25 Sep

Charting the Course to Maximize Your Mortgage Savings

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Recent rate cuts may help you leverage better mortgage options and increase your savings.  In a third consecutive meeting, the Bank of Canada dropped the overnight rate to 2.25% on September 4th, resulting in the Prime rate dropping to 6.45% with most lenders.

 

This means if you’re on an adjustable-rate mortgage, your payment will have decreased by roughly $15 per $100,000 of your balance. For variable rate borrowers whose payments remain the same, more of your payment will go toward the mortgage balance than interest, shortening the time it takes to repay your loan (the amortization).  Line of credit borrowers’ interest costs have dropped by .25% as well.

 

Should borrowers be selecting variable rates?

 

Should current fixed-rate borrowers refinance?

 

Fixed rates are based on the bond market but downward trends on the variable side add to downward pressure for fixed rates.

 

Variable rates are projected to drop by 1.75% over the next year based on CORRA forward rates as reported by MortgageLogic.news.

 

Choosing between the two comes with a number of considerations:

 

  • There may only be a short window of time during which you can refinance a fixed-rate mortgage before higher penalties kick in.  If you’re considering exploring this option, please check in with me sooner rather than later to ensure you can capitalize on the opportunity.  If you secured a higher-rate fixed mortgage in the last couple of years, please contact me for a review.

 

  • Payments are higher on variable rate mortgages vs fixed, and most major banks’ Variable Rate Mortgages (VRMs) set the payment at the outset and they don’t change as rates go up or down.  Most non-bank mortgage lenders offer Adjustable Rate Mortgages (ARMs)with payments that do decrease as the mortgage rates go down.

 

  • Qualifying for a variable rate mortgage is more stringent.

 

  • The savings on the variable rate have yet to be realized and are not expected all at once.

 

  • The advantage of Prime rate drops affecting variable rate mortgages will depend on the forecasts being accurate.

 

  • If rates keep dropping, a variable rate mortgage may offer the greatest flexibility.  As rates drop, the penalty to refinance is much lower than that of a fixed rate mortgage generally.  One can also lock into a fixed rate mortgage from a variable at any time.  Some lenders also allow you to lock into a fixed term with a shorter remaining period than others.  Waiting to lock in might allow you to wait for fixed rates to drop further before locking in.

 

If you’d like to review the market as these changes pertain to you, please reach out any time.  My number is above and I am always happy to help.

 

18 Sep

Market Update: Cultivating Gains in Real Estate with Lower Rates and Rising Property Values

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For those considering buying real estate, based on the news in the last 24 hours, you might think about making a purchase sooner rather than later.

 

Yesterday, Canada’s Consumer Price Index (CPI) unexpectedly fell to 1.95%, dipping below the Bank of Canada’s (BoC) inflation target.  The BoC had not anticipated hitting this target until next year, and the overnight rate is still 150 basis points above what’s considered neutral.  And today the United States Federal Reserve dropped rates by 50 basis points, something that won’t go unnoticed by the BoC as they contemplate their next moves.

 

What Does This Mean For You?

  • Potential for Lower Mortgage Rates: The CPI drop suggests weaker inflation, which is why market expectations are for the BoC to lower interest rates to stimulate economic activity.

 

  • Impact on Property Investment: Of course, if you’re looking to buy property, lower rates can be a great opportunity.  With rates potentially decreasing, you might be secure a more affordable mortgage, saving money over time, and you might qualify for more than you might have originally thought.  Evaluating your financing options and considering making a move in the real estate market right now might be a wise choice.

 

  • Potential Impact on Property Values: As more buyers might jump back into the market due to lower mortgage rates, property values may start to rise. Increased demand from buyers looking to take advantage of favorable borrowing conditions could drive up prices, making it beneficial to buy now before values potentially climb.

 

What Should You Do?

Stay in touch to understand how these changes could impact your options. This unexpected CPI drop might present a timely opportunity for better financing conditions and potentially influence property values in your favour.  Reach out anytime to discuss, I’m always happy to help.

 

Statistics referenced from MortgageLogic.news Mortgage Memo: Sept 17

4 Sep

Bank of Canada Cuts Rates Another 25 Basis Points

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Today, the Bank of Canada cut the overnight policy rate by another 25 basis points to 4.25%. This is the third consecutive decrease since June. The Bank’s decision reflects two main developments. First, headline and core inflation have continued to ease as expected. Second, as inflation gets closer to the target, the central bank wants to see economic growth pick up to absorb the slack in the economy so inflation returns sustainably to the 2% target.

Overall, the economy’s weakness continues to pull inflation down. However, price pressures in shelter and some other services are holding inflation up. Since the July Monetary Policy Report, the upward forces from prices for shelter and some other services have eased slightly. At the same time, the downward pressure from excess supply in the economy remains.

Tiff Macklem said today, “If inflation continues to ease broadly in line with the central bank’s July forecast, it is reasonable to expect further cuts in the policy rate. We will continue to assess the opposing forces on inflation and take our monetary policy decisions one at a time.”

The economy grew by 2.1% in the second quarter, led by government spending and business investment. This was slightly stronger than forecast in July. Together with the first quarter’s growth of 1.8%, the economy grew by about 2% over the first half of 2024. That’s a healthy rebound from our near-zero growth in the second half of 2023. The Bank’s July projection has growth strengthening further in the second half of this year. Recent indicators suggest there is some downside risk to this pickup. In particular, preliminary indicators suggest that economic activity was soft through June and July, and employment growth has stalled in recent months.

That makes this Friday’s Labour Force Survey data for August particularly important. We expect economic activity to slow in the third quarter to rough 1.3%, keeping the Bank in an easing posture through next year.

The unemployment rate has risen over the last year to 6.4% in June and July. The rise is concentrated in youth and newcomers to Canada, who find it more challenging to get a job. Business layoffs remain moderate, but hiring has been weak. The slack in the labour market is expected to slow wage growth, which remains elevated relative to productivity.

Turning to price pressures, CPI inflation eased further to 2.5% in July, and the central bank’s preferred measures of core inflation also moved lower. With the share of CPI components growing above 3% around its historical norm, there is little evidence of broad-based price pressures. But shelter price inflation is still too high. Despite some early signs of easing, it remains the most significant contributor to overall inflation. Inflation remains elevated in some other services but has declined sharply in manufacturing and goods prices.

As outlined in the Bank of Canada’s Monetary Policy Report, inflation is expected to ease further in the months ahead. It may bump up later in the year as base-year effects unwind, and there is a risk that the upward forces on inflation could be more potent than expected. At the same time, with inflation getting closer to the target, the central bank must increasingly guard against the risk that the economy is too weak and inflation falls too much. Judging from comments made at today’s press conference, the BoC is at least as concerned about too much disinflation–taking the economy into a deflationary spiral.

Macklem said, “We are determined to bring inflation down to the 2% target and keep it there. We care as much about inflation being below the target as we do about it being above it. The economy functions well when inflation is around 2%.”

With continued easing in broad inflationary pressures, the Governing Council reduced the policy interest rate by 25 basis points. Excess supply in the economy continues to put downward pressure on inflation, while price increases in shelter and some other services are holding inflation up. The Governing Council is carefully assessing these opposing forces on inflation. “Monetary policy decisions will be guided by incoming information and our assessment of their implications for the inflation outlook. The Bank remains resolute in its commitment to restoring price stability for Canadians.”

 

Bottom Line

Monetary policy remains restrictive, as the chart above shows. While the target overnight rate is now 4.25%, core inflation is only roughly 2.4%. Real interest rates remain too high for the economy to reach its potential growth pace of about 2.5%. Weaker growth implies a continued rise in unemployment and excess supply in other sectors.

In separate news, the US released data showing that US job openings fell to their lowest level since January 2021, consistent with other signs of slowing demand for workers.

US job growth has been slowing, unemployment is rising, and job seekers are having greater difficulty finding work, fueling fears about a potential recession.

Federal Reserve policymakers have made it clear they don’t want to see further cooling in the labour market and are widely expected to start lowering interest rates at their next meeting in two weeks.

In other news, consistent with a global economic slowdown, oil prices have plunged to new 2024 lows. Weak oil prices are a harbinger of lower inflation, growth and mortgage rates.

Bonds rallied in the wake of the disappointing US data, taking the 5-year government of Canada bond yield down to a mere 2.89%, well below the 3.4% level posted when the Bank of Canada began cutting interest rates in June. This decline in market-driven interest rates reduces fixed-rate mortgage yields. Moreover, today’s cut in the overnight rate will be followed soon by a 25 basis point reduction in the prime rate to 6.45%, reducing floating rate mortgage yields as well.

The Bank of Canada has two more decision dates this year: October 23 and December 11. At those meetings, the Bank is widely expected to continue its quarter-point rate cuts, taking the overnight rate down to 4.0% at yearend and 2.75% next year.

Dr. Sherry Cooper, Chief Economist, Dominion Lending Centres

Image Credit: Jason Hafso Unsplash