30 Aug

Canadian GDP

General

Posted by: Bill Yeung

Dr. Sherry Cooper

Q2 Canadian Growth Rebounded to 2.9%

This morning, Stats Canada released the second quarter GDP figures indicating a sharp rebound in growth to its most robust pace in a year. Real gross domestic product growth accelerated to 2.9% (all figures quoted in annual rates), up sharply from the 1.4% pace in Q1. The Q2 result is only slightly above the Bank of Canada’s 2.8% forecast released in the April Monetary Policy Report, tempering the expectation of a BoC rate hike at next Wednesday’s policy meeting.

First quarter growth had been depressed by a plunge in housing* (see note below), which fell by a whopping 10.5% annual rate in Q1. Investment in housing increased to a modest 1.1% annual rate in the second quarter. Declines in ownership transfer costs continued, but at a more modest pace than in Q1, while new residential construction contracted for the first time since the third quarter of 2016.However, these declines were more than offset by a sharp gain in outlays for renovations.

The strengthening growth in Q2 mainly reflected a surge in exports (+12.3%)–the biggest quarterly gain since 2014–due in part to notable increases in energy products and consumer goods, particularly pharmaceutical products. Exports of aircraft, aircraft engines, and aircraft parts increased sharply on higher shipments of business jets to both the U.S. and non-U.S. countries. Exports of services edged down a bit. Net exports (exports minus imports of goods and services) grew at a 6.5% annual rate in Q2 compared to 4.2% in the prior quarter.

Also boosting growth was stronger consumer spending. Household final consumption expenditure (+2.6%) increased at more than twice the pace of the first quarter, reversing the downward trend over the previous three quarters. Growth was attributable primarily to outlays on services (+3.2%), which outpaced outlays on goods. Housing-related expenses (housing, water, electricity, gas and other fuels), up at a 2.4% annual rate, contributed the most to the widespread growth in consumption of services.

Household spending on goods grew at a 2% annual rate following a flat first quarter, with rebounds in semi-durable and non-durable goods. Purchases of vehicles declined at a 2% annual rate. One negative in the consumption numbers may be that the increased spending was financed by a lower household savings rate. The consumer saving rate fell to 3.4% in Q2 compared to 3.9% in Q1 and 4.5% in the final quarter of last year.

Despite the sharp improvement in growth in Q2, market watchers might be disappointed as slowing business investment brought growth in below the 3.5% forecast of some Bay Street economists. The Canadian dollar dropped in immediate response to the report.

Business investment in non-residential structures, machinery and equipment and computers and computer peripheral equipment decelerated to its slowest pace since the fourth quarter of 2016, which might well have reflected the uncertainty surrounding the renegotiation of NAFTA and the imposition of tariffs on a growing number of Canadian exports to the U.S. Business sentiment and investment in capital formation is an important leading indicator of future growth, so the Q2 slowdown bodes poorly for the outlook. Most analysts are forecasting a marked slowdown in GDP growth in the current quarter to less than 2%.

Interest Rate Outlook

In light of the deceleration in business investment, the Bank of Canada has little reason to hike interest rates at the Bank’s next policy meeting on September 5. Investors are betting that a rate hike in October is a near certainty according to Bloomberg Canada.

Bank of Canada Governor Stephen Poloz played down inflation worries and the prospect of aggressive interest rate increases last week at a Fed conference in the U.S. Poloz argued that the recent spike in inflation to 3% in July, the highest in the G-7, was due to transitory factors that would eventually be reversed. The wage measures in today’s GDP report, along with the separate May employment earnings numbers, point to the Bank of Canada’s ‘wage-common’ measure rising 2.4% in Q2,  little changed from the increase in the first quarter.

Even though Canada is bumping up against capacity constraints and labour shortages are rising, Governor Poloz appears to be in no hurry to bring interest rates all the way back to non-stimulative levels. He has repeatedly made a case for gradualism citing heightened uncertainty over geopolitics and trade as well as economists’ inability to measure critical parameters like potential growth.

The Bank of Canada has raised its benchmark interest rate four times since July 2017 to cool the economy, and market indicators suggest investors are expecting as many as three more hikes over the next year, after which the central bank is anticipated to go into a long pause. That will leave the target for the benchmark rate, currently at 1.5%, at 2.25%–below the 3% “neutral” rate the Bank estimates as a final, non-stimulative resting place for overnight borrowing costs.

Notes:

*Housing investment in the GDP accounts is technically called “Gross fixed capital formation in residential structures”. It includes three major elements:

  • new residential construction;
  • renovations; and
  • ownership transfer costs.

New residential construction is the most significant component. Renovations to existing residential structures are the second largest element of housing investment. Ownership transfer costs include all costs associated with the transfer of a residential asset from one owner to another. These costs are as follows:

  • real estate commissions;
  • land transfer taxes;
  • legal costs (fees paid to notaries, surveyors, experts, etc.); and
  • file review costs (inspection and surveying).
Dr. Sherry Cooper
Chief Economist, Dominion Lending Centres
drcooper@dominionlending.ca
16 Aug

Home Sales Up

General

Posted by: Bill Yeung

Three-Month Home Sales Gain Despite Weak BC Markets

National home sales continued to recover in July, rising 1.9%, building on the increases in each of the two previous months. Even so, July’s sales activity remains well below the monthly pace of the past five years (see chart). The sales gains were led by the Greater Toronto Area (GTA) as more than half of all local housing markets reported increased existing home sales.

According to the Toronto Real Estate Board, sales in July were up 6.6% in the GTA on a seasonally-adjusted month-over-month basis on the heels of a 17.6% monthly advance in June.

In contrast, sales in British Columbia (BC) continued to slide. The Real Estate Board of Greater Vancouver reported that July’s residential housing sales skidded to their lowest level for that month in 18 years. Sales fell 14.6% in July compared to the prior month. Moreover, last month’s sales activity was 2.3% lower than the 10-year July sales average. The deep sales slump in the urban areas of BC primarily reflects the market-cooling measures announced in the 2018 BC budget.

Rising interest rates and more stringent stress tests on mortgage applicants continue to be a significant stumbling block for many potential first-time and move-up homebuyers. With additional rate hikes likely in coming months, housing activity in the second half of this year and 2019 will remain well below the booming pace of prior five years.

New Listings

The number of newly listed homes fell 1.2% in July and remained below levels for the month posted in the past eight years. New listings were down in more than half of all local markets, led by Calgary, Edmonton and Greater Vancouver (GVA). Fewer new listings in these markets more than offset an increase in new supply in the GTA.

With sales up and new listings down, the national sales-to-new listings ratio tightened further to reach 55.9% in July. This reading nonetheless remains within short reach of the long-term average of 53.4% for this measure of market balance.  Based on a comparison of the sales-to-new listings ratio with the long-term average, about two-thirds of all local markets were in balanced market territory last month.

Home Prices

On a national basis, the Aggregate Composite MLS Home Price Index (HPI) fell by 0.4% in July from the previous month but rose 2.1% year-over-year (y/y). This was the first acceleration in y/y home price growth since April 2017. It also suggests that the dip in home prices last summer and their subsequent rebound in and around the GTA may contribute to further y/y gains in the months ahead.

Prices in Toronto fell by 0.5% in July from the prior month. In Vancouver, they fell 0.6%. It was the first time since 2013 that benchmark prices in Toronto and Vancouver fell concurrently for two straight months.

Continuing the pattern over the past year, apartment condo units posted the largest y/y price gains in July (+10.1%), followed by townhouse/row units (+4.7%). By contrast, one-storey and two-storey single-family home prices were again down from year-ago levels in July (-0.7% and -1.5% respectively) but the declines were noticeably smaller than in recent months.

Price trends vary widely on a regional basis. Home price gains are diminishing on a y/y basis in the Lower Mainland of British Columbia (GVA: +6.7%; Fraser Valley: +13.8%), Victoria (+8.2%) and elsewhere on Vancouver Island (+13.7%).

Among Golden Horseshoe housing markets tracked by the index, home prices remained above year-ago levels in Guelph (+4.1%) and stabilized in Oakville-Milton (+0.1%). By contrast, home prices remained down on a y/y basis in the GTA (-0.6%) and Barrie and District (-3%).

In the Prairies, benchmark home prices remained down on a y/y basis in Calgary (-1.7%), Edmonton (-1.3%), Regina (-4.8%) and Saskatoon (-2.1%).

Meanwhile, benchmark home prices rose by 7.2% y/y in Ottawa (led by an 8.3% increase in two-storey single-family home prices), by 5.7% in Greater Montreal (led by a 7.0% increase in townhouse/row unit prices) and by 5.0% in Greater Moncton (led by a 9.9% increase in apartment unit prices). (See Table below).

The actual (not seasonally adjusted) national average price for homes sold in July 2018 was just under $481,500, up 1% from the same month last year. This was the first year-over-year increase since January.

The national average price is heavily skewed by sales in the GVA and GTA, two of Canada’s most active and expensive markets. Excluding these two markets from calculations cuts close to $100,000 from the national average price, trimming it to just under $383,000.

Home Prices

Housing markets continue to adjust to regulatory and government tightening as well as to higher mortgage rates. The speculative frenzy has cooled, and multiple bidding situations are no longer commonplace in Toronto and surrounding areas. The housing markets in the GGH appear to have bottomed, and supply constraints may well stem the decline in home prices in coming months. The slowdown in housing markets in the Lower Mainland of BC accelerated last month as the sector continues to reverberate from provincial actions to dampen activity, as well as the broader regulatory changes and higher interest rates.

Since the implementation of new mortgage standards, nonprice lending conditions for mortgages and home equity lines of credit have also tightened. Additional rate hikes by the Bank of Canada are coming this fall, possibly as soon as September, but more likely in October. The economy is running at full capacity, unemployment is low and incomes are rising. Inflation is at the Bank of Canada’s 2% target and uncertainty regarding trade with the US remains, but the central bank will continue to cautiously raise its trend-setting interest rate through the end of next year.

Dr. Sherry Cooper
Chief Economist, Dominion Lending Centres
10 Aug

Jobless Rate at 40 Years Low

General

Posted by: Bill Yeung

Canada’s Jobless Rate Returned to a Four-Decade Low in July

Statistics Canada announced this morning that employment increased in July and the jobless rate fell .2 percentage points to 5.8%–returning to its lowest level since the 1970s posted earlier this year.

The economy added a stronger-than-expected 54,100 net new jobs last month–its most significant advance this year. This gain, however, was driven by increases in part-time work. July’s jobs surge followed the 31,800 rise in June. Both months enjoyed advances well above the 20,000 average monthly gains of the past year.
In the 12 months to July, employment grew by 246,000 (+1.3%), largely reflecting growth in full-time work (+211,000 or +1.4%). Over this period, the total number of hours worked rose by 1.3%.

The job growth last month was primarily in public sector jobs, especially in educational services mainly in Ontario and Quebec. At the national level, the rise was primarily in employment in post-secondary institutions, particularly universities, and was mostly in part-time work. The number of people working in health care and social assistance also rose, mainly in Ontario. In British Columbia, the number of people working increased by 11,000 and the jobless rate was 5.0% (see table below). Job gains were also noted in Newfoundland and Labrador, the first increase since October 2017. The number of workers declined in Saskatchewan and Manitoba, while it was little changed in other provinces.

Manufacturing jobs declined by 18,400 in contrast to the record-high jump of 90,500 in the service sector. The surge in service sector employment, however, likely reflected a technical distortion. The timing of hiring in the education sector has been volatile over the summer months in recent years causing a seasonal adjustment problem. The July spike education jobs will likely be unwound in the next two months.

Wags gains slowed during the month, with average hourly wages up 3.2% y/y compared to 3.6% y/y in June. Wage gains for permanent workers were 3%, the slowest this year.

The Canadian economy continues to run at a stronger pace than long-run potential as the labour markets continue to tighten. The jobless rate of 5.8% is below the full-employment level of 6.0%-to-6.5%. A more robust pace of hiring runs the risk of further increasing excess demand, putting upward pressure on inflation. In consequence, the Bank of Canada will continue to withdraw stimulus by gradually hiking overnight rates.

This report has raised the likelihood of another increase in the benchmark overnight rate of 25 basis points, possibly as soon as the next policy meeting in September. Inflation, however, remains at the Bank of Canada’s target of 2.0%, allowing the Bank to wait until the subsequent meeting in October.

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

Quickly and easily share this blog and the following messages on your social networks by clicking the buttons below:

Canada’s Jobless Rate Returned to a Four-Decade Low in July.
Excellent insights from @DLCCanadaInc Economist @DrSherryCooper on today’s employment stats:
https://dominionlending.ca/news/canadas-jobless-rate-returned-to-a-four-decade-low-in-july/
Share
Tweet
Share
+1
Have you followed DLC on Twitter, Facebook or Youtube?
Twitter
Twitter
Facebook
Facebook
FB Group for DLC Agents
FB Group for DLC Agents
YouTube
YouTube
Website
Website
Copyright © 2018 Dominion Lending Centres, All rights reserved.
you are receiving this email as a member of the Dominion Lending Centres network

Our mailing address is:

Dominion Lending Centres

2215 Coquitlam Ave

Port CoquitlamBC V3B 1J6

Canada

Add us to your address book

unsubscribe from this list    update subscription preferences