Wednesday, July 15, 2015

Bank of Canada Cuts Rates 25 bps...Canadian Dollar Plunges

Dr. Sherry Cooper Chief Economist, Dominion Lending Centres has some insights on the Bank of Canada Rate Cut:

The Bank of Canada cut its overnight rate target by 25 basis points to an historically low 0.5 percent today. The loonie immediately plunged to 77.5 cents U.S., down a full cent. The disparity between monetary policy in Canada and the U.S. is especially evident today as Janet Yellen, Chair of the Fed, is testifying before Congress this morning stating that she expects to raise interest rates in the U.S. this year.

The Bank of Canada judges that the underlying trend in inflation is about 1.5 to 1.7 percent, below its 2 percent target. Moreover, they substantially reduced their estimate of economic activity this year and argue that the lower outlook increases the risk of further declines in inflation. Earlier this year, the Bank argued that economic growth would revive from the Q1 contraction in the second quarter. This clearly did not happen. Following a 0.5 percent decline in real GDP growth in the first quarter, the Bank is now estimating a further 0.6 contraction in Q2, bringing their forecast for 2015 growth to a mere 1.1 percent , down from their earlier forecast of 1.9 percent.

The disappointment has been in the energy sector and weaker-than-expected exports of non-commodity and no-energy products in the second quarter despite the decline in the Canadian dollar. The Bank points to a slowing in the global economy to explain the weak trade numbers. The U.S. economy experienced considerable weakness earlier this year owing to transitory factors.

Moreover, despite today's release of 7 percent growth for China in Q2, the Bank attributes lower commodity prices to the weakness in China. I agree and suggest that the Chinese GDP figures are suspect and are likely closer to 6.8 percent (or lower) as most economists expected. Clearly the economy there has been slowing and recent government intervention in the Chinese stock market shows it will stop at nothing to appear to be in control.

The question in my mind is the effectiveness of a rate cut at this time. The follow-through at the financial institutions will likely be partial, as it was with the last rate cut in January. The prime rate and mortgage rates are likely to fall by no more than 10 to 15 basis points from already very low levels. At the margin, this might boost housing and consumer credit a bit, but these are not the sectors most in need of stimulus. Moreover, the Bank reiterated that household imbalances (debt levels) remain elevated and could edge higher. This is obviously a great time for borrowers to lock-in rates.

It is unfortunate that fiscal stimulus is off the table. Much-needed infrastructure spending should be increased as a proactive counter-cyclical measure that would be far more effective than a rate cut from historically low levels. But, alas, that is not going to happen.

The Bank now forecasts that growth will accelerate to a still modest 1.5 percent in the current quarter and 2.5 percent in Q4. Growth in 2016 is now forecast at 2.3 percent, down from the 2.5 percent forecast in April. Even with this rebound, the economy will not return to full capacity until the second half of 2017.

I think we will be lucky to achieve these moderate growth levels. The biggest risk to the global economy is a continued slowdown in China, the number-one commodity consumer, which would put additional downward pressure on commodity prices. As well, the recent nuclear agreement with Iran will, in time, increase oil supply further depressing energy prices.

The Bank of Canada is running out of room. There are now only 50 basis point between here and the zero interest rate boundary. What's more, the Bank admits that "financial conditions for households and businesses remain very stimulative." After the October election, fiscal stimulus will be essential

Thursday, July 9, 2015

How To Pick The Best Mortgage

Here are some things to consider when picking your mortgage:

 

Amortization period

The size of a mortgage loan payment is calculated based on a length of time you agree to paying off that debt—this is called the amortization period. In Canada, the standard amortization period is 25 years, but home owners can also opt for amortization periods as short as one year and longer than 25 years (although the lender will really scrutinize your application if you go above 25 years, and may tack on an extra fee, or require more than 20% down payment on the property purchased).
Because of recent legislation, all Canadian home buyers must now qualify for a mortgage based on a 25-year amortization and the posted 5-year fixed rate—and this applies even if you opt for a longer or shorter amortization, or select a variable rather than fixed mortgage.
But it’s not just about qualifying for the mortgage. The amortization period is integral in the best mortgage decision because it will decide how much or how little interest you will pay during the life of the mortgage loan. Remember that the longer the amortization period, the more interest you will pay. So, a shorter amortization period will lower your overall cost of borrowing. Also, each payment—whether you make monthly, bi-monthly or weekly mortgage payments—consists of both interest and principal. That means any prepayment you make to your mortgage will help reduce your principal, and this eventually reduces the overall interest you pay on this loan.

Term

Because interest rates can change quite dramatically over time, most lenders don’t want to negotiate a 25-year loan. For that reason, your mortgage amortization is broken up into terms. The term is shorter than the amortization period and locks you into the negotiated rates during that specified period of time. For instance, on a 25-year amortization, you might agree that for the next five years you will pay 3% interest on a fixed mortgage to your lender. The length of term you choose will depend partly on whether or not you think interest rates will rise or fall. Be aware that your current lender is not obligated to renew your mortgage for another term. While most lenders will, you may still want to shop around for a new mortgage term to ensure you’re getting the best deal.

Open mortgage

An open mortgage means you can repay the loan, in part or in full, at any time without penalty. Interest rates are usually higher on this type of loan—for instance a home buyer in Ontario will pay 4.99% for a 1-year open mortgage vs. 1.99% for a one-year closed mortgage, as of July 3, 2015. Still, if you plan to sell your home in the near future or expect a large sum of money, an open mortgage can be a great option—especially since most lenders will allow you to convert from an open to a closed mortgage at anytime (and switch you to lower rates). But always shop around for a mortgage and never settle for the rates your current lender offers.

Closed mortgage

A closed mortgage usually offers the lowest interest rates available and it’s an excellent choice if you want security in knowing exactly how much your housing will cost you at any given time. However closed mortgages are not flexible and there are often penalties and restrictions when it comes to prepayments. Over the last decade many lenders will now allow you to prepay or make lump sum payments on a closed-term mortgage, but if you exceed these allowances there can be big penalties.

Fixed mortgage

Fixed rates are based on movement in the bond market (the benchmark for a 30-year fixed rate mortgage is the yield of a 10-year bond). As bond prices rise, fixed rates will also rise and the spread between the two reflects the risk investors are willing to take when they move their money from a secure product, like bonds, to invest in a less secure investment, such as mortgage securities. There are times when that spread becomes very wide or very thin, such as the subprime mortgage crisis of 2008/2009. When this happens, rates can seem out of wack making it much harder to determine the advantage of disadvantage of fixed vs. variable options.

Variable mortgage

Variable rates are priced according to changes in money market conditions. That means if the prime rate goes up — based on changes made to the Bank of Canada’s overnight rate — then variable rates will go up. (For more on how the BoC interest rate changes impact mortgages see this post.) While these changes are more volatile, they don’t typically occur more than once per month. That means the interest rate on your mortgage could change from month to month, however your monthly payments will stay the same (but the amount applied towards the principal will change as the rate changes).

Are There Pitfalls to the "Early Mortgage Renewal"?

 Lenders have a book of tricks to keep you tied to them for as long as possible. One of their strategies is the “early mortgage renewal.” The Globe & Mail highlights six excellent points to consider when considering an early mortgage renewal.

1. Consider ALL switching costs and savings
2. Consider the risk of rising rates
3. Don't overestimate the risk of rising rates
4. Factor in the hassle element
5. Shop around (or use a mortgage broker!)
6. Don't succumb to pressure tactics

To read the complete article click here