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December 16, 2018 | Extremism

A best-selling Canadian author of 14 books on economic trends, real estate, the financial crisis, personal finance strategies, taxation and politics. Nationally-known speaker and lecturer on macroeconomics, the housing market and investment techniques. He is a licensed Investment Advisor with a fee-based, no-commission Toronto-based practice serving clients across Canada.

Thinking in extremes gets you into trouble. When markets go down, extremists fear they’ll fall to zero. They sell. When houses go up, extremists think they’ll inflate forever. They buy. History shows both extremes never happen. Yet people are convinced.

When the Fed hints rate hikes might end, extremists think free money is back. The next moves will be down, they cry. Mortgages are going back to 2%. Time to get house-horny. But on Wednesday the world’s biggest central bank will disprove that thinking, too, as its hikes rates for the 10th time.

The odds of this happening (according to the markets) sit at 80%.

So another quarter point will likely be added, with everyone hanging off each word in the official statement, looking to see if the hawks or the doves are winning. It leads to the larger question of whether ten rate increases is too much for the economy to swallow – along with Trump, a trade war and a mother of a deficit – leading the Fed to call it a day. Some people think a recession will happen by the end of 2019. Others peg an inevitable slowdown for 2020. But that’s a presidential election year, and if he survives that long, will Trump allow the economy to reverse?

Nah, doubt it. And his Big Move will be a sweeping deal with China. Tariffs on Chinese goods are already costing the US economy billions, hurting corporate profits, dropping stocks and jeopardizing jobs among Trump’s army of blue collar devotees. Looks like our gal Meng will be a pawn in this whole thing, her Vancouver arrest being no coincidence. We were played.

Anyway, what’s it mean for us? Will cheap mortgages and bidding wars come back?

The Bank of Canada has pushed rates higher five times, or half as aggressively as the Fed. The next decision day comes in early January (the 9th). The latest jobs report was a blockbuster, showing that despite gloom, debt, winter, Maple Leafs, Comrade Horgan, oil and $6 cauliflower, the economy’s okay. In fact renewed demand for Canadian crude and the surge in WCS prices has people thinking Alberta’s cap on production (which depresses economic activity) won’t last long.

Besides, next month we head into an election year in Canada. The latest polls put Mr. Socks and the Tory leader about equal, since Mad Max has yet to emerge as a spoiler. So you can expect the April, 2019 budget to be all about fiscal stimulus as the Liberals stress economic growth and opportunity for the Millennial hordes – something that’s hard to pull off if we’re into a recession.

It all means rate hikes will be with us for a while yet, but in moderation. One this week for the Fed, maybe two more next year in the US, while Canada sees one increase in the spring and another in the fall. But no cuts. Not until it’s truly warranted. And don’t wish for that.

So a China-US trade deal would be cheered by financial markets since it reduces business costs, eases uncertainty and deflates inflation. Likewise the Fed turning dovish would also bolster investor confidence. And a cornered Trump looking to re-election will be pushing every button possible to Make America Gr…etc. Meanwhile T2 needs to point to a shiny economic future to make up for four years of red ink and shattered 2015 election promises.

Not so bad for investors in financial assets, it would seem. But real estate in 2019 is far less certain. Sales have dropped by a meaningful amount in most markets, but prices have proven sticky. It means if mortgage costs remain stable or rise a little and the stress test stays in place that a heavily indebted nation is unlikely to see housing rekindle. After all, why would it happen? Houses still cost a stupid amount compared to what Americans pay. We are among the only people on earth willing to gamble 10 or 12 times our annual income on a property. And already family debt is greater than the entire economy.

Look at Toronto and Vancouver, of course. Poster burgs for delusional behaviour. As we reported last week, CMHC points out that debt-to-income ratios have crested as never before – 208% in the GTA and 242% in Van.

Most of this debt is related to residential housing. While about 66% of all borrowing in the nation is in the form of mortgages, in Van it tops 80%. The debt-to-income ratio means a big whack of people in the region have snorfled so many loans that their only possible salvation is continued price appreciation. But, instead, the market is unstable and about to get worse. Toronto ain’t much better. CMHC has already told us most people buying $1 million+ listings have debt ratios of 450% or more.

A reasonable conclusion: cheaper house prices are a done deal. The real estate boom is done. Gone. There’s no rate cut coming. But when it does eventually arrive, so will recession. If you truly need real estate and can afford it without gutting your finances, fine. Go ahead.

Finally, stop sending me letters like this. Sheesh. Man up, Jamie.

My fiancé and I are debating purchasing a house in Victoria, BC (pause for eye-roll). I’m 35, he’s 37 and we have roughly 1.5 million between the two of us (cash and balanced diversified investments). I’m employed and make 180K a year. He is a yacht captain and is seeking to start a land-based home business.

We are currently living in my 1 bedroom condo (I owe 274k on the 2.49% fixed mortgage) and desperately need something larger with a yard/land. In past both he and I have done quite well with property investments and we have yet to suffer a realty-sting. We’re keen to fix something up and live in it for 3-5 years minimum (he’s very handy). We don’t like the idea of renting and asking permission to paint, plant gardens, etc…

We are watching house prices drop since October’s rate hike and are questioning whether we should hold off on purchasing until after the Feds raise the rates again next year (or longer)?

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December 16th, 2018

Posted In: The Greater Fool

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