Canadian Mortgages, Insurance, Investment, Tax Planning

Thursday, March 4, 2010

Canadian Mortgage Broker News - Vacancies rising in BC, but sales pick up in apartments

Canadian Mortgage Broker News - Vacancies rising in BC, but sales pick up in apartments

Vacancies rising in BC, but sales pick up in apartments

| Monday, 1 March 2010


Rising vacancy rates have been good news to renters in the British Columbia apartment market as new supply has come online.


But as prices adjust, sales activity in apartments has also begun to pick up, according to a report this week by Avison Young.


While vacancy rates are climbing, up as high as 8 per cent in Chilliwack, Avison Young says prices have stabilized and sellers have adjusted their expectations.


"As a result of the lower prices in certain submarkets, the bid-ask gap will likely continue to narrow, leading to more sales as effects of the global financial meltdown and U.S. credit crisis soften," says the Avison Young Multifamily Investment Report on BC.


Despite the BC-wide vacancy increases, Victoria's vacancy remains below 1.5 per cent, and Vancouver just above 2 per cent, according to the Canada Mortage and Housing Corp.


According to Businessweek Magazine, Vancouver faces $700 million in financing for the luxury condos used by Olympic athletes in February, and the city needs to sell 474 units for as much as $10 million each to recoup its lending. These condos overlooking False Creek could otherwise prove damaging to Vancouver's credit rating.


Similarly, Montreal's 1976 Olympics left Quebec with $1.5 billion of debt that took three decades to repay, says the magazine.

Canadian Mortgage Broker News - Canadian mortgage industry gets praise from southern neighbour

Canadian Mortgage Broker News - Canadian mortgage industry gets praise from southern neighbour

Canadian mortgage industry gets praise from southern neighbour

| Monday, 1 March 2010


A U.S. scholar recently has lavished praise on Canada's "marvelous" mortgage and banking system in an article published for the American Enterprise Institute.


Mark Perry, a visiting scholar at the institute, says Canada's system proved "more prudent, more resilient, and much less prone to excesses." He says examining the differences between the U.S. and Canada might lead to more insight as to how America's difficulties started and what reforms are necessary.


He outlines eight major advantages to Canada's system: full recourse mortgages, shorter-term fixed rates, mortgage insurance is more common in Canada, no tax deductibility of mortgage interest, higher repayment penalties, public policy differences on low-income housing, a more concentrated bank system, and a lower rate of loan originations.


"While Canada's banking system has promoted responsible borrowing and prudent lending and underwriting practices with little politically motivated interference, the U.S. banking system seems to have encouraged excessive lending to risky borrowers because of the political obsession with homeownership," Perry writes.

Canadian Mortgage Broker News - Credit report analyzer launches through MorWeb

Canadian Mortgage Broker News - Credit report analyzer launches through MorWeb

Credit report analyzer launches through MorWeb

| Wednesday, 3 March 2010


Montreal users - call 514.906.7785


Marlborough Stirling launched the anticipated American-made credit score analyzer Scoremaker to MorWeb users last night and said it's been met with a big response so far.

The tool allows brokers to run a client's credit report (Equifax only) through an analyzing system, which then gives them a preview on how to improve the score in both the short and long-term. If the broker wants more detailed instructions in how the client can up their score, they can purchase the report for $49.95.

"Most brokers are looking for a short-term solution for their clients and with this program they can have someone ready for a mortgage in 45 to 60 days," said Doug Mitchell of True Business Solutions, the company that brought the product to Canada.

After unforeseen delays in getting the product here last year, Mitchell says the Canadianized version is "very simplified" for users. Axiom mortgage broker Bob Woods has been testing the product for the past two weeks and says he has already gotten reports for 20 of his clients.

"There might not be an immediate fix for the client, but giving them a way to improve their credit score establishes a relationship and will hopefully lead to more mortgages," said Woods, who says he plans to charge clients $200 for the detailed Scoremaker report and refund them the $150 if they come back to him for a mortgage. "If I can show these clients how little actions can make such a difference, hopefully that behaviour will change once they see how it can impact them."


Montreal users - call 514.906.7785

Canadian Mortgage Broker News - Interest rate stays put as speculation continues

Canadian Mortgage Broker News - Interest rate stays put as speculation continues

Interest rate stays put as speculation continues

| Wednesday, 3 March 2010


The Bank of Canada's plan to maintain the key interest rate has been spot-on for the past 11 months, but there is speculation the trend could be ending soon.

"Based on what I'm reading now...the pendulum has swung in the direction that we'll probably see an increase in rates sooner than we originally thought," said Bruno Valko, a mortgage agent with Dominion Lending Centres in Kitchener, Ont. "Economics 101 in high school taught me if you print more money [you'll see] inflation. And if you have inflation, you're going to get an increase in rates."

Interest rates have been held at 0.25 per cent since April 2009, four per cent lower than they were in January 2008. The last time the central bank raised the overnight rate was July 2007.

"With rates as low as they are right now people are taking a hard look before they go out and either looking at getting a lower rate seeing if it's worth their while or getting their equity takeout now," said Mortgage Centre Canada broker Pam Gaunt, who is based in Saskatoon.

A release from the central bank reports the economy grew at an annual rate of five per cent in 2009's fourth quarter thanks to strong domestic spending, increased confidence and policy stimulus. The next interest rate announcement is April 20.

- Nick Lypaczewski

CAAMP Stats

CAAMP Stats

Bank of Canada Interest Rate

January 19, 2010 0.25%
March 2, 2010 0.25%*
April 20, 2010 Next meeting date

Source: Bank of Canada
*Bank of Canada statement included reference to hold rate to end of second quarter 2010

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Bank Prime Lending Rate

January 20, 2010 2.25%
March 3, 2010 2.25%
April 21, 2010 Next meeting date

Source: Bank of Canada

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US Federal Reserve Board Discount Rate

December 15, 2009 0.00% – 0.25%
January 27, 2010 0.00% – 0.25%
March 16, 2010 Next meeting date

Source: US Federal Reserve

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Exchange Rate $CDN($US)

January 27, 2010 0.9392
February 10, 2010 0.9407
February 26, 2010 0.9501

Source: Bank of Canada

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Government of Canada Bonds

Bond Type January 27,
2009
February 10,
2010
February 24, 2010
1 year Treasury Bill 0.56% 0.56% 0.62%
3 year Benchmark
Bond Yield
1.66% 1.65% 1.65%
5 year Benchmark
Bond Yield
2.46% 2.51% 2.54%
10 year Benchmark
Bond Yield
3.35% 3.43% 3.45%

Source: Bank of Canada

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Total New Housing Starts (Seasonable adjusted and annualized)

Province

November
2009

November
2008

December
2009

December
2008

January
2010

January
2009

Newfoundland/Labrador

3,300

2,700

3,800

4,000

3,600

3,600

PEI

1,100

800

1,000

900

700

600

Nova Scotia

2,800

3,600

3,000

3,000

2,700

2,800

New Brunswick

3,600

3,900

3,200

3,000

5,200

3,800

Quebec

46,500

48,200

52,100

44,000

55,400

45,300

Ontario

55,800

58,300

54,500

66,100

55,500

54,700

Manitoba

4,300

5,900

3,300

6,400

5,100

3,600

Saskatchewan

7,600

5,700

4,300

4,700

6,300

3,800

Alberta

30,200

20,400

27,300

20,000

23,600

17,200

British Columbia

20,400

22,400

23,000

23,100

27,500

18,100

Canada

175,600

172,000

175,500

172,200

185,600

153,500

Source: CMHC Housing Now – December 2009 and December 2008.
This seasonally adjusted data goes through stages of revision at different times of the year.

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Average MLS resale price for local markets

City January 2009 January 2010
Halifax $242,861 $241,968
Saint John $155,520 $163,824
Quebec $202,977 $229,875
Montreal $256,432 $283,890
Ottawa $290,930 $323,762
Toronto $343,632 $409,058
Hamilton/Burlington $264,549 $288,397
Winnipeg $177,718 $206,454
Saskatoon $278,545 $270,191
Calgary $362,143 $382,009
Edmonton $317,049 $314,783
Vancouver $536,162 $637,637
Victoria $431,312 $509,514

Source: Canadian Real Estate Association

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Source: TD Economics February 2010

Sunday, February 28, 2010

Canadian Tax Foundation

Canadian Tax Foundation: "New Quebec Business Corporations Act"




New Quebec Business Corporations Act

The newly enacted Quebec Business Corporations Act (QBCA) (SQ 2009, c. 52) replaces the Quebec Companies Act effective after 2010. The QBCA is intended to make the Quebec law more competitive, and several provisions reflect counterparts in the CBCA and the corporate-law statutes of some other provinces and US states. Enhanced protection of shareholders' rights should promote stability in financial markets and access to capital. This article summarizes some changes relevant to private companies.

Unanimous shareholders' agreement ( SA). Voting and non-voting shareholders may conclude an SA themselves or with third parties such as creditors. An SA may limit or eliminate the board of directors' powers to administer the corporation's activities and internal affairs (such as salaries, dividends, and financial undertakings) or to monitor its management. It will be interesting to see how the tax authorities and courts view the impact on corporate control of the granting of rights to third parties. The establishment or termination of an SA must be declared to the Quebec Enterprise Registrar.

Financial statements. At the annual shareholders' meeting, the board must present the corporate financial statements, which include a balance sheet and income statement and may include other information usually found in audited financial statements, as well as financial information required by the articles, the bylaws, and an SA. The corporation need not prepare its financials in accordance with GAAP, and it may choose to base them on specific provisions of Canadian income tax law and commercially accepted practices (see, for example, Canderel ([1998] 1 SCR 147)).

Financing. A corporation may issue shares with or without par value, fractional shares, and shares with multiple voting rights. Shares in bearer form are prohibited. Shares of several classes or series with the same rights and restrictions are expressly allowed, which should facilitate the issue of shares bearing discretionary dividends within the limits set in McClurg ([1990] 3 SCR 1020) and Neuman ([1998] 1 SCR 770).

Shares may be issued for fair value consideration in money, property, or past services. Consideration does not include a promissory note or a promise to pay by the issuee or by a person who does not deal at arm's length (as defined in the Quebec Taxation Act) with him or her. If the consideration is not fair value, a director is solidarily (jointly and severally) liable unless he or she did not know or could not have reasonably known that the consideration was not fair and he or she acted prudently and with reasonable diligence in the circumstances.

A corporation may issue an instrument, certificate, or other evidence of a right to exchange, option, or acquire shares. Inter alia, the legislation codifies the grant of special warrants, options, and other hybrid instruments. Solvency tests prohibiting a loan, suretyship, and other financial assistance to a shareholder or subsidiary are eliminated. If shares are issued without full payment, any unpaid amount is a debt due by the shareholder; in the event of default, the shareholder loses voting rights and the shares may be confiscated.

Paid-up capital. The corporation must maintain an issued and paid-up share capital account by class and series of shares. Except for shares with nominal value, the total consideration paid must be remitted. A lesser sum may by remitted in non-arm's-length transactions. The QBCA provides when and how issued and paid-up share capital accounts are credited and debited, with the objective of facilitating the application of the income tax PUC rules.

Dividends. A corporation cannot declare a dividend if there are reasonable grounds to believe that it may be unable to pay its liabilities as they become due; otherwise, the directors are solidarily (jointly and severally) liable for restitution, with some exceptions. The rule does not apply to a dividend payable in shares in or in share option rights. All or part of a share dividend's value may be added to the class's paid-up share capital.

Reorganizations. A corporation may not hold its own shares or its parent's, or allow a subsidiary to hold its shares, for more than 30 days; during that time, the parent shares' voting rights cannot be exercised. A limited holding period facilitates compliance with certain income tax reorganization rules. Non-compliant acts are invalid under the QBCA; apparently there is no provision similar to section 16(3) of the CBCA, under which acts are not invalid only because they are contrary to a corporation's articles or to the CBCA. The QBCA plan of arrangement regime is similar to that in the CBCA.

Date and time. The date and time of articles of incorporation and amendment may be fixed, thereby enhancing the flow of transactions and certainty for tax purposes.

Continuation. A legal person created under Canadian or foreign law may continue under the QBCA, and a Quebec corporation may continue under those other laws.

Substantial alienations. Before a corporation can alienate (sell, exchange, and rent) property and thus disenable itself from continuing its substantial activities, a special resolution of two-thirds of its shareholders is required. A parent corporation must prohibit its subsidiaries from undertaking a property alienation that will prevent the parent from pursuing its substantial activities. The loss of control of a subsidiary is deemed to be an alienation of all its property. Alienations in the normal course of business and to a wholly owned subsidiary are excluded. A corporation is deemed to pursue its substantial activities if its activities require at least 25 percent of its assets' value at the year-end before the alienation and generate at least 25 percent of that prior year's revenue or income before taxes. Any dissenting shareholder may request the redemption of his, her, or its shares.

Corrections and revival. New rules may allow the revival of a corporation to make a tax election and to allow a corporation's articles to be modified, corrected, consolidated, or cancelled.

Directors. A director need not be a Canadian resident. Unless he or she acted with prudence and reasonable diligence, a director may be exposed to liability when there are reasonable grounds to believe that a corporation will be unable to pay its liabilities as they become due as a result of an acquisition of shares, an increase or decrease in share capital, a declaration and payment of dividends, or a reorganization. Under the Civil Code of Quebec, any director of a legal person must in the exercise of his or her functions act with prudence, diligence, honesty, and loyalty. A director's prudence and diligence is presumed if he or she relies in good faith on the report, information, or opinion of a corporate officer who the director believes is reliable and competent in the exercise of his or her functions. Except in the case of unpaid salary, the court may exonerate a director in whole or part if the director apparently acted in a reasonable manner and with honesty and loyalty and if in all fairness he or she should be exonerated.

Language. Outside Quebec, a corporation may identify itself in a language other than French.

Minority rights. A shareholder or a beneficiary of a security may have recourse if its rights have been abused or if the corporation did not protect its rights. A "security" is a share and, in the case of the reporting issuer, includes a debenture, bond, and note dealt in or traded on a securities exchange or financial market. The court may order an investigation of the facts. Recourse includes the right to act on behalf of the corporation, review its functions, modify an SA, make board appointments, forbid the corporation and its subsidiaries to make payments to previous or existing security holders, prevent a particular conduct, modify or terminate a contract, name a receiver, require the reimbursement of securities, and order a corporation's dissolution.

Redemption right. A dissenting shareholder may require the redemption of its shares at fair value on the day before the adoption of a resolution or question such as a shareholder squeeze-out, substantial alienation of property, amalgamation, continuation, and dissolution.

Claude Désy
De Grandpré Chait LLP, Montreal

Canadian Tax Foundation

Canadian Tax Foundation: "The Evolution of Payroll Taxes"




The Evolution of Payroll Taxes

Statistics Canada's Provincial and Territorial Economic Accounts provides easily accessible data on public finance. The information shows that since 1981 federal and provincial payroll taxes have remained a small part of the overall tax burden, despite long-term increases in Canada and Quebec Pension Plan contributions and a long-term decline in employment insurance (EI) premiums.

As shown in the table, federal and provincial income taxes rose from 19.6 percent of wages, salaries, and supplementary labour income in 1981 to a high of 27.1 percent in 1998 and have since settled in the range of 23 to 24 percent. Over the same period, the payroll taxes identified in the table rose from 6.3 percent of income to a high of 9.6 percent in 1998 and in 2007 amounted to 9.2 percent, an increase much smaller than the overall increase in personal income taxes. The two main payroll taxes have changed in opposite directions. The amounts shown for Canada and Quebec Pension Plan contributions, which include employee, employer, and self-employed contributors, rose substantially with the rate reform introduced to restore financial stability to the plans. These levies were equivalent to 2.0 percent of income in 1981 and now amount to 5.5 percent. Employee and employer contributions to the EI program amounted to only 2.4 percent of income in 1981, but rose to 4.0 percent in 1998 and then began a steady decline until 2007, when they were equivalent to only 2.1 percent.

Income and Payroll Taxes as a Percentage of Wages, Salaries, and Supplementary Labour Income
1981 1990 1998 2006 2007
Personal income tax
Federal 11.7 15.9 16.8 14.1 14.9
Provincial 7.9
10.2
10.3
9.2
9.4
Subtotal 19.6
26.1
27.1
23.3
24.3
Payroll taxes
CPP and QPP 2.0 2.7 3.9 5.6 5.5
Employment insurance 2.4 3.5 4.0 2.3 2.1
Workers' compensation 1.1 1.6 1.3 1.2 1.2
Medical care 0.8
0.3
0.4
0.4
0.4
Subtotal 6.3
8.1
9.6
9.5
9.2

Economic theory indicates that workers bear the burden of all payroll taxes: even those taxes initially imposed on employers are presumably passed along eventually in the form of lower wages. But employers see payroll taxes as a direct cost of employing workers. The move to increase Canada and Quebec Pension Plan levies was offset for most employers by reductions in the more onerous EI premiums. The balance shown in the table will change when the EI premiums are revised to reflect the program costs inflicted by the recession.

David B. Perry
Toronto