Saturday, 1 June 2013

Reading Tea Leaves: Bank of Canada Rate Biases


Bank of Canada Rate Biases

Road to Higher Interest Rates - Words on StreetWhen the Bank of Canadatalks rates, analysts hang off of every word. They pay special attention to biases in the Bank’s wording (i.e., which way the Bank is leaning on interest rates).
The media loves to pump commentators for predictions on whether the BoC will keep its rate “bias,” not keep its bias, do something unexpected with its rate bias, and on and on. It’s quite the drama over what is usually a 1-3 sentence statement in a BoC press release.
On Wednesday, the Bank of Canada left Canada’s key rate alone. It also chose to leave its 13-month-long rate hike bias intact, saying:
“…the considerable monetary policy stimulus currently in place will likely remain appropriate for a period of time, after which some modest withdrawal will likely be required.”
The question some may be wondering is, should this sort of statement mean anything to the average mortgage consumer?
In short the answer is “usually not.” And here’s why.
The Problem With Biases
bias-uncertaintyDeciphering the Bank of Canada’s forward-looking rate guidance generally reveals few clues that can help with a mortgage strategy.
For one thing, the Bank’s statements have to be interpreted correctly. Most of the time, they’re so vague that they offer minimal predictive value (the quote above is case in point).
Then, there’s the small matter of accuracy. The BoC sets its key rate based on where it sees inflation 18-24 months down the road. But most of the time (especially these days) there is virtually no data that gives the Bank of Canada clarity on inflation two years ahead.
Indeed, despite employing the best data/technology and some of the top analysts in the country, the BoC (like most economists) has tended to be over-optimistic with longer-term forecasts.
And then there’s the question of how long a rate cycle will last. It’s great to know that the BoC may hike rates next quarter, for example, but how long will rates stay elevated? When will they revert lower again?
In most cases, these factors make it hard to read too much into the BoC’s rate guidance—especially since its biases can change without notice (due to unforeseen events or crises).

Friday, 31 May 2013

B of C Rate Announcement: Overnight Rate Maintained



Bank of Canada Rate Announcement
Bank of Canada Interest Rate Announcement - May 29, 2013

At 10:00 am EST, Wednesday May 29th, 2013 the Bank of Canada again did what we expected them to do… they maintained their overnight rate.  What this means to you if you have a floating / variable rate mortgage, line of credit or student loan is that your rate will not change and remains based on prime rate at 3.00%.  This is great news as you still have a great low rate and so continue to make the most of the low payments you will still have.  Don’t forget as always we recommend you chat with a financial adviser about a Tax Free Savings Account or some RRSP contributions to trigger a potential income tax refund next year as your payments continue to remain low!  If you don’t have a financial adviser, let us know and we’d be happy to recommend one to you.

 Here is an excerpt of the announcement from the Bank of Canada and what they had to say about their decision:

“In the United States, the economic expansion is progressing at a modest pace, with continued strengthening in private demand partly offset by fiscal consolidation. Japan’s economy is beginning to respond to significant policy stimulus. Europe, in contrast, remains in recession. Growth in China has continued to ease from very strong rates, weighing somewhat on global commodity prices.”

Based on this news and the continued slack in the Canadian economy and the muted outlook for inflation, the Bank does not expect to increase their rate in the foreseeable future with any change most likely to occur possibly as late as Fall 2013 to early 2014!   Remember, that any increase to the prime rate since 1992 has only been by 0.25% at any ONE time, so you won’t see a large significant increase all at once.

Fixed rates haven’t changed much at all since the last announcement, at around 2.89% for a five year fixed term.

If you currently have a variable rate mortgage, we’d recommend that you either stay with your current variable rate product as your interest rate is likely lower than a fixed term rate right now, or consider locking into a low rate fixed to take advantage of the security and peace of mind.  If having a fixed payment is important to you, call us so we can calculate what your new payment would look like and also if it is suitable for you.  If you have a fixed rate mortgage and you would like to lower your monthly payment, reduce your amortization, switch lenders etc, we are here to help you. 

Please call us and ask for your “free mortgage review”.   Sometimes there are simple changes that can be made with no cost to you that will improve your financial situation.  The next announcement on any change to the prime rate is July 17, 2013 at which time we’ll be in touch again.

We would hope you and your family have a great summer, and we look forward to speaking with you again soon.
Warm regards,

Chana Fay Charach, AMP
President
VERICO Synergy Mortgage Inc.
Office Tel: 604.269.9419

chana@synergymortgage.ca
www.SynergyMortgage.ca



PS:  We would like to ask you a favor – rates are still low right now and so it is a great time for refinancing, first time homebuyers or buying an investment property especially as we can hold rates for up to six months, if you know someone that is looking for advice on their mortgage options, with no obligation, would you mind passing our contact information on to them – Your referrals are the biggest compliment we can receive and are much appreciated.  We also have some very attractive “Quick Close Rate Specials”.



E. & O.E. © Copyright 2013 VERICO Synergy Mortgage Inc.

Golden Handshake and a Kiss Goodbye


Top Banking regulator stepping.. OSFI’s Julie Dickson leaving in 2014

Julie DicksonJulie Dickson, the head of OSFI (Office of the Superintendent of Financial Institutions) will not be back when her term expires in July 2014.  She’s decided to not to stick around after making more lending rule changes in 2012, than I have ever seen, during my entire 23 year career working in financial services.   OSFI is a regulatory bodythat provides regulation and supervision to 152 Banks, Trust companies and other Lenders.   In short, they are auditors.  Here’s a link to the major changes made just last year including putting CMHC under OSFI control.. more on that later..
Some say her claim to fame is that she was in charge during the worst banking and mortgage crises in history.  And that Canada came out of this global financial collapse way better than any other country.   It’s true, we did come out of this very well compared with the rest of the world…   But what does Ms. Dickson and OSFI have to do with it?  For me, this had more to do with luck, govt intervention and Canadians being our normal conservative selves.   We were a little slower to adapt to U.S. style lending policies… Ask any financial expert and they will tell you we were just a few years behind the U.S. with regards to their wild mortgage lending guidelines…
Did you know that our Federal govt approved and promoted $0 money down mortgages, with interest only payments?? and not just for owner occupied properties but for rental OSFIproperties, too?  Think about that… $0 money down with interest only payments on a rental property!!!  Wow!  Or how about the 35 and 40 year mortgage amortizations?  95% loan to value refinances?   We also had 107% mortgage financing in Canada… (not supported by govt of Cda but it was here)…   Remember, all these programs started to get introduced in 2006.. just 2 years before the October 2008 U.S. sub-prime mortgage crisis.
And now Ms. Dickson and Mr. Flaherty (federal minister of finance) have turned back the clock to 1993 with a knee jerk like reaction with their Bill B-20… This Bill affects anyone that borrows money.. yes.. ALL of US… Many of the newer lending rules are just like they were 20 years ago… Only it isn’t 1993 anymore… and times have changed..  Our needs have changed… We don’t have 8.00% and 9.00% mortgage rates… We need a govt for 2013, not 1993. more here

Wednesday, 15 May 2013

Has The Spring Housing Market Sprung?

Housing Market Conditions Improve on the South Coast

Vancouver, BC – May 15, 2013.  

The British Columbia Real Estate Association (BCREA) reports that a total of 6,904 residential sales were recorded by the Multiple Listing Service® (MLS®) in BC during April, up 1.9 per cent from March on a seasonally adjusted basis, but down 2.2 per cent compared to April 2012. Total sales dollar volume declined 3 per cent to $3.65 billion. The average MLS® residential price in the province was $528,507, down 0.8 per cent from a year ago.

"BC home sales trended higher again in April, with seasonally adjusted unit sales now 8 per cent higher since the beginning of the year," said Cameron Muir, BCREA Chief Economist. "Market conditions were at or near balanced conditions in Victoria, Vancouver, the Fraser Valley and the North last month, leading to a firming up of home prices." The MLS® Home Price Index edged up 0.7 per cent over the past month in the Lower Mainland, and 1.5 per cent over the past three months.
Year-to-date, BC residential sales dollar volume was down 16.6 per cent to $10.8 billion, compared to the same period last year. Residential unit sales dipped 13.9 per cent to 20,476 units, while the average MLS® residential price was down 3.1 per cent at $529,785.

For the complete news release, including detailed statistics, click here.
For immediate release

Saturday, 11 May 2013

Death Sentence for Extended Amortizations?


Canadian Mortgage Trends

No-26 Housing commentator Garth Turner cites insider info that long-termamortizations are about to go extinct, at least where the federal government has jurisdiction.
In a blog post today, he writes:
Last week the CEOs of the monster banks were given a clear message that 30-year mortgages need to be wiped away. Completely. In fact, they’ll be banned. That letter will go out next week, the result of a decision made jointly by the Department of Finance, OSFI (the bank regulator) and the Bank of Canada.
This applies to mortgages that: (a) are from lenders subject to federal regulation, and (b) have 20% or more equity. Amortizations on prime mortgages with less than 20% equity are already capped at 25 years.
If true (with emphasis on the word "if"), this news could:
  1. Increase monthly payments on newconventional mortgages by about $53 per $100,000 of mortgage, other things being equal.*
  2. Potentially impact even smaller non-bank lenders (e.g., First NationalStreet Capital,MCAP,…). That’s because, as Turner adds:

    Regulated financial institutions will also be prevented from buying any securities which are made up [of mortgages] with 30-year ams.

    Virtually all non-deposit-taking lenders rely onsecuritization and/or selling mortgages directly to banks.
  3. credit-unionMake provincially-regulated credit unions the only game in town for amortizations over 25 years. That would provide credit unions who keep long-amortization mortgages on their balance sheets with another advantage versus the banks. CUs already sidestep federal mortgage rules by offering HELOCsabove the federal 65% loan-to-value (LTV) maximum, higher LTV stated incomemortgages and mortgages with lowerqualification rates.
As noted, none of the above has been confirmed. So the above should be considered speculation until it is. We’ll do more digging and report back.