Change Presents Opportunity

Michael Hallett • June 1, 2022

Now that the Bank of Canada (BoC) has increased the overnight lending rate another 50-basis point (0.50%) the lenders will (likely) increase the prime lending rate by the same 50 basis points. For lenders with mortgage product that calculate the borrower’s payment based on prime there may or may not be some changes coming to your payment.

 

  • Variable-rate mortgage (VRM) consumers your payment remains static, no change coming unless you manually amend the payment which will assist with maintaining the life of the mortgage/amortization.
  • Adjustable-rate mortgage (ARM) consumers can expect a payment increase of ~$26 per month for every $100,000 borrowed. If a static payment variable-rate mortgage is more desirable, then we should discuss switching your mortgage to a provider that can accommodate.
  • Fixed-rate mortgage consumers, nothing changes with the recent BoC announcement.

 

We discussed ARM vs ARM in our previous article posted on May 24, 2022, LIFE IS VARIABLE. If you missed it, have a read.

 

Fear and uncertainty provoke change which will present opportunities.

 

With the market is shifting it might be time to take advantage of a slightly slower pace. But do not wait too long, many others are thinking the same thing.

 

The equity in your home can unlock an opportunity to increase your net worth by adding to your real estate portfolio. The equity can be used to purchase other real estate properties. That equity, your asset, can be set up to access in the future through a secured line of credit or home equity line of credit (HELOC). Once established it does not cost you anything to keep it at $0, but given an opportunity to purchase, you have instant access to funds.

 

Here is some additional content regarding HELOCs, Financing Solutions – Home Equity Line of Credit. It was published January 2017, but the concept is still relevant today.

 

Below is a random scenario to illustrate how equity can be accessed from your home in the form of a (HELOC).

 

MV of your home based on appraisal            $1,500,000

Max. 80% equity based on MV                        $1,200,000

Current mortgage (non-HELOC)                       $   500,000

Equity                                                                 $   700,000

 

MV = market value

 

New HELOC mortgage structure

 

Registered mortgage                                            $1,200,000

Existing mortgage                                                 $   500,000*

Line of Credit                                                         $   700,000** 

 

*Mortgage payment is calculated either on a variable or fixed-rate mortgage based on the applicable interest rate and amortization.

 

**If you do not draw any funds from the line of credit the there is no monthly cost/payment. Once funds are drawn there is a minimum interest-only payment required based on an interest rate of PRIME plus 0.50%. Prime is current equal to 3.70%. You will also be able to make any principal payment amount without any limits.

 

Now that you have unlocked $700,000, what’s next? Buy another property. Most serial investors employ a simple yet effective concept – BUY (real estate), RENOVATE (it, if it needs it), RE-FINANCE (leverage out the maximum equity), RENT (it out for market value) and REPEAT (the previous 4 steps).

 

If you want to discuss any of what was written above in greater detail or anything else, please feel free to reach out to me anytime, 604-616-2266 or michael@hallettmortgage.com

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By Michael Hallett June 11, 2025
If you’re like most Canadians, chances are you don’t have enough money in the bank to buy a property outright. So, you need a mortgage. When you’re ready, it would be a pleasure to help you assess and secure the best mortgage available. But until then, here’s some information on what to consider when selecting the best mortgage to lower your overall cost of borrowing. When getting a mortgage, the property you own is held as collateral and interest is charged on the money you’ve borrowed. Your mortgage will be paid back over a defined period of time, usually 25 years; this is called amortization. Your amortization is then broken into terms that outline the interest cost varying in length from 6 months to 10 years. From there, each mortgage will have a list of features that outline the terms of the mortgage. When assessing the suitability of a mortgage, your number one goal should be to keep your cost of borrowing as low as possible. And contrary to conventional wisdom, this doesn’t always mean choosing the mortgage with the lowest rate. It means thinking through your financial and life situation and choosing the mortgage that best suits your needs. Choosing a mortgage with a low rate is a part of lowering your borrowing costs, but it’s certainly not the only factor. There are many other factors to consider; here are a few of them: How long do you anticipate living in the property? This will help you decide on an appropriate term. Do you plan on moving for work, or do you need the flexibility to move in the future? This could help you decide if portability is important to you. What does the prepayment penalty look like if you have to break your term? This is probably the biggest factor in lowering your overall cost of borrowing. How is the lender’s interest rate differential calculated, what figures do they use? This is very tough to figure out on your own. Get help. What are the prepayment privileges? If you’d like to pay down your mortgage faster. How is the mortgage registered on the title? This could impact your ability to switch to another lender upon renewal without incurring new legal costs, or it could mean increased flexibility down the line. Should you consider a fixed rate, variable rate, HELOC, or a reverse mortgage? There are many different types of mortgages; each has its own pros and cons. What is the size of your downpayment? Coming up with more money down might lower (or eliminate) mortgage insurance premiums, saving you thousands of dollars. So again, while the interest rate is important, it’s certainly not the only consideration when assessing the suitability of a mortgage. Obviously, the conversation is so much more than just the lowest rate. The best advice is to work with an independent mortgage professional who has your best interest in mind and knows exactly how to keep your cost of borrowing as low as possible. You will often find that mortgages with the rock bottom, lowest rates, can have potential hidden costs built in to the mortgage terms that will cost you a lot of money down the road. Sure, a rate that is 0.10% lower could save you a few dollars a month in payments, but if the mortgage is restrictive, breaking the mortgage halfway through the term could cost you thousands or tens of thousands of dollars. Which obviously negates any interest saved in going with a lower rate. It would be a pleasure to walk you through the fine print of mortgage financing to ensure you can secure the best mortgage with the lowest overall cost of borrowing, given your financial and life situation. Please connect anytime!
By Michael Hallett June 4, 2025
Bank of Canada holds policy rate at 2¾%. FOR IMMEDIATE RELEASE Media Relations Ottawa, Ontario June 4, 2025 The Bank of Canada today maintained its target for the overnight rate at 2.75%, with the Bank Rate at 3% and the deposit rate at 2.70%. Since the April Monetary Policy Report, the US administration has continued to increase and decrease various tariffs. China and the United States have stepped back from extremely high tariffs and bilateral trade negotiations have begun with a number of countries. However, the outcomes of these negotiations are highly uncertain, tariff rates are well above their levels at the beginning of 2025, and new trade actions are still being threatened. Uncertainty remains high. While the global economy has shown resilience in recent months, this partly reflects a temporary surge in activity to get ahead of tariffs. In the United States, domestic demand remained relatively strong but higher imports pulled down first-quarter GDP. US inflation has ticked down but remains above 2%, with the price effects of tariffs still to come. In Europe, economic growth has been supported by exports, while defence spending is set to increase. China’s economy has slowed as the effects of past fiscal support fade. More recently, high tariffs have begun to curtail Chinese exports to the US. Since the financial market turmoil in April, risk assets have largely recovered and volatility has diminished, although markets remain sensitive to US policy announcements. Oil prices have fluctuated but remain close to their levels at the time of the April MPR. In Canada, economic growth in the first quarter came in at 2.2%, slightly stronger than the Bank had forecast, while the composition of GDP growth was largely as expected. The pull-forward of exports to the United States and inventory accumulation boosted activity, with final domestic demand roughly flat. Strong spending on machinery and equipment held up growth in business investment by more than expected. Consumption slowed from its very strong fourth-quarter pace, but continued to grow despite a large drop in consumer confidence. Housing activity was down, driven by a sharp contraction in resales. Government spending also declined. The labour market has weakened, particularly in trade-intensive sectors, and unemployment has risen to 6.9%. The economy is expected to be considerably weaker in the second quarter, with the strength in exports and inventories reversing and final domestic demand remaining subdued. CPI inflation eased to 1.7% in April, as the elimination of the federal consumer carbon tax reduced inflation by 0.6 percentage points. Excluding taxes, inflation rose 2.3% in April, slightly stronger than the Bank had expected. The Bank’s preferred measures of core inflation, as well as other measures of underlying inflation, moved up. Recent surveys indicate that households continue to expect that tariffs will raise prices and many businesses say they intend to pass on the costs of higher tariffs. The Bank will be watching all these indicators closely to gauge how inflationary pressures are evolving. With uncertainty about US tariffs still high, the Canadian economy softer but not sharply weaker, and some unexpected firmness in recent inflation data, Governing Council decided to hold the policy rate as we gain more information on US trade policy and its impacts. We will continue to assess the timing and strength of both the downward pressures on inflation from a weaker economy and the upward pressures on inflation from higher costs. Governing Council is proceeding carefully, with particular attention to the risks and uncertainties facing the Canadian economy. These include: the extent to which higher US tariffs reduce demand for Canadian exports; how much this spills over into business investment, employment and household spending; how much and how quickly cost increases are passed on to consumer prices; and how inflation expectations evolve. We are focused on ensuring that Canadians continue to have confidence in price stability through this period of global upheaval. We will support economic growth while ensuring inflation remains well controlled. Information note The next scheduled date for announcing the overnight rate target is July 30, 2025. The Bank will publish its next MPR at the same time.