BMO's 5 year 2.99% Mortgage Offering

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On first glance this looks like a great deal. 2.99% for a 5 year mortgage- the lowest 5 year rate ever.
However a closer analysis offers some of the points to be aware of.

Consider:

This is a two-week promo (at the moment) valid until JANUARY 25TH.

There are conditions to their offer. The main terms of BMO's special are as follows:

Maximum Amortization: 25 years
Rate Hold: Up to 90 days
Pre-Approvals: Allowed
Lump-sum Pre-payments: 10% maximum per year (1/2 of the 20% that BMO normally allows)
Optional Payment increase: 10% maximum per year (again, 1/2 of the 20% that BMO normally allows)
Term: Fully closed unless you sell the property, refinance (with BMO only), or early renew into another BMO mortgage.
BMO Mortgage Cash Account: Not available with the Low-Rate
BMO Skip-a-Payment: Not available with the Low-Rate
BMO ReadiLine: Not available with the Low-Rate
Other Details: Not applicable to non-owner occupied rental properties

Most importantly, the client is tied to BMO for the entire 5 year term of their mortgage, even if they want to break it and pay a penalty, they are forced to stay with BMO at whatever rate BMO offers. Client loses negotiating power.

This rate and mortgage is great if you plan to live in the house for many years and will not need to refinace during the term.

CAAMP'S VIEW ON TODAY's MORTGAGE ISSUES

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BASED ON OUR RESEARCH AND KNOWLEDGE OF THE SECTOR, WE SEE NO REASON TO TIGHTEN OR RESTRICT ACCESS TO RESIDENTIAL MORTGAGES AT THIS TIME1. CURRENT ENVIRONMENT Canada has a well-earned reputation for exercising economic prudence. As a result, we have managed to avoid a mortgage or housing market meltdown. Our banks are stable and our economy, while impacted by the general global economic slowdown, remains healthier than most. CAAMP’s extensive industry research indicates that the Canadian mortgage industry is healthy. We must continue to “stress test” our own financial sector to determine how it would withstand potential weakening of the economy. The more educated we are about the debt we incur (mortgages, credit cards, lines of credit), the better off we will be2. FEDERAL GOVERNMENT ACTIONS TAKEN The federal government responded promptly when it was determined changes were needed in the mortgage market. There have been three significant sets of changes in the past 36 months: - Amortization periods shortened to 30 years from 35 and 40 years - Minimum down payment increased to 5 per cent of purchase price. No 100% LTV mortgages - Homeowners refinancing their mortgage may borrow up to 85 per cent of the equity in their home; down from 90% and 95% - These changes have impacted the mortgage market; re-financings have decreased dramatically and mortgage credit growth has slowed Based on our extensive research and knowledge of the sector, we see no reason to further tighten or restrict access to mortgages at this time3. REASONS FOR CURRENT CONCERN1) Housing Market Prolonged low interest rates are making it more attractive to purchase a home Research shows that the vast majority of homeowners can accommodate rate increases (84 per cent surveyed in CAAMP’s fall 2011 research said they could handle a $200/month increase) CAAMP’s fall 2011 survey indicates mortgage borrowers are prudent, increasing their lump sum payments and paying down their mortgage faster than required Supply and demand drive housing prices – provinces and municipalities should be more aware of their land-use policies and how they impact housing supply2) Media Focus on Insurance Ceiling - Changes in Some Banks’ Lending Practices It is a fact that CMHC is approaching its $600 billion government-imposed limit on mortgage default insurance. Private insurers have a $300 billion limit. This has nothing to do with mortgage insurers being responsible for an increasing number of higher risk mortgages Lenders are buying portfolio insurance against defaults on low risk mortgages - cases where homeowners have more than 20 per cent equity in their homes. These are not high risk mortgages. CMHC is approaching its limit because the number of mortgage holders has grown, the population and housing units have increased and lenders have been insuring low risk mortgages, leveraging the government’s triple A credit rating for other bank business Residential mortgage credit in Canada continues to expand. During the past five years, outstanding residential mortgage credit has expanded by 53%, or an average rate of 8.9% per year. The growth rate is slowing The volume of outstanding residential mortgage credit passed the $1 trillion threshold in July 2010, and as of August 2011, it reached $1.079 trillion Increased homeownership results in an increase in mortgage default insurance However, mortgage defaults are rare. CMHC reported it paid out $454 million in the first nine months of 2011 which represents a 0.42 per cent default rate Overall mortgage arrears rates in Canada are declining and never approached the level of the early 1990s. The housing market in Canada is growing organically and safely There is no parallel in Canada to the subprime default problems that plagued the US market3. FURTHER RESTRICTIONS ON ACCESS TO MORTGAGESWho will be affected? Self-employed borrowers who represent a growing portion of our labour force (currently 2.67 million people, or 15% of employment in Canada) New Canadians who can afford a down payment but have yet to build credit and employment history First time homebuyers who want to enter the homeownership market and build equity These are not the people who fall in to a sub-prime loan category like we saw in the US; yet these changes will impact them The housing industry is an engine of growth in Canada. If we impede its growth, we will add to unemployment and depress the economy If fewer mortgage lenders are able to insure their loans simply because the insurance program has not kept pace with the growth in the mortgage market, then consumers will have less choice when it comes to negotiating a mortgage. Less choice, or less competition, will inevitably lead to higher borrowing costs for the Canadian consumer Likewise, if mortgage brokers are restricted in the mortgage products they can offer, consumer choice will be diminished and costs will increase This reduced access to capital will make it more difficult for people who can legitimately afford to buy a home4)What are the Risks of Further Restricting Access to Mortgages?CAAMP has one of the most comprehensive collections of research on the mortgage industry. It includes original data on borrowers and the characteristics of mortgage loans. This research has revealed repeatedly that borrowers and lenders in Canada have been prudent, and only a very small share of borrowers would have trouble affording future rises in mortgage rates.There are risks, but most are related to the broader economy through two channels:UnemploymentThe broader economic data suggests that the Canadian economy is slowing. If that results in job losses, the housing market would be negatively affected, and there would be impacts on mortgages held by people who lose jobs and then struggle to make payments.Declining Housing PricesHousing prices could decline in a weaker market. In a recession, there is the threat of a downward spiral: a weak economy harming the housing market which negatively affects the broader economy. We believe and trust that the federal government will act to mitigate such a negative scenario.These risks have nothing to do with mortgage products themselves.Risks to the Canadian mortgage market are dependent on the performance of the broader economy. In that light, the best means to control mortgage market risk is through strong economic management. In particular, care must be taken not to take any measures in the mortgage market that unnecessarily reduce housing activity that would be damaging to the economy.

VIEWS ON BANK of MONTREAL'S 5 YEAR RATE

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A good explainatory article by Robert McLister of Canadian Mortgage Trends explaining the pros and cons of Bank of Montreal's just announced 5 year 2.99% rate:BMO Cranks Up the Heat AgainBMO is dead-set on winning mind share among consumers.It's coming back to the market with two new deep-discount rate promos: A 5-year fixed at 2.99% (which starts Thursday, March 8, 2012) A 10-year fixed at 3.99% (which starts Sunday, March 11, 2012) Both of these specials are low-frills, meaning: A Lower Maximum Amortization: 25 years versus 30-40 years elsewhere Less Lump-sum Pre-payment Ability: 10% maximum per year (i.e., 1/2 of the 20% that BMO normally allows) A Smaller Payment Increase Option: Up to 10%, once per year (again, 1/2 of the 20% that BMO normally allows) A Locked Term: The Low-rate Mortgage is fully closed unless you sell the property, refinance (with BMO only), or early renew into another BMO mortgage. In other words, unless you sell, you're not leaving BMO for 5 years, like it or not. Both the 5-year and 10-year promos run for 3 weeks, until March 28, 2012.We've heard talk that TD and RBC will not match BMO's pricing on the 5-year term. We'll see. The last time BMO ran this special, its competitors quickly responded with 4-year rates of 2.99%. Despite the one less year, those competing offers came with all the normal bells and whistles.Unfortunately for competitors, a 2.99% five-year rate makes more headlines than a four-year promo at the same price, and BMO knows it. This deal has garnered almost a dozen major media stories already, and the press release only came out four hours ago.As for BMO's 10-year deal, it is 146 basis points below the nearest Big 6 bank competitors' advertised rates. It is BMO's lowest 10-year rate ever, and it matches ING's current 3.99% offer. (ING was the first bank in Canada to advertise 10-year rates below 4.00%.)With these rates, BMO is starting to make other big banks look increasingly silly. CIBC, National Bank, RBC, and TD are currently promoting 5-year "special offer" rates of 4.04%. That's 105 basis points above BMO (albeit with more flexibility). Those rates border on ridiculous, and they insult the intelligence of increasingly savvy consumers who know that well-qualified borrowers rarely pay anything close to those rates.Yes, we say that knowing that BMO's Low-rate mortgage is highly restrictive and not suitable for most.It is, however, suitable for some. The target market includes many: First-time buyers Rental property owners Owners of 2nd homes The customer should have no foreseeable need to break, increase or aggressively prepay his/her mortgage for five years.In posting more transparent rates than its peers, BMO is taking a page from brokers and smaller rivals. In doing so, it's building credibility with consumers at its competitors' expense.Frank Techar, BMO's Canadian banking head, tells Bloomberg: "The reaction to our January offer was fantastic." With a mortgage market that BMO CEO William Downe admits is "slowing," 2.99% is a big fat worm on a hook. It is bait that gets BMO's phones ringing.It also gives BMO's sales force a chance to upsell people into higher margin mortgages without all the restrictions of BMO's Low-rate product. (There's a lot of that going on, according to the BMO mortgage specialists we've talked to.)With this rate sale, BMO is certain to take flak for fuelling consumer borrowing at a time when high debt levels are worrying policymakers.To that end, Techar maintains that BMO is not fuelling the fire. He tells the Financial Post that these rates "are consistent with the debate around the need to reduce consumer debt levels."In an interview with Reuters, he said: "People are not going to stretch to get the largest mortgage they can with a 25-year amortization product. Because the monthly payments are higher, they...will go to a 30-year amortization product." (He's right.)Downe recently said this to analysts about BMO's Low-rate Mortgage:"We think that's a product that is good for Canadians; it's good for Canada; it's good for our customers, and we intend to continue to promote it in this environment.It's a product that we believe addresses all of the risks that are currently being debated, whether or not the consumer debt levels that are too high in Canada and a possible fallout from economic slowdown and rising interest rates. It helps our customers pay less interest. It mitigates their interest rate risk for five years. It helps them retire debt free by paying off their balance faster, and it works against market price appreciation. In fact, it helps with...house price appreciation, because the shorter amortization reduces the maximum purchase price people can afford."Being a 5-year fixed, this product does mitigate some risk. A 200 basis point rate increase by 2017 would only lift payments $133/month on the average Canadian mortgage of $151,000.As for rumours that policymakers are ticked off by BMO's pricing, the last time anyone looked, it's still a free market. BMO can price as it sees fit within regulations. As long as underwriting standards remain high, God bless it for bringing down rates industry-wide.Even if rates like 2.99% do spur more interest in mortgages, it doesn't mean lenders will approve high-risk borrowers. BMO's average loan-to-value (LTV) is just 60%. More notably, BMO's residential mortgage portfolio has a long-run loss rate of less than 2 basis points (i.e., exceptionally low).Barring a run-up in bond yields, we could now start seeing competitors (like mortgage brokers) respond with full-frills 5-year offers that are just a pittance above BMO's rate. Some might even match or beat it.We'd strongly encourage most folks to consider paying a bit more to avoid the low-rate mortgage restrictions—especially if the premium is small (0.05%-0.10%) and especially if you can benefit from the service and extras that come with a standard mortgage.Side Note: Here are a few more details about BMO's Low-rate Mortgage: Rate Hold: Up to 90 days Pre-Approvals?: Yes BMO Mortgage Cash Account: Not available with the Low-Rate mortgage BMO Skip-a-Payment: Not available with the Low-Rate mortgage BMO ReadiLine: Not available with the Low-Rate mortgage Rentals Allowed? Yes 2nd Homes Allowed? Yes

Children's art amount

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Happy spring.  At the office we are busy meeting personal clients, completing corporate year ends and excited for yet another personal tax season. It's nice to see everyone this time of year and do a little catching up.

With the 2011 personal tax season here, there are some additional credits available in 2011.  Probably the most common credit will be the children's art amount. 

All the details can be found by following this link: http://www.cra-arc.gc.ca/tx/ndvdls/tpcs/ncm-tx/rtrn/cmpltng/ddctns/lns360-390/370/menu-eng.html

For clarification or just to arrange a personal tax meeting please get in touch with us.

Have a great week

Halloween

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HAPPY HALLOWEEN


We hope everyone enjoys a great Halloween.  Dress up, eat lots of candy and have fun.

Tomorrow is the start of the last 2 months of 2012.  Really? Wow, time sure does fly.

It is a good time of year to ensure all your tax matters are in order.  This applies to both personal and corporate taxation.

For corporations:

• Ensure that the dividends you may be declaring meets your personal tax plan. 
• Possible bonus to pay/declare is done to reduce taxable income. 
• Pay back of any loans to ensure these are not considered taxable benefits. 
• T4s and T5s fillings are due in early 2013, ensure all payroll and compensation matters are being tracked, paid and accounted for. 
• All business expenses are being accounted for that have been incurred.
• Bookkeeping is up to date.

For personal matters:

• RRSP contributions are on track.
• Any deductible expenses are accounted for. Examples include, child care, transit, child arts and fitness, medical expenses, new home purchase. 
• If you have a rental property, proprietorship, or eligible for employment expenses; ensure you are tracking all eligible expenses, revenues and have the necessary forms are completed by your employer (T2200)
• Capital gains and losses are tracked.

These are just a few examples of  steps you can be taking to tax plan before deadlines come and go.  Being organized and prepared will help you plan for and possibly reduce your taxes before it is too late. 
Happy Halloween!

The Bible's Word of Liberation and God's Solidarity with the Oppressed

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Rev. Jeremiah Wright 

The passage below (Job 31.14-22, 31, 38-40) is from today's Old Testament reading in the Daily Office- the writer of Job connects the judgment of God with our response to the oppressed- the poor, naked, hungry, workers, aliens (travelers here). This passage correlates with Jesus teaching on the final judgment in Matthew 25.31-46.

Today, a person left this comment on an older blog post of mine featuring Liberation theologians: “The worst is how people still try to oppose this -(Liberation theology)- If 'Christians' really think that believing in Christ allows them to be rich and at the same time not help the poor, well, then God have mercy on their souls.”  Could not have said it better myself.

It is the Bible itself that proclaims a message of liberation and social justice, it is not an innovation of liberals, social gospelers, or liberation theologians. It is very the Word of God, which we reject or ignore at our own risk.

As I have said before, I am a believer in Liberation Theology. Really, there should not be a need for liberation theology if we believe the Bible. But since people ignore the Bible's message of liberation and justice, God must raise prophetic voices, including the proponents of liberation theology. It is only from a context of wealth, power, and privilege that one can ignore the liberation announced in the Bible by Jesus and the Hebrew Prophets.

- Lance

++++++++++++++++++++++++++++++

For what shall I do when God shall rise to judge? and when he shall examine, what shall I answer him? Did not he that made me in the womb make him also: and did not one and the same form me in the womb?

If I have denied to the poor what they desired, and have made the eyes of the widow wait: If I have eaten my morsel alone, and the fatherless hath not eaten thereof: (For from my infancy mercy grew up with me: and it came out with me from my mother's womb:) If I have despised him that was perishing for want of clothing, and the poor man that had no covering: If his sides have not blessed me, and if he were not warmed with the fleece of my sheep:

If I have lifted up my hand against the fatherless, even when I saw myself superior in the gate: Let my shoulder fall from its joint, and let my arm with its bones be broken.  For I have always feared God as waves swelling over me, and his weight I was not able to bear. If I have thought gold my strength, and have said to fine gold: My confidence:  If I have rejoiced over my great riches, and because my hand had gotten much.

If the men of my tabernacle have not said: Who will give us of his flesh that we may be filled? The stranger did not stay without, my door was open to the traveller.

If my land cry against me, and with it the furrows thereof mourn:  If I have eaten the fruits thereof without money, and have afflicted the soul of the tillers thereof: Let thistles grow up to me instead of wheat, and thorns instead of barley.

- Job 31.14-22, 31, 38-40, Douay 

HERE'S WHAT OBAMACARE DOES, WE NEED TO SELL IT WITH ALL OUR MIGHT

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via We Should Be Praising Obamacare With All Our Might (The PCTC Blog http://pleasecutthecrap.typepad.com/main/2012/09/obamacareisgreatlaw.html )

HERE'S WHAT OBAMACARE DOES, WE NEED TO SELL IT WITH ALL OUR MIGHT ~

"...With less than eight weeks to go before we (hopefully) reelect President Obama, I was confronted with a Republibot yesterday that just plain made my mind numb. She's on Medicare, and because she's a Romney supporter with all her might, she has convinced herself that Obamacare will do great harm to Medicare, and that it's all around just really evil. She actually said, (and I'm not making this up. I wish I was.) "I don't want a panel of 12 people deciding..." I cut her off, knowing she was talking about "death panels."

I can't believe anyone still believes there will be death panels in Obamacare. But since there obviously are, this piece became necessary. In this piece, you will find out what is in Obamacare, and why it makes our health care system better.

Look, folks, it's this simple. Two and a half years ago, President Obama signed into law the most sweeping change to our health insurance system ever. It needs improvement; I will not argue that at all. But overall, it's a very progressive law.

This law does a lot for people, and not just because it will make insurance available to those who haven't carried a policy for years. Even those who have the same plan they've had for years will see major improvements in their coverage...

... the Affordable Care Act strengthens Medicare in ways that will make it even more difficult for Republicans to kill it. Also, strengthening it will increase the appeal of the program, and quite possibly set it up as an irresistible version of the "public option" so many claim as essential to a successful universal health care plan...

...Is the ACA perfect? Of course not. No single bill ever is. But it's damn good, and it improves our health insurance system enough that all we'll need to do going forward is to tweak it to make it better. It does a lot, and we need for everyone to know this..."

More at: http://pleasecutthecrap.typepad.com/main/2012/09/obamacareisgreatlaw.html
(RJ)

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