9 Apr

A More Hawkish Fed Was Expected

General

Posted by: Greg Domville

Loved this article have a read

A More Hawkish Fed Was Expected

The Federal Open Market Committee (FOMC) met this week for the first time under the chairmanship of Jerome Powell. In a unanimous decision, the Committee hiked the target range for the federal funds rate by 25 basis points to 1-1/2 to 1-3/4 percent. Unlike the Bank of Canada, which has a single objective of targeting inflation at roughly 2 percent, the Fed has a dual statutory mandate to both foster price stability and maximum employment.
U.S. labour conditions remain strong, and the economy continues to grow at a moderate pace. Inflation is still below the Fed’s target despite the rapid decline in unemployment to 4.1 percent. The growth rates of household spending and business fixed investment have moderated from their strong fourth-quarter pace.
In the Fed’s quarterly forecast of economic and financial conditions, policymakers were divided over the outlook for the benchmark interest rate in 2018. Seven officials projected at least four quarter-point hikes would be appropriate this year, while eight expected three or fewer increases to be warranted. This is in direct contrast to market expectations of only two rate hikes this year by the Bank of Canada and is one important reason why the Canadian dollar has fallen sharply vis-a-vis the U.S. dollar in recent weeks, although the loonie did edge upward following the release of the Fed’s decision as the U.S. dollar fell sharply.
In the forecasts, U.S. central bankers projected a median federal funds rate of 2.9 percent by the end of 2019, implying three rate increases next year, compared with two 2019 moves seen in the last round of forecasts in December. They saw the fed funds rate at 3.4 percent in 2020, up from 3.1 percent in December, according to the median estimate.
The median estimate for economic growth this year rose to 2.7 percent from 2.5 percent in December, signaling confidence in US consumers despite recent weakness in retail sales. The 2019 estimate rose to 2.4 percent from 2.1 percent. The 2020 GDP growth continues to be a forecasted 2.0%. Fed officials expect a lift this year and next owing to the tax cuts passed by Republicans in December.
These projections are above the Fed’s estimate for the long-run sustainable growth rate of the US economy of 1.8 percent, a figure that is about in line with the Bank of Canada’s analysis for our country. The tax cut stimulus was introduced to an economy that was already experiencing labour shortages. The Fed estimates the long-run noninflationary level of unemployment to be about 4.5 percent–well above today’s nearly 20-year low of 4.1 percent, suggesting that inflation is likely to rise in coming months.

Dr. Sherry Cooper

Dr. Sherry Cooper

Chief Economist, Dominion Lending Centres
Sherry is an award-winning authority on finance and economics with over 30 years of bringing economic insights and clarity to Canadians.

7 Apr

Which Realtor Should You Use?

General

Posted by: Greg Domville

Which Realtor Should You Use?

Finding the best realtor for you involves doing some leg work. It can be overwhelming, kind of like choosing which ice cream you want to try! You go to the ice cream store and they have over 50 flavours and after you have contemplated, you opt for vanilla, just because it was easy.

Finding the best realtor for you is not “vanilla.”

Here are five questions you should always ask your potential real estate agent:

1. How does your experience benefit my real estate transaction? Where the agent just completed a course on negotiation skills or sold a home in your neighbourhood, they should be able to bring a unique edge to the table.

2. If you were buying or selling your home, what would you look for in an agent?
This question is a great way of getting the inside scoop on the industry. What do industry professionals see as an essential asset? How does each agent vary in those priorities?

3. Tell me about a recent work success. Give the agent a chance to discuss their latest win, and you’ll learn what they’re passionate about and how they’ll turn your home search or sell into their newest achievement.

4. What are your most effective approaches to marketing a home? Rather than the standard ‘how will you market my home,’ ask which methods are delivering results. If your agent is particularly successful with new school social media or tired and true networking, you’ll have expectations on how they’ll tackle selling your home.

5. Give the rundown of the conditions, commission fees and agreements. These basics will play a major role in how you choose your real estate agent. Ask for the specifics at each interview, and you can see how each partnership measure up.

And if you have any questions, contact your local Dominion Lending Centres mortgage professional.

Karen Penner

Karen Penner

Dominion Lending Centres – Accredited Mortgage Professional

7 Apr

Canada’s Jobless Rate Remains At A 40-Year Low

General

Posted by: Greg Domville

Canada’s Jobless Rate Remains At A 40-Year Low

Statistics Canada announced this morning that employment increased by a stronger-than-expected 32,300 in March, driven by full-time job gains. The unemployment rate was unchanged at a four-decade low of 5.8% indicating that the economy is at or near full employment.

In the first quarter of 2018, employment edged down (-40,000 or -0.2%) reflecting a decrease in January. On a longer-term basis, jobs have been on an uptrend since the second half of 2016 despite a price-induced weakening in the oil sector. Over the past year, total employment rose by nearly 300,000 (+1.6%), driven by a surge in full-time work and a net decline in part-time jobs–all excellent news for the economy. Over the same period, total hours worked grew by 2.2%.

Employment rose in Quebec and Saskatchewan, while there was little change in the rest of the country. As the table below shows, British Columbia continues to post the lowest jobless rate in Canada at a stable 4.7% followed by Ontario at 5.5%. Quebec is third with an unemployment rate only slightly above the level in Ontario, its best relative performance in many years. The jobless rate at 5.8% in Saskatchewan edged up last month as it did in Manitoba. Alberta saw a sharp improvement as the jobless rate fell from 6.7% to 6.3% continuing the trend of recent months. Atlantic Canada continued to post the highest proportion of unemployed people. While the unemployment rate edged down in Nova Scotia and New Brunswick, it rose in Prince Edward Island and Newfoundland and Labrador.

From an industry perspective, job gains were led by the construction sector (+18,300), representing more than half of the employment growth last month. This was the most robust performance for construction jobs since February of 2016. Compared with 12 months earlier, employment in this sector grew by 54,000 (+3.8%), mostly resulting from gains in the second half of last year. There were also gains in public administration and agriculture. The number of public sector employees rose, while the number in the private sector and those self-employed held steady. The number of people working in finance, insurance, real estate and leasing ticked down slightly last month while it declined -0.4% on a year-over-year basis. Manufacturing was a drag on the economy, with the sector losing 8,300 jobs in March, possibly reflecting NAFTA uncertainty.

Another piece of good news for Canadians is that annual wage gains averaged a sizeable 3.2% in the first quarter of this year, the most substantial quarterly rise since 2015.

The March jobs report reaffirms that the Canadian economy is very close to full employment with little slack left following Canada’s strong economic performance last year. “Normal” levels of monthly job growth are about 15,000 to 20,000.

Wages have been showing signs of strength in recent months as labour markets have tightened. Annual pay increases accelerated to 3.3% in March from 3.1% in February.

The Bank of Canada has much to weigh at its policy meeting on April 18. Growing optimism that a preliminary NAFTA deal is within reach has not yet triggered expectations for faster Bank of Canada interest rate hikes, particularly with rising U.S.-China trade tensions. Investors now wager there is about a 20% chance of an interest rate hike at the April 18 meeting, based on swaps trading, down from 40% two weeks ago. A BoC interest rate rise is not fully priced in until July.

Even if a tentative NAFTA deal is signed, the central bank would likely wait to see concrete increases in Canadian exports, business investment and inflationary pressure before moving again after three rate increases since last July. The February trade figures released this week were disappointing, particularly for non-energy exports. Railway delays led to a record drop in food exports. Canada has reported trade deficits since January 2017, amplifying concerns about a decline in competitiveness.

Before its April confab, the Bank will also analyze its own survey of business executives released this Monday to see how executives have responded to trade uncertainty and tight labour markets. The Bank of Canada’s business outlook indicators have been on a steady uptrend since the lows reached in 2015 and are hovering at some of the highest postings in the past 17 years. It will be interesting to see if enlarged global trade tensions have dampened business optimism in Canada.

U.S. Jobs Rise A Below-Forecast 103,000 As Wages Pick-Up

Payroll gains cooled following a strong February, returning the U.S. labour market growth to a more sustainable pace.

Nonfarm payrolls rose 103,000 after an upwardly revised 326,000 advance in February. Markets had been expecting job gains of 185,000 with a downtick in the jobless rate. Instead, the unemployment rate held steady at 4.1% for the sixth month, while average hourly earnings rose 2.7% from a year ago.

Monthly job gains are consistent with further declines in the U.S. jobless rate, which remains below Fed estimates of levels sustainable in the long run. The Fed policymakers recently forecast that the jobless rate would fall to about 3.6% at the end of next year.

The likelihood is that the Fed will continue to tighten monetary policy by raising the fed funds rate and gradually unwinding its holdings of Treasury bonds and mortgage-backed securities. But the prospect of a possible trade war with China is a wildcard for the outlook, notably after President Trump raised tensions by ordering his administration to consider imposing tariffs on an additional $100 billion in Chinese imports.

Dr. Sherry Cooper

Dr. Sherry Cooper

Chief Economist, Dominion Lending Centres
Sherry is an award-winning authority on finance and economics with over 30 years of bringing economic insights and clarity to Canadians.

3 Apr

4 Signs You’re Ready For Homeownership

General

Posted by: Greg Domville

Hey team …. Love this post from my buddy and colleague Shaun …. share or digest whatever pertains to you …..

4 Signs You’re Ready For Homeownership

While most people know the main things they need to buy a home, such as stable employment and enough money for a down payment, there are a few other factors that may help you realize you’re ready, perhaps even earlier than you thought!

As a mortgage broker, it is my job to ensure that each one of my clients is getting the best service I can provide. Part of this means educating as much as possible when it comes to buying a home, which is why I’ve put together a list of 4 signs that may tell you that you are ready to become a homeowner.

You should have more funds available than the minimum of a down payment
This one may seem obvious, but it’s something that people may not realize until they actually think about it. It’s very difficult to afford a home if you only have enough money for a down payment and then find yourself scrambling for day-to-day living after that.

If you have enough money saved up (more than the minimum needed for a down payment), you may be ready to start house-hunting.

Your credit score is good
This might seem obvious at first glance, however, if you don’t have a good credit score, chances increase that you could be declined altogether or stuck with a higher interest rate and thus end up paying higher mortgage payments. If you have a less-than-optimal credit score, working with a mortgage professional can help you get on the right track in the shortest time possible. Sometimes a few subtle changes can bump a credit score from “meh” to “yahoo” in a few short months.

Breaking the bank isn’t in your future plans
Do you plan on buying two new vehicles in the next two years? Are you thinking of starting a family? Are you considering going back to school?

Although you may think you can afford to purchase a home right now, it’s extremely important to think about one, two, and five years down the road. If you know that you aren’t planning on incurring big expenses that you need to factor into your budget anytime soon, then that’s something that may help you decide to buy a home.

You are disciplined
It’s easy to say, “it’s a home, I’m going to have it for a long time so I may as well go all-in!”. While that would be nice, that’s rarely the case!

You must have a limit that you’re willing to spend. Sitting down with a mortgage broker or real estate agent and analyzing your finances is crucial. It’s important that you know costs associated with buying a home and what the maximum amount is that you can afford without experiencing financial struggles. IMPORTANT: This is not the amount that you are told is your max!

This is the amount that you calculate as your max based on your current monthly budget and savings plan. It’s quite frequent where I have clients tell me that their max budget is, say, $1200 and then when I run the numbers they could actually be approved for much more. Low and behold suddenly these guys are looking at homes that are hundreds of dollars a month higher than their initial perceived budget. It is up to you (with my help or pleading, when necessary) to reel things back in and make sure that you aren’t getting into something that affects the long-term livelihood of a well thought out budget or savings plan.

Conclusion

These are just four signs that you may be ready to purchase a home. If you’re seriously considering buying or selling, talking with a Dominion Lending Centres mortgage broker, such as myself, can help put you on the right path to a successful real estate transaction.

Shaun Serafini

Dominion Lending Centres – Accredited Mortgage Professional

3 Apr

The Most Important Question This Spring

General

Posted by: Greg Domville

The Most Important Question This Spring

Short Version:

The most important question a home-seller must ask their Broker or their banker this Spring:

‘Do I QUALIFY to port my mortgage?’

You must re-qualify to port your mortgage to a new property, and you must re-qualify under stringent new rules.

How stringent?

Long Version:

Let’s say you have impeccable credit, a $100,000 income, and bought a house with a basement suite last year – you may have a mortgage of ~ $675,000…which you qualified for in 2017.

In 2018, you new maximum mortgage amount is closer to ~$530,000.

And if rates were to move up another 0.50% you’d be capped at ~$490,000.

If rates were to move up a full percentage point ~$455,000

Either way, even with no further upward movement, the family in this example, were they to enter into a binding sale agreement without confirming their qualifications would not be able to re-enter the market at the same price point.

Key Point – Do not ask if your mortgage is ‘portable’ (99% are). Ask if you currently qualify to move your mortgage to a new property. This will require an actual application and full review.

Key Point – The federal government has created a dynamic in which qualifying rates have shifted radically, and more precisely the ground has shifted under tens of thousands of middle class Canadians feet. You have been protected from yourself, and you don’t even know it.

Key Point – Since Jan. 1, 2018, you’re subject to the new stress test. Even though you have impeccable credit, have never missed a payment, and even got a 3% raise last year – too bad.

Conclusion

Don’t list your home for sale without having something in writing from your current lender confirming that you QUALIFY to move your existing mortgage to a new property. If you have any questions, contact your local Dominion Lending Centres mortgage professional.

And if you’ve personally been caught in this ‘portability trap’, by all means make your voice heard. Share your story with me directly and also here; www.tellyourmp.ca

Dustan Woodhouse

Dustan Woodhouse

Dominion Lending Centres – Accredited Mortgage Professional

3 Apr

Refinancing in 2018

General

Posted by: Greg Domville

Loved this article from my buddy … have a read

Refinancing in 2018

Recently there were changes to the mortgage rules yet again, and one of the rule changes was regarding refinancing your home. At one point in the last 10 years you could refinance your home all the way back up to 95% of its current value, which in many cases has put that property what we call under water or upside down. Basically, real estate markets ebb and flow and if you refinanced to 95% when we were at the crest of a market wave then as markets rolled back you were underwater… clever huh.

Fast forward a few years and the government said ‘what a minute, that is dangerous’, and it was. Clients now had no options for that property except to keep it, hoping values came back or turn it into a rental and hope to break even. At this point the government now said you can only refinance your home to 80% of the value which of course meant you needed to have equity in the property of at least 20% to make a change. This was an insurable product for many of our monoline lenders at this point, so it was something that was competitive in the market.

Welcome to 2018 and today you can still refinance your home to 80% but the Office of the Superintendents of Financial Institutions (OSFI) and CMHC now say that as a lender you can no longer insure this product. What does that mean for the average consumer? First off, it means that lenders across the board are not offering the same rate for insured mortgages as they are for refinances. The point spread between insured and uninsured mortgages has grown to, on average, .30% higher for 5-year fixed rates and it is .55% higher for variable rates.

To add to this extra cost, the new rules of qualifying at 5.14% which is currently the benchmark rate, applies to all mortgages including refinancing. Overall, the changes make it tougher to refinance and forces Canadians to seek alternative options to take equity out of their homes. In many cases this will mean looking to the private sector at higher rates when they need that money. If you have any questions about refinancing, contact your local Dominion Lending Centres mortgage professional.

Len Lane

Len Lane

Dominion Lending Centres – Mortgage Professional