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Call for Longer Mortgage Terms Raises Questions STEVE HUEBLMAY 8, 2019
Article Link; https://www.canadianmortgagetrends.com/2019/05/bocs-call-for-longer-mortgage-terms-raises-questions/
Earlier this week, Bank of Canada Governor Stephen Poloz called on banks and other lenders to offer more innovative mortgage products, namely longer-term mortgages.
During a speech in Winnipeg, he said longer mortgage terms would mitigate the normal risks in the system both for lenders and for borrowers. He didnt specify just how long those terms could be, but the longest widely available term in Canada is currently 10 years, while terms of 15, 20 or even 30 years are common in the U.S.
For consumers, the reduced mortgage renewal frequency over the life of the mortgage would remove the risk of renewing into higher rates, Poloz said. Of course, a longer-term mortgage will carry a higher interest rate, but some homebuyers may be willing to pay more to lower their risk, he added.
Just how much more? Rate expert Rob McLister of RateSpy.com suggested a 30-year mortgage, for example, could run around 3.75% or more given where bond market spreads are right now.
And thats probably a best-case rate, assuming a liquid funding market. In the U.S., 30-year rates are north of 4%, he wrote on RateSpy.com. On a standard $300,000 30-year mortgage at 3.75% youd pay $10,829 more interest over the first 60 months aloneversus a 3.00% 5-year fixed.
Little Appetite for Longer Terms
The Bank of Canadas own data shows that currently, just 2% of mortgages have terms greater than five years. And thats for good reason. A longer mortgage comes with certain drawbacks. Aside from paying a higher rate, they would also face a higher likelihood of having to break the mortgage early.
Even though mortgage terms longer than five years are protected by the Interest Actwhich means the penalty for breaking that mortgage would be limited to three months interest (vs. an IRD penalty) after the first five yearsa multi-decade term would heighten the likelihood of borrowers breaking their mortgage early.
For that reason, Ron Butler of Butler Mortgage said mortgages of that length would have to be exempt from breakage penalties, similar to the no penalty system in place in the U.S.
Even Canadas most popular mortgage termthe 5-year fixedis longer than most borrowers stick with their current mortgage for. James Laird, President of CanWise Financial and co-founder of Ratehub.ca, says stats show most mortgage terms are kept for just shy of four years.
Some might suggest that perhaps its bad advice to be recommending these longer terms, Laird said. Because even though the borrower might feel settled, we know that life events occur, which can cause people to break their mortgage more quickly than they are expecting.
Additionally, he said borrowers would need a compelling reason to pay more for the security of a longer term, namely the expectation that interest rates are going to rise over that time. Plus, the extra cost to lock in would have to be reasonable.
If those two things are occurring, and you have a household that thinks theyre not moving for 10 years, okay, youve got ingredients for someone to take a longer term, Laird said, adding the last time he saw those ingredients come together was in 2012 when 10-year fixed rates fell below 4.00%, 5-year rates were above 3.00% and many expected interest rates to rise. But the Governor doesnt help his case by telling us rates are not going to move for a sustained period of time. That is not a good reason to go with a longer term. Thats justification for taking a variable rate or short term.
An Answer to the Stress Test?
Polozs call to arms for the industry to introduce longer mortgage terms appears to be a response to criticism over the governments stress test, which has sidelined the buying intentions of an estimated 40,000 homebuyers since it was introduced last year.
The Bank of Canada has a particular view of the stress test as a means to reduce leverage and tamp down soaring prices, Butler said, suggesting theyre floating the idea of longer mortgages as an alternative solution to assisting homebuyers as opposed to adjusting the stress test.
Poloz himself said, The longer the mortgage term, the less relevant a mortgage interest-rate stress test becomes, pointing to the increased amount of equity built up in between renewal periods.
Up to Government to Create the Appropriate Conditions, Not Lenders
But not everyone believes the onus should fall on the industry to develop solutions to make longer-term mortgages more attractive.
I found it interesting that Poloz is calling on others to make this happen when, in my opinion, its the policy-makers in Ottawa who have actually completely taken away any incentive to lock into a longer-term fixed rate, Laird said, pointing to the stress tests added qualification burden on longer-term rates.
For a 10-year rate at 4.00%, the borrower instead needs to qualify at 6.00% vs. a qualification rate of 5.34% for a shorter term fixed or variable rate, Laird noted. In my opinion, the tools are in (Polozs) hands and the other regulatory bodies in Ottawa. If theyre thinking, Lets get more borrowers into longer-term fixed rates, they can make that happen.
McLister added that if the government is serious about this, it would also have to facilitate cost-effective long-term funding to support those mortgages.
Government-sponsored funding vehicles (like the NHA MBS and Canada Mortgage Bond programs) currently only support up to 10-year terms and are dominated by 5-year securities, he noted. Private mortgage-backed securities, in their current incarnation, would not have tight enough spreads to allow for competitive 30-year rates.
Butler agreed, saying, Vast changes would be required in our mortgage financing system.
In other words, dont hold your breath for cost-effective longer-term mortgages anytime soon.
Almost no annual growth for national HPI
The national HPI has grown at a below-inflation rate of 0.5% over the last 12 months, the smallest gain since November 2009. Moreover, the fact that monthly gains are reported for May and June does not mean that the market recently turned the corner. These two months typically register the strongest growth rates in a year. Indeed, the two latest rises were among the weakest in history for months of May and June. If seasonally adjusted, the national HPI would been down in both months this year. However, the weakness is not regionally broad-based. The national HPI was dragged down by 12-month home price declines in Western Canada metropolitan areas (Vancouver, Calgary, Edmonton and Winnipeg) and a tiny increase in Victoria. In Central Canada and in the East, home price growth ranges from decent to strong (left chart). This is consistent with the state of home resale markets. For example, the Vancouver market turned favorable to buyers at the end of last year, while the Toronto market remained balanced and Montreal’s market has never been this tight since 2005. That being said, a rebound in home sales recently occurred in Canada which was also felt in the largest Western metropolitan areas. This should help limit home-price deflation in these areas.
The Teranet–National Bank Composite National House Price Index increased 0.8% in June, a second gain in a row after an eight-month string without a rise.
On a monthly basis, the index rose in 8 of the 11 markets covered: Winnipeg (0.1%), Quebec City (0.3%), Montreal (0.8%), Toronto (1.3%), Halifax (1.5%), Hamilton (+1.6%), Victoria (+2.1%) and Ottawa-Gatineau (+2.2%). The index was down in Calgary (-0.1%) and Vancouver (-0.3%), and flat in Edmonton.
From June 2018 to June 2019, the Composite index rose 0.5%, the smallest 12-month gain in ten years. The HPI declined in Vancouver (-4.9%), Calgary (-3.8%), Edmonton (-2.6%) and Winnipeg (-0.4%). It was up in Victoria (0.3%), Quebec City (1.5%), Halifax (2.7%), Toronto (2.8%), Hamilton (4.8%), Montreal (5.4%) and Ottawa-Gatineau (6.3%).
Source: National Bank Financial Markets; Marc Pinsonneault
NORTHERN STAR (FOR NOW...)
In contrast to the US, Canadian growth is accelerating sharply going into the second quarter, following a solid gain in domestic demand to start the year.
Fast, and accelerating, population growth, and remarkably strong employment growth are providing a solid underpinning to consumer spending and the housing market.
Positive export data suggest that the ongoing strength in domestic demand will be buttressed by net exports in the second quarter, and possibly beyond.
Canadian inflation is at the Bank of Canadas target, in sharp contrast to the US, where it has moved away from the Feds objective. This gives the BoC room to keep rates on hold if inflation remains on target.
Downside risks remain important and are all linked to US-centric developments, with worries about US trade policy ongoing despite the pause with China.
Recent Canadian developments stand in sharp contrast to events in much of the rest of the world. Whereas US growth is clearly decelerating, Canadian growth is on an upswing, with recent indicators pointing to a very sharp rebound from a somewhat sluggish start to the year. Canadians appear to be, for the time being, largely insulated from the broader malaise facing the global economy as consumer and business confidence has improved sharply in recent quarters, owing to strong sales and job creation. While there are a number of factors suggesting that the growth rebound observed will persist through 2020, there is a risk that a divergence between Canadian and US outcomes may not last.
Source: Scotiabank Economics