The federal government has unveiled sweeping changes to Canada’s mortgage system, calling them the “boldest reforms in decades.”

Key measures include raising the CMHC insured mortgage limit to $1.5 million, which will expand access for Canadians in high-priced housing markets. That’s an increase from the current insured mortgage cap of $1 million.

Additionally, the government said it is also expanding access to 30-year amortizations to all first-time homebuyers in order to help reduce monthly payments.

In April, the government announced it would allow 30-year amortization periods on insured mortgages but only for first-time homebuyers purchasing newly built homes.

“These measures are the most significant mortgage reforms in decades and part of the federal government’s plan to build nearly 4 million new homes—the most ambitious housing plan in Canadian history—to help more Canadians become homeowners,” the government said in its release.

Bruno Valko, VP of national sales for RMG, pointed out that the allowing all first-time buyers to take advantage of longer amortizations periods could make a “meaningful difference” in affordability.

Based on the current average home price of $649,100 as of August, a 30-year amortization would offer roughly $300 per month in payment relief compared to a 25-year term based on current 5-year mortgage rates, Valko told CMT.

“I think that’s a significant amount that may encourage some and better qualify others to purchase their first home,” he said. “It’s good news.”

The reforms come amid growing concerns about affordability and access to housing in major cities. By raising the insured mortgage limit and extending amortization periods, the government aims to address the growing challenges faced by both first-time buyers and those seeking to upgrade their homes in increasingly competitive markets.

“Building on our action to help you afford a downpayment, we are now making the boldest mortgages reforms in decades to unlock homeownership for younger Canadians,” Deputy Prime Minister and Minister of Finance Chrystia Freeland said in a statement.

The government also released its Blueprints for a Renters’ Bill of Rights and a Home Buyers’ Bill of Rights, saying it is working with provinces and territories to implement these measures it says will protect Canadians from renovictions and blind bidding, and that will standard lease agreements and increase transparency by making sales price history available through title searches.

The changes will take effect in December 2024, with further details on the implementation and transition process to follow.

Mortgage industry reaction

Lauren van den Berg, CEO of Mortgage Professionals Canada, expressed strong support for the federal government’s reforms, calling the decision to increase the insured mortgage cap to $1.5 million a “huge win for Canadians.”

“We’re also happy to see the expansion of 30-year amortizations to all first-time homebuyers and to all buyers of new builds, as well as the exemption of the stress test when switching lenders at renewal,” she said, adding that MPC had been advocating for these changes for some time.

“This milestone, achieved through our persistent advocacy, shows that housing is now truly a top priority for the government and represents a significant win for first-time buyers and the housing market as a whole,” she said. “Our mission remains steadfast: to advocate for fair, transparent, and affordable housing market for everyone.”

Jill Moellering, an Edmonton-based mortgage planner at Mortgage Architects, also welcomed the changes, saying that they open the doors to homeownership for many who were previously priced out of their markets.

She pointed out that under the new rules after December 14, buyers will be able to purchase a $1.5 million home with a $125,000 down payment, compared to the current $300,000 requirement.

“That’s still a substantial amount to save up, but the ability to get into the market much quicker, for some, decades sooner,” she told CMT. “I already have clients I know who will benefit from this.”

Moellering added that the expansion of 30-year amortizations to all first-time buyers is another major step forward, though she would have preferred to see it extended to all insured mortgages for consistency.

However, she does expect the moves will bring a surge in demand and activity in the market. “Brokers should have their phones fully charged from here on out,” she said.

While reaction has been overwhelmingly positive, some in the industry expressed concerns about the timing and impact of the changes.

Ron Butler of Butler Mortgage said it this appears to be a pre-election move by what he called a “desperate government,” comparing it to “providing a safe injection site for mortgage debt.”

He pointed out that getting a $1.4 million government-insured mortgage might still require both sets of parents to co-sign, highlighting that even with these reforms, affordability remains a major hurdle for many young buyers.

https://www.canadianmortgagetrends.com/2024/09/breaking-federal-government-raises-cmhc-insured-mortgage-cap-to-1-5-million/

photo TransLink

There might be delays on the tracks and an appeal in court, but the West Coast Express is set to start rolling again Monday morning.

The train is slated to resume its normal schedule but service could be delayed due to a freight traffic backlog, according to a statement from TransLink.

Asked for specifics about those delays, a company representative explained they wouldn’t know for sure until Monday morning. Updates are available on TransLink’s Transit Alerts page.

With no deal reached earlier this month, Canadian Pacific Kansas City, the company that owns the rails, announced plans to lock out Teamsters Canada Rail Conference union workers by Aug. 22.

According to reporting from CBC, the union disagreed with CN and CPKC over several issues including shifts being extended from 10 to 12 hours.

The union has been negotiating to protect rail safety and to: “prevent CN from forcing workers to relocate thousands of kilometres away from their families,” according to a statement from the Teamsters.

On Thursday, CN Rail and CPKC began a lockout while approximately 9,000 TCRC workers went on strike.

The parties previously agreed that no services had to be maintained in the event of a strike or lockout.

Labour Minister Steven MacKinnon also previously opted not to intervene in the dispute, writing that the company and the union had a “shared responsibility” to negotiate in good faith toward a new collective agreement, according to a CBC report.

However, after concluding the two parties were at a “fundamental impasse,” MacKinnon directed the Canada Industrial Relations Board to impose final binding arbitration and extend the current deal.

While the union announced it would comply with the decision, TCRC president Paul Boucher promised to appeal in federal court, warning that the move set a “dangerous precedent.”

“It signals to Corporate Canada that large companies need only stop their operations for a few hours, inflict short-term economic pain, and the federal government will step in to break a union. The rights of Canadian workers have been significantly diminished today,” Boucher stated in a release.

A rail shutdown would have led to massive losses in nearly every sector of Canada’s economy, MacKinnon said at a press conference over the weekend.

A strike would have impacted commuters and disrupted supply chains, including exports to the United States, resulting in: “an act of economic self-sabotage,” he told reporters.

Asked about the dearth of competition in the rail sector, MacKinnon acknowledged there has been “extensive consolidation continent-wide,” but said, as labour minister, he wasn’t prepared to speak about “industry structure.” 

https://tricitiesdispatch.com/express-strike-binding-arbitration/

A dozen sockeye salmon have returned to just below the Coquitlam Dam this summer, matching the total from the past eight years combined

The Coquitlam River was once home to an abundance of sockeye salmon. For decades, the Kwikwetlem First Nation have been working to build up that population. Photo by Josh Kozelj

The Coquitlam River is experiencing its largest yearly return of sockeye salmon in more than a century. 

Since July 17, 12 sockeye salmon have been observed in a trap at the base of the Coquitlam Lake dam — including eight that were caught and transported into a reservoir on one day (Aug. 2). 

The figure equals the total number of salmon that have returned to the river in the last eight years combined, says Craig Orr, an environmental advisor to the Kwikwetlem First Nation and co-founder of the Watershed Watch Salmon Society. 

“If we get one or two per year, that’s sort of the standard that we’ve been seeing,” Orr said in an interview with the Dispatch. “But this year, there’s 12. And eight on one day is just exceptional.” 

Sockeye salmon have long been associated with the Kwikwetlem First Nation, a group of people that have lived in what is now called Coquitlam for at least 11,000 years. The name, Kwikwetlem, refers to the sockeye salmon that used to be seen in abundance throughout the Coquitlam River and Coquitlam Lake. In a direct translation from hən̓q̓əmin̓əm̓, the nation’s spoken language, Kwikwetlem means ‘Red Fish Up the River.’ 

In 1913, however, the completion of the Coquitlam Dam changed the makeup of the local watershed and disrupted salmon returns ever since. 

“The construction of the Coquitlam Dam is one of the most significant colonial harms done to kʷikʷəƛ̓əm and our People as it took away the salmon from our rivers and food away from our cupboards,” wrote Kwikwetlem councilor George Chaffee in 2022, following the announcement of a new, nation-led sockeye salmon hatchery below the dam. 

In 2006, two years after being released, 11 sockeye salmon returned to the Coquitlam River from a group of 200 smolts. 

But returns have been murky ever since — with some years resulting in few, if any, salmon. 

A single adult sockeye returned to the river in 2008. And another single sockeye returned in 2020, three years after 5,000 smolts were released by conservationists.

The Kwikwetlem First Nation has been working to reestablish a sustainable run of salmon to the Coquitlam River and Coquitlam Lake watershed for decades — working alongside Fisheries and Oceans Canada, the City of Coquitlam and BC Hydro, among other groups during that time.  

Sockeye salmon migrate to the ocean after emerging from eggs in lake or riverbed. The time it takes for them to travel to the ocean depends on whether it’s based in a lake or river. But when the fish is mature and wants to breed, it travels back to its birthplace. 

The high rate of return may be attributed to a slight increase in ocean survival, Orr said, and the fact that the hatchery is nearing completion on the river. (Elsewhere in the province, Port Alberni and the Broughton Archipelago have seen decent rates of return in recent years, Orr added.) 

However, the numbers also demonstrate that the Coquitlam sockeye have not lost their instincts for home — promising for a group of fish that came back following releases from the Coquitlam Dam. 

“Most of them still retain the anadromous traits of the adult sockeye that were cut off over 100 years ago,” Orr said. “They still have the genes, we just need to get enough of them out to survive, to come back.” 

To build off this year’s high return, Orr says it will be important to continue releasing high numbers of smolts in the Coquitlam watershed and develop an effective fish passage system in the dam.

He thinks that building gulpers or a ‘floating surface collector’ — such as one completed in Baker Lake in Washington state in 2008, which sparked the migration of hundreds of thousands of salmon — would help the rate of return in the Coquitlam watershed. Those initiatives would likely cost millions of dollars though, he says. 

In the meantime, news of this year’s return is causing excitement for the nation and conservationists. 

“Everybody seems quite thrilled to see the largest return we’ve ever seen since the dam was erected,” Orr said. “There’s hope.” 

https://tricitiesdispatch.com/coquitlam-river-records-historic-return-of-sockeye-salmon/

The transportation network will add additional bus service if the train service discontinues

Commuters who use the West Coast Express may have to look for alternatives Thursday morning. Photo supplied

TransLink plans to add additional bus service in the event that the West Coast Express is not running Thursday morning.

The transit network has listed a number of buses that the train’s 3,000 daily users can take instead.

The West Coast Express runs between downtown Vancouver and Mission City on weekdays, traveling westward in the morning and eastward in the afternoon and evenings. It makes stops at Moody Centre, Coquitlam Central and Port Coquitlam stations.

Customers who take the train at the Port Coquitlam station can instead take the R3, Route 701, 791, 159, 160, 173, 174 or 175 to connect to the SkyTrain at the Coquitlam Central Station.

Those who take the train at the Port Moody or Coquitlam Central stations can take the Millennium Line then transfer to the Expo Line at Commercial-Broadway station.

This is happening in the midst of contract negotiations that could impact the entire country. 

If rail company Canadian Pacific Kansas City and its union Teamsters Canada Rail Conference haven’t reached a deal by 9:01 p.m., Aug. 21, CPKC has said it will lockout rail employees. 

Teamsters told the Dispatch that they were forced to serve a strike notice given that CPKC had signaled that they would cancel the terms of their contract.

Since the West Coast Express runs on rail owned by CPKC, it needs their dispatchers and rail workers. If there’s an employee lockout, the train will cease service for an indefinite amount of time.

Teamsters said CPKC is trying to push for concessions around crew scheduling, rest times, rail safety and fatigue management. CPKC said that they are trying to negotiate a contract with competitive wage increases that complies with rest requirements.

https://tricitiesdispatch.com/translink-prepares-for-possible-west-coast-express-stoppage/

HUB Cycling has launched their “Bike to Shop” campaign this month to encourage more residents to use two wheels instead of four

This August is Bike to Shop month, an initiative run by HUB Cycling. Photo via HUB Cycling.

Lisa Storey is a committed cyclist, and she uses her bike to shop. She finds that it saves time and money. But she admits that she hasn’t always found it convenient.

“It me took me a wee while to get the confidence to do it myself,” she said. 

There was some trial and error, she says. At first, Storey loaded her entire grocery hauls into the front basket. Then the basket broke, and its contents were thrown onto the street.

But now Storey has her system  — she always keeps a bungee cord on her bike rack and distributes groceries across the frame.

As the event manager of HUB Cycling, a Metro Vancouver cycling non-profit, she’s spent this month trying to encourage Metro Vancouver to also start using two wheels to shop.

This is part of the charity’s Bike to Shop initiative. It has several neighbourhoods participating, including Coquitlam’s Austin Heights and Central Port Moody.

“We’re just asking people to give it a try,” Storey said.

She encourages interested participants to take a pledge to give shopping by bike a shot at least once. Then, they will be eligible to win prizes (including Cirque Du Soleil tickets).

Storey said they are educating folks on common barriers that prevent folks from biking, including finding safe routes, bike theft and how to carry items on one’s bike.

“That’s the idea behind it, really, is just to show people that shopping by bike isn’t that scary.”

HUB Cycling created a number of neighbourhood maps — including a Tri-Cities map — that shows bike routes, bike parking locations and some of their partners and suggested businesses to visit.

The routes are labeled by comfort level — comfortable for most, comfortable for few, comfortable for some and comfortable for very few — to help people plan their trip

They’ve included businesses in their initiative to let them know that “cyclists are good for businesses.” 

People on bikes tend to stop more frequently than drivers do while spending similar amounts of money, Storey said. They also require substantially less parking space.

As for bike theft, Storey acknowledges that it is an unfortunate part of cycling, but says they are educating people on how to properly lock up their bikes and informing them about any bike valets or bike lockers — such as Translink. People can also register their bikes for free with Project 529 (when registered bikes are stolen, a large network is informed and keeps their eye out for it). 

Overall, Storey advises folks to start small.

“And all of a sudden, before you know it, once you’ve built that confidence, you’ll be doing those longer journeys.”

The campaign runs until August 31. 

https://tricitiesdispatch.com/local-charity-encourages-tri-cities-to-bike/

From left to right: Coquitlam–Port Coquitlam MP Ron McKinnon, Kwikwetlem First Nation Coun. John Peters, Coquitlam Mayor Richard Stewart, and Port Moody MLA Rick Glumac following the announcement at at ƛ̓éxətəm Regional Park. Patrick Penner photo

A $19.9 million funding package has been announced to improve the diking systems along the lower Coquitlam River and Fraser River.

Coquitlam Mayor Richard Stewart, Kwikwetlem First Nation Coun. John Peters, Coquitlam–Port Coquitlam MP Ron McKinnon, and Port Moody MLA Rick Glumac announced the joint investment on Aug. 15 at ƛ̓ éxətəm Regional Park, formerly known as Colony Farm Regional Park.

Stewart said the local governments and First Nations are the “front lines’ with respect to climate change, as seen through recent flooding events across the province.

“Our collective action in planning and preparing for flood events underscores our shared commitment to safeguarding our communities and reducing the risks they face,” Stewart said.

Rising water levels and increased rainfall from climate change are increasing the flood risk to Kwikwetlem’s slakəyánc community, the regional transportation network, Mayfair Industrial Park in Coquitlam and ƛ̓éxətəm Regional Park, states a new release from the federal government.

The funding will allow the City of Coquitlam and Kwikwetlem First Nation to upgrade the area’s current flood-protection network by building enhanced dikes. In addition, fish habitats will be strengthened and new flood boxes will be installed to support water connectivity through the dike and local drainage system, preventing backflow.

Peters said that slakəyánc has faced significant flood risks for years, and the upgrading of critical flood-protection infrastructure will help protect the community in the future.

“Investing in climate adaptation is crucial to safeguarding our people and the lands we have cared for since time immemorial,” Peters said. “Together, we are building a safer and more resilient future for everyone.”

The community of slakəyánc was left unprotected by diking infrastructure built in the early 20th century to protect Colony Farm Regional Park. 

slakəyánc has flooded at least 21 times from winter and freshet flooding on the Coquitlam and Fraser rivers since 1909, states a news release from the Kwikwetlem First Nation, adding it remains at constant risk to this day.

“Flooding in our community has been a serious issue for several decades now due to rising levels of water from the Coquitlam Lake Watershed, diking and increased rainfall caused by climate change,” said Coun. George Chaffee of the Kwikwetlem First Nation. “With this funding and the substantial improvements that will result from this project, we are working with our regional partners to ensure that these historical wrongs are finally addressed.”

A total of $11,487,350 is being drawn from the federal government’s Green Infrastructure Stream of the Investing in Canada Infrastructure Program, which aims to help communities prepare for climate change, reduce emissions and support renewable technologies.

Over 125 infrastructure projects in B.C. have been announced under the Green Infrastructure Stream, amounting to more than $555 million in federal funds and more than $390 million in provincial funds.

The province is contributing $4,827,684 towards the project, while Kwikwetlem First Nation and Coquitlam are contributing $992,966 and $2,670,000, respectively.

The Kwikwetlem First Nation states the joint venture will help strengthen their relationship with the City of Coquitlam, and improve the slakəyánc community’s resilience by safeguarding and restoring sacred sites, local waterways and ecosystems.

A Kwikwetlem First Nation representative said they are aiming to start work on the project in 2027 and having it completed in 2029.

https://tricitiesdispatch.com/dike-funding-announcement/

The six-storey, 173-unit development project on the 3000 block of Henry Street received a development permit from Port Moody in 2021, but remains undeveloped. Image supplied

[UPDATE: The Dispatch has updated this article with comments from Aultrust Financial.]

A major development project in Port Moody has defaulted on its loans and has been ordered into receivership, despite opposition from investors.

Bayrock Terrace is a six-storey, 173-unit development project approved for the 3000 block of Henry Street, just southeast of the Moody Centre SkyTrain Station, which received a development permit from Port Moody council in 2021.

On June 19, KingSett Mortgage Corporation filed a petition with B.C. Supreme Court to appoint a receiver over the four mortgaged properties, collectively valued at nearly $9.8 million according to BC Assessment. KingSett said they intend to sell off the lands and recoup $12.4 million loaned to developers.

The properties are jointly owned by 3000 Henry Street Limited Partnership, and its general manager, Aultrust Financial, through a B.C. holding company.

As the general partners of the development consortium, Aultrust’s co-founders, Amin Eskooch and Navid Morawej, personally guaranteed the loan, and were required to make monthly interest payments on the debt.

But starting on Feb. 1, 2024, the interest payments went unpaid, leading KingSett to demand the outstanding debt be paid back. Counting accrued interest, the debt has now grown to over $13.1 million. 

Aultrust did not attempt to fight the appointment of a receiver, and court approved KingSett’s petition on July 29.

Opposition from investors

Seven other investors in 3000 Henry Street Limited Partnership, however, opposed the appointment of the receiver. These investors hold a substantial majority of the units, and argued the receivership was “unnecessary and inappropriate.”

They said because the lands remain undeveloped, there is no maintenance or risk of damage to the properties; recent offers from sales efforts show that KingSett is well secured and not at risk; and a receivership would be a significant cost to unitholders, describing it as “wholly inequitable.”

“The unitholders ought to be afforded a chance to realize at least some return on their investment,” the investors said in their response to KingSett’s petition.

The investors requested a chance to pursue investments, refinancing or a sale, potentially through a foreclosure proceeding, and potential removal of Aultrust as their general manager.

It is not the first time that members of the consortium has tried to remove Eskooch and Morawej as the general partners. In fact, the opposing investors alleged the receivership proceedings began under “suspicious circumstances.”

“Navid and Amin may be attempting to utilize a receivership as a means of maintaining an interest in the lands while shedding themselves of the unitholders and avoiding any potential liability,” claimed the investors.

Aultrust Financial had been contracted by the 3000 Henry Street Limited Partnership in order to provide project development services in 2019.

The investors submitted the consortium became increasingly dissatisfied with Eskooch and Morawej’s marketing and sales efforts, with many believing they were pursuing transactions to benefit themselves personally through joint venture agreements, which would earn them fees.

In April 2023, the investors passed a resolution to remove Aultrust Financial as the managing partner, but the resolution was eventually withdrawn the following September due to concerns over meeting deadlines, and a potential costly litigation process.

The group stated they sought legal counsel after two opposing investors met with Jeremy Towning, director of acquisition for the Swissreal Properties.

Towning informed the investors that Eskooch and Morawej had entered into negotiations with Swissreal to bring in an equity partner to purchase the lands, according to the investors.

They claim that Towning advised them that a deal had been worked out, where an undisclosed equity partner had agreed to purchase the lands for $15.5 million, Eskooch and Morawej would become co-partners through their own company, and Kingsett would continue to be the lender.

The investors, however, claimed that offers of up to $30 million were received through previous sales efforts. They also note that Morawej recently became the director of operations for Swissreal, and Eskooch recently became its director of investment.

KingSett’s response

But KingSett responded the opposing investors have “no standing in the proceedings,” as Eskooch and Morawey were the guarantors of the loan through the holding company, adding as limited partners, the investors have not provided any security to KingSett in connection to the loan.

The 2017 limited partnership agreement with the consortium states that its general partner is soley responsible for an “any litigation involving a claim by or against (3000 Henry Street LP),” noted KingSett.

“KingSett has not named any of the opposing unit holders in its petition and is not seeking recourse against the opposing unit holders at this time.”

KingSett said that previous marketing efforts resulted in bids significantly below the appraised values, the opposing investors’ appraisals are outdated, and a number of permits are at risk of expiring if immediate steps are not taken.

The lender also argued that interest from their loan would continue to grow, and any delays would erode the equity the consortium holds in the properties.

KingSett argued the position of the general partner, which has agreed to the receivership, should be given significant weight over the opposing investors.

“It is the job of the general partner to develop this property, it has the understanding of the details and the value of the property and it is of the view that any undue delay will decrease the value of the property,” KingSett said.

The project will now likely undergo a court-supervised auction process.

Aultrust Financial’s response to opposing investors’ allegations

Eskooch said the project was on track to be brought to market earlier this year, but progress was derailed after opposing investors reneged on their financial obligations by refusing to put up more cash, which they were obligated to do under contractual conditions.

Aultrust intents to hold these investors accountable through “every legal meganism at our disposal,” he said.

“The ‘opposing investors’ saw it more convenient to simply breach their contract, than to continue to fund the project which although still profitable, had less than original number of anticipated profits due to rising costs and inflation,” Eskooch said.

Eskooch described the investors’ allegations as “smoke screen” to cover their default and breach of contract.” He said they were looking to quickly flip the properties after achieving rezoning.

Joint ventures were negotiated to reduce risk, provide financial backing, and maintain commitments with the city, “which the investors refused everytime,” Eskooch said, adding Aultrust fees were negligible and have gone unpaid to date.

KingSett waited six months for investors to change course, and commenced legal action independently of Aultrust, Eskooch said. He said any allegation of wrongdoing is “at best ignorance of the law and rather likely, an excuse to cover up their own breach of obligations.”

He said he and Morawey remain personally liable for the debt, and could suffer great personal damage as they relied on the wealth of these investors to fulfill their obligation to the lender and the city.

Eskooch said the project had less units than originally anticipated, and investors found the decreased profit unacceptable.

“We feel that investors who have in the good times, fully benefited from the community development and made large profits, must be held accountable for their failure to honor their obligations to the City vis a vis the developer, when they see the profits slightly reduced,” Eskooch said.

https://tricitiesdispatch.com/development-receivership/

images supplied

Coquitlam put it forward and Coquitlam council approved it.

Following a rezoning and a subdivision, some Burke Mountain parcels are set to be turned into seven lots zoned for single-family houses, following a unanimous final approval vote from Coquitlam council Monday.

Located on a one-acre, city-owned parcel on the south side of Sheffield Avenue, the lots were previously zoned for agriculture and resource. Following approval of the application from Coquitlam’s real estate department, the parcel is set to be converted to residential and subdivided.

Discussing the application in February, one councillor asked why townhouses wouldn’t be a better fit.

The single-family houses should create a buffer between Burke Mountain’s older homes and the neighbourhood’s dense urban village, explained Coquitlam’s city lands and real estate department Curtis Scott.

The development is expected to generate approximately $461,000 for the city via community amenity contributions and development cost charges.

The lots are leftovers from a previous development immediately south that allowed for the creation of two lots slated for medium density apartments and three lots set for townhouses development.

The change spurred a somewhat contentious hearing with several residents arguing that medium density development would overwhelm infrastructure, obstruct views and snarl traffic.

Everyone who lives on Burke Mountain was once a newcomer to the area, Coun. Brent Asmundson said during the meeting.

“I’ve lived there for 32 years, longer than most of the people that spoke up here tonight about not wanting some other people to be up there,” Asmundson said. “I could have said a long time ago, ‘No, none of you guys come up here.’”

Coquitlam’s initial plan for Burke Mountain was a community consisting of about 2,000 units of housing and 120,000 square feet of commercial spread over 39 acres.

https://tricitiesdispatch.com/coquitlam-adds-seven-single-family-lots-to-burke-mountain/

Newly listed properties registered on the Multiple Listing Service® (MLS®) rose nearly twenty per cent year over year in July, helping to sustain a healthy level of inventory in the Metro Vancouver1 housing market. 

On the demand side, the Greater Vancouver REALTORS®2 (GVR) reports that residential sales in the region totalled 2,333 in July 2024, a 5 per cent decrease from the 2,455 sales recorded in July 2023. This was 17.6 per cent below the 10-year seasonal average (2,831).

“The trend of buyers remaining hesitant, that began a few months ago, continued in the July data despite a fresh quarter percentage point cut to the Bank of Canada’s policy rate,” Andrew Lis, GVR’s director of economics and data analytics said. “With the recent half percentage point decline in the policy rate over the past few months, and with so much inventory to choose from, it’s a bit surprising transaction levels remain below historical norms as we enter the mid-point of summer.” 

There were 5,597 detached, attached and apartment properties newly listed for sale on the MLS® in Metro Vancouver in July 2024. This represents a 20.4 per cent increase compared to the 4,649 properties listed in July 2023. This was also 12.7 per cent above the 10-year seasonal average (4,968). 

The total number of properties currently listed for sale on the MLS® in Metro Vancouver is 14,326, a 39.1 per cent increase compared to July 2023 (10,301). This is also 21.5 per cent above the 10-year seasonal average (11,788). 

Across all detached, attached and apartment property types, the sales-to-active listings ratio for July 2024 is 16.9 per cent. By property type, the ratio is 12.8 per cent for detached homes, 20.1 per cent for attached, and 19.3 per cent for apartments. 

Analysis of the historical data suggests downward pressure on home prices occurs when the ratio dips below 12 per cent for a sustained period, while home prices often experience upward pressure when it surpasses 20 per cent over several months. 

“With the overall market experiencing balanced conditions, and with a healthy level of inventory not seen in quite a few years, price trends across all segments have leveled out with very modest declines occurring month over month,” Lis said. “While it remains to be seen whether softening prices and improved borrowing costs will entice buyers to purchase as we head into the fall market, it’s worth noting that it can take a few months for improvements to borrowing costs to materialize into higher transaction levels. In this respect, it’s still early days, so we will watch the market for signs of transaction activity picking up in the months ahead.” 

The MLS® Home Price Index composite benchmark price for all residential properties in Metro Vancouver is currently $1,197,700. This represents a 0.8 per cent decrease over July 2023 and a 0.8 per cent decrease compared to June 2024. 

Sales of detached homes in July 2024 reached 688, a 1 per cent increase from the 681 detached sales recorded in July 2023. The benchmark price for a detached home is $2,049,000. This represents a 2.1 per cent increase from July 2023 and a 0.6 per cent decrease compared to June 2024. 

Sales of apartment homes reached 1,192 in July 2024, a 6.9 per cent decrease compared to the 1,281 sales in July 2023. The benchmark price of an apartment home is $768,200. This represents a 0.3 per cent decrease from July 2023 and a 0.7 per cent decrease compared to June 2024. 

Attached home sales in July 2024 totalled 437, a 6.2 per cent decrease compared to the 466 sales in July 2023. The benchmark price of a townhouse is $1,124,700. This represents a 1.4 per cent increase from July 2023 and a 1.2 per cent decrease compared to June 2024. 

https://members.gvrealtors.ca/news/GVR-Stats-Package-July-2024.pdf?_cldee=OWRlAidZqhIP8Zg_fI0y1pqJPNqdbWFcyomtKV1i7c8dPk-sG48UI-6DxGDI_uWK&recipientid=contact-45a5f5e76098ee11be37000d3af4f49e-5a5ff039654f4f28a962a8ee1ad7b0b1&utm_source=ClickDimensions&utm_medium=email&utm_campaign=Member%20Update&esid=1bb5a0ac-514f-ef11-accd-000d3a0a1d8d

First-time buyers of new construction homes in Canada will now be able to access longer mortgage amortization periods. 

As of August 1st, 2024, lenders will be allowed to offer 30-year amortizations for insured mortgages to first-time homebuyers of new construction homes, a measure modified by  the federal government. Previously, the maximum amortization for an insured mortgage — a mortgage that has a down payment less than 20% and therefore requires mortgage insurance — was 25 years. Homes priced at and over $1 million automatically require a 20% downpayment and an uninsured mortgage loan. 

The federal government says that by spreading payments out over an additional five years, this will help to lower monthly mortgage payments, therefore making housing costs more affordable for young Canadians, in addition to incentivizing the construction of much-needed supply. 

“For every young Canadian who wants to own a home of their own, we want them to be able to qualify for a mortgage and afford their first home. One of the biggest hurdles to homeownership for younger Canadians is qualifying for a mortgage and affording the monthly payments,” said Chrystia Freeland, Deputy Prime Minister and Minister of Finance, in a press release. “That is why, starting August 1, first-time buyers of new builds will be able to reduce their monthly payments with up to 30 year mortgages. This is just one of the many new measures our government is taking to make the dream of homeownership a reality for younger Canadians.”

What do I need to qualify for a new build 30-year amortization?

If you’re a first-time buyer shopping for a new construction home and plan to take out a 30-year mortgage, here are some of the requirements you’ll need to keep in mind.

• At least one of the borrowers on the application must be a first-time homebuyer – they’ve never purchased a home before, and they have not occupied a home as a principal residence that either they or their current spouse or common-law partner have owed in the last four years

• The home being purchased must be newly-constructed, meaning it has not been previously occupied for residential purposes

• Only high-ratio mortgages will be applicable — mortgages were the loan amount exceeds 80% of the home price (has a down payment less than 20%)

• All other eligibility criteria for government-guaranteed mortgage insurance will still apply

Thirty-year amortizations for insured, new build mortgages were first announced in the 2024 federal budget released earlier this year, alongside other affordable housing measures. Read more about all of the proposed housing measures here.

https://blog.royallepage.ca/30-year-amortizations-on-insured-mortgages-for-new-build-homes-now-available-for-first-time-buyers/

https://storeys.com/residential-tenancy-act-changes-bcrea/?xrs=RebelMouse_fb&ts=1722279165&fbclid=IwY2xjawEXY85leHRuA2FlbQIxMQABHdWDpGN3FtSkuMnfPvsI-LGJdvCXHnoUusV65D7TTatDe-j2Q8M24AWSrw_aem_-6Xv_SqvTWHuY4sD84bq0w

The changes to the Residential Tenancy Act were announced by the Province on July 3 and came into effect on July 18.

In an open letter dated July 25 and addressed to Minister of Housing Ravi Kahlon, the BC Real Estate Association (BCREA) voiced a series of concerns regarding changes to the Residential Tenancy Act that came into effect earlier this month.

On July 3, the Province announced that it was increasing the amount of notice landlords must give to tenants when evicting on the basis of personal or caretaker use, from two months to four months. Eviction notices under those circumstances would also have to be generated through a new Landlord Use Web Portal the Province was creating. Additionally, the amount of time tenants have to dispute eviction notices was increased from 15 days to 30 days.

Several of the changes, which came into effect on July 18, were previously announced in April, but the Province only said that it would be increasing the amount of notice from landlords, without specifying how much of an increase.

In their open letter, the BCREA said that the change is not precise enough and could become a "major hurdle" for first-time homebuyers in a way that was likely not intended.

"The new legislation makes no distinction between a buyer of a tenanted unit who just wants to move into their new home and a landlord who might be using a bad-faith eviction as a tool to raise rents beyond the allowable limit," said the BCREA. "This lack of clarity alone has been the subject of consternation among buyers who aren't evicting tenants for some nefarious purpose. The conflating of these two very distinct purposes is unfair to buyers who just want to occupy the homes they have purchased within a reasonable timeframe."

"While this is a problem for all buyers, this is a particular problem for high-ratio-insured buyers, including first-time buyers, who generally need mortgage default insurance to secure their financing," the BCREA added. "Mortgage insurers do not insure rental properties, and the extended notice period makes it especially difficult for buyers to get vacant possession of their properties within the time allowed by financial institutions. Without the mortgage insurance in place, buyers, and especially first-time buyers, will not be able to secure the financing they need to complete their purchase."

• Data regarding listed grounds for evictions in BC, from a First United study published in 2023.(First United)

The BCREA's concerns were echoed by the Canadian Mortgage Brokers Association of British Columbia (CMBA-BC), who published their own open letter to the Ministry of Housing earlier this month.

"In practical terms, most lenders allow for a 90-120-day rate hold period when approving mortgages for real estate purchasers," said the CMHA-BC. "Adding a four-month notice period to terminate tenancies complicates the mortgage approval process, potentially leading to funding denials or increased costs for purchasers. These changes will impact first-time homebuyers the most as these are the most typical buyers of previous rental properties."

The BCREA went on the explain that without mortgage default insurance, lenders typically require a minimum down payment of 20% for rental properties, which many first-time buyers may not be able to provide. Additionally, a requirement of default-insured mortgages is often vacant possession. That now takes longer because of the increase to four months, the BCREA says, and in effect, becomes a five-month period when including the eviction dispute period increase to 30 days.

"Combining a four-month eviction notice with a 30-day dispute notice produces an effective five-month period in which a buyer can't take possession of their new home," said the BCREA. "This is impractical for buyers moving from one home to another and is too long a period to wait between completions."

Additionally, the BCREA also voiced concerns regarding the new Landlord Use Web Portal, saying that "older-generation landlords may not know how to use these sophisticated 'portals' and that the additional hassle may push landlords to sell their rental properties."

They also voiced privacy concerns as it relates to buyers.

"The portal will require landlords to provide details about the persons moving into the home. The details of the new occupant of the home will be shared with the tenant. Apparently, this includes sharing a copy of the Contract of Purchase and Sale, which includes personal and confidential information about the buyer which was never intended to be accessed outside of the transaction. Inappropriate use of this and any other private information by a former tenant could compromise the future safety of the buyer, especially if the former tenant blames the buyer for evicting them. The buyer's financial security could also be compromised."

Industry Recommendations

In light of these concerns, the BCREA recommended five changes: adjusting the rules for conventional mortgage buyers to allow for vacant possession within three months, allowing high-ratio insured buyers who will be occupying the property to continue to have a two-month notice period, adding privacy protections, allowing a paper-based alternative to the Landlord Use Web Portal, and eliminating the reporting requirement for buyers who intended to occupy their own unit.

"We are being told by REALTORS®, mortgage brokers, and clients that the increasing regulatory burden and cost is making rental property owners question whether they will be staying in the business," said the BCREA. "Increasingly, they are choosing to sell either to institutional owners who increase rents to better meet costs of operation. Or they are selling to those who would redevelop older properties, and likely eliminate the more affordable units."

"Our research indicates that owners of tenanted properties are finding it harder to sell these units, because of the regulatory load and costs imposed on landlords," they added. "There are many units that are being left vacant rather than having a tenant living there. This is even true for new condo units that are reaching completion. They are much easier to sell as vacant units so tenants are not getting the benefit of these coming onto the market. It is only recently that this kind of calculation has come into play in terms of owners' decisions to sell. This is hardly conducive to increasing the stock of rental units in the marketplace."

"We firmly believe that the amendments to the RTA will exacerbate the housing shortage in our province by discouraging investment and hindering entry into the market for first-time homebuyers," added the CMBA-BC. "Specifically, extending the notice period required to terminate tenancies will reduce incentives for property owners to make their units available for long-term occupancy. This restriction not only limits housing options but also poses challenges for financial institutions that play a crucial role in facilitating homeownership for British Columbians."

https://www.bcrea.bc.ca/wp-content/uploads/2024-07-RTA-Letter-to-Government.pdf

Mortgage rates are now lower than a year ago, but house hunters remain cautious.

© South_agency - E+/Getty Images

Mortgage rates have been holding mostly steady this month, after dropping nearly a half percent from their peak earlier this year, Freddie Mac reports. “Despite these lower rates, buyers continue to pause, as reflected in tumbling new and existing home sales data,” says Sam Khater, Freddie Mac’s chief economist.

The National Association of REALTORS® reported this week that existing-home sales in June fell 5.4% compared to a year earlier. New-home sales also fell, down 7.4% compared to a year ago and the lowest pace since November 2023. 

“Many potential buyers are remaining in a holding pattern due to elevated mortgage rates that averaged near 7% in June,” says Carl Harris, chairman of the National Association of Home Builders. “However, moderating inflation suggests lower interest rates in the months ahead and that should bring more buyers off the sidelines.”

That could help home buyers handle the higher home prices, with existing-home prices surging to an all-time high in June, reading a median of $426,900. At this week’s average 30-year fixed mortgage rate of 6.78%, with a 20% down payment, a household would face a monthly mortgage payment on a median-priced existing home of $2,222, says Jessica Lautz, NAR’s deputy chief economist. Housing affordability and still-high inflation remain pressing issues holding many would-be home buyers back.

Indeed, real estate agents in the Mid-Atlantic region report that affordability was the main reason their clients paused their home search over the past six months, with about half citing high prices, not enough homes in their price range, or high mortgage rates.

“With mortgage rates hovering around 7% and home prices continuing to rise, financing is a growing challenge for buyers, and this is beginning to impact a buyer’s ability to make it across the finish line,” says Lisa Sturtevant, Bright MLS’s chief economist. Bright MLS data shows that a rising percentage of sellers—14%, as of June—had a contract fall through due to the buyer’s inability to secure financing.

Mortgage Rates This Week

Freddie Mac reports the following national averages with mortgage rates for the week ending July 25:

• 30-year fixed-rate mortgages: averaged 6.78%, slightly higher than last week’s 6.77% average. A year ago, 30-year rates averaged 6.81%.

• 15-year fixed-rate mortgages: averaged 6.07%, rising slightly from last week’s 6.05% average. A year ago, 15-year rates averaged 6.11%.