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Commercial real estate financing is very different from residential Michael Lee Western Investor

1. Thinking that costs are similar to residential 

There are much higher costs involved when purchasing a commercial property compared to residential. Costs include a commercial appraisal ($2,500 to $3,500), environmental report ($2,500 to $3,000), lender and broker fees (generally 1.5 per cent to 2 per cent) and legal costs of the lender and borrower, which are both to the borrower’s account. 

2. Not allowing enough time 

I can usually get a discussion paper back from lenders within seven to 10 business days, but that’s not something that a borrower can remove subjects on. Getting to a final commitment for commercial financing generally takes about five to six weeks. The length of time to get to a final commitment varies depending on how long it will take to get any of the conditional information in to the lender (personal, corporate, and property information), and to obtain a current commercial appraisal and environmental report. The common mistake investors new to commercial real estate make is that they think they can put in an offer and remove subjects within two weeks.

3. Expecting that projections will be acceptable to the lender

For income-generating property, all commercial financing is based on the actual current net income of the property, and what loan amount the net income shows it can service. Lenders will base their decision solely on the actual net income of the property and will not go by a client’s projections for a property. 

4. No experience with specific commercial property

I see this for all types of commercial property, including apartment buildings, mobile home parks, hotels/motels and construction. Largely, this can be mitigated by showing experience with other rental property, or business experience, and/or by putting a reputable property management company in place. Sometimes it can be offset by having the existing owner stay on for a period of time as a consultant, to assist with the transition. Where construction is concerned, a developer’s lack of experience can be mitigated by hiring a reputable project manager and builder, or by partnering up with an established developer.

 5. Consulting with a mortgage broker new to commercial financing

Commercial financing requires an active commercial broker with experience in the industry and who is aware of current conditions. Unless the broker is doing commercial financing full time, it is impossible to know which lenders are financing what types of commercial property at any given time, and which lender has the best rates and terms for a particular asset class. Even if you are a seasoned pro with commercial property, it is hugely beneficial to make use of a commercial mortgage broker because your bank might not be a good fit for financing that particular type of asset. A commercial mortgage broker can correctly structure the loan request for a particular lender, knows which lenders to approach at any given time, and can shop the mortgage market for a client. 

Michael Lee is a commercial mortgage consultant with Mortgage Alliance.

With listing activity remaining below historical norms, home sales in Metro Vancouver have mounted a surprising comeback, rising near levels seen last spring, before eight consecutive interest rate hikes eroded borrowing power and brought home sales activity down along with it.

The Real Estate Board of Greater Vancouver (REBGV) reports that residential home sales in the region totalled 2,741 in April 2023, a 16.5 per cent decrease from the 3,281 sales recorded in April 2022, and 15.6 per cent below the 10-year seasonal average (3,249).

“The fact we are seeing prices rising and sales rebounding this spring tells us home buyers are returning with confidence after a challenging year for our market, with mortgage rates roughly doubling,” Lis said. “The latest MLS HPI® data show home prices have increased about five per cent year-to-date, which already outpaces our forecast of one to two per cent by year-end. The year is far from over, however, and it remains to be seen if these price increases will be sustained into 2024.”

There were 4,307 detached, attached and apartment properties newly listed for sale on the Multiple Listing Service® (MLS®) in Metro Vancouver in April 2023. This represents a 29.7 per cent decrease compared to the 6,128 homes listed in April 2022, and was 22 per cent below the 10-year seasonal average (5,525).

The total number of homes currently listed for sale on the MLS® system in Metro Vancouver is 8,790, a 4.2 per cent decrease compared to April 2022 (9,176), and 20.9 per cent below the 10-year seasonal average (11,117).

Across all detached, attached and apartment property types, the sales-to-active listings ratio for April 2023 is 32.7 per cent. By property type, the ratio is 24.4 per cent for detached homes, 40.1 per cent for townhomes, and 37.4 per cent for apartments.

Analysis of the historical data suggests downward pressure on home prices occurs when the ratio dips below 12 per cent for a sustained period, while home prices often experience upward pressure when it surpasses 20 per cent over several months.

“When we released our market forecast in January, we were one of the only organizations taking the contrarian view that prices were likely to appreciate in 2023,” Lis said. “And what we’re seeing unfold so far this year is consistent with our prediction that near record-low inventory levels would create competitive conditions where almost any resurgence in demand would translate to price escalation, despite the elevated borrowing cost environment. At the crux of it, the issue remains a matter of far too little resale supply available relative to the pool of active buyers in our market.”

The MLS® Home Price Index composite benchmark price for all residential properties in Metro Vancouver is currently $1,170,700. This represents a 7.4 per cent decrease over April 2022 and a 2.4 per cent increase compared to March 2023.

Sales of detached homes in April 2023 reached 808, a 16.3 per cent decrease from the 965 detached sales recorded in April 2022. The benchmark price for detached properties is $1,915,800. This represents an 8.8 per cent decrease from April 2022 and a 2.9 per cent increase compared to March 2023.

Sales of apartment homes reached 1,413 in April 2023, a 16.5 per cent decrease compared to the 1,693 sales in April 2022. The benchmark price of an apartment property is $752,300. This represents a 3.1 per cent decrease from April 2022 and a two per cent increase compared to March 2023.

Attached home sales in April 2023 totalled 500, a 13.5 per cent decrease compared to the 578 sales in April 2022. The benchmark price of an attached unit is $1,078,400. This represents a 6.1 per cent decrease from April 2022 and a 2.1 per cent increase compared to March 2023.

Download the April 2023 stats package.

 | Apr 28, 2023 | 4 comments

According to the Canada Mortgage and Housing Corporation’s (CMHC) Spring 2023 Housing Market Outlook, the Canadian housing market is expected to experience a decline in prices and housing starts in 2023, but prices will not return to pre-pandemic levels. 

The report cites weaker economic growth and higher mortgage rates as the main reasons for the market slowdown.

“While prices have declined, homeownership will be less affordable because of higher mortgage rates and still-elevated price levels,” says CMHC Chief Economist Bob Dugan. 

Price decline expected to bottom out in 2023

 

The report predicts that the decline in housing prices will continue, but the average price will not revert to pre-pandemic levels; CMHC expects this decline to bottom out sometime in 2023. The decline in prices will largely be a result of higher mortgage rates and slower income and employment growth.

 

Housing starts to decline in 2023

 

CMHC expects housing starts to decline significantly in 2023 due to constraints in new construction, including labour shortages and elevated costs of materials in the construction sector, combined with higher project financing costs from increased interest rates. This will exacerbate housing shortages in supply-constrained markets, including Vancouver and Toronto.

CMHC expects some recovery in 2024 and 2025; however, levels will be insufficient to meet demand growth and will continue to put affordability pressures on Canadian households. 

 

 

Rental market conditions to tighten

 

CMHC economists expect the challenge of affordability in homeownership will drive up demand for rental units—with the added demand from high immigration levels. Greater rental demand in the face of limited supply will lead to tighter conditions in already strained markets and lead to even higher rents.

 

Risk factors

 

The report notes that there are significant risks to the baseline scenario. CMHC has developed an alternative scenario that looks at the impact of inflation (and mortgage rates, as a result) remaining higher for longer. In this scenario, the federal housing agency forecasts additional risk of lower housing prices and starts. If this scenario materializes, households will face higher mortgage rates and debt levels. 

 

Housing prices could start rising by 2024

 

CMHC predicts that housing prices and sales will record year-over-year declines for 2023. However, it expects prices, sales, and housing starts to record growth in the 2023-2024 period onward. 

“With inflation coming back to the 2.0 per cent target by the end of the forecast period, mortgage rates will gradually decline, supporting both housing demand and a recovery in the construction of new housing supply,” Dugan explains. 

“However, with demand for housing still well outpacing new housing supply, affordability challenges will persist for owners and renters.”

 

Regional outlook differences 

 

CMHC expects the Prairie provinces to see more positive housing market developments than other regions, including a much smaller housing starts decline in 2023 across scenarios. This is due to: 

  • the positive impact of high interprovincial migration from other regions over the forecast period
  • relatively healthy ownership affordability due to relatively low home prices 
  • generally stronger economic outlook. 

Ontario, British Columbia, and Quebec are expected to see large declines in 2023 housing starts compared to other regions. CMHC calls this “discouraging” because these provinces are home to the three largest housing markets (Toronto, Vancouver, and Montréal), which are already highly supply constrained. 

The Atlantic region can be broadly characterized as falling in between the Prairies and Ontario, B.C., and Quebec in 2023, with respect to forecast growth in economic and housing variables.

Canadian housing starts rose by 18.9k (7.6 per cent) to 267.3k units in April at a seasonally-adjusted annual rate (SAAR). Comparing year-over-year, starts were down from April of 2021 (-3.1 per cent y/y). Single-detached housing starts declined 1.5 per cent to 83.2k, while multi-family and others rose 12.3 per cent to 184.1k (SAAR). 

In British Columbia, starts jumped 59.3 per cent in April, rising to 52.1k units SAAR in all areas of the province. In areas in the province with 10,000 or more residents, single-detached starts rose 13.6 per cent m/m to 9.4k units while multi-family starts jumped 93 per cent to 39.9k units. Starts in the province were 32.5 per cent above the levels from April 2021. Starts were up by 16.7k units in Vancouver, 2.4k in Victoria, 1k in Kelowna, and 1.4k in Abbotsford from last month. The 6-month moving average trend rose 6.8 per cent to 42.3k in BC in April. 



 

Home buyer demand in Metro Vancouver* returned to more historically typical levels in April.
The Real Estate Board of Greater Vancouver (REBGV) reports that residential home sales in the region totalled 3,232 in April 2022, a 34.1 per cent decrease from the 4,908 sales recorded in April 2021, and a 25.6 per cent decrease from the 4,344 homes sold in March 2022.
Last month’s sales were 1.5 per cent above the 10-year April sales average.
“So far this spring, we’ve seen home sales ease down from the record-breaking pace of the last year,” Daniel John, REBGV Chair said. “While a small sample size, the return to a more traditional pace of home sales that we’ve experienced over the last two months provides hopeful home buyers more time to make decisions, secure financing and perform other due diligence such as home inspections.”
There were 6,107 detached, attached and apartment properties newly listed for sale on the Multiple Listing Service® (MLS®) in Metro Vancouver in April 2022. This represents a 23.1 per cent decrease compared to the 7,938 homes listed in April 2021 and an 8.5 per cent decrease compared to March 2022 when 6,673 homes were listed.
The total number of homes currently listed for sale on the MLS® system in Metro Vancouver is 8,796, a 14.1 per cent decrease compared to April 2021 (10,245) and a 15.3 per cent increase compared to March 2022 (7,628).
“With interest rates climbing and the total inventory of homes for sale inching higher, it’s important to work with your local Realtor to understand how these factors could affect your home buying or selling situation,” John said. 
For all property types, the sales-to-active listings ratio for April 2022 is 36.7 per cent. By property type, the ratio is 25.3 per cent for detached homes, 47.1 per cent for townhomes, and 45 per cent for apartments.
Generally, analysts say downward pressure on home prices occurs when the ratio dips below 12 per cent for a sustained period, while home prices often experience upward pressure when it surpasses 20 per cent over several months.
The MLS® Home Price Index composite benchmark price for all residential properties in Metro Vancouver is currently $1,374,500. This represents an 18.9 per cent increase over April 2021 and a one per cent increase compared to March 2022.
Sales of detached homes in April 2022 reached 962, a 41.9 per cent decrease from the 1,655 detached sales recorded in April 2021. The benchmark price for a detached home is $2,139,200. This represents a 20.8 per cent increase from April 2021 and a one per cent increase compared to March 2022.
Sales of apartment homes reached 1,692 in April 2022, a 26.1 per cent decrease compared to the 2,289 sales in April 2021. The benchmark price of an apartment home is $844,700. This represents a 16 per cent increase from April 2021 and a 1.1 per cent increase compared to March 2022.
Attached home sales in April 2022 totalled 578, a 40 per cent decrease compared to the 964 sales in April 2021. The benchmark price of an attached home is $1,150,500. This represents a 25 per cent increase from April 2021 and a 1.1 per cent increase compared to March 2022.

In BC in March, sales, starts and new listings declined. Sales rose in the Kootenay and Northern regions, while declining in all other areas of the province. Rental costs in Vancouver and Victoria continue broadly rising and remain elevated relative to most other points since the onset of the pandemic.  
Retail sales eased somewhat in February but remain close to record highs. As for March, restaurant reservations in Vancouver are at roughly 86 per cent of the pre-pandemic level. In BC, Google’s measure of movement trends is currently about 17 per cent below pre-pandemic levels. Although aggregate employment has recovered in BC to pre-pandemic levels, the accommodation and food service sector was about 12 per cent below the pre-pandemic level in March. The labour market has served high-income workers much better than low-income workers. Employment in high-income industries is about 10 per cent above pre-pandemic employment levels, while employment in low-income industries is about 5 per cent below pre-pandemic employment levels.   Manufacturing and exports both rose to a fresh record in February, while imports rose but remained just shy of a record level.   Both consumer and business confidence rose slightly in March.   The number of US and non-US tourists rose in March, with US tourists reaching the highest level since the onset of the pandemic. Still, tourism remains more than two thirds below pre-pandemic levels.   For a more comprehensive overview of BC’s economic recovery, click here.
About BCREA’s COVID-19 Recovery Dashboard The BCREA Economics team has created the COVID-19 Recovery Dashboard to help REALTORS® monitor BC’s economic recovery. This dashboard focuses on the sectors and activities that have been most significantly impacted by the pandemic, including: Housing Markets Retail, Restaurant Reservations and Movement Jobs and Hours Worked Manufacturing and International Trade Business and Consumer Confidences Tourism To monitor the province’s progress, we benchmark each indicator to February 2020, the month before the pandemic was declared. This dashboard is updated each month.

BCREA’s updated COVID-19 Recovery Dashboard is available here.

Canadian housing starts fell by 4.0k (-1.6%) to 246.2k units in March at a seasonally-adjusted annual rate (SAAR). Comparing year-over-year, starts were down from March of 2021 (-25.4% y/y). Single-detached housing starts rose 7.1% to 83.9k, while multi-family and others declined 5.6% to 162.3k (SAAR). 

In British Columbia, starts were down 6.7% in March, falling to 32.6k units SAAR in all areas of the province. In areas in the province with 10,000 or more residents, single-detached starts rose 4.7% m/m to 8.1k units while multi-family starts declined 11.7% to 20.6k units. Starts in the province were 54.1% below the levels from March 2021. Starts were down by 2.9k units in Vancouver, 3.6k in Victoria, and 0.4k in Abbotsford, but rose 1.5k in Kelowna from last month. The 6-month moving average trend declined 1.5% to 39.6k in BC in March. 





Sales activity in the Lower Mainland’s commercial real estate market reached the second-highest annual total on record in 2021.

There were 2,659 commercial real estate sales in the Lower Mainland in 2021, a 65.3 per cent increase from the 1,609 sales in 2020, according to data from Commercial Edge, a commercial real estate system operated by the Real Estate Board of Greater Vancouver (REBGV). 

Last year’s sales total is the second highest on record behind 2016 when 2,848 sales were recorded.

The total dollar value of commercial real estate sales in the Lower Mainland was $14.396 billion in 2021, a 66.7 per cent increase from $8.635 billion in 2020.

“Like residential consumers, businesses and investors became more comfortable operating in the commercial market in the second year of the pandemic,” Daniel John, REBGV Chair said. “We saw consistent increases among the different commercial property types both in sales volumes and dollar figures last year.”

2021 activity by category

Land: There were 781 commercial land sales in 2021, which is an 86.8 per cent increase from the 418 land sales in 2020. The dollar value of land sales was $7.28 billion in 2021, a 73.6 per cent increase from $4.193 billion in 2020.

Office and Retail: There were 1,041 office and retail sales in the Lower Mainland in 2021, which is up 74.1 per cent from the 598 sales in 2020. The dollar value of office and retail sales was $3.136 billion in 2021, a 77 per cent increase from $1.772 billion in 2020.

Industrial: There were 712 industrial land sales in the Lower Mainland in 2021, which is a 36.9 per cent increase from the 520 sales in 2020. The dollar value of industrial sales was $2.394 billion in 2021, a 61.1 per cent increase from $1.486 billion in 2020.

Multi-Family: There were 125 multi-family land sales in the Lower Mainland in 2021, which is up 71.2 per cent from 73 sales in 2020. The dollar value of multi-family sales was $1.586 billion in 2021, a 33.9 per cent increase from $1.184 billion in 2020.


COVID-19 Recovery Dashboard – March 30, 2022   In BC in January, home sales remained flat, while new listings rose and starts fell. Sales rose in all areas of the province except Northern BC and the Lower Mainland. Rental costs in Vancouver and Victoria remain broadly elevated relative to most other points since the onset of the pandemic.      Retail sales in BC rose to a fresh record in January as Omicron waned and are now 14 per cent above February 2020 levels. As of March, restaurant reservations in Vancouver are at roughly 75 per cent of the pre-pandemic level. In BC, Google’s measure of movement trends is currently about 18 per cent below pre-pandemic levels. Although aggregate employment in BC has recovered to pre-pandemic levels, the accommodation and food service sector was about 13 per cent below the pre-pandemic level in February. The labour market has served high-income workers much better than low-income workers. Employment in high-income industries is about 10 per cent above pre-pandemic employment levels, while employment in low-income industries is about 6.5 per cent below pre-pandemic employment levels. Manufacturing and exports edged up in January, while imports declined slightly.  Consumer confidence declined slightly in February, while business confidence drifted sideways.  The number of US and non-US tourists has been rising each month since restrictions were eased last summer, with US tourists reaching 58 per cent of pre-pandemic levels in December.    
 
Ryan McLaughlin
Economist
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The British Columbia Real Estate Association (BCREA)

reports that a total of 6,138 residential unit sales were recorded by the Multiple Listing Service® (MLS®) in January 2022, a decrease of 14.7 per cent from January 2021. The average MLS® residential price in BC was $1,042,169, a 23.5 per cent increase from $843,918 recorded in January 2021. Total sales dollar volume was $6.4 billion, a 5.3 per cent increase from the same time last year. “Sales activity is down compared to record levels at the start of last year,” said BCREA Chief Economist Brendon Ogmundson. “However, the level of sales activity remains strong compared to the long-term average and inventory is still incredibly low. As a result, it will take quite some time to get back to healthy balance in the BC market.” Total active listings remain near record lows with just 13,000 total listings in the province. For context, a healthy level of re-sale listings for the province is closer to 40,000 listings. As a result of this listings drought, markets all over the province are seeing significant upward pressure on prices.

Home sale activity remains elevated across Metro Vancouver’s housing market while the pace of homes being listed for sale continues to follow long-term averages.

The Real Estate Board of Greater Vancouver (REBGV) reports that residential home sales in the region totalled 3,149 in September 2021, a 13.6 per cent decrease from the 3,643 sales recorded in September 2020, and a 0.1 per cent decrease from the 3,152 homes sold in August 2021. 


Last month’s sales were 20.8 per cent above the 10-year September sales average. 


There were 5,171 detached, attached and apartment properties newly listed for sale on the Multiple Listing Service® (MLS®) in Metro Vancouver in September 2021. This represents a 19.2 per cent decrease compared to the 6,402 homes listed in September 2020 and a 28.2 per cent increase compared to August 2021 when 4,032 homes were listed. 


September’s new listings were 1.2 per cent below the 10-year average for the month. 


“The summer trend of above-average home sales and historically typical new listings activity continued in Metro Vancouver last month. Although this is keeping the overall supply of homes for sale low, we’re not seeing the same upward intensity on home prices today as we did in the spring,” Keith Stewart, REBGV economist said. “Home price trends will, however, vary depending on property type and neighborhood, so it’s important to take a hyperlocal look at your location and property category of choice before making a home buying or selling decision.” 


The total number of homes currently listed for sale on the MLS® system in Metro Vancouver is 9,236. This is a 29.5 per cent decrease compared to September 2020 (13,096), a 2.6 per cent increase compared to August 2021 (9,005) and is 27.7 per cent below the 10-year average for the month. 


For all property types, the sales-to-active listings ratio for September 2021 is 34.1 per cent. By property type, the ratio is 25.5 per cent for detached homes, 53.1 per cent for townhomes, and 36.7 per cent for apartments. 


Generally, analysts say downward pressure on home prices occurs when the ratio dips below 12 per cent for a sustained period, while home prices often experience upward pressure when it surpasses 20 per cent over several months. 


“The total inventory of homes for sale remains insufficient to meet the demand in today’s market. This scarcity limits peoples’ purchasing options and ultimately adds upward pressure on home prices,” Stewart said. “With the federal election now behind us, we hope to see governments at all levels work with the construction industry to streamline the creation of a more abundant and diverse supply of housing options.” 


The MLS® Home Price Index composite benchmark price for all residential properties in Metro Vancouver is currently $ 1,186,100. This represents a 13.8 per cent increase over September 2020 and a 0.8 per cent increase compared to August 2021. 


Sales of detached homes in September 2021 reached 950, a 27.9 per cent decrease from the 1,317 detached sales recorded in September 2020. The benchmark price for a detached home is $1,828,200. This represents a 20.4 per cent increase from September 2020 and a 1.2 per cent increase compared to August 2021. 


Sales of apartment homes reached 1,621 in September 2021, a 1.6 per cent increase compared to the 1,596 sales in September 2020. The benchmark price of an apartment home is $738,600. This represents an 8.4 per cent increase from September 2020 and a 0.5 per cent increase compared to August 2021. 


Attached home sales in September 2021 totalled 578, a 20.8 per cent decrease compared to the 730 sales in September 2020. The benchmark price of an attached home is $963,800. This represents a 17.5 per cent increase from September 2020 and a 1.2 per cent increase compared to August 2021.