor credit rating could buy a house. Later Isaacs decided against it but was persuaded after she was offered $6,000.

Isaacs clued into the scam when RBC started sending her late payment notices for a $280,000 mortgage on a house she owned with a man supposedly named Mark Forrest.

Canadian Economy Gathering Steam

Canadian Economy Gathering Steam

TORONTO, June 22 /JAC/ – The Canadian economy is gathering steam, with Western Canada leading the way and all provinces participating, according to the Provincial Outlook report issued today by BMO Capital Markets Economics. Canadian growth is expected to reach 3.4 per cent in 2010 and 3.1 per cent in 2011, providing a strong rebound from the 2.5 per cent decline in 2009.

“Real GDP will likely expand across the country in 2010, with the strongest growth rates seen in Western Canada as commodity-sector activity recovers from a depressed year in 2009,” said Michael Gregory, Senior Economist, BMO Capital Markets, pictured top-left. “The theme of the ‘West Outperforming the Rest’ should persist into 2011 as global commodity demand remains firm, while a strong Canadian dollar tempers growth in Central Canada and capital investment activity begins to wane in Atlantic Canada.”

Highlights include:

Western Canada

• Western Canada is poised to benefit from a rebound in commodity prices, firming global demand for raw materials and a lower overall cost environment in the energy sector.

• Oil prices have more than doubled from their recession lows, and investment activity in Western Canada has started to pick up as a result.

• At the same time, reduced royalty rates in Alberta and various incentives in B.C. and Saskatchewan have helped improve the energy economics in the region, and have removed some of the political uncertainty surrounding the Alberta royalty regime.

• Meantime, Western Canada’s post-recession fiscal hole is much shallower than in Central Canada, and as a result, the impact on growth of budget-balancing measures will be milder in the coming years, allowing real GDP growth of about 4 per cent per year through 2011.

Central Canada

• The recovery is also well underway in Central Canada, as auto production has rebounded from the depths of recession, and Ontario’s housing market has roared back to see record sales and price levels.

• While housing is expected to cool through the rest of 2010, and the manufacturing sectors in Ontario and Quebec will continue to bear the weight of a strong Canadian dollar, domestic demand will pick up the slack.

• Indeed, retail sales have rebounded to record levels in both provinces, as have the number of service-sector jobs.

• However, longer-term growth in the region will be challenged by fiscal restraint—Ontario faces the largest budget deficit in the country and Quebec has already begun to implement tax increases and spending restraint.

• Taken together, these factors all point to below-average economic growth of slightly less than 3 per cent per year through 2011.

Atlantic Canada

• Atlantic Canada’s outlook remains stable.

• Aside from Newfoundland & Labrador (which was hit by some one-time factors), the region saw very modest real GDP declines in 2009.

• One factor supporting growth during the recession was capital investment in both the public and private sectors.

• While government stimulus remains strong in the region, some major private-sector projects will wind down in the next few years.

• This, combined with an ongoing challenge in the manufacturing sector, will lead to below-average growth of about 2.5 per cent per year through 2011 in Atlantic Canada.

Complete Report.

Buying a house is about life timing – not market timing

Forget market timing, buying a house is about life timing

Homes are a long-term investment

ups and downs of the housing market is near-impossible, so the best time to buy is when you can afford it.

‘You know, you’re making the biggest mistake of your life. The housing market is going to fall.”

I got this great piece of advice from another journalist at the Financial Post, who has since left the newspaper, after buying my first home. Not exactly the type of thing you want to hear after taking on huge debt and making the biggest financial decision of your life.

Lucky for me, I didn’t heed that advice about Toronto’s red-hot real estate market — in 1998. I’m not going to say I made a shrewd business decision 12 years ago, or even six years later when I bought a larger house.

For me, it wasn’t a case of not following what turned out to be bad advice from a fellow business journalist. Nor was it about trying to time the market.

I was simply following the same pattern as most Canadians: I got married and decided to stop renting and buy something. Later came the need for a bigger home when the second kid was on the way.

Which brings us to today. The supply of housing is rising fast as people try to list their homes for sale before the market “crashes.” This is happening at the same time that demand is starting to wane. Economists and even the real estate industry, are all predicting a correction — the only argument being how severe it will be.

So, the question for anyone buying is: should you wait?

Don Lawby, chief executive of Century 21 Canada, thinks the strategy of waiting for a crash is not going to work during this economic cycle. “For a market to crash, you have to have people who are desperate to sell,” says Mr. Lawby. “People will [only sell] if they can’t afford their mortgage or they don’t have a job.” He doesn’t see a decline in prices, “unless you are predicting that mortgages will renew at a hefty premium — which is not the case — or a whole bunch of people are going to lose their jobs.” Mr. Lawby believes neither will happen.

And, he adds, you are really into a risky game if you are timing the market. “A house is a home. If all you are doing is looking at it as an investment — that’s what happened the last 15 years — it’s not just that. It’s a place to live and a place to raise a family,” says Mr. Lawby. Even Benjamin Tal, a senior economist with CIBC World Markets, who, last month, said in a report that Canadian housing is 14% overvalued, has doubts about playing the market. But he suspects that’s exactly what some Canadians will do.

“Is there a sense that prices will go down and people will wait? I think it might be an issue,” says Mr. Tal. “It won’t be the main reason [people don’t buy], but it will happen at the margins. The fact that people sell at the peak and wait to buy is a normally functioning market.”

But even if you do make the right call on housing prices, it could end up backfiring on you in other ways. For example, if interest rates rise fast enough, any gains you make on price could be erased by interest charges, says Mr. Tal. Edmonton certified financial planner Al Nagy says you need to think of your house the way you think about any long-term investment. “Whether it’s an investment for use in your retirement or a house to live in, it’s a long-term thing. The timing becomes less critical than it would be if it is a speculative [investment].”

And he says making a call on the housing market is as tricky as any other investment call. “It’s very rare you catch the bottom. You can’t let the market dictate when it’s time to buy. The time to buy is when you can afford it,” says Mr. Nagy.

gmarr@nationalpost.com

Investment report ranks Calgary #1 in Canadian real estate markets

Investment report ranks Calgary #1 in Canadian real estate markets

CALGARY – Calgary is the best place in Canada to invest in the residential real estate market, according to a new report released today.

The Real Estate Investment Network’s report said that Calgary experienced one of its best economic and real estate periods in Canadian history a couple of years ago but then entered a strong, and needed correction.

“During the economic downturn, Calgary’s market is making a predictable correction resulting in slightly more affordable housing compared to recent years passed,” said the report. “It was economically impossible for the market to continue at the pace at which it was heading and now finds itself adjusting to market realities.

“This adjustment period, as the market searches for its new foundation from which to build, should continue in 2010 as the provincial economy is poised for another growth spurt.”

The REIN report said the in-migration pace in the city continuing to lead the country combined with the “renewed affordability” will help propel the local market over the coming years.

“We, fortunately, should not see the massive over-boom situation we previously witnessed as the market remains more in line with the fundamentals,” said the report.

Following Calgary as the top Canadian real estate investment cities are Kitchener-Waterloo-Cambridge, Edmonton, Surrey, Maple Ridge, Hamilton, St. Albert, Simcoe Shores (Barrie-Orillia), Red Deer, Winnipeg and Saskatoon.

“Successful real estate investing is all about identifying a town or neighbourhood that has a future, not a past,” said the report. “Sadly, many investors like to invest based on past performance; thus, they are constantly chasing the market. This is called speculating – not investing.”

MTONEGUZZI@THEHERALD.CANWEST.COM