TAXES

Year-end tax tips

The familiar and the not-so-familiar

Last Updated: Friday, December 18, 2009 | 5:03 PM ET Comments0Recommend2

(iStock)(iStock)

With the end of the calendar year drawing near, people's thoughts turn to the festive season — food, gifts, a brief respite from work. Accountants also think of the things that must be done by Dec. 31 to claim extra tax breaks.

While those year-end lists contain the familiar — reminders to make that charitable contribution or perhaps to sell that losing stock — they sometimes contain some unexpected nuggets of advice you might not have considered. We cherry-picked some of the best year-end tips that may just put a few extra dollars in your pocket:

Consider making withdrawals from your Tax-Free Savings Account by Dec. 31.

"If you have set up a TFSA and you're planning a withdrawal, consider doing so before the end of 2009 rather than early 2010," KPMG advises. Why is that? The firm points out that amounts withdrawn aren't added to your TFSA contribution room until the start of the year after the withdrawal. So if you have $5,000 in your TFSA and want to take out $4,000, do it in December. That way, you could re-contribute that $4,000 along with your new 2010 contribution limit of $5,000 as early as January 2010. If, on the other hand, you withdraw that $4,000 in January, you won't be able to re-contribute it until 2011.

Be aware that the Home Renovation Tax Credit is about to expire.

The HRTC is a 15 per cent tax credit that was unveiled in the January 2009 federal budget. It applies to any amount spent over $1,000 up to a maximum of $10,000. Materials must be bought by Jan. 31, 2010, but labour expenses will qualify only if the work is completed by that date.

Jamie Golombek, the manager of tax and estate planning at CIBC Private Wealth Management, points out that "in the nine months or so since the credit was first introduced, the Canada Revenue Agency has released numerous technical interpretations over exactly which types of renovation expenses qualify." He says some of the recent additions to the list include the sanding and refinishing of hardwood floors, permanently wired or installed home security systems (but not the monthly monitoring), the cost of installing a small outdoor sauna building on your qualifying property, driveways, permanent air conditioners and heat pumps, and solar panels (even if you received other government tax credits or grants).

Golombek also advises that if you're thinking of buying your first home in early 2010 with RRSP funds withdrawn through the Home Buyers' Plan, "consider delaying your HPB withdrawal until 2010 to allow you one additional year before repayments must begin."

Taxpayers who collected employment insurance this year should review their tax obligations.

H&R Block says the more than 800,000 Canadians who collected EI this year should gather up their receipts, look at how much tax was withheld, and prepare accordingly so they won't be hit with a nasty surprise in April. "In most cases, EI only withholds 10 per cent back for tax purposes, which is less than the lowest tax bracket," the firm says. "If the taxpayer collecting EI earned any other income in 2009, they could be facing a tax bill when they prepare their return next year."

Delay the purchase of any GICs until January.

Ernst & Young advises that you "push your purchases of long-term fixed investments until January 2010 to defer the related tax by one year."

Time those dividend payments.

KPMG notes that the tax rates on eligible dividends go up Jan. 1 in every province except New Brunswick. "If you can arrange to receive eligible dividends in 2009 rather than 2010, you could save up to three per cent in tax depending on which province you live in," KPMG says.

Consider donating stock to charity.

CIBC's Golombek notes that donating stock to charity can be doubly rewarding. "Gifting publicly traded securities with accrued capital gains … not only entitles you to a tax receipt for the fair market value of the security being donated but eliminates any capital gains tax as well," he says.

Wind up your RRSP by Dec. 31 if you turn 71 this year.

This is the last year to have an RRSP for those whose 71st birthday occurred in 2009. Those people must convert it into either a Registered Retirement Income Fund (RRIF) or registered annuity by year's end. They must also make their last RRSP contribution before they wind it up (not the March 1, 2010, deadline that others face).

However, "you can continue making deductible contributions to a spousal RRSP until the end of the year in which your spouse turns 71, as long as you have earned income in the previous year or unused RRSP contribution room carried forward from prior years," KPMG says.

Contribute to a Registered Education Savings Plan.

Contributions to an RESP aren't tax deductible. But if you make that contribution by Dec. 31, you'll get the Canadian Education Savings Grant (20 per cent of the first $2,500 of RESP contributions — or up to $500) into the RESP in 2010.

For children who turn 15 in 2009 and have never participated as a beneficiary in an RESP, the deadline is doubly important because that contribution will create CESG eligibility for 2010 and 2011. "If you miss the deadline, the child or grandchild will not be eligible for any grants in the future," CIBC's Golombek writes.

Consider selling your loser stocks.

If some of your investments took a dive in the last market crash and aren't likely to recover, you may want to sell them, claim a loss and apply it against taxable capital gains. "The more capital gains tax you paid in the last three years, the more you should consider the tax advantages of tax-loss selling," KPMG advises.

Because trades take three business days to settle, Ernst & Young says trades must take place by Dec. 24 for Canadian exchanges and Dec. 28 for U.S. exchanges to qualify as 2009 trades for tax purposes.

Split income by locking in family loans.

The Canada Revenue Agency's current prescribed interest rate for loans to a spouse is just one per cent. "So if the loan is made before Dec. 31 … any investment returns above the one per cent rate can be taxed in the hands of the lower-income spouse," CIBC's Golombek says. Furthermore, "even though the prescribed rate varies quarterly, you need only use the rate in effect at the time the loan was originally extended," he notes.

Consider delaying or speeding up your out-of-province move.

"Check the provincial tax rates before deciding the moving day," H&R Block advises. The provincial tax rate you pay for all of 2009 depends on where you are living on Dec. 31. "So if there is a substantial difference in the tax rates, you may want to either speed up or defer the move." Alberta's provincial tax rate, for instance, is 10 per cent at all income levels. Quebec's rate starts at 16 per cent and rises to 24 per cent on income above $76,770.

Contribute to Registered Disability Savings Plans.

These relatively new vehicles allow people to put a lifetime limit of up to $200,000 into a tax-sheltered RDSP. Contributions are not tax-deductible. But to qualify for 2009 government matching grants and bonds worth up to $4,500, the contribution must be made by Dec. 31.

If you're thinking of getting married soon, it could be worth it to tie the knot this month.

H&R Block points out that you file your taxes based on your marital status on Dec. 31. "So if you want to claim your new spouse as a dependent on your 2009 return, you can claim them for the full year even if you are married on New Year's Eve," the tax preparation firm says. "Just make sure you say your vows before midnight."


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Breaking News: Court Ruling Good for Mortgage Brokers Supreme Court of Canada rules in favour of tax deductible mortgages! Mortgage Brokers and Financial Advisors that are engaged in restructuring debt for tax efficiency can finally sleep easy. For almost a year, tax efficient mortgage strategies have been under critical review by the Supreme Court of Canada in the much acclaimed court case Lipson et. Al. v. the Queen. On January 8th 2009, the Supreme Court of Canada published their decision on this closely monitored General Anti-Avoidance Rule (“GAAR”) court case that involved taxpayers making their mortgage interest tax deductible among other transactions. “After a nail biting 8 months, we finally have a definitive answer on GAAR and tax efficient mortgages – and it is very good news for homeowners as well as the mortgage brokers that advise them.” said Sandy Aitken, President of TDMP.COM. “We’ve advised thousands of homeowners mortgage brokers in how to structure these deals properly under the tax rules. We are delighted to see that the TDMP tax strategy was unanimously supported by these seven judges in the highest court of the land.” While the Supreme Court Justices were split (4-3) on their decision regarding the Lipson’s Appeal, the most interesting revelation in the written decision is that the judges unanimously agreed that the Lipsons were very well within their rights to restructure their mortgage for tax benefits under paragraph 20(1)(c) and subsection 20(3) of the Income Tax Act (“ITA”)i.

In fact, the dissenting views among the judges were restricted to the application of GAAR with respect to the income attribution rules related to subsections 73 and 74.1 of the ITA (also known as the “spousal twist”) as well as the government’s failure to assess the taxpayer under 74.5(11) instead of GAAR with respect to these same income attribution rules. Differing opinions among Supreme Court Justices on these specific “spousal twist” issues were no doubt responsible for the court taking so long to render a judgement in the case. However, for ordinary homeowners with conventional mortgages structured for maximum tax benefits, it was worth the wait. It is now clear that there is nothing to prevent taxpayers taking full advantage of their entitlement to tax benefits that can result from restructuring their mortgage to more tax efficiently match up with their assets. “This is a landmark decision and a huge win for Canadian homeowners with tax efficient mortgages” said Aitken. “Not only did the judges specifically reaffirm the precedents set in prior court decisions- upon which we all rely: Duke of Westminsterii [1936] and Singletoniii [2001], they went one step further to rule that taxpayers have the right to restructure their debt without any threat of such transactions being caught under GAAR. More specifically, the Justices agree that taxpayers are allowed to make their mortgage interest tax deductible by restructuring their mortgage debt to align with eligible purposes.” TDMP.COM is Canada’s largest provider of tax efficient mortgage solutions and provides Public Seminars and TDMP Mortgage Broker Certification Training in all major urban centres across Canada.

i Supreme Court of Canada Citation: Lipson v. Canada 2009: Per LeBel, Fish, Abella and Charron JJ.: The Minister has failed to establish that the purpose of ss. 20(1)(c) and 20(3) have been misused and abused. The series of transactions did not become problematic until the taxpayer and his wife turned to ss. 73(1) and 74.1(1), in order to obtain the result contemplated in the design of the series of transactions which resulted in the taxpayer applying his wife’s interest deduction to his own income. ii Supreme Court of Canada Citation: Lipson v. Canada 2009: Paragraph 19: It has long been a principle of tax law that taxpayers may order their affairs so as to minimize the amount of tax payable (Commissioners of Inland Revenue v. Duke of Westminster, [1936] A.C. 1 (H.L.)). This remains the case. However, the Duke of Westminster principle has never been absolute, and Parliament enacted s. 245 of the ITA, known as the GAAR, to limit the scope of allowable avoidance transactions while maintaining certainty for taxpayers (Canada Trustco, at para. 15). iii Supreme Court of Canada Citation: Lipson v. Canada 2009: Per Binnie and Deschamps JJ. (dissenting): Singleton” illustrates the proposition that there is nothing abusive in principle for a taxpayer to rearrange his or her capital (borrowed or non-borrowed) in a tax efficient manner. The Minister is not asking the Court to revisit Singleton. He does not claim that GAAR would have applied in that case. The Minister acknowledges here that “it is common ground that the interest was deductible”.


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How and why you should check it out


(iStock photo)It's been a bad year for bankruptcies. In August 2009, 9,593 Canadian consumers declared bankruptcy. That's 36 per cent higher than for the same month last year — just before the economy imploded.

Business have fared significantly better. August 2009 saw the fewest number of business insolvencies — 466 — since January 1987.

There's a bit of a silver lining to the dark bankruptcy cloud for consumers. Fewer Canadians threw in the financial towel in August than in the month before — 7.3 per cent fewer. It's a trend that's been developing since early last summer.

If you're emerging from the bankruptcy process, rebuilding your credit rating can take significant time. But keeping on top of your rating is pretty straightforward.

There are plenty of people and companies who suggest they can do the legwork, and then some, for you — for a price. Mostly, the things they say they can do, you can do — for free.

How to check your credit rating — and why everyone should

Everyone who's ever borrowed money to buy a car or a house, or applied for a credit card or any other personal loan has a credit file. Because we love to borrow money, that means almost every adult Canadian has a credit file. More than 21 million of us have credit reports. And most of us have no idea what's in them.

Are there mistakes? Have you been denied credit and don't know why? Is someone trying to steal your identity? A simple check of your credit report will probably answer all those questions. And it's free for the asking.

So what's in a credit report?

A surprising amount of detail, actually. It contains information about every loan you've taken out in the last six years — whether you regularly pay on time, how much you owe, what your credit limit is on each account and a list of authorized credit grantors who have accessed your file.

Each of the accounts includes a notation that includes a letter and a number. The letter "R" refers to a revolving debt while the letter "I" stands for an instalment account. The numbers go from 0 (too new to rate) to 9 (bad debt or placed for collection or bankruptcy). For a revolving account, an R1 rating is the notation to have. That signifies that you pay your bills within 30 days, or "as agreed."

Any company that's thinking of granting you credit or providing you with a service that involves you receiving something before you pay for it (like phone service or a rental apartment) can get a copy of your credit report. Needless to say, they want to see lots of "paid as agreed" notations in your file. And your credit report has a long history. Information remains on file for six years.

What's a credit score? And why is it so important?

Making financial mistakes can lead to black marks your credit rating. Making financial mistakes can lead to black marks your credit rating. (iStock photo)Basically, it's a mathematical formula that translates the data in a credit report into a three-digit number — between 300 and 900 — that lenders use to make credit decisions. It's a snapshot of your credit risk at a particular point in time. The higher your credit score the more likely you are to be approved for loans and receive favorable rates.

A credit score (also called a FICO score) is not part of a regular credit report. You'll have to pay to get that number.

The FICO scoring system was developed by Fair, Isaac and Company, Inc. — the pioneer in credit scoring.

Credit scores between 750 and 799 is shared by 27 per cent of the population. Statistics show that only two per cent of the borrowers in this category will default on a loan or go bankrupt in the next two years. So that means that anyone with this score is very likely to get the loan or mortgage they've applied for.

How can I get a copy of my credit report and credit score?

You can ask for a free copy of your credit report by mail. There are two main credit bureaus in Canada: Equifax Canada and TransUnion Canada.

To order your credit report, you'll need to send in photocopies of two pieces of identification, along with some basic background information. The reports will come back in two to three weeks.

If you can't wait for a free report by mail, you can always get an instant credit report online. TransUnion charges $14.95. Equifax's rate is $15.50.

To get your all-important credit score, you'll have to spend a bit more. Both Equifax and Trans Union offer consumers real-time online access to their credit score (your credit report is also included). Equifax charges $23.95, while TransUnion's fee is $22.90.

What if I find an error in my credit report?

Well, you won't be the first. In millions of files and hundreds of millions of reported entries, there are bound to be mistakes. Some are minor data-entry errors. Others are damaging whoppers. For example, there have been instances where negative credit files from one person got posted to the file of someone who had a similar name (the "close enough" school of credit reporting).

Several years ago, CBC's Marketplace program asked 100 people to look over their credit reports to see if there were any mistakes. More than 40 people spotted errors. And in 13 of the cases, they were serious enough to affect their credit status.

And if you spot entries that don't seem to relate to you (such as charge accounts you never opened or bad debt notations you never got), you may be a victim of identity theft. You should notify the credit reporting company immediately.

What are credit-monitoring services?

There are companies that will take the effort of checking your credit report off your hands - for a price. Usually, a pretty steep price. If you go to TransUnion's website, for instance, the first thing you see is their effort to sell you on their credit monitoring service. It costs $14.95 a month and includes unlimited access to your credit report and credit score.

There are several other companies offering the same service for similar prices. They usually include features like e-mail alerts when there's a change to your credit report.

It's a personal decision whether the service is worth the money. The bottom line is you can always check your credit report for free by mail. Or, you could pay to get it online whenever you want. But for people who have been the victims of identity theft or people worried that they may be susceptible to ID theft, the expense may be worth it to ease the anxiety.

Should I pay to use a credit repair service?

Industry Canada recommends you save your money and do the legwork yourself. It notes that there's nothing a credit-repair company can do that you can't do yourself. Anything you do won't cost you a cent.

There are many companies that sell "credit repair" services. If you decide to hire one, you should stay away from those that:

  • Claim to have an "in" with credit reporting agencies. They have as much of an "in" as you do.
  • Claim they can clean your credit quickly or get you a new, clean credit file. Building credit takes time. So does restoring a good credit rating.
  • Suggest you call their 900-number for details on how to fix your credit report. You'll be paying by the minute for information that you can get for yourself and that likely won't help you at all.

Some of these companies will offer credit-monitoring services that alert you if something suspicious appears on your credit report. That will cost you hundreds of dollars a year. Other services for sale include registering all your credit, debit and ATM cards. You call the service if your card is lost or stolen and the company notifies your financial institution. Again, this is something you can do at no expense to you.

If you notice an error in your credit report, contact the credit-reporting agency and tell them. You'll have to fill out a form and any documents that support your claim.

If the file is changed, you will be sent a copy of your new report and any company that's requested your credit file in the previous two months will also be sent the corrected file.

If the item is not changed to your satisfaction, you have the right to add a brief statement to your credit file with your side of the story. You can also ask to have your credit file, along with your comment on the disputed entry, sent to any company that has requested your credit report in the previous two months.

There's no way a credit repair clinic can change accurate information that doesn't reflect well on you. A statement from Equifax puts it bluntly: "Only responsible credit practices over time can improve a poor credit history."


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RRSP, RESP or Tax Free Savings Account?

http://www.theglobeandmail.com/globe-investor/investment-ideas/features/lets-talk-investing/balancing-resps-rrsps-and-tfsas/article1391203/
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Average Price Rises 19 Per Cent in November, Compared with a Year Ago

Home sales surge 73 per cent

Average price rises 19 per cent in November, compared with a year ago



Steve Ladurantaye

National home sales increased by 73 per cent in November from the trough seen a year ago, with Ontario and Quebec hitting new monthly records as buyers took advantage of record low interest rates to secure mortgages.

The national average price gained 19 per cent compared to November 2008, at $337,231, the Canadian Real Estate Association said. Since the beginning of the year, prices have gained 4.4 per cent compared to the same time last year.

“The year-over-year increase in November continues to reflect the high degree to which the average was skewed downward last year by plummeting activity in Canada's priciest markets, and then upward by rebounding activity,” the association said in a statement.

CREA tracked 36,383 deals on its Multiple Listing Service in November. Crediting the housing market for leading “the overall Canadian economy out of the recession,” association president Dale Ripplinger said the numbers were a sign of an entrenched recovery.

“National home sales activity last month shows how strongly the housing market has rebounded since the beginning of the year,” he said.

Investor Education:

About 437,507 homes have been sold through the CREA-owned MLS system so far this year, up 5 per cent from last year at the same time, but lower than the previous three years.

One of the main drivers of price increases has been a lack of supply, but higher prices are beginning to draw more sellers into the market. Seasonally adjusted new listings rose 5 per cent from October, to 69,110, in the largest gain since January 2008. There is still a dearth of supply however, with the number of homes for sale 23 per cent lower than they were a year ago.

The association's economist, Gregory Klump, said as prices climb higher, would-be buyers may put off purchases, cooling off a hot market. Higher interest rates, expected in 2010, will also dampen their enthusiasm.

“Deteriorating housing affordability will rein in sales activity as the overall economy further improves and the pool of buyers who qualify for financing shrinks,” he said.


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Friday, December 11, 2009 4:21 PM

Prepare your family budget for higher interest rates

Chaya Cooperberg

The Bank of Canada delivered a sobering warning on Thursday, reminding us that low interest rates won’t last forever. Household debt that is easy to service now could become a much heavier burden for families in the future.

“Households need to assess their ability to service these debt obligations over their entire maturity, taking into account likely changes in both income and interest rates,”' the bank told us.

In the corporate world, there has been a high level of refinancing activity over the past year as companies position their balance sheets more securely for an uncertain future.

Although the central bank has not yet moved away from its stance on keeping interest rates low, it makes sense for families to consider and prepare for a higher interest rate environment as well. In order words, think about how higher interest rates could affect your ability to manage your debt and try to reduce any potential risk of a default now.

Globeinvestor Personal Finance forum

Weigh in on whether you would stash some extra money into an RRSP, RESP or a TFSA.

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In my own home, we recently refinanced our largest debt obligation – our mortgage. With nearly three years to go on our five-year fixed rate mortgage, the penalty was too high to break the agreement and move to a lower interest variable rate. However, my husband and I were concerned about having to refinance our mortgage in 2012, when interest rates may be significantly higher than they are now.

Future interest rates are impossible to predict, driven as they are by a multitude of variables. But we could at least manage our risk exposure. We decided to blend and extend our existing mortgage. This means we blended the interest rate we were paying on our mortgage with the current rate, shaving off 50 basis points, and committed to another five years at the new fixed rate.

Only time will tell whether this was the right move or not. We may well be sorry to have locked into another fixed rate mortgage if rates are still low three years hence. But we have bought peace of mind, knowing that we can comfortably afford our mortgage payments at these levels.

The interest rates on lines of credit and personal loans from bank will also be affected if the central bank moves to raise the prime lending rate.

Personal lines of credit are enormously popular with Canadians. At the end of 2008 personal lines of credit represented 57 per cent of consumer credit issued by chartered banks, according to a report from the Certified General Accountants Association of Canada.

While many of us use our lines of credit as revolving facilities, personal finance experts recommend keeping the balance as low as possible.

“With interest rates low today, now is the time to get rid of the line of credit and pay down chunks of it,” says Laurie Campbell, executive director of Credit Canada, a non-profit credit counseling agency.

If you are carrying a credit card debt, with interest rates that can range anywhere from 18 to 28 per cent, consolidating that debt on a line of credit with a lower interest rate does make sense. Still, says Ms. Campbell, “Always have a plan of attack as to how to get rid of it.”

Many of use are also using home equity lines of credit (HELOCs) as a mortgage alternative. These lines of credit are typically secured against your residence and carry a lower rate of interest than a non-secured line of credit. These too, however, will fluctuate with the prime rate.

The best way to manage your debt for a world with higher interest rates is simply to have less of it. It’s not rocket science, but it takes focus and preparation to get your family’s balance sheet in shape. The time to start is now.


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Real Estate

‘Orphaned' homeowners face foreclosure

Lisa Matthews in front of her home with her two daughters, Candace, 16 and Hailey, 8

Lenders ask federal government to back special billion-dollar fund

Greg McArthur and Jacquie McNish

Globe and Mail Update

For the past three years, Lisa Matthews has never missed a mortgage payment – handing over $292, like clockwork, every week.

But if nothing changes, a bailiff, acting at the request of her mortgage lender, will ring her doorbell and tell Ms. Matthews, her two daughters and her boyfriend to vacate the two-storey house for good.

“This was a pure slap in the face,” said Ms. Matthews, a 36-year-old clerk with the City of Hamilton, who was recently told that, despite her perfect payment record, her mortgage will not be renewed at the end of its three-year term.

Ms. Matthews is one of many Canadians being abandoned by a breed of alternative lenders that have stopped lending to customers, who, because of poor credit scores, lower-paying jobs, or minimal home equity, couldn't obtain financing from a raditional lender, such as a bank.

Everyone from the chief executive officer of Ms. Matthews' lender, Xceed Mortgage Corp., (XMC-T1.77----%) to senior officials in Ottawa, agree that borrowers such as Ms. Matthews, who have dutifully paid their mortgage bills, are being unfairly stranded. What they can't agree on is how many Lisa Matthews are out there.

Records obtained under the Access to Information Act show that a lobby group representing these lenders has warned the federal government that, unless taxpayers offer help, they will be forced to foreclose on as many as 30,000 homeowners over the next three years.

These “orphaned mortgages,” as the industry is calling them, are held by customers who have impeccable payment histories.

But they can't be renewed because the credit crunch has shut off the funding pipeline of non-bank lenders, the lobby says.

This wave of forced sales and evictions will hit its crest this coming year when nearly half of these mortgages – most of which were issued during the real estate boom of 2007 – will not be renewed, the mortgage companies say.

Executives with alternative mortgage companies say they cannot renew the stranded mortgages because the once-thriving securitization market that attracted investors to these risky – and lucrative – mortgages collapsed in the wake of the U.S. subprime mortgage crisis. To replace the lost pool of capital, lenders are asking the federal government to back a special billion-dollar fund that would renew the healthy mortgages of borrowers who do not qualify for loans from traditional lenders.

Finance Department officials, however, have responded to the lobby group's alarm bells with caution and questioned their estimates, according to sources close to the negotiations. These sources say Ottawa is frustrated that some of the companies in this small segment of the Canadian mortgage market have been unwilling to hand over data so the problem can be fully assessed, one source said.

“The government thinks this group is asking for help for itself,” said the official close to the talks, which bogged down this summer. “Had they been willing to co-operate with the government and provide that information, some sort of program could have been designed. But you can't design a program on anecdotes.”

The roots of the problem can be traced back to the housing and lending heyday of half a decade ago, when an assortment of “non-conforming,” or subprime mortgage lenders launched operations. Some, such as Xceed and Mississauga-based N-Brook Mortgage Group Inc. had roots in Canada, and others, such as San Diego-based Accredited Home Lenders, migrated from the saturated subprime market in the United States.

Many of these mortgage companies aren't federally regulated so, unlike a bank, they aren't required to insure mortgages when the down payment is equal to less than 20 per cent of the value of the home. And unlike banks, they could – and often did – give loans to people who couldn't afford a down payment. After extra fees were piled on, some of these mortgages added up to as much as 104 per cent of the value of the house being purchased. Interest rates hovered as high as 11 per cent.

Within a few years, this sort of lending started to explode and the new players quickly took hold of 5 per cent of the Canadian market.

But when the financial crisis struck last year, and “subprime” became a dirty word, the pension funds and investment banks that these companies relied upon to fund their mortgages, spurned them. Investors that previously had a ravenous appetite for securities backed by high-risk mortgages were now demanding their money back from companies like Xceed. These investment windows are closing at a time when thousands of mortgages, like Ms. Matthews' loan, are coming due.

Few of the low-income borrowers who were targeted by alternative lenders gave much thought to where their mortgage money was coming from.

“The way we understood it, as long as our mortgage was paid, they would just renew it. The joke was on me,” said Joyce Marentette, a cook in Chatham, Ont., who was also told last year by Xceed that she would have to find other financing, when her three-year term came up.

The problem is more acute in depressed areas such as Southwestern Ontario and parts of Alberta, where there are fewer private financiers and property values have sagged, industry insiders say.

Mortgage brokers in Ontario cities such as Windsor, Chatham and St. Thomas say they regularly receive frantic phone calls from homeowners who are shocked to receive a letter explaining that their mortgage won't be renewed.

“We're not talking about a scoundrel that brought it upon himself. … These are people that didn't do anything wrong,” said Joel Katz, a Windsor mortgage broker. Mr. Katz said he believes the issue isn't on the government's radar because this type of lending accounted for such a small segment of the market compared with the United States. “The problem wasn't as big here, and there are people who are getting stepped on and overlooked.”

But exactly how many people are being “stepped on?” Public records in Canada are so scarce, it's impossible – even for lawmakers – to know for sure. Ottawa relies on Canada Mortgage and Housing Corp. for data, but because none of these subprime players insured their mortgages through CMHC, the public agency knows very little about their state of their books. One source close to the Finance Department said officials at the Crown corporation figure that stranded borrowers account for only “a tiny sliver” of the country's homeowners.

Paul McGill, president of mortgage provider N-Brook and spokesman for the mortgage lenders lobby, argues Ottawa is understating the problem. He said he has supplied federal officials with data showing that $1.7-billion of healthy mortgages could be stranded and that these borrowers lack high enough credit scores to qualify for loans from more conservative lenders.

Mr. McGill said federal officials responded by asking mortgage lenders to supply extensive borrower details such as marital status and garage dimensions. Mr. McGill said the requests would have cost too much time and money to fulfill. Lenders have scaled back their proposal to call for a $1-billion Ottawa-backed fund that could renew stranded mortgages. He said Ottawa has not been supportive.

In response to questions, the Finance Department issued a statement saying: “The government is monitoring housing and mortgage markets in order to ensure they remain stable, strong and competitive.”

Far away from the push and pull in Ottawa, Ms. Matthews has put her house up for sale. A handful of prospective buyers has wandered through, but she has received no offers. A few weeks ago, she received a letter from Xceed's lawyers, explaining that she owes the company nearly $128,000. This means that, despite paying Xceed about $40,000 over the past three years, she now owes $1,000 more than she originally borrowed.

When she opted to buy her first home, she had to get over the hurdle of her low credit score. An unpaid student loan had caught up with her. She had no down payment, and paid a 9.15-per-cent interest rate with Xceed.

“I just thought they were my foot in the door,” she said.

Ivan Wahl, Xceed's CEO, said his company has identified 1,100 borrowers that his company will maroon over the next three years. For those people “it is an absolute disaster,” he said. Despite his sympathy, he says he is contractually obligated to pay Xceed's investors, which means demanding full payment at renewal time. “The government certainly should step up to the plate to provide some facilities for people who got caught in the crunch.”

Ms. Matthews said she doesn't expect the government to do anything for her, and is reserving her frustration for Xceed. She said the companies involved should be giving their customers more warning about their inability to renew. She received a warning letter 31/2 months before her mortgage matured.

“If I knew it was going to end like this, I never would have done it.”


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Full Percentage Point Rate Hikes Expected by Economists

TORONTO — The Bank of Canada repeated its pledge Tuesday to keep interests rates at historic lows until the middle of next year to stimulate growth and a sense of stability in the midst of a slow economic recovery.

But, economists are calling for rate hikes as much as a full percentage point or more later next year, and say the bank’s commitment to keep its key rates at 0.25 per cent creates a false sense of security in borrowers who have taken on debts larger than they could normally afford.

The C.D. Howe Institute’s 12-member monetary policy council’s median target for the overnight rate was for one per cent in the second half of 2010.

The council said the central bank should give a strong signal that when the overnight rate moves up, it may be quick and large. They also suggested the bank rein in the housing market by raising the required down payment on government-insured mortgages.

C.D. Howe president and CEO William Robson says a rapid rise in interest rates expected late next year could prove devastating for homeowners who have not evaluated their ability to carry their mortgage at a higher interest rate.

The central bank announced Tuesday the global economy has been slightly more positive than it was at the time of the bank’s October pronouncement, but added “significant fragilities remain.”

The economy grew less than analysts expected in the third quarter and inflation has been slightly higher than the central bank expected.

Diana Petramala, an economist at TD Bank, said as long as those fragilities remain, the Bank of Canada will not be swayed to move quickly with interest rate hikes.

She said TD believes there is more risk associated with the combination of a mild U.S. recovery and strengthening Canadian dollar than the central bank has outlined.

Petramala said the bank’s projection for three per cent growth in 2010 is slightly more optimistic than TD’s forecast of 2.7 per cent growth, adding that she believes the Bank of Canada’s first rate hike will not come until the fourth quarter of next year.

Dawn Desjardins, assistant chief economist at RBC Economics, said still volatile markets and global market uncertainties suggest a significant change to the central bank’s policy is premature.

Given the still-fragile global economy, she said, Canada’s growth rate in 2010 will likely fall short of those recorded during the early stages of past recoveries.

Desjardins added that if the economy continues to build momentum by next summer, the bank will likely hike the rate by one percentage point for the second half of next year.

Michael Gregory, a senior economist at BMO Capital Markets, said there was a faintly more hawkish tone in the bank’s announcement.

“The combination of higher-than-projected global growth and domestic core inflation is a shade more hawkish no matter what prism you’re looking through,” he said.

“The bank is on hold until the end of June, but come next Canada Day the bank will be hoisting its hawkish colours amid all the Canadian flags.”

The Canadian Press


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Bank of Canada maintains rate at .50%

FOR IMMEDIATE RELEASE
8 December 2009
CONTACT: Jeremy Harrison
613 782-8782

Bank of Canada maintains overnight rate target at 1/4 per cent and reiterates conditional commitment to hold current policy rate until the end of the second quarter of 2010

OTTAWA – The Bank of Canada today announced that it is maintaining its target for the overnight rate at 1/4 per cent. The Bank Rate is unchanged at 1/2 per cent and the deposit rate is 1/4 per cent.

While significant fragilities remain, global economic developments have been slightly more positive and the global outlook has improved modestly relative to the Bank's projection in its October Monetary Policy Report (MPR).

In Canada, as expected, the composition of aggregate demand is shifting towards final domestic demand and away from net exports. In the third quarter, the balance of these shifts resulted in weaker-than-projected GDP growth. Core inflation in recent months has been slightly higher than the Bank had projected, although total CPI inflation remains close to projections.

The main drivers and the profile of the projected recovery in Canada remain consistent with the Bank's views in the October MPR. The Bank continues to expect economic growth to become more solidly entrenched over the projection period and inflation to return to the 2 per cent target in the second half of 2011.

Conditional on the outlook for inflation, the target overnight rate can be expected to remain at its current level until the end of the second quarter of 2010 in order to achieve the inflation target. In its conduct of monetary policy at low interest rates, the Bank retains considerable flexibility, consistent with the framework outlined in the April MPR.

The risks to the outlook for inflation continue to be those outlined in the October MPR. On the upside, the main risks are stronger-than-projected global and domestic demand. On the downside, the main risks are a more protracted global recovery and persistent strength in the Canadian dollar that could act as a significant further drag on growth and put additional downward pressure on inflation. The Bank views all of these risks through the prism of achieving the 2 per cent inflation target.

While the underlying macroeconomic risks to the projection are roughly balanced, the Bank judges that, as a consequence of operating at the effective lower bound, the overall risks to its inflation projection are tilted slightly to the downside.

Information note:

The next scheduled date for announcing the overnight rate target is 19 January 2010. A full update of the Bank's outlook for the economy and inflation, including risks to the projection, will be published in the Monetary Policy Report on 21 January 2010.


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In Vancouver, camping out for condos is the norm once more

In the Southeast False Creek area of Vancouver, construction workers are busy building the Olympic Village, on June 25 2008. The low- and mid-rise accommodations are intended to house approximately 2,100 athletes and officials during the Olympic Games. After the games the complexes will be converted and used as residential, office and shopping units.

Real estate market is back to its regular insanity, and the promised market correction is nowhere to be seen

Gary Mason

From Tuesday's Globe and Mail

People were sleeping on the streets of Vancouver the other night.

This is nothing new, of course. Except these people weren't homeless, they were home-hunters, camping overnight on a downtown sidewalk to be among the first to buy into a new condo tower opening in the city's trendy Yaletown district.

About 20 people spent a frigid Friday night a week ago outside the sales office for a new building called The Mark. By the end of business the next day, 163 of the 214 available condos had been sold.

Phew, what a relief. Insanity is back in the real estate market.

Not that long ago, these condo campouts were all the rage. And new towers were going up as fast as man could build them. Many of the purchasers were young couples who weren't prepared to part with their first born – and a million bucks of the bank's money – to own some shack on the city's east side.

Open houses, meantime, were events. Cars of would-be buyers would line neighbourhood streets waiting for a real estate agent to fling open the front doors of some red-hot property that the owner had bought for a song 10 years earlier. A stampede would ensue. Bidding wars would erupt on the spot. Sellers would routinely get tens of thousands over their asking price.

When financial calamity arrived in the form of the economic meltdown of 2008, it was almost a blessing. Home prices had become way out of whack. Now there would be a massive market correction. Economic forecasters were predicting it might be two or three years before we again saw house sales and prices begin to grow at the rates we had witnessed for much of the decade.

Some correction.

A recent report by the TD Bank indicates Canadians have gone house mad once again. As of October, sales were up 74 per cent and prices were 20 per cent ahead of what they were at their low point in 2008. In some markets, sales and prices have recovered to the crazy 2007 levels and beyond. The report says the average home right now is about 12 per cent overpriced.

And climbing.

Vancouver certainly isn't your typical real estate market. Still, it's all relative. And lately there doesn't seem to be a home that isn't selling for more than the listed price. One home on the east side of the city went for more than $300,000 above asking. Many have been going for a couple of hundred grand more.

What's fuelling this madness? Pent-up demand certainly. But more importantly, mortgage rates that are almost too good to be true. And definitely too good to be passed up.

If you believe the economy is coming back, that your job is safe and that real estate remains the most solid investment a person can make, why wouldn't you jump in? Prices are only going to keep going up, right? The longer you wait the more it will cost you. Isn't that the law of the jungle? It is, except no one expects this latest price surge to continue. The bidding will become unsustainable. Home affordability will deteriorate to a point where the average person can't get in. Some think we're almost there.

The greater worry, however, is with some of those who are taking huge gambles. Many have assumed a massive mortgage load to finance their little piece of heaven. It all seems manageable now with mortgage rates so low. Here's the problem: those rates will soon begin going up as sure as a blonde cocktail waitress from Las Vegas will claim later this week that she slept with Tiger Woods.

And in three or four years time, the mortgage math on which some people predicated the purchase of their home will no longer make sense. Suddenly, their payments are hundreds of dollars more a month.

Then what? “Some of these folks undoubtedly will end up in financial distress in a few years' time,” says economist Jock Finlayson of the Business Council of B.C.

Many of today's buyers will deal with that crisis when they come to it. For now, they're not going to let a little scary talk burst their housing bubble.


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