6 Nov

Canadian Jobless Rate Fell To 40-Year Lows

General

Posted by: Livian Smith

Dr. Sherry Cooper – Chief Economist, Dominion Lending Centres
Canadian Jobless Rate Fell To 40-Year Lows

Canada posted moderate employment gains as the unemployment rate dipped once again to historically low levels, which was the result of fewer people look for work. Despite very tight labour markets and rising job vacancy rates, wage growth weakened in October.

Statistics Canada released data today that showed a moderate 11.2k gain in employment, but also a falling labour force, which was down 18.2k. In consequence, the jobless rate fell back to 5.8% in October, matching a four-decade low. This is consistent with just under 2% economic growth as the Bank of Canada expects. This modest gain in employment suggests the Bank will hold interest rates steady in December, especially given that wage gains have slowed for the fifth consecutive month.

Continuing the see-saw pattern of late, full-time employment was in the driver’s seat, with 33.9k net positions added. Part-time work fell 22.6k. The overall gains were driven by the private sector (+20.3k) as public sector employment pulled back (-30.8k), leaving a 21.8k gain in self-employment.

These indicators are consistent with business surveys that are getting louder in their complaints that it’s difficult to find workers. But there is little evidence that firms are offering better pay to attract and retain employees. Wages were up 2.2% from a year ago, the slowest pace in more than a year and down from as high as 3.9% earlier this year. Wage gains for permanent workers were 1.9%, also the slowest in more than a year. This reduces the likelihood of a rate hike in December. The Bank of Canada’s wage common measure has been more stable at 2.3% so far this year. This is a better indicator of the underlying trend, but no doubt it’s still short of what we would expect at this point in the cycle.

Also, the participation rate fell to 65.2% last month, the lowest level in 20 years as the labour force increased by just 62.5k so far this year–one of the smallest 10-month gains in recent history. It is notable, however, that the participation rate for 25-54 year-olds–the core labour force–rose to a record high.

On a regional basis, employment rose slightly in Saskatchewan, while there was little change in all the other provinces (see table below).

More people were employed in business, building and other support services; wholesale and retail trade; and health care and social assistance. In contrast, there were fewer workers in “other services;” finance, insurance, real estate, rental and leasing; and natural resources. Employment in finance, insurance, real estate, rental and leasing declined by 15,000 in October, offsetting an increase the month before. On a year-over-year basis, employment in the industry was little changed as housing starts, and resales have slowed, especially in B.C. and Ontario.

Bottom Line: Income growth will be crucial in enabling households to manage debt loads in a rising rate environment and by extension a key determinant of the pace of future Bank of Canada interest rate hikes. Today’s jobs report along with other less timely data suggest the Bank of Canada will refrain from raising interest rates in December.

US Posted A Strong October Jobs Report

Hiring rebounded sharply last month in the US as non-farm payrolls added 250k new jobs, compared to 118k in September, which was restrained by disruption from Hurricane Florence. The unemployment rate held at its cycle-low 3.7%.

The closely watched measure of wage growth–average hourly earnings– rose 0.2% on the month. On a year-over-year basis, wages in the US were up 3.1%, a new post-recession high.

This is an unambiguously positive report. Hiring bounced back from a hurricane-dampened September. The number of Americans with jobs relative to the population reached a new post-recession high. And, perhaps most notably, wages continue to make progress.

With the Fed just having moved in September, we are not anticipating another hike at next week’s FOMC meeting as the central bank adheres to a gradual pace of tightening. However, our forecast does anticipate a 25-basis point increase at the next policy meeting in December followed by similar-sized hikes every quarter through next year. This results in the upper end of the fed funds rate range finishing 2019 at 3.50% compared to 2.25% currently.

Dr. Sherry Cooper
Chief Economist, Dominion Lending Centres

6 Nov

A guide to your Home Buyers’ Plan

General

Posted by: Livian Smith

DLC BLOG
A guide to your Home Buyers’ Plan

Start at the beginning…

Registered Retirement Savings Plan = one of the best ways to save for retirement and your down payment and continuing your education. With an RRSP, your contributions reduce your taxable income.

This is different from your TFSA (Tax Free Savings Account) which does not reduce your taxable income, but it does give you the added benefit of tax-free withdrawals. What does that mean? Well, with the RRSP you get a tax deduction meaning money back to you!

CLICK HERE TO READ MORE

1 Nov

Documents you need for your mortgage pre-approval

General

Posted by: Livian Smith

DLC BLOG
Documents you need for your mortgage pre-approval

Being fully pre-approved means that the lender has agreed to have you as a client (you have a pre-approval certificate) and the mortgage broker has reviewed and approved ALL your income and down payment documents (as listed below) prior to you going house hunting.

Many bankers will say you’re approved; you go out shopping and then they say ‘sorry you not approved’ due to some factor. Get a pre-approval in writing!

Excited! Of course. You are venturing into your first or possibly your next biggest loan application and investment of your life.

CLICK HERE TO READ MORE

1 Nov

Growing marijuana and selling your home

General

Posted by: Livian Smith

DLC BLOG
Growing marijuana and selling your home

There is quite a bit of information being passed around about growing marijuana in your home that could or will prevent the sale of your property down the road.

CMHC is Canada’s federally owned mortgage insurer. As of October 25, 2018, their stance on homes that were former grow operations has not changed and reads as follows:

CLICK HERE TO READ MORE

1 Nov

Demand Loan vs. Term Loan. What’s the Difference?

General

Posted by: Livian Smith

DLC BLOG
Demand Loan vs. Term Loan. What’s the Difference?

What’s the difference between a Demand Loan and a Term Loan? A recent commercial mortgage refinancing I was involved with resulted in a discussion around Demand Loans. What are they exactly, and how they might typically differ from a term loan?

A demand loan is a loan that a lender can require to be repaid in full at any time. This condition is understood by the lender and the borrower (or should be) from the outset. A term loan on the other hand is a loan which has a specific length of term. It has a set repayment schedule.

CLICK HERE TO READ MORE

1 Nov

7 Tips for Buying Your First Home

General

Posted by: Livian Smith

DLC BLOG
7 Tips for Buying Your First Home

As a licensed Mortgage Broker, I am often asked “what do I need to know when buying my first home?”

Everyone has their own aims and objects when buying their first home. As a Mortgage Broker, I specialize in making sure your financing is in order to facilitate your dreams of owning a home.

Buying your first home is very exciting, but it can easily be overwhelming. Being prepared is the first step. The decision to purchase your first home can be a huge, life-changing event and you need to know exactly what you are getting into.

CLICK HERE TO READ MORE

1 Nov

Poloz Rate Hike Had A Hawkish Tone

General

Posted by: Livian Smith

Dr. Sherry Cooper – Chief Economist, Dominion Lending Centres
Poloz Rate Hike Had A Hawkish Tone

As was universally expected, the Bank of Canada’s Governing Council hiked overnight rates this morning by 25 basis points taking the benchmark yield to 1-3/4%. This marked the fifth rate increase since the current tightening phase began in July 2017 (see chart below). The central bank stated it would return the overnight rate to a neutral stance, dropping the word ‘gradually’ that was used to describe the upward progression in yields since this process began. Market watchers will certainly note this omission. For the first time in years, the Bank has acknowledged it expects to remove monetary stimulus from the economy entirely.

So what is the neutral overnight rate? According to today’s Monetary Policy Report (MPR), “the neutral nominal policy rate is defined as the real rate consistent with output sustainably at its potential level and inflation equal to target, on an ongoing basis, plus 2% for the inflation target. It is a medium- to long-term equilibrium concept.” For Canada, the neutral rate is estimated to be between 2.5% and 3.5%, which implies that at a minimum, three more 25 basis point rate hikes are likely over the next year or so.

The Bank of Canada emphasized that the global economic outlook remains solid and that the U.S. economy is particularly robust, but is expected to moderate as U.S.-China trade tensions weigh on growth and commodity prices. The new U.S.-Mexico-Canada Agreement (USMCA) eliminated a good deal of uncertainty for Canadian exports, which will reignite business confidence and investment. Business investment and exports have been of concern in recent quarters, and the Bank is now looking towards a resurgence in these sectors, augmented by the recently-approved liquid natural gas project in British Columbia.

A continuing concern, however, is the decline in Canadian oil prices. Western Canada Select (WCS), a local blend that represents about half of Canada’s crude oil exports, has declined about 60% since July as global oil prices have risen (see chart below). WCS plunged below US$20 a barrel last week posting the biggest discount to West Texas Intermediate (WTI) on record in Bloomberg data back to 2008. WCS generally tracks heavy oil from Canada, which typically trades at a discount to WTI because of quality issues as well as the cost of transport from Alberta to the refineries in the U.S.

Canadian pipelines are already filled to the brim. The inability of the Canadian oil industry to build a major pipeline from Alberta to either the U.S. or the Pacific Ocean is increasingly dragging down domestic oil prices. Oil-by-rail shipments to the U.S. are at an all-time high, but this is an expensive and potentially unsafe option and precludes Canadian oil exports to China and Japan.

An even broader concern is the impact of higher interest rates on debt-laden consumers. The Bank is well aware of the risks, as the MPR cited that “consumption is projected to grow at a healthy pace, although the pace of spending gradually slows in response to rising interest rates… Higher mortgage rates and the changes to mortgage guidelines are affecting the dynamics of housing activity. Housing resales responded quickly to the new mortgage guidelines, and the level of resale activity is expected to continue on a lower trajectory than before the changes. New home construction is shifting toward smaller units, although stronger population growth is estimated to raise fundamental demand for housing.”

Household credit growth has slowed, and the share of new mortgages with high loan-to-income ratios has fallen. The ratio of household debt to income has levelled off and is expected to edge downward (see chart below).

Low-ratio mortgage originations declined by about 15% in the second quarter of 2018 relative to the same quarter in 2017 (see charts below). The MPR shows that “while activity fell for all categories of borrowers, the drop was more pronounced for those with a loan-to-income ratio above 450%, leading to a decline in the number of new highly indebted households”.

Bottom Line: The Bank of Canada believes the economy will grow about 2% per year in 2018, 2019 and 2020, in line with their upwardly revised estimate of potential growth of 1.9%. The Bank asserts that mortgage tightening measures of the past two years have “reduced household vulnerabilities,” although the “sheer size of the outstanding debt means that vulnerability will persist for some time”. That is Bank of Canada doublespeak. What it means is expect three more rate hikes by the end of next year.

Dr. Sherry Cooper
Chief Economist, Dominion Lending Centres

1 Nov

Rates On The Rise Both Variable & Fixed

General

Posted by: Livian Smith

DLC BLOG
Rates On The Rise Both Variable & Fixed

With the Bank of Canada in a mood to raise rates, it’s a similar feeling for the bond market, which impacts fixed rates. In every interest-rate market there are many factors leading to an increase and we are hoping to provide a little bit of clarity on what is happening and what it means to you and your loved ones.

We tell you this in advance to be proactive to take care of you, as our mortgage family, so as you hear the news about the changes you have comfort we are here to lead with clarity.

CLICK HERE TO READ MORE

1 Nov

Are you behind on your CRA Taxes?

General

Posted by: Livian Smith

DLC BLOG
Are you behind on your CRA taxes?

Nothing weighs heavy on one’s shoulders than owning a home and getting behind on your Canada Revenue taxes. Most banks will not be able to help you refinance your home to pay them off as CRA has first dibs on your house and assets. We have clients owing anywhere from $5,000- $300,000 in back taxes and have threatening letters from CRA that would keep anyone up at night.

CLICK HERE TO READ MORE

1 Nov

7 things every self-employed individual should know — Before you apply for a mortgage

General

Posted by: Livian Smith

DLC BLOG
7 things every self-employed individual should know — Before you apply for a mortgage

Self-employed individuals are quickly becoming one of the most common clients that we handle. Daily we have successful business owners come into our offices who enjoy the perks of being an entrepreneur. One of these includes fantastic write-offs that allow them to bring their income down to a low tax bracket.

CLICK HERE TO READ MORE