Friday, November 23, 2012

Interest Rates to remain low.

BCREA ECONOMICS NOW

Consumer Price Index - November 23, 2012

Canadian consumer price inflation was tame in October, registering just 1.2 per cent year-over-year.  The Bank of Canada's core inflation index, which excludes the eight most volatile components of the CPI like energy and food, rose 1.3 per cent in October, matching the rate from September.  Inflation in BC fell to just 0.5 per cent year-over-year. 

Very low core inflation suggests that the Canadian economy is still operating with a substantial amount of excess supply. So, in spite of a clear tightening bias, inflation running near the bottom of the Bank of Canada's target control range suggests that rising interest rates remain far off on the horizon. 

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Tuesday, October 23, 2012

Interest Rate Update

Bank of Canada Interest Rate Announcement - October 23, 2012

The Bank of Canada once again opted to hold its target for the overnight rate at 1 per cent this morning. Interest rates have been held constant for over two years, the longest such period since the 1950s.  The Bank somewhat tempered its bias for higher future interest rates, including a softer statement regarding the appropriateness of a gradual withdrawal of monetary stimulus as excess supply in the economy is absorbed. In a bit of a surprise, the Bank actually raised its forecast for the growth in the Canadian economy this year to 2.2 per cent, but kept its 2013 forecast at 2.3 per cent growth. The Bank judges that at that pace of growth, the Canadian economy will return to full capacity by the end of 2013. 

It is our view that monetary policy at the Bank of Canada will continue to be constrained by external events in the global economy and household debt growth at home. While the Bank's preference for tighter policy is clear, it is difficult to make a case for higher interest rates when core inflation is below the Bank's 2 per cent target and already slow economic growth is threatened by global uncertainty. Therefore, we are forecasting that the Bank of Canada will hold its target overnight rate at 1 per cent until mid-to-late 2013 when, conditioned on an improved global economic outlook,  it may test the water with a 25 basis point rate increase. 
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Tuesday, October 23, 2012

Inflation Update

BCREA ECONOMICS NOW

 
Canadian Consumer Price Inflation - October 19, 2012

 
Canadian consumer prices rose just 1.2 per cent in the 12 months to September, as higher energy prices were tempered by lower year-over-year prices for motor vehicles and food products.  The Bank of Canada's core inflation index, which excludes the eight most volatile components of the CPI like energy and food, rose 1.3 per cent in September, down from 1.6 per cent in August.  Inflation in BC fell below 1 per cent in September as prices were flat month-over-month and up just 0.7 per cent year-over-year.

The Bank of Canada, which meets Tuesday to decide on interest rates, remains
caught in a fine balance.  The trajectory of the output gap and the outlook for inflation would under normal conditions, and under conventional monetary economics  have already pushed the Bank to tighten interest rates. However, potential interest rate increases have been deferred by a near crisis environment in Europe, a stop-and-go US economy, and perhaps most importantly, the highly indebted position of Canadian households.  These factors will remain far more influential over monetary policy over the next year than monthly inflation reports. However, September's soft inflation numbers will help make the case for holding rates steady at 1 per cent. 
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Thursday, September 13, 2012

US Fed will impact Canadian Rates

US Federal Reserve Announces Third Round of Quantitative Easing - September 13, 2012

 
In a widely anticipated move, the US Federal Reserve announced today that it will conduct a third round of quantitative easing (QE).  The primary difference between QE3 and the Fed’s previous two quantitative easing programs is that QE3 asset purchases (which will amount to $85 billion per month, including $45 billion in mortgage debt) are open-ended and, most importantly, will continue until there is a substantial improvement in US labour market conditions.  That is, the Fed has tied the duration of its latest program of asset purchases to an explicit macroeconomic objective. The Fed also extended its commitment to keep its target Federal Funds rate at near zero levels through at least mid-2015.

The theory underlying quantitative easing is that asset purchases will stimulate the economy by lowering long-term interest rates, including interest rates on mortgage debt, thus encouraging investment while giving a much needed jolt to the US housing market.  While the evidence for the impact on growth and employment from past QE programs is mixed, pairing open-ended asset purchases and a commitment to keep interest rates low for an extended period with a specific objective has much support in academic literature.
 

 

The implications of the Fed’s announcement for Canadian interest rates are two-fold. One, the commitment by the Fed to keep interest rates at near zero levels until mid-2015 further constrains the Bank of Canada’s ability to raise interest rates over the same period. Particularly as Canadian exports have already softened under the weight of an appreciating loonie. Second, already low long-term bond-yields will likely price-in a continuation of very low short-term rates and will therefore likely remain at historically low levels for an extended period which should keep Canadian mortgage rates well-anchored to current historically low levels.

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Wednesday, September 5, 2012

Bank of Canada Interest Rate Update

BCREA ECONOMICS NOW
 
Bank of Canada Interest Rate Decision - September 5, 2012

 

No surprises from the Bank of Canada this morning. The Bank left its overnight rate at 1 per cent, where it has been since September 2010.  The statement released this morning in support of the interest rate decision noted that while global economic headwinds continue to restrain economic activity, the Canadian economy is growing roughly in line with its production potential.  On inflation, the Bank sees core inflation returning to its 2 per cent target over the next 12 months. 

The Bank once again made clear that a gradual withdrawal of monetary stimulus may be become appropriate as excess supply in the Canadian economy is absorbed, but that such withdrawals would need to be weighed against domestic and global economic developments. Given ongoing uncertainty in the Euro-zone and the unresolved "fiscal cliff" in the United States, that caveat means that the Bank will likely hold off on raising rates until early 2013. We expect monetary tightening to proceed very cautiously, with perhaps a 25 to 50 basis points increase over 2013, bringing the Bank’s overnight rate to between 1.25 and 1.5 per cent by the end of next year.

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Thursday, June 7, 2012

Bank of Canada Interest Rate Hold - June 5 / 2012

 
Bank of Canada Interest Rate Decision - June 5, 2012

No surprises from the Bank of Canada’s interest rate decision this morning. The Bank opted to keep its overnight rate at 1 per cent, where it has been for nearly two years.  The statement released in support of the interest rate decision noted that, in the Bank’s judgement, Canadian economic growth and inflation are unfolding largely as anticipated. A wave of risk aversion due to heightened anxiety over the Euro-crisis has sent Canadian bond-yields plummeting and market expectations for Bank of Canada rate increases have sharply reversed course. However, in today’s statement the Bank once again signaled to markets its preference for higher interest rates over the medium term and its intention to modestly withdraw stimulus as slack in the Canadian economy is absorbed.  

The  Bank also stated that any such withdrawal will be weighed against domestic and global economic developments.  In its last interest rates announcement, the Bank suggested that the Euro-crisis had moved from an acute to chronic phase. While this turned out to be a misdiagnosis, it does suggest that the Euro-mess does not have to be completed resolved for the Bank to begin tightening policy, but it does need to be stable.  At this point, with policymakers and politicians in Europe still struggling to put out a number of fires, it is difficult to see a clear path to a stable Europe in the coming months. Therefore, it is increasingly unlikely that the Bank will begin raising interest rates in late 2012, though it has certainly left that door open.

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Friday, May 18, 2012

Potential interest rates rising in Fall

 
BCREA ECONOMICS NOW

Canadian Consumer Price Inflation - May 18, 2012

Canadian CPI inflation registered 2.0 per cent (year-over-year) in April, a 0.1 point increase from March inflation of 1.9 per cent. The rise in consumer prices was led by transportation costs, including a 3.3 per cent rise in gasoline prices. In fact, Statistics Canada's gasoline Index reached a 4 year high in April. The Bank of Canada's core inflation measure, which excludes food and energy prices, rose 2.1 per cent in April, up from 1.9 per cent in March. Consumer prices in BC were 1.6 per cent higher in April (year-over-year), matching the increase in March. 

Today's CPI report, in combination with very strong Canadian employment growth in March and April, lends further support to the Bank of Canada's case for raising interest rates this fall. We anticipate at least one 25 basis point increase in the Bank of Canada's overnight rate between October and December this year. The one factor potentially delaying a rise in rates could be an increasingly likely Greek exit from the European Monetary Union. Such an event may roil financial markets enough to put BoC rate hikes off the table.

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Wednesday, May 2, 2012

April 2012 Update

May 2, 2012

Greater Vancouver housing market maintains a steady spring pace

Home sale and listing activity has maintained a consistent pace on the Multiple Listing Service® (MLS®) in Greater Vancouver in recent months, which has helped create balanced conditions for the region’s housing market.

The Real Estate Board of Greater Vancouver (REBGV) reports that residential property sales in Greater Vancouver reached 2,799 on the Multiple Listing Service® (MLS®) in April 2012. This represents a 13.2 per cent decline compared to the 3,225 sales recorded in April 2011 and a decline of 2.6 per cent compared to the 2,874 sales in March 2012.

April sales were the lowest total for the month in the region since 2001 and 16.9 per cent below the 10-year April sales average of 3,369.

“Although April sales were below what’s typical for the month, we continue to see, with a sales-to-active listing ratio of nearly 17 per cent, a balanced relationship between buyer demand and seller supply in our marketplace,” Eugen Klein, REBGV president said.

New listings for detached, attached and apartment properties in Greater Vancouver totalled 6,056 in April 2012. This represents a 3.6 per cent increase compared to both March 2012 when 5,843 homes were listed and April 2011 when 5,847 homes were listed for sale on the region’s MLS®.

Last month’s new listing total was 6.7 per cent above the 10-year average for listings in Greater Vancouver for April.

At 16,538, the total number of homes listed for sale on the region’s MLS® increased 8.5 per cent in April compared to last month and increased 16 per cent from this time last year.

“Recent activity has had a stabilizing effect on home prices at the regional level, although pricing can vary depending on area and property type,” Klein said “To best understand conditions within your area of interest, it’s important to do your homework and consult a local REALTOR®.”

The MLS® HPI benchmark price for all residential properties in Greater Vancouver currently sits at $683,800, up 3.7 per cent compared to April 2011 and an increase of 2.8 per cent over the last three months. The benchmark price for all residential properties in the Lower Mainland is $612,000, which is a 3.4 per cent increase compared to April 2011 and a 2.6 per cent increase compared to three months ago.

Sales of detached properties on the MLS® in April 2012 reached 1,126, a decline of 19.7 per cent from the 1,402 detached sales recorded in April 2011, and a 17.8 per cent decrease from the 1,370 units sold in April 2010. The benchmark price for detached properties increased 6.3 per cent from April 2011 to $1,064,800.

Sales of apartment properties reached 1,190 in April 2012, a decline of 0.9 per cent compared to the 1,201 sales in April 2011, and a decrease of 22 per cent compared to the 1,526 sales in April 2010.The benchmark price of an apartment property increased 1.1 per cent from April 2011 to $375,900.

Townhome property sales in April 2012 totalled 483, a decline of 22.3 per cent compared to the 622 sales in April 2011, and a 21.6 per cent decrease from the 616 townhome properties sold in April 2010. The benchmark price of a townhome unit increased 1.7 per cent between April 2011 and 2012 to $487,300.

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Friday, April 20, 2012

Economic Update Apr/2012

BCREA ECONOMICS NOW

Canadian Consumer Price Inflation - April 20, 2012

Canadian CPI inflation registered 1.9 per cent (year-over-year) in March, a 0.7 point decline from February inflation of 2.7 per cent. The rise in consumer prices was slowed by more moderate growth in food and energy prices in March. The Bank of Canada's core inflation measure, which excludes food and energy prices, rose 1.9 per cent in March, down from 2.3 per cent in February. Consumer prices in BC were 1.6 per cent higher in March (year-over-year), down slightly from 1.7 per cent in February. 

The Bank of Canada made sure to emphasize the firmness of inflation thus far in 2012 in its interest rate decision early in the week. Today's CPI report confirms that core inflation, though lower this month, is still anchored very close to the Bank's target of 2 per cent. Stronger than expected economic growth in the first half of 2012, and better outcomes in the Canadian labour market, may put upward pressure on core prices which will further buttress the Bank's case for raising interest rates later this year.

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Friday, April 20, 2012

BCREA Mortgage News Update Apr/2012

BCREA

    • Economics

    What a difference a day makes

    Published Apr 19, 2012

    It is always wise, when gauging market expectations, to remember that the market reserves the right to change its mind and sometimes does so very quickly. To illustrate, here is a chart comparing market expectations of the probability of a 25 basis points change in the Bank of Canada overnight rate by the end of 2012 - observed before and after the latest Bank interest rate decision.

    From this chart we can discern that the market believes it is three times more likely that the Bank will raise interest rates before the end of the year, than it did the day before the Banks’ announcement. 

    Of course, in terms of impact on the economy or the housing market, it is trivial whether the Bank of Canada decides to raise rates in December or waits a month or two longer. What is important is that the Bank is signalling that its preference is for higher interest rates relatively soon. That preference in turn should translate to an increase in long-term interest rates including mortgage rates, that is, unless something happens to change the markets mind.

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Tuesday, April 17, 2012

Bank of Canada Interest Rate Update

BCREA ECONOMICS NOW

Bank of Canada Interest Rate Decision - April 17, 2012

The Bank of Canada left its overnight rate unchanged at 1 per cent for the 13th consecutive meeting. In the statement accompanying the decision the Bank noted that economic momentum in Canada is slightly firmer than the Bank had forecast in January and that economic headwinds from the US and Europe have abated somewhat. However, the Bank still judges the continued accumulation of debt by Canadian households to be the biggest domestic risk facing the economy. The Bank further noted that the degree of economic slack has been smaller than anticipated in January and that the economy is now expected to return to full capacity in the first half of 2013. Given a more rapid return to full capacity, we may see rate increases sooner than the mid-2013 date that most economists have penciled in. Indeed, the Bank sounded a more hawkish note in concluding their statement on the interest rate decision, citing that a modest withdrawal of monetary stimulus may become appropriate given firmer underlying inflation. However, the Bank was careful to condition that any withdrawal of stimulus would need to be balanced against domestic and global economic developments. 

Our bias, and our modeling, still point to rates remaining at 1 per cent until the first quarter of 2013. However expectations of an increasingly hawkish Bank of Canada may start to get priced into long-term interest rates which could push mortgage rates higher in coming months.

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Thursday, March 8, 2012

Bank of Canada Interest Rate Decision - March 8, 2012

BCREA ECONOMICS NOW

Bank of Canada Interest Rate Decision - March 8, 2012

The Bank of Canada left its overnight rate unchanged at 1 per cent for the twelfth consecutive meeting. In the statement accompanying the decision the Bank noted that while heightened uncertainty in the global economy has decreased in recent weeks, global economic growth is likely to remain below trend. The Bank also noted that it expects Canadian households to add to their debt burden in 2012, which in the Bank's judgement is the biggest domestic risk to the Canadian economy. Finally, the Bank is forecasting slightly firmer inflation than previously anticipated as a result of reduced economic slack and higher oiler prices. 

The Bank of Canada has lately been stressing the word “flexibility” in reference to its inflation target which can be read to mean that it will tolerate inflation above 2 per cent, at least in the short-run. The situation in Europe along with concerns over rising Canadian household debt is obviously taking precedence over mild inflationary pressures in the minds of monetary policymakers. Given recent weakness in Canadian labour markets and the extent of downside risks to the Canadian economy, it is unlikely that the Bank of Canada will move on interest rates in 2012.

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Tuesday, February 21, 2012

January 2012

Selection broadens and demand eases to kick off 2012 in the
Greater Vancouver housing market

VANCOUVER, B.C. – February 6, 2012 – Greater Vancouver home sellers were more active
than buyers in January and overall home prices, according to the new MLS® Home Price Index
(MLS® HPI), continued to experience more stability and less fluctuation compared to the
beginning of 2011.

The Real Estate Board of Greater Vancouver (REBGV) reports that residential property sales in
Greater Vancouver reached 1,577 on the Multiple Listing Service® (MLS®) in January 2012.
This represents a 4.9 per cent decrease compared to the 1,658 sales recorded in December 2011,
a decrease of 13.3 per cent compared to the 1,819 sales in January 2011 and an 18 per cent
decline from the 1,923 home sales in January 2010.

January sales in Greater Vancouver were the second lowest January total in the region since
2002, though only 146 sales below the 10-year average.
“We’re seeing trends emerge in our market that favour buyers, such as increased selection and
more stability in pricing compared to this time last year,”  Rosario Setticasi, REBGV president
said. “Last month’s activity tells us that competition amongst home buyers was reduced in
January, which means that individuals looking to purchase a home had more time to do their
homework, consult with their REALTOR®, and make a decision.”

New listings for detached, attached and apartment properties in Greater Vancouver totalled 5,756
in January. This represents a 19.9 per cent increase compared to the 4,801 new listings reported
in January 2011, and a 253.3 per cent increase compared to the 1,629 new listings reported in
December 2011.

Last month’s new listing count was the highest January total in Greater Vancouver since 1995.
The total number of properties currently listed for sale on the Greater Vancouver MLS® is
12,544, a 12.5 per cent increase compared to December 2011 and an increase of 20.2 per cent
compared to January 2011.
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Thursday, December 8, 2011

Economic Update Dec 6/11 - Interest Rate Announcement

Bank of Canada Interest Rate Announcement - December 6, 2011
 

As anticipated, the Bank of Canada maintained its target rate at 1 per cent this morning. On inflation, the Bank noted that it " expects the inflation rate to decline as a result of reduced pressures from food and energy prices and ongoing excess supply in the economy." The Bank expects a weaker external outlook and the ongoing sovereign debt crisis in Europe to dampen Canadian economic growth in the near future. 

Although markets have been pricing in a rate cut of late, our baseline view is that the Bank of Canada is unlikely to move on interest rates absent a serious escalation of the Euro-zone crisis.

Even without an escalation of the Euro-crisis, 2012 will be a challenging year in the global economy. The uncertainty and austerity imposed in Europe will almost certainly cause much of the EU to fall into a recession. Moreover the fiscal drag from fading stimulus and further cuts to government spending will subtract from growth in the United States. Given these challenges, our current forecast is for the Bank of Canada to stay on the sidelines for much of 2012 with the possibility of a 25 basis point rate increase coming toward the end of next year.

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Monday, October 24, 2011

Economic Update - Oct 21

BCREA ECONOMICS NOW


Canadian Inflation - October 21, 2011


Canadian CPI inflation increased 3.2 per cent in September due to higher prices for gasoline and food which increased 22.7 per cent and 4.3 per cent on a year over year basis.  The Bank of Canada's core inflation measure, which excludes food and energy prices, rose at a rate of 2.2 per cent, the largest year-over-year gain since December 2008. Consumer prices in BC rose 2.4 per cent in September (year-over-year) following a 2.1 per cent increase in August.
 
Higher than expected core inflation in September is not likely to change the Bank of Canada's stance on monetary policy. Risks in the global economy are still strongly tilted to the downside and should keep the Bank sidelined for an extended period. We will get a better idea of what the Bank is thinking on inflation and the economy after the next interest rate decision on Tuesday, October 25. 

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