Archive for January, 2022

BoC set to start a campaign of tighter monetary policy to test country’s debt-laden consumers and the staying power of the recovery

Saturday, January 22nd, 2022

Deb-tstrapped Canadians brace for a risky rate-hiking cycle

Theophilos Argitis
Bloomberg

 The era of historically low interest rates, which inflated Canadians’ wealth and facilitated their spending, is coming to an end.

As early as next week, the Bank of Canada will start a campaign of tighter monetary policy that will test the country’s debt-laden consumers and reveal whether its robust economic recovery has staying power.

The country has one of the highest total debt burdens in the developed world, ranking slightly behind France and well ahead of the U.S. Even so, markets are betting that the Bank of Canada will be the most aggressive Group of Seven central bank in lifting rates.

Economists and traders see a string of hikes, likely starting at the Jan. 26 decision, until the policy rate is back at the pre-pandemic level of 1.75 per cent in about a year. The Bank of Nova Scotia is forecasting it will climb as high as 2 per cent.

The best case is that higher rates don’t produce a sharp economic slowdown but are still potent enough to cool inflation significantly. Consumer prices rose at the fastest pace in 30 years last month.

But the potential for policy error has escalated along with inflation.

Central bank officials led by Governor Tiff Macklem will worry that if they move too quickly, they will destabilize an economy that has one of the most expensive real-estate markets in the world. But they also know that if they balk, they could lose control of consumer prices and squander credibility that’s taken three decades to build.

It’s nearly as tricky for Prime Minister Justin Trudeau. 

It’s getting difficult for him to justify budget deficits. But pressure to help Canadians with the rising cost of living could escalate demands for continued government help. Fiscal expansionism has been at the center of the prime minister’s agenda for six years and was a big part of his re-election campaign in 2021.

“We are entering possibly the riskiest economic policy landscape we’ve seen in decades,” Robert Asselin, a former Trudeau adviser who is now vice-president at the Business Council of Canada, said by phone. 

 

Chrystia Freeland and Tiff Macklem arrive at an Ottawa news conference on Dec. 13, 2021.

In one way, the normalization of rates from record lows is a success story. It reflects an economy that’s recouped its pandemic losses, is approaching full employment and running up against capacity. 

The nation created 886,000 new jobs in 2021, a record year. After losing 3 million jobs at the start of the pandemic, employment is now 240,500 above where it was in February 2020. In the U.S., employment is still almost 3 million below that mark. 

Commodities have also been doing well, helping to fuel national income. Yet, analysts also worry about the soundness of the recovery, which has relied on a surge in housing and one of the largest fiscal expansions (and increases in central bank balance sheets) anywhere. 

Home prices have risen 41 per cent since policy makers slashed interest rates to the emergency lows in March 2020. Total private and public debt outside of the financial sector, meanwhile, has risen by more than $1 trillion (US$802 billion) to $8.1 trillion through June last year.

 

That represents about 345 per cent of gross domestic  product, the sixth highest among the more than 40 rich economies tracked by the Bank for International Settlements. How the economy will react to higher borrowing costs remains unknown.

“I don’t think you want to turn the screws on housing too much, too quickly,” Benjamin Reitzes, macro strategist at Bank of Montreal, said by phone. “There’s some risk there and you want to make sure that market stays stable.”

Others believe the central bank is already behind the curve with limited options. Amid signs price pressures have broadened, a gradual approach may fail to slow inflation — forcing even more aggressive tightening down the line.

“We can’t guarantee a soft landing, but decisions made by the Bank of Canada very soon will go a long way toward determining whether we stand a chance,” Derek Holt, an economist at Scotiabank, said Thursday in a report to investors. “Canada is indeed at a fork in the road.”

What Bloomberg Economics Says…

“We expect the BoC will not touch its rate lever at the January meeting, but risks tilt to an earlier move than our current April baseline.”

–Andrew Husby, economist

Trudeau is facing a similar dilemma. 

Throughout the pandemic, he and Finance Minister Chrystia Freeland have sought to keep the economy flush with cash, while proposing an expansive social policy and climate-change agenda. 

At a news conference Wednesday, Trudeau gave little indication he plans to pare back spending. According to the parliamentary budget watchdog, the government is facing a $160 billion shortfall in the fiscal year that ends March 31 and there are nearly $50 billion worth of election promises that have yet to budgeted. 

“We’re going to continue to work to bring down costs for families on housing, childcare, in a range of things,” the prime minister told reporters, saying his government would “have Canadians’ backs as we promised in the very beginning of the pandemic.”

The risk is that without trimming his fiscal plans, Trudeau will fuel inflation that could drive the Bank of Canada to raise borrowing costs by even more. That would leave the nation’s indebted households to pay the biggest price for the prime minister’s ambitions.

To some, that’s a risky bet.

“The challenge that lies ahead is to not let policy errors harm the impressive recovery we have seen over the last few months,” Asselin said.

 

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0.42 acres condo development site sells for $1.7 Million located in Yale Road, Chilliwack

Friday, January 21st, 2022

Chilliwack 0.42-acre land assembly sells for $1.7 million

Frontline Real Estate Services
Western Investor

Two lots assembled into a small condominium development site near an elementary school and close to downtown Chilliwack, B.C.

Property type: Condo development land

Location: 46801 and 46811 Yale Road, Chilliwack, B.C.

Land size: 18,.470 square feet

Land size in acres: 0.42 acres

Pending application: 26 condominium units/four-storey building

Sale price: $1.7 million

Brokerage: Frontline Real Estate Services, Surrey, B.C.

Brokers: Mike Harrison, Megan Johal, Adam Lawrence, and Justin Mitchell

 

© 2022 Western Investor

0.42 acre condo development land in Chilliwack sells for $1.7 million

Friday, January 21st, 2022

Chilliwack 0.42-acre land assembly sells for $1.7 million

Frontline Real Estate Services
Western Investor

Two lots assembled into a small condominium development site near an elementary school and close to downtown Chilliwack, B.C.

Property type: Condo development land

Location: 46801 and 46811 Yale Road, Chilliwack, B.C.

Land size: 18,.470 square feet

Land size in acres: 0.42 acres

Pending application: 26 condominium units/four-storey building

Sale price: $1.7 million

Brokerage: Frontline Real Estate Services, Surrey, B.C.

Brokers: Mike Harrison, Megan Johal, Adam Lawrence and Justin Mitchell

© 2022 Western Investor

2.5 acres townhouse development sells for $8.56 Million located in 202A Street, Langley

Friday, January 21st, 2022

Langley 2.5-acre townhouse site sells for $8.56 million

Frontline Real Estate Services
Western Investor

The flat lot currently has a single detached house but is designated for townhouse development at eight to 22 units per acre in Willoughby area of North Langley.

 

Property type: Development land

Location: 7680 202A Street, Langley, B.C.

Size of land in acres: 2.5 acres

Designation: Townhouse development B (8-22 UPA)

Sale price: $8.56 million

Brokerage: Frontline Real Estate Services, Surrey, B.C.

Brokers: Mike Harrison, Megan Johal, Adam Lawrence and Justin Mitchell

 

© 2022 Western Investor

Graduating to the TSX is a significant milestone for DLC

Wednesday, January 19th, 2022

DLC earns new TSX listing

Fergal McAlinden
other

The mortgage giant’s CEO described the news as a “significant milestone” for the company

 Dominion Lending Centres Inc. has received conditional approval to list its class ‘A’ common shares on the Toronto Stock Exchange (TSX), a development that it said would grow the company’s corporate profile and provide access to a wider pool of investors.

The approval will see DLC’s shares graduate from the TSX Venture Exchange and is subject to the company meeting certain customary conditions required by the TSX.

“Graduating to the TSX is a significant milestone for DLC,” the company’s chairman and chief executive officer Gary Mauris said in reaction to the news. “The new TSX listing should enhance our corporate profile and enable DLC to access a larger group of potential investors.”

Read next: DLC announces final results of its substantial issuer bid

The TSX is the 11th-largest exchange in the world and the third largest in North America based on market capitalization. Its total financings number $36.2 billion, with an average market capitalization of $2 billion and over 1,600 companies listed on the exchange.

The DLC Group, which operates through Dominion Lending Centres and subsidiaries MCC Mortgage Centre Canada Inc., MA Mortgage Architects Inc. and Newton Connectivity Systems Inc., was founded in 2006 by Mauris and Chris Kayat.

It numbers over 7,000 mortgage professionals across the country, with the company having recorded more than $75 billion in mortgage originations in the 12 months ending September 2021.

 

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48 percent annual inflation was released by statistic Canada in December

Wednesday, January 19th, 2022

Inflation hits 30-year high in Canada

Fergal McAlinden
other

The news could influence the Bank of Canada’s decision on its benchmark rate next week

 Consumer price inflation in Canada hit its highest level since 1991 last month, with that milestone arriving a week before the Bank of Canada is due to make its first policy rate announcement of 2022.

New figures released by Statistics Canada revealed that annual inflation was 4.8% in December, a result that was in line with economists’ expectations – but one that could still put pressure on the Bank to push forward its timeline for interest rate hikes.

That inflation rate was up 0.1% over November, meaning that it has now accelerated at its fastest rate for 30 years and signalling a ninth consecutive month in which the Bank’s target of 1% to 3% has been surpassed.

Some economists expect the Bank to raise its benchmark policy rate at next Wednesday’s meeting, a move that would see rate hikes begin much sooner than the current timeline of the middle quarters of 2022.

Read more: When will the Bank of Canada raise interest rates?

Silvana Dimino, a New York-based economist with J.P. Morgan, anticipated a 25-basis-point hike to 0.5% in the January 26 announcement, followed by as many as four further increases to leave the benchmark rate sitting around 1.5% by the end of the year.

That view was based on “heightened concerns” from the Bank that the output gap was closing more rapidly than expected, Dimino wrote in a note to clients, due to labour market dynamics and outperforming economic data.

The Bank has maintained its policy rate at 0.25% throughout the COVID-19 pandemic, although in recent statements it has pushed its forecast for rate increases forward from sometime in 2023 to the middle quarters of 2022 – possibly as early as April.

 

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Hand work pays off to Goran Bucan biggest hit in 2021

Wednesday, January 19th, 2022

Goran Bucan brokers Vancouvers biggest commercial deal of 2021

Connie Adair
REM

Goran Bucan of Sutton Group Vancouver brokered the single largest commercial transaction in the Metro Vancouver area in 2021.

Bucan, the self-described middleman and the only broker involved in the deal, brought together property owner QuadReal Property Group and Keltic Canada Development, which purchased the 27-acre property for $300-million.

 

An aerial view of the properties involved in the $300-million transaction

“It was many addresses (5900 No. 2 Road; 6191, 6311, 6751 Westminster Highway; and 6651 Elmbridge Way, Richmond) but is a single transaction. One ownership. One deal. One contract,” he says.

It was a long, hard journey (finally completed on Dec. 9) that still has Bucan waking up early and wondering what could go wrong (something he did every day for 10 months) until he remembers the deal is done. It’s hard to wind down from being on high alert for so long.

A deal can fall apart at any moment and this one almost did three times, he says. “Off-market deals require a lot of work and patience. In the commercial world, things can happen. They’re not common but are more common than in the residential world.”

Two days before the end-of-November completion date (when the title is transferred and the deal is done), the insurance company decided it wanted to reassess the property due to the flooding in Abbotsford. That derailed the end-of-November completion date but the “executive team did a walk through and gave the green light,” Bucan says.

“Every day I had to have the patience for the vendors and purchasers even though they had had enough and wanted to call it quits. I had to gather every ounce of strength and patience and not freak out, insert patience into the buyers and sellers and convince everyone to push on. It takes a lot of grit.”

The purchaser had first approached Bucan two years earlier, asking if he had any properties “not on the market, not shopped around and of a significant size. I had a few properties and when this one came up (in conversation) they were interested. They were familiar with Richmond and liked it. With two million square feet, you could build a mini city.”

The next step was to talk to ownership to see if they had any interest in selling. “I knew the QuadReal owners and invited one of the executives from the ownership team to chat with the purchaser. The purchaser did a presentation…the deal started in March at that meeting,” Bucan says.

“As a broker, we’re advised to never put the buyer and seller in the same room because emotions kick in. It can also make the broker’s role not as significant,” he says. However with a deal of this size, he says it’s the most prudent and transparent thing to do.

Although it was stressful, it was a thrilling time. “The vendor always requires full confidentiality and I was excited but couldn’t tell anyone. Loose lips alert other brokers and buyers to the deal. Two other groups tried to jump in and steal the deal.”

Some properties are listed for maximum exposure by those who don’t mind if everyone knows what they’re up to, but a lot of ownership prefers to remain private and secret for various reasons. One is that they don’t want to be paraded around, or be embarrassed if the deal falls through,” Bucan says.

But the secrecy “creates prestige, a mysterious value. When the purchaser secures it, they feel like they have the golden cup in their hands. They captured something some hadn’t even heard of.”

Nothing will be done with the Brighouse Richmond area site in terms of redevelopment for five to eight years (in order to be fair to the existing tenants), if at all, he says. “Industrial land is scarce so it may be kept as is.”

There is potential for a significant development with mid-rise, low-rise, townhouses, businesses, offices, retail, day cares and a school. However that will require rezoning and a master plan. There are already many beautiful projects all around the Brighouse Richmond area.

Bucan’s is a Canadian success story. He was born and raised in Croatia and lived through a war for three years. “One thing you learn in war-torn countries is how to negotiate and barter. It’s part of survival.

“Three years into the war, his family moved to Vancouver. He was 14 at the time and completed high school then went on to earn his bachelor’s degree in business. Commercial banking was the plan but he says the “2007 (financial crisis) happened” so he went into residential real estate instead. However it wasn’t long before he became bored and stagnating isn’t his style.

In 2008, he became one of the youngest in B.C. to get all five licences (residential trading, rental management, strata management, mortgage and managing broker). “I could run an entire corporation,” he says.

“I was in residential real estate for five years and wasn’t good at selling condos. What I was good at was land assembly. It requires a lot of due diligence. You have to know the different areas and have an end goal in mind, have a purchaser in mind.”

Commercial real estate, he says, is “more engaging. It’s a lot more work prior to getting and selling the listing. Commercial is front-loaded heavy before even stepping in the door.”

His first deal, 10 years ago when he turned 30, was valued at $5 million and he says he progressed from there, having since put together billions of dollars worth of secret land assemblies.

For those interested in getting into commercial real estate, Bucan says “just keep going at it and never give up.”

© 1989 – 2022 REM Real Estate Magazine

Vancouver housing market continue to compete for fewer listings at higher prices in 2022

Wednesday, January 19th, 2022

Vancouver supply crunch poised to push prices higher in 2022

Ryan Garner
Livabl

 Following a record-setting year, the Metro Vancouver housing market should continue to see buyers compete for fewer listings at higher prices in 2022.

The Real Estate Board of Greater Vancouver (REBGV) reports the region saw a total of 43,999 home sales during 2021, a 42.2 per cent increase from the previous year and four per cent higher than the all-time sales record set in 2015. Last year’s sales total was 33.4 per cent above the 10-year average.

“With low interest rates, increased household savings, more flexible work arrangements, and higher home prices than ever before, Metro Vancouverites, in record numbers, are assessing their housing needs and options,” said REBGV economist Keith Stewart.

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Reduced supply has created competitive conditions across Metro Vancouver, with the housing shortage pushing prices to all-time highs.

The composite benchmark price for all residential properties in Metro Vancouver ended the year at $1,230,200, representing a year-over-year increase of 17.3 per cent. The benchmark price of a detached home crept over $1.9 million, while the condo benchmark sits at $761,800.

“Detached house prices are now up 22 per cent year-over-year, and condo prices are starting to catch up, rising 13 per cent,” said Vancouver realtor Steve Saretsky in a recent report. “It would not surprise me to see condos outperform detached houses in the year ahead.”

Metro Vancouver recorded 2,737 total housing sales in December, down 22 per cent from the previous month due to reduced supply, with new home listings failing to keep up with surging demand.

There were 1,945 properties listed for sale during December, a 50.9 per cent decrease from the previous month and 19.3 per cent drop year-over-year.

“In Greater Vancouver we are currently sitting at 4,900 active listings for sale as of the end of December. This is the lowest count on record, ever,” Saretsky said. “In other words, we are starting the new year from a record low inventory base. It will take many months, likely longer, to get inventory to healthy levels, let alone oversupplied.”

Detached homes are in short supply across Metro Vancouver, with months of inventory currently sitting at 2.5, although the inventory gap widens significantly as prices increase.

Single-family houses priced under $2 million are currently seeing only 0.9 months of inventory for sale, compared to 8.2 months of inventory for houses listed over $3 million.

“The number of qualified buyers begins to shrink when prices move north of $2 million so this could be a problem for the market moving forward, which is why I think price growth could be constrained this year,” said Saretsky.

Condo listings fell 14 per cent month-over-month in December, while the months of inventory for sale has plunged to 1.5, dipping to its lowest point since August 2017.

“If you’re looking for a condo under $1 million then months of inventory falls even further, down to 1.1,” Saretsky said. “The name of the game is affordability. Everyone is struggling with housing affordability and so most of the demand is concentrated at the entry levels.”

 

© 2020 BuzzBuzzHome Corp.

Canadian housing starts down in December but remains at very high levels

Tuesday, January 18th, 2022

Canada housing starts CMHC reveals latest figures

Fergal McAlinden
other

Only one of Canada’s hottest markets posted growth in total SAAR starts

 Canadian housing starts were down in December, according to the Canada Mortgage and Housing Corporation (CMHC), with a seasonally adjusted annual rate (SAAR) decline in single-detached and multi-family starts in urban areas driving the latest results.

The body revealed that the trend in housing starts was 260,567 units last month, a decline from 267,606 in November – although its chief economist Bob Dugan said that still represented a strong figure in historical terms.

“The six-month trend in housing starts was lower from November to December, but remains at very high levels,” he said in a Press release.

“For SAAR housing starts in Canada’s urban areas, both single-detached and multi-family starts decreased in December. On a positive note, actual urban housing starts were 21% higher in 2021, adding much needed supply.”

Read next: Canadian housing starts activity falls again

Dugan said that increase in actual urban housing starts, which was propelled by recovery from COVID-19 lockdown measures in 2020, was also caused by higher single-detached and multi-family starts, which rose by 28% and 19% respectively.

CMHC also noted that among three of the country’s hottest markets – Toronto, Montreal and Vancouver – the latter was the only one to post growth in total SAAR starts in December, again caused by higher multi-family and single-detached starts.

The body’s trend measure is a six-month moving average of the monthly SAAR of housing starts, which it uses to account for variance in monthly estimates and gain a more rounded view of Canada’s housing market.

Overall, the standalone monthly SAAR of housing starts across the country was 236,106 units last month, down from 303,813 in November – a decrease of 22%.

The SAAR of urban starts witnessed a 24% decrease (to 212,918 units) while multiple urban starts 

decreased by 29% to 157,687 units and single-detached urban starts stood at 55,231 units, a 4% decline.

 

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National home sales jump 26.6% from the year before | CREA

Tuesday, January 18th, 2022

Housing starts slow in Canada amid record shortage of homes for sale

Bianca Bharti
other

The December pullback could add to concerns about soaring home prices
Housing starts clocked in at 236,106 in December on an annualized basis, a 22 per cent drop from November. Photo by Housing starts slowed in Edmonton in May due to a drop in multi-family project starts. DAVID BLOOM / Postmedia
The pace of new home construction slowed in December after soaring in November, as the country deals with a frothy real-estate market that pushed housing prices to record highs last year.
Housing starts clocked in at 236,106 on an annualized basis, a 22 per cent drop from November, the Canada Mortgage and Housing Corporation reported Tuesday. The agency also revised November’s data up from 301,279 to 303,813 units annualized.
The numbers come on the heels of a report published on Jan. 17 that showed the country had the lowest supply of existing homes for sale on record. About 86,000 homes were left for sale at the end of December, according to the Canadian Real Estate Association (CREA).

“Some easing in December’s starts data was expected, given the outsized November surge. On a trend basis, the pace of starts remains robust, stimulated by strong demand, low levels of unsold new inventories, and elevated prices,” Toronto-Dominion Bank economist Rishi Sondhi wrote in a client note.
December marked the slowest pace of new construction since the same month in 2020, but single-family home and multi-family home construction increased 28 per cent and 19 per cent respectively last year after depressed levels in 2020 due to COVID-19 shutdowns.
Construction of new homes in urban areas decreased by 24 per cent to 212,918. Housing starts for multi-unit dwellings in urban areas fell by 29 per cent to 157,687 units while single detached homes dropped by four per cent to 55,231.
The December pullback could add to concerns over the housing market’s ability to sustain price increases at its current pace. Economists at the Bank of Montreal this week described supply as the tightest they had “ever seen” in a note. Home prices have skyrocketed as the existing supply of homes on the market has shrunk while demand has grown. CREA reported that, nationally, the price of a home was $811,700 in December after adjusting for price volatility, a 26.6 per cent jump from the year before.

Policy-makers are already gearing up to tackle what some deem a housing crisis. In the last federal budget, Prime Minister Justin Trudeau’s government outlined $2.5 billion and a reallocation of $1.3 billion to speed up and support 35,000 affordable housing units.
The Bank of Canada will begin raising interest rates this year, which should cool demand.
“When the central bank turns its eye to inflation again, I do think that will trigger a flattening in the market,” Phil Soper, chief executive officer at Royal LePage, told Financial Post’s Larysa Harapyn last week. “We’ve got a shortage of housing in this country so there’s constant upward pressure on home prices.”

Lack of housing supply is acute, especially in Ontario, Alberta and Manitoba, according to a report by Bank of Nova Scotia chief economist Jean-François Perrault. Those three provinces fall below the national average of houses per capita, which is 426 units per 1,000 people. To meet the national average, Ontario would need to build more than 650,000 homes, Alberta 138,000 and Manitoba 23,000.
“While these efforts are all welcome, what will matter most at the end of the day is actual progress in increasing supply in a responsible manner,” Perrault wrote of government measures. “History suggests that we have not been very good as a country in achieving this. Let’s hope current initiatives mark a solid break from past performance.”

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