The Canadian Housing Market Shows Signs of Life

Latest News 17 Nov

Canadian home sales surged to their highest level in more than two years as the Bank of Canada cut interest rates, bringing buyers back into the market. Home sales rose 7.7% month-over-month (m/m) in October, reaching their highest level since April 2022.

Rising home sales were broadly based, with the Greater Toronto Area and British Columbia’s Lower Mainland recording double-digit increases in October. The buoyant housing demand was likely the result of the surge in new listings in recent months and the fall in mortgage rates arising from the BoC’s easing. The jumbo rate cut, however, was in the last week of October, likely having little bearing on the monthly data released by the Canadian Real Estate Association this morning. Actual monthly housing activity came in 30% stronger than year-ago levels.

New ListingsNew listings posted a 3.5% month-over-month decline in October, although that followed a 4.8% jump in September. Thus, new supply remains at some of the highest levels since mid-2022. The national pullback in October was led by a drop in new supply in the GTA.

With sales rising considerably in October and new listings falling, the national sales-to-new listings ratio tightened to 58%, up from 52% in September. The long-term average for the national sales-to-new listings ratio is 55%, with a sales-to-new listings ratio between 45% and 65%, generally consistent with balanced housing market conditions.

At the end of October 2024,174,458 properties were listed for sale on all Canadian MLS® Systems, up 11.4% from a year earlier but still below historical averages for that time of year.

As of the end of October, there were 3.7 months of inventory nationwide, down from 4.1 months at the end of September and the lowest level in more than a year. The long-term average is 5.1 months of inventory, with a seller’s market below about 3.6 months and a buyer’s market above 6.5 months.

Home Prices

The National Composite MLS® Home Price Index (HPI) inched up 0.1% from August to September; however, small ups and downs aside, the bigger picture is that prices at the national level have remained mostly flat since the beginning of the year.

The non-seasonally adjusted National Composite MLS® HPI stood 3.3% below September 2023, a smaller decline than the 3.9% declines recorded in July and August. Given the price weakness seen towards the end of 2023, negative year-over-year comparisons will likely continue to shrink.

Bottom Line

The strength in home sales in October likely contributes to the expectation that the central bank will cut interest rates by only 25 bps when it meets again on December 11. Of course, their decision will be data-dependent; next week, we will see the October inflation data on Tuesday and retail sales on Friday. The November Labour Force Survey will be released on December 6. The unemployment rate has held steady at 6.5%, and wage inflation remains high. It would take a significant disappointment in these data to trigger another 50 bps cut.

In the meantime, bond yields continue to rise, triggered by the strong Trump victory and the fear that tax cuts and spending increases will boost government debt and deficits. While US long-term yields have risen nearly 80 basis points, Canadian 10-year yields are up less than half that amount. There is an unprecedented gap between economic activity in the US and Canada. The US dollar continues to strengthen, putting downward pressure on the loonie.

Pent-up demand for housing continues to be strong, and the combination of lower short-term interest rates and rising inventories of unsold homes will spur activity as we move into the all-important spring season. By then, the overnight rate, currently 3.75%, could be at least a full percentage point lower.

Dr. Sherry Cooper
Chief Economist, Dominion Lending Centres
drsherrycooper@dominionlending.ca

Weaker-Than-Expected October Jobs Report Keeps Jumbo Rate Cut In-Play in December

Employment 10 Nov

Statistics Canada released October employment data today. The data showed a marked slowdown in job growth, underscoring ongoing labour-market softness that triggered a jumbo rate cut last month. Statistics Canada said the country added 14,500 positions in October, which missed the median expectation of a 27,200 rise in a Bloomberg survey of economists. It’s the smallest employment gain this year and far below the average monthly pace of about 40,000 positions. The jobless rate held steady at 6.5%, beating 6.6% forecasts.

Friday’s report showed an economy still creating jobs with room to churn out more. Bank of Canada policymakers cited the weakening in the labour market to ramp up the pace of reducing borrowing costs last month. Some market participants see a possibility of another 50 bps overnight policy rate cut at this year’s final decision on Dec. 11. Swap markets put the odds of a 50-basis point cut next month at about a coin flip.

The labour force participation rate fell a tick—the fourth monthly decline since May—to 64.8%, reaching its lowest level since December 1997 (except for the COVID-19 pandemic period). The decrease in labour force participation over the past year primarily reflects a drop in students looking for work.

The employment rate—the proportion of the population aged 15 and older who are employed—decreased by 0.1 percentage points to 60.6% in October, the sixth consecutive monthly decline. It fell 1.3 percentage points on a year-over-year basis and has been on a downward trend from a recent peak of 62.4% in February 2023. The longer-term trend of rising retirements from an aging workforce has also reduced the employment rate.

The number of employees in the private sector was little changed in October, following two months of growth totalling 99,000 (+0.7%) in August and September. Public sector employment and self-employment were both virtually unchanged in October.

In October, employment in business, building and other support services rose by 29,000 (+4.2%), the first increase since May. On a year-over-year basis, employment in this industry—which includes establishments primarily engaged in activities that support the day-to-day operations of organizations, from waste management to administrative services—was up by 33,000 (+4.8%).

Employment in finance, insurance, real estate, rental and leasing fell by 13,000 (-0.9%) in October. Despite the decline in the month, employment in the industry was up by 50,000 (+3.6%) on a year-over-year basis, outpacing employment growth across all industries (+1.5%).

Public administration employment fell by 8,700 (-0.7%) in October, following two consecutive months of little change in August and September. Employment in public administration had previously followed a strong upward trend from August 2023 to July 2024, rising by 65,000 (+5.5%) over the period.

Employment in Alberta rose by 13,000 (+0.5%) in October, the second increase in three months. At 7.3%, the unemployment rate was little changed in the month, but was up 1.4 percentage points compared with October 2023. Over the same period, the employment rate in Alberta fell 1.6 percentage points to 63.7%, as employment growth (+2.3%; +58,000) was slower than growth in the population aged 15 and older in the Labour Force Survey (LFS) (+4.8%).

Employment also increased in New Brunswick in October (+3,300; +0.8%) and the unemployment rate was little changed at 6.8%. On a year-over-year basis, employment in the province was up 3.1% (+12,000).

There were fewer employed people in Prince Edward Island in October (-1,100; -1.2%). The decline in employment, coupled with an increase in the number of Prince Edward Islanders in search of work, pushed the unemployment rate in the province up 2.9 percentage points to 10.0%.

Both Quebec and Ontario saw little overall employment change in October. The unemployment rate held steady in October in Quebec (at 5.7%) and in Ontario (at 6.8%).

The unemployment rate was unchanged at 6.5% in October, following a decline of 0.1 percentage points in September. On a year-over-year basis, the unemployment rate was up 0.8 percentage points in October, as 193,000 (+15.6%) more people searched for work or were on temporary layoff.
Wage growth for permanent employees accelerated to 4.9% in October, from 4.5% last month and beating the 4.5% rate anticipated by economists.

One more jobs report is scheduled before the Dec. 11 rate decision.  Canada’s October labour survey details aren’t as downbeat as we expected. However, the downside surprise in total hiring will give the BoC cover to continue cutting rates as it rushes to return to a neutral policy stance

Bottom Line
Economists are divided on whether the Bank of Canada will cut by 25 or 50 basis points on December 11. The October inflation data, released on Tuesday, November 19, will become all the more critical. The numbers are expected to be good, meaning low, but not as low as the 1.6% y/y inflation rate posted for September, driven down by the marked fall in gasoline prices. Monetary policy remains overly restrictive as the 3.75% overnight policy rate remains well above the inflation rate. We expect the overnight rate to fall to 2.5% by April or June of next year. This should continue to boost housing activity, which picked up significantly in October. Full data for October housing nationwide will be released next week on Friday, November 15.

All signals bode well for a sharp increase in housing activity by the spring, if not markedly sooner.

Dr. Sherry Cooper
Chief Economist, Dominion Lending Centres
drsherrycooper@dominionlending.ca