This past week saw three banks ó Bank of Montreal, TD Canada Trust and Royal Bank of Canada ó lower their closed mortgage rates to 2.99%, the lowest level in Canadian history. Generally speaking, these limited-time-only offers were aimed at first-time homebuyers. Yet, given fears of an overheated housing market and warnings about household debt, the move does seem a bit out of step with the times.But is Canada's housing market really overheated? Or is it, as the bank economists have suggested this week, already softening?
Certainly, housing prices in Canada have climbed steadily in recent years. One indicator, Statistics Canada's new housing price index, has shown a year-over-year increase of 2.5% in November led by Toronto and Oshawa (treated as one entity by StatsCan) with a 6.2% gain. But Winnipeg, at 5.8%, wasn't far behind, nor was Regina, at 5.3%. Calgary, Vancouver and Victoria were the only cities to see even slight decreases year over year.
The Bank of Canada, in its Financial System Review (December 2011), used another indicator: the ratio of house price index to household disposable income. For more than two decades beginning in 1990, the ratio hovered around three. By 2010, the house price index was five times household disposable income, a worrisome jump.
The International Monetary Fund, in its November 2011 report on Canada, looked at two other housing price indicators, which it feels are historically high. The price-to-rent and price-to-income ratios are 29% and 20%, respectively, above their averages for the last decade. "Their elevated level and other empirical evidence suggest that house prices may be higher than justified by underlying fundamentals, at least in some provinces,î says the report. "Staff estimates indicate an average price overvaluation of around 10%, with significant regional differences.î
But the indicator to which bank economists look is the national residential average price published by the Canadian Real Estate Association. In December, the year-over-year price increase was a mere 0.9%, the slowest pace of growth since October 2010. Sales, too, slowed, up 4.6% from year‐ago levels. "For all of 2011,î points out Doug Porter, BMO's deputy chief economist, "sales rose a mild 2.2%, hardly worthy of the hectolitres of ink spilled over the subject in recent weeks.î
The economists expect prices to continue to shrink as 2012 advances. Adds Benjamin Tal in his CIBC report: "It is highly probable that the first quarter of 2012 will see the first year-over-year decline in prices since the recession.î
What worries the Bank of Canada and the IMF is not a U.S. style crash but the impact on the recovering economy if housing prices drop 10%-15%. In a "negative feedback loop,î declining house prices would reduce household net worth, causing consumers to check spending further. It would also affect employment in the construction sector which would soon take its toll on employment in other sectors. "An external shock triggering a decline in house prices by 15% accompanied by a severe downturn of construction activity,î says the IMF report, "could result in a GDP decline of some 2.5% over a period of two years relative to the baseline.î
Then, there is the question of affordability if interest rates return to historic norms. "Further out,î says Tal, "the most likely scenario is that the eventual increase in interest rates will lead to a decline in prices (probably in the magnitude of 10%-15%).î
But overall, bank economists seems to feel the softening house prices are just what is needed to ensure a "soft-landing scenario.î As Porter concludes: "We look for both sales and prices to be roughly flat this year. That could be just what the policy doctor ordered, allowing incomes to catch up to higher prices.î
TD Bank Group economist Francis Fong strikes the most cautionary note: "2012 is likely going to be a bumpy rideÖ The first half of this year will likely see housing activity pullback further from its current level alongside both global and domestic economic conditions, while the second half of the year is likely to see some improvement as those same factors improve.î
Additional Educational Resources: Financial Recovery in a Fragile World and Debt and Cash Flow Management