Canadian Economic and Fiscal Update

Latest News Kim Stenberg 17 Dec

Federal Fiscal Update: Canada has Weathered the Pandemic Storm Relatively Well

Finance Minister Chrystia Freeland extolled the performance of the Canadian economy in response to the extraordinary support provided by the federal fiscal authorities and the Bank of Canada in the past 21 months. The economic recovery has been the second strongest in the g-7, and the death rate from Covid-19 was the second-lowest. Emergency spending by the federal government was enormous, but the federal government maintained its triple-A credit rating. The Canadian government on Tuesday cut its deficit forecast for the current fiscal year, citing higher tax revenues and less emergency aid spending while earmarking new funds to fight the Omicron coronavirus variant.

“As we look ahead, we are mindful of elevated inflation,” Freeland said in the forward of the update. “We know inflation is a global phenomenon driven by the unprecedented challenge of re-opening the world’s economy. Turning on the global economy is a good deal more complicated than turning it off. We, like other countries, are experiencing the consequences of a time unlike any other.”

Here are some of the key forecasts presented in the fiscal update:

  • The budget deficit came in at $327.7 billion in the last fiscal year (FY) 2020-21–almost $27 billion less than forecast in the spring budget. As it turns out, revenue came in $20 billion stronger than expected, while expenses were $6 billion lower than expected.
  • This year’s red ink is expected to be $144.5 billion versus the $154.7 billion forecast in April.
  • Canada’s debt-to-GDP ratio at 47.5% last FY will peak at 48% this FY versus 51.2% expected in April and fall subsequently to 44% in FY 2026-27. This compares to the pre-pandemic levels of roughly 31%.

“It has been a hard 21 months,” said Freeland. “As we brace ourselves for the rising wave of Omicron, we know that no one wants to endure new lockdowns,” Finance Minister Chrystia Freeland said in prepared remarks.

The Trudeau Liberals are pointing to improvements in the labour market, personal incomes and corporate profits as it forecasts tens of billions of dollars in additional revenue annually through 2026.

There is $13 billion in additional spending since the budget aimed at “finishing the fight against COVID-19” and another $4.5 billion in provisions for any Omicron response this fiscal year. There is $1.7 billion for rapid COVID tests in the fiscal update and $2 billion for COVID therapeutics and treatments. In a nod to the persistence of COVID, the previously announced extensions of the wage, rent and recovery benefits in the fall will put another $6.7 billion on the COVID tab this fiscal year.

When it comes to feeding Canada’s economic growth in the years to come, Ottawa is touting the importance of immigration to address labour shortages. The fiscal update earmarks $85 million in the 2022-23 fiscal year to speed up the application process to bring in workers for key industries hit by labour shortage coming out of the pandemic.

The “Underused Housing Tax Budget 2021” announced the government’s intention to implement a national, annual 1.0% tax on the value of non-resident, non-Canadian-owned residential real estate in Canada that is considered vacant or underused. It is proposed that the tax be effective for the 2022 calendar year.

 

Bottom Line

Today’s fiscal update document may well be most notable in what it omitted. There was no mention of the many new spending promises marked in the summer’s Liberal election platform. Those promises added up to $78 billion over five years.

The Opposition parties in the House of Commons harped on rising inflation and its negative impact on Canadian households and businesses. To be sure, the Trudeau government is not responsible for the surge in global inflation arising from the supply disruptions, labour shortages and enormous pent-up demand. Still, with the Bank of Canada poised for rate hikes next year, the Liberals could well be accused of stoking inflation with additional fiscal stimulus. We will undoubtedly hear more on the election promises when the government’s 2022 budget is announced, likely sometime this spring.

 

Dr. Sherry Cooper
Chief Economist – Dominion Lending Centres

Canadian Homebuyers Trying to Beat Rate Hikes

Latest News Kim Stenberg 16 Dec

Housing Demand Outpaces Supply

Today the Canadian Real Estate Association (CREA) released statistics showing national existing-home sales rose 0.6% in November following the whopping 8.6% surge the month before. Sales could have been higher had it not been for the limited supply of homes for sale. Homebuyers are anxious to finalize purchases before the Bank of Canada hikes interest rates next year.  Across the country, sales gains in Calgary, Edmonton, the B.C. interior, Regina and Saskatoon offset declines in activity in the GTA and Montreal.

The actual (not seasonally adjusted) number of transactions in November 2021 was firm historically, edging down a scant 0.7% on a year-over-year basis, missing the 2020 record for that month by just a few hundred transactions.

On a year-to-date basis, some 630,634 residential properties have traded hands via Canadian MLS® Systems between January and November 2021, far surpassing the annual record 552,423 sales for all of 2020.

“The fact is that the supply issues we faced going into 2020, which became much worse heading into 2021, are even tighter as we move into 2022. Interest rate hikes will make it even harder for new entrants to break into the market next year, even though activity may remain robust as existing owners continue to move around in response to all of the changes to our lives since COVID showed up on the scene. As such, the issue of inequality in the housing space will remain top of mind. One wildcard will be what policymakers decide to do with the national mortgage stress test, which could act as a kind of cushion against rising rates for young and/or first-time buyers. It could also make things that much harder for them,” said Shaun Cathcart, CREA’s Senior Economist.

New Listings

The number of newly listed homes rose by 3.3% in November compared to October, driven by gains in a little over half of local markets, including the GTA, Lower Mainland, Montreal, and many markets in Ontario’s Greater Golden Horseshoe.

With new listings up by more than sales in November, the sales-to-new listings ratio eased a bit to 77% compared to 79.1% in October. The long-term average for the national sales-to-new listings ratio is 54.9%.

About two-thirds of local markets were seller’s markets based on the sales-to-new listings ratio being more than one standard deviation above its long-term mean. The other one-third of local markets were in balanced market territory.

There were just 1.8 months of inventory on a national basis at the end of November 2021, tied with March 2021 for the lowest level ever recorded. The long-term average for this measure is more than 5 months.

Home Prices

In line with some of the tightest market conditions ever recorded, the Aggregate Composite MLS® Home Price Index (MLS® HPI) was up another 2.7% on a month-over-month basis in November 2021.

The non-seasonally adjusted Aggregate Composite MLS® HPI was up by a record 25.3% year-over-year in November.

Year-over-year price growth has crept back up to nearly 25% in B.C., though it remains lower in Vancouver, on par with the provincial number in Victoria, and higher in other parts of the province.

Year-over-year price gains are still in the mid-to-high single digits in Alberta and Saskatchewan, while gains have risen to about 13% in Manitoba.

Ontario saw year-over-year price growth hit 30% in November, with the GTA continuing to surge ahead after trailing most other parts of the province for most of the pandemic.

Greater Montreal’s year-over-year price growth remains at a little over 20%, while Quebec City was only about half that.

Price growth is running above 30% in New Brunswick (higher in Greater Moncton, lower in Fredericton and Saint John), while Newfoundland and Labrador is now at 10% year-over-year (lower in St. John’s).

Bottom Line–Lots of News Today

Canada continues to contend with one of the developed world’s most severe housing shortages; as our borders open to a resurgence of immigration, excess demand for housing will mount. The impediments to a rapid rise in housing supply, both for rent and purchase, are primarily in the planning and approvals process at the municipal and provincial levels. Liberal Party election promises do not address these issues.

Inflation pressures are mounting everywhere. The US posted a year-over-year inflation rate for November at 6.8%, up from 6.2% posted the month before. This undoubtedly led the US Federal Reserve to issue a hawkish statement today, intensifying their battle against inflation. They announced that they will double the pace at which it’s scaling back purchases of Treasuries and mortgage-backed securities to $30 billion a month, putting it on track to conclude the program in early 2022, rather than mid-year as initially planned.

Projections published alongside the statement showed officials expect three quarter-point increases in the benchmark federal funds rate will be appropriate next year, according to the median estimate, after holding borrowing costs near zero since March 2020.

According to Bloomberg News, “The faster pullback puts Powell in a position to raise rates earlier than previously anticipated to counter price pressures if necessary, even as the pandemic poses an ongoing challenge to the economic recovery. The Fed flagged concerns over the new omicron strain, saying that risks to the economic outlook remain, including from new variants of the virus.”

On more positive news, Canada’s inflation rate held steady at 4.7% y/y in November, well below the pace in the US. Excluding food and energy products, CPI ticked slightly lower to 3.1% from a year ago in November, or 2.7% on an annualized seasonally adjusted basis relative to the pre-shock February 2020 level. Roughly half of that 2.7% can still be attributed to rising expenses related to home-owning and car purchase or leasing. But the breadth of inflation pressure has also widened, with 58% of the consumer basket seeing faster-than-2% annualized growth in November from pre-pandemic (2019) levels on average over the last three months. That compares to 47% in February 2020. The broadening is expected to carry on in 2022 as rising input, transport and labour expenses continue to flow through supply chains for a wider swath of goods and services. Further disruptions to supply chains and energy markets from Omicron and the BC flood later in November are expected to add to price uncertainties in the near term.

In a speech today, Governor Tiff Macklem of the Bank of Canada assured the public that the Bank of Canada would remain the country’s number-one inflation fighter. Macklem clarified that flexibility in their new mandate won’t apply in situations — like now — when inflation is considerably above target.

At a press conference after the speech, Macklem noted he wasn’t comfortable with current elevated levels of inflation and the “time is getting closer” for policymakers to move away from the forward guidance. Markets are pricing in five interest rate hikes next year by the Bank of Canada.

 

Dr. Sherry Cooper
Chief Economist, Dominion Lending Centres

Millennials vs Gen X’ers

General Kim Stenberg 16 Dec

Are millennials better or worse off than Gen-Xers at the same age?

Millennials are now the largest generation of people in Canada. They’re the most educated and diverse generation, but they face unique challenges…

  1. Millennials had higher after-tax household incomes than young Gen-Xers. Median after-tax household income between 25 and 34 years old
    • Millennials in 2016 $66,500
    • Young Gen-Xers in 1999 $51,000
  2. Millennials had higher assets and net worth than young Gen-Xers, but they also carried more debt.
    • Homeownership, living in Toronto or Vancouver, and having a higher education were three factors associated with higher net worth.
  3. Millennials are relatively more indebted… Debt-to-after-tax income ratio
    • 216% Millennials in 2016
    • 125% Young Gen-Xers in 1999
  4. Though millennials are entering the housing market at similar rates as previous younger generations, they are taking on larger mortgages.
  • Though their median net worth is higher, there are greater differences in economic well-being among millennials. Millennials in the top 10% held 55% of all total net worth accumulated by their generation.

Notes: Unless otherwise notes, millennials represent those between 25 and 34 years old in 2016, and young Gen X-ers indicate those between 25 and 34 years old in 1999.

Results are presented in 2016 current dollars and adjusted for inflation to allow a comparison over time. Statistics provided refer to the age and generation of the major income earner in the household or family.

ASSETS VS. LIABILITIES

Assets are what you own:

  • Cash
  • The value of your residence
  • Artwork
  • Automobile
  • Checking account
  • Collectibles
  • Electronics
  • Jewelry
  • Investment accounts
  • Retirement account
  • Savings account

Liabilities are what you owe:

  • Unsecured debts
  • Car loan
  • Mortgage
  • Student loans
  • Accounts payable
  • Income taxes payable
  • Bills payable
  • Bank account overdrafts
  • Accrued expenses
  • Short-term loans

 

Source: DLC Marketing Team

Tis the Season of Staying Motivated

General Kim Stenberg 9 Dec

The winter holiday season is often said to be the most wonderful time of the year. However, it is also one of the busiest and most stressful times of the year. There are increased demands at work or in your business. The holidays tend to be socially demanding too. With all this going on at work and in your personal life, it can be very emotionally draining. This time of year is often centered on celebration, family, and friends. The fact is some people find themselves mired in family conflict or feeling lonely, heightening their levels of emotional stress.

Unfortunately, the pressure during these months can cause us to get distracted from some of our most important goals. No matter what your goals may be, many people find it difficult to stay motivated.

TIPS TO STAY MOTIVATED

Here are six tips I use help me stay motivated during the holidays:

  1. Write your goals down. Carve out 30 minutes of your time to sit down without any distractions (turn your phone on airplane mode if you have to) and write down each goal you have on one side of a cue card. You should keep it to three goals or else your mind gets overwhelmed.
  2. Know why. Review each goal and write down why you want to achieve it. On the back or your cue card, write down how it will make you feel once you accomplish your goal, and also add any new opportunities that might arise through the process of achieving what you set out to do.
  3. Goal planning. The reason we normally forget about our goals during the holidays is that there is so much going on and there are so many distractions. Make sure to look at your goals and review them each morning when you wake up. Pro tip: keep them on your bedside table and read them when you first wake up (before checking your phone)!
  4. Break them down. Instead of just focusing on the end goal, break the steps toward the goal down into manageable tasks that you can complete within 10 minutes or less. If you are able to break each goal up into that time frame then you will be able to move forward with your goals each and every day with no excuses!
  5. Involve family and friends. It will be much easier to achieve your goals if your family and friends are on board and cheering you on. However, they cannot support you if you don’t tell them. Share your goals along with the reasons behind them so you can have people keep you on track.
  6. Allow yourself to enjoy the holidays. Whether your goals are work-, life- or health-related, focusing and moving forward on your goals doesn’t mean you can’t also enjoy yourself! If you have a health goal, still allow yourself to enjoy that pie (in moderation, of course). If the goal is more career-centred, take time away from your laptop to enjoy social events and holiday parties. You will feel more refreshed and inspired when you take time away.

Above all, give yourself some grace during the holidays, remembering that the reason you want to work hard for this life is to experience more of it! Don’t be too rigid making it all about productivity; celebrate the small steps and reward yourself often! You will see the results which will motivate you to do more and make you feel confident as you enter the New Year.

DLC Marketing Team

BANK OF CANADA RATE ANNOUNCEMENT: Holds Rate Target Steady until April to September 2022

Latest News Kim Stenberg 8 Dec

The Bank of Canada decided to keep its target for the overnight rate at 0.25%, in line with forecasts and to maintain its forward guidance, which sees a rise in the overnight rate sometime in the middle quarters of 2022. Until then, policymakers vowed to provide an adequate degree of monetary stimulus to support Canada’s economy and achieve the inflation target of 2%. On the price front, the ongoing supply disruptions continue to support high inflation rates, but gasoline prices, which have been a significant upside risk factor, have recently declined. Still, the BoC expects inflation to remain elevated in the first half of 2022 and ease towards 2% in the second half of the year. Finally, recent economic indicators suggested the economy had considerable momentum in Q4, namely in the labour and housing markets. Still, the omicron variant of the coronavirus and the devastation left by the floods in British Columbia has added to downside risks.

The Bank’s press release went on to say, “The Governing Council judges that in view of ongoing excess capacity, the economy continues to require considerable monetary policy support. We remain committed to holding the policy interest rate at the effective lower bound until economic slack is absorbed so that the 2% inflation target is sustainably achieved. In the Bank’s October projection, this happens sometime in the middle quarters of 2022. We will provide the appropriate degree of monetary policy stimulus to support the recovery and achieve the inflation target.”

In October, the Bank ended its bond-buying program and is now in its reinvestment stage. It maintains its Government of Canada bonds holdings by replacing securities as they mature.

Bottom Line

Traders continue to bet that the Bank of Canada will hike interest rates by 25 basis points five times next year. This would take the overnight rate from 0.25% to 1.5%. I think this might be overly hawkish, expecting a more cautious stance of three rate hikes next year to a year-end level of 1.0%. This expectation has already had an impact on economic activity. According to local real estate boards reporting in the past week, November home sales were boosted by buyers hoping to lock in mortgage rates before they rise further next year.

 

Dr. Sherry Cooper
Chief Economist, Dominion Lending Centres

Great News on the Labour Front in Canada

Latest News Kim Stenberg 6 Dec

Another Blockbuster Jobs Report in November

Statistics Canada released the November Labour Force Survey this morning, reporting employment gains of 153,700 last month–four times bigger than expectations. The unemployment rate fell to 6% from the 6.7% rate posted in October and is only 0.3 percentage points above the 5.7% rate posted in February 2020 before the pandemic began. This, along with the solid third-quarter GDP report released earlier this week, locks in expectations for a Bank of Canada interest rate hike next year.

Employment is now 186,000 jobs above pre-Covid levels. November’s report marks the sixth straight month of job gains. Markets are already pricing in five Bank of Canada interest rate hikes next year.

Employment increased in both the services-producing and goods-producing sectors in November. Both full-time (+80,000; +0.5%) and part-time (+74,000; +2.1%) work increased, and employment gains were spread across six provinces.

Total hours worked increased 0.7% and returned to the pre-pandemic February 2020 level for the first time. Hours rose across most industries, led by manufacturing, wholesale and retail trade, and construction. Despite increasing in November, hours in the goods-producing sector were still below their pre-pandemic level (-3.6%). All of the growth compared with February 2020 was in the services-producing sector (+1.3%), most notably in professional scientific and technical services (+12.5%).

Record high employment rate among core-aged women

More than 8 in 10 (80.7%) core-aged women aged 25 to 54 were employed in November, the highest employment rate recorded since comparable data became available in 1976 and 1.0 percentage points higher than in February 2020. In November, employment among core-aged women grew 66,000 (+1.1%), primarily in full-time work (+47,000; +0.9%), with growth spread across several industries.

Employment rose by 48,000 (+0.7%) among core-aged men in November, with gains entirely in full-time work. The employment rate for men aged 25 to 54 increased 0.5 percentage points to 87.1%, which is on par with the recent high in September 2019, and 0.5 percentage points higher than in February 2020.

Unemployment rate declined for the sixth consecutive month

The unemployment rate fell 0.7 percentage points to 6.0% in November. This was the sixth straight monthly drop and the most significant decline since March 2021. Before the pandemic, the unemployment rate had hit a record low of 5.4% in May 2019 and was 5.7% in February 2020.

First decline in long-term unemployment since August

The number of Canadians unemployed for 27 weeks or more fell 62,000 (-16.2%) in November, the first monthly decline in long-term unemployment since August 2021. Long-term unemployment fell more for women (-43,000; -24.2%) than for men (-19,000; -9.4%), with the decline spread across the core-aged and 55 and older age groups. The decline was particularly sharp for those who had been unemployed for 52 weeks or more (-56,000; -23.4%).

Long-term unemployment as a proportion of total unemployment fell 2.2 percentage points to 25.6% in November, following four months of little change. The share remained elevated compared with the level of 15.6% observed before the pandemic.

Wage rates rise 5.2% over two years after adjusting for employment composition

Average hourly wages were 5.2% higher (+$1.46 to $29.57) in November 2021 compared with two years earlier, controlling for the unprecedented changes in the composition of employment since February 2020. The October CPI indicated an increase of 5.3% from two years earlier. In comparison, fixed-weighted average wages had increased 5.1% from October 2019 to October 2021, or 7.5%, without controlling for composition changes.

Not surprisingly, wages increased more for recent hires than for established employees. The record-high job vacancies in September have continued to focus attention on the question of whether employers in some industries might raise wages to address recruitment and retention challenges. Average wages increased faster for new employees than for employees who have been in their current job for 18 months or longer.

Bottom Line 

When the Bank announces its policy decision next week, Governor Macklem will undoubtedly confirm that the economy has bounced back from its Q2 weakness. Though the omicron variant has increased uncertainty regarding the pandemic outlook, the economy is rapidly approaching full employment. Moreover, as inflation remains well above target and wage pressures are mounting, the Bank will be mindful of its commitment to normalize interest rates next year. If anything, today’s labour market report may accelerate expectations for a BoC rate hike to the first quarter of next year rather than the second.

Dr. Sherry Cooper
Chief Economist, Dominion Lending Centres

Let’s Get House Hunting

Mortgage Tips Kim Stenberg 2 Dec

Have you ever checked out an open house in the neighborhood, which you had no intention of buying? Or checking out listings online for your dream home? Of course you have! We’ve all looked at houses for fun, even just to examine the possibilities! In reality though, it can actually be quite stressful when you start legitimately house hunting for a place for yourself.

To help minimize the stress, it is important to get past the excitement and narrow down what it is you really need in a home. One way to do this is to consider the long-term; what will you need in a house five or ten years down the road?

Some things to consider when you’re finally ready to pursue a new home, should include:

  • What type of home you are looking for (single-family dwelling, condo, townhouse). This can be determined by your budget, as well as your needs.
  • The size of property. Be honest about how much maintenance you’re willing to do.
  • The location and neighbourhood. Is your commute reasonable? Is the neighbourhood safe? Is it the right level of bustling or peaceful that you’re looking for?
  • Any special features you might need, such as accessibility upgrades.

Another point of consideration if you are looking for a condo or apartment, is the view. It is important to remember that it is not protected; there is nothing to stop another building from going up and obstructing this. It is not a bad idea to ask your realtor if they know about any current or future developments in the area, or even check out future plans at your local city hall. You’ll also want to make sure you examine all the financial and technical minutes for the condominium corporation to avoid and issues or special assessments in the future.

In a hot housing market, there is a temptation to act quickly and make an offer after one visit. But if you can, take a second look a few days later before making any offer. You would be surprised how much detail you miss in the first showing! You may be living in this home for decades, so an extra 30 minutes to take a second look won’t hurt.

If you do find a home that you really love, we have put together a house hunting checklist to help you evaluate the home! This list includes a few of the major items that you should consider when looking for your dream home and is designed to help you determine what areas may require attention, and whether or not it really fits your needs! Want another copy? Ask your Dominion Lending Centres Mortgage Professional to send you a print ready version for your next showing or open house!

 

DLC Marketing Team

Canadian Economy Bounced Back Sharply in Q3

Latest News Kim Stenberg 1 Dec

In line with the Bank of Canada’s forecast, the economy rebounded sharply in the third quarter following the weak performance in Q2. Stats Canada announced this morning that GDP grew by a whopping 5.4% in Q3 following the downwardly revised 3.2% earlier in Q2. As pandemic restrictions phased out and businesses resumed normal operations, consumer spending accelerated, growing at a 17.9% annual rate. Expenditures on clothing (+26.8%) and footwear (+30.3%) surpassed pre-pandemic spending. Expenditures on services rose 27.8%, led by a jump in accommodation and food services sales. Transport services (+40.3%), recreation and culture services (+26.1%), food, beverages and accommodation services (+29.0%), and personal grooming services (+35.8%) all showed significant increases.

Exports rebounded after a sharp decline in Q2. Business investment barely changed, hampered by supply chain disruptions.

Consumers remained flush with cash as incomes grew, boosted by wage gains and government transfer payments. The household saving rate fell from 14.0% in the second quarter to 11.0% in the third quarter, still strong from a historical perspective. Although spending surpassed income this quarter, this was the sixth consecutive quarter with a double-digit savings rate. The rate also remained higher than in the pre-pandemic period. The household savings rate is aggregated across all income brackets. In general, savings rates rise with income.

Housing Investment Declines

After four consecutive quarters of solid growth, new construction and renovations fell in the third quarter. The 5.2% (not annualized) drop in new construction was the most significant drop since the second quarter of 2009. The decrease in investments for the new construction of detached and multiple-unit dwellings was substantial, especially in Newfoundland and Labrador and Prince Edward Island. Nationally, there were $96.3 billion additions to the stock of homes in the third quarter.
Housing investment in new construction and renovations

Ownership transfer costs (-10.0%) fell for the second consecutive quarter as activity in the resale market slowed. The decrease was widespread, and only Newfoundland and Labrador and Yukon posted increased ownership transfer costs.

The remarkable accumulation of residential mortgage liabilities in the previous quarter continued, with households adding $38 billion in the third quarter, more than double that two years earlier.

Bottom Line

Today’s release is, in some respects, ‘ancient history.’ Monthly GDP by industry data released this morning for September showed a modest uptick of 0.1%. And preliminary information indicates that real GDP rebounded in October, up 0.8% with increases in most sectors. Manufacturing led the growth after contracting in September due in part to the effects of the semiconductor shortage. Other notable increases were in the public sector, construction, finance and insurance, and transportation and warehousing.

All in, GDP in Canada is still below its pre-pandemic level. And uncertainty has increased with the announcement of the new Omicron variant. Traders are betting that the Bank of Canada will begin hiking the key overnight rate by April of next year and markets are currently pricing in five rate hikes in the next 12 months. Inflation remains a troubling concern, and Fed Chairman Jay Powell said today in testimony before Congress that he would accelerate his plan to taper all bond purchasing. In addition, according to Bloomberg News, “Powell also told a Senate banking committee that it’s time to stop using the word “transitory” to describe inflation”.

Dr. Sherry Cooper
Chief Economist, Dominion Lending Centres