Low interest rates are a form of economic junk food.
It’s true
in the housing market, where low rates have glossed over a striking
decline in affordability in the past two decades. A sustainably strong
housing market is based on fundamentals like a reasonable match between
growth in incomes and home prices, not the economic equivalent of fat
and salt.
Most of
us have at least a basic idea of how much house prices have gone up in
recent years, but there’s been a lack of curiosity about how buyers are
keeping up. For some perspective, let’s look at incomes as taken from
Statistics Canada data on weekly earnings going back to 1997, and real
estate price data supplied by the Canadian Real Estate Association.
Back
in 1997, the average house price in Canada of $154,620 was about 4.9
times the average pretax annual income ($31,484) of an individual with a
full-time job. For the year through July 31, the average price of
$379,725 puts houses at about 7.8 times income. ($48,497, all figures in
current dollars).
A reasonable long-term assumption is that
houses will rise in price by the inflation rate every year on average,
and that wages will more or less keep up with inflation. That would give
us a kind of affordability equilibrium in the housing market.
But house prices have surged ahead of income.
In the past 17 years, incomes have risen by an average annual rate of
2.6 per cent, while house prices have gone up 5.4 per cent. Put another
way, house prices have more than doubled over that period, while incomes
are up by just a bit more than half.
The surge in housing prices
is the great gift of the global financial crisis five years ago. The
crisis drove interest rates down to historic lows, thereby allowing
buyers to shrug off a growing disparity between their incomes and the
cost of buying a house. The availability of 30-, 35- and even 40-year
mortgages a few years back also helped obscure the income-house price
gap.
But rates have been the big stimulus for the housing market.
The prime lending rate at banks and credit unions – it’s used to price
variable-rate mortgages – fell as low as 2.25 per cent from 6.25 per
cent in mid-2007 before edging back up to the current level of 3 per
cent. The average posted rate for five-year fixed-rate mortgages fell to
5.14 per cent at mid-year from 7.24 per cent in 2007.
You can
chop roughly 1.5 percentage points off those five-year fixed rates to
get the discounted costs that borrowers typically pay. On a $400,000
mortgage, the decline in these discounted rates over the past five years
would have saved a buyer about $470 per month.
That’s what kept
houses affordable while prices left income growth behind. Can we keep
living this way? A lot depends on interest rates. The Organization For
Economic Co-operation and Development said last week that Canada may
need to start pushing up rates next year, and that our central bank’s
benchmark rate may need to more than double by the end of 2015.
But
that almost certainly won’t happen. BMO Nesbitt Burns has interpreted
the Bank of Canada’s latest words on rates to suggest that the status
quo will rule for at least another year. So we’re good on housing,
right?
Low rates were needed to stabilize the economy back in the
financial crisis, and they may still be required. But let’s recognize
that they’re having an unhealthy effect on housing by getting people
into homes that are going to be tough to manage financially.
At
some point in the next couple of years, the economy is going to surprise
us on the positive side. Anyone who buys a house now or bought in the
past two years or less has virtually no chance of avoiding a sizable
rate increase at renewal, and that means a higher cost of living.
A
more enduring foundation for affordable housing is a match between
incomes and house prices. It’s sometimes said that a house should
ideally cost three times your annual salary. That’s laughably out of
date, so let’s say three times your household income.
With two
average wage earners in a household, the ratio of price to income falls
to 3.9 from 7.8. If that seems okay to you, consider that house prices
in October rose 8 per cent over the same month a year earlier on a
national basis. Anyone get an 8 per cent raise lately?
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