Kelly Prsa, Mortgage Broker, Verico Equity Plus Mortgages Lic#11031

Kelly Prsa, Mortgage Broker,  Verico Equity Plus Mortgages Lic#11031 You deserve expert mortgage advice. I can help!

Hello, I'm Kelly Prsa, and I have been a Financial Services Industry Expert for over 30 years having worked at a major financial bank and mortgage brokerage firms. Joining the team at Verico Equity Plus Mortgages I am able to offer numerous choices for mortgages from numerous mortgage lenders. This ensures my clients get the best product, rates and mortgage features available on the market and fur

ther ensures that it will match their financial goals and needs. After all these years I still love this job and find it so rewarding assisting clients with some of the biggest financial decisions of their lives. No matter your current or past financial situation I will work with you to achieve your goals or set a plan to attain your goals.

05/27/2025

Kelly Prsa, a high-standing mortgage broker with Verico Equity Plus Mortgages Inc., has been selected for ThreeBestRated®’s Award of Excellence for the seventh

Some good news to share starting December 15, 2024, the federal government has expanded eligibility rules for home buyer...
12/12/2024

Some good news to share starting December 15, 2024, the federal government has expanded eligibility rules for home buyers with less than 20% down payment.

It’s designed to help more Canadians achieve their dream of homeownership.

Here’s what you need to know:

1) New 30 year Amortization will now be available for borrowers with less than 20% down payment with the following eligibility:
• First-time homebuyers OR
• Borrowers that are purchasing a new build property.

* Property must be owner-occupied or occupied by a family member on a rent-free basis.

First-time homebuyers are defined as:
• A borrower that has never purchased a home before, OR
• A borrower that has not occupied a home as a principal residence that either they themselves or their current spouse or common-law partner owned in the last 4 years, OR
• A borrower who recently experienced the breakdown of a marriage or common-law partnership.

2) New Purchase Price Limit Increase for all borrowers with less than 20% down payment

The maximum purchase price for high ratio insured mortgages (LTV greater than 80%) has increased to $1,499,999.

Please note downpayment requirements for the mortgage are as follows:
• 5% down payment on the portion of a purchase price up to $500,000.
• 10% down payment on the remainder of the lending value (i.e. purchase price between $500,000 and under $1,499,999).

3) Don’t forget the First Home Buyer Savings Account … finally a product that makes sense!! Message me for more details.

10/22/2024

Boundaries, communication are key for parents running the Bank of Mom and Dad

In a world of sky-high home prices and rising cost of living, many parents are inclined to financially help their adult children. But experts say parents need to lay out clear guidelines before their children tap the Bank of Mom and Dad to ensure they don’t put their own retirements on the line.

By Ritika Dubey

“If there (are) no boundaries, the parents can put themselves in a shaky position,” said Sara McCullough, a financial planner and owner of WD Development.

Parents should assess whether they can afford it or if they’re going to put themselves at risk in the future, she said.

It’s not uncommon for parents to help their adult children with monthly bills or a down payment for a home, but as the affordability crisis hits all generations, experts warn parents should first look at their own retirement plans and establish reasonable boundaries before lending others a financial hand.

In McCullough’s practice, she often helps parents who are concerned about their kids’ outstanding bills or lifestyle they can’t afford.

“Parents have come to me and said: ‘We’re thinking of helping our kids. They got in over their head,'” she said.

“I will talk to parents about making it clear to the child, ‘We’ll do this for you once.'”

Over the past two years, financial headwinds have hit Canadians hard: inflation was at decades-high levels, borrowing costs jumped and while home prices have moderated, they’re still wildly unaffordable for many. The cost of renting has also surged. Meanwhile, wages have grown at a roughly five per cent clip but are still playing catch-up to prices.

And as food and shelter costs eat up a bigger slice of the monthly budget, families have sometimes struggled to find the money for child care, utilities and clothing — let alone a vacation.

Parents willing and able to help their children financially should start with boundary-setting, McCullough said. It could look different from family to family but says establishing the nature of help from the get-go lays the groundwork.

Parents should be clear about whether the money is a one-time gift, recurring help with bills or a loan, she said.

If the money is being used to bail out their child, she added, parents should push their kids toward professional help so they don’t land in the same situation again: “That is a gift with strings.”

She recounted one of her clients helping their adult kids with monthly payments.

“(The parents) were doing a monthly transfer to their adult children in their ’30s. The son was married. They had two children,” McCullough said.

“That effectively meant the child had 33% more income to spend than what they were bringing in on their own,” she added. The monthly transfers convinced the adult kid to move to a bigger house and plan a third child while the wife contemplated becoming a stay-at-home mother.

But the parents were going to retire in three years, McCullough said. Transfers would’ve eventually stopped after retirement — all when the kids were unaware of how their parents felt about their own financial health.

“What’s going to happen when you run out of money?” she asked. “Now we’ve got two families out of money.”

Stephanie Kotsopoulos of Toronto-based Basis Wealth agreed that having open communication about finances is key and professional help could make it smoother.

“Make that clear initially,” Kotsopoulos, a financial planner and partner at the firm, said. “It’s hard for other people to know what you’re thinking, and so I think that in these types of situations … it’s important to have those conversations.”

She suggested involving independent legal advice for both sides if parents are helping with a big purchase such as buying a house. This would make sure both parties are protected.

If parents aren’t comfortable with giving money, they need to be able to explain that to children respectfully, Kotsopoulos said. Similarly, if adult kids have questions, they should be able to ask.

Parents are also helping their adult kids with day-to-day expenses, such as paying for their grandkids’ extracurricular activities or unforeseen expenses like car repairs that would otherwise be put on a credit card.

Because of the miscellaneous nature of small but unforeseen expenses piling up on credit, parents might not always know what the money goes toward, McCullough said.

With every bailout situation she added, it’s an opportunity for adult kids to understand the financial consequences if parents weren’t there to help out.

It all comes down to what parents are comfortable giving, and knowing they’re not risking their own plans, she said.

“Because we’re living a lot longer … you’re potentially needing to fund yourself into your ’90s, maybe even for longer than your actual working years,” Kotsopoulos pointed out.

Parents should be able to envision — and plan for — a healthy, retired life before they decide to help their adult children, she added.

Written by The Canadian Press. Personal Finance. October 18, 2024

10/15/2024

Scotiabank: Shifting Priorities at the Bank of Canada

From Scotiabank

As the reduction in inflation takes hold and economic activity slows down, the Bank of Canada seems to be shifting its priority from inflation control to worries about growth.
Using a monetary policy reaction function that estimates the weight on inflation and the output gap over time, we find empirically that that Bank of Canada is now putting more weight on the output gap. This is a break from the last two years in which the estimated weight on inflation dominated that placed on the output gap. Our model suggests that as of 2024Q4, the BoC will focus more on eliminating this economic slack than on fighting inflation.
Our current forecast is that the Bank of Canada cuts by 25 bps at each of the two remaining meetings this year. This work suggests there is a risk that Governor Macklem will be more aggressive than that if he indeed is putting more weight on growth going forward. That would translate into a risk of a 50 bps cut at one of these meetings.
https://www.scotiabank.com/ca/en/about/economics/economics-publications/post.other-publications.inflation-reports.boc-rate--october-2--2024.html

09/23/2024

Canadian Housing Activity Remains in Holding Pattern

National home sales increased in June following the Bank of Canada’s first interest rate cut since 2020, and activity posted another small gain in August on the heels of the second rate cut in late July, but the bigger picture appears to be a market mostly stuck in a holding pattern.

Home sales recorded over Canadian MLS® Systems edged up by 1.3% on a month-over-month basis in August 2024, reaching their highest level since January and their second highest in over a year.

“Despite some fledgling signs of life to kick off the long-awaited monetary policy easing cycle, Canadian housing market activity still looks to be stuck in the same holding pattern it’s been in all year,” said Shaun Cathcart, CREA’s Senior Economist. “That said, with ever more friendly interest rates now all but guaranteed later this year and into 2025, it makes sense that prospective buyers might continue to hold off for improved affordability, especially since prices are still well behaved in most of the country.”

Highlights:

National home sales edged up 1.3% month-over-month in August.
Actual (not seasonally adjusted) monthly activity came in 2.1% below August 2023.
The number of newly listed properties ticked up 1.1% month-over-month.
The MLS® Home Price Index (HPI) was unchanged month-over-month but was down 3.9% year-over-year.
The actual (not seasonally adjusted) national average sale price was almost unchanged (+0.1%) on a year-over-year basis in August.
https://stats.crea.ca/en-CA/

08/20/2024

Study reveals: The evolving landscape of Canadian lending: Key trends in mortgage and non-mortgage loans

Non-mortgage loans are above the levels seen before the pandemic

Non-mortgage loans have increased from the first quarter of 2019 and edged up in the first quarter of 2020. Over the next two quarters, non-mortgage debt levels declined as lockdowns came into full effect. Canadians were able to build up savings, reduce debt and reduce spending to bolster their finances against uncertainty as non-essential businesses closed and travel restrictions were imposed. Despite this reduction, since 2022, debt levels have risen, ultimately wiping out the previous effects. This increase in debt levels can be attributed to several factors, including inflation that peaked at 8.1% year over year in June 2022, making everyday goods and services more costly.

Uninsured mortgage loans grow faster than insured ones as house prices increase

Since 2017, uninsured mortgages have predominated in Canada, overtaking insured ones for the first time that year. From 2012 to 2019, the outstanding value of uninsured mortgages grew quarterly by 3.0% on average, while insured mortgages declined by 0.4%. This disparity widened during the pandemic as house prices soared due to lower borrowing costs and increased demand, with the quarterly growth of outstanding value of uninsured mortgages reaching 3.4% from 2020 to 2022, while insured mortgages declined by 0.5%. Rising interest rates from early 2022 through the third quarter of 2023 cooled housing market activity, decelerating the quarterly growth of uninsured mortgages to 2.0%, compared with a decline of 1.0% for insured mortgages during the same period.

Arrears for non-mortgage loans are trending upward

Households with loans in arrears, defined as those late on debt payments by 90 days or more, saw a slight increase during the first two quarters of 2020 owing to economic closures. Government support during the pandemic helped reduce arrears by increasing household disposable income. However, as interest rates rose and pandemic-related support diminished, non-mortgage loan arrears climbed again in 2022. Passenger vehicle loans (+0.18%) and credit card loans (+0.07%) saw the largest arrears increases by the third quarter of 2023 compared with the first quarter of 2019.

Mortgage loan arrears have not seen a similar rise despite increasing interest rates. By the third quarter of 2023, mortgage arrears were still below pre-pandemic levels, down 0.08% from the first quarter of 2019. Most households have yet to feel the full impact of higher interest rates, as many mortgage renewals are due in the coming years. According to the Canada Mortgage and Housing Corporation, around 2.2 million mortgages, or 45% of all outstanding mortgages in Canada (over $675 billion), will face an interest rate shock in 2024 and 2025.

https://www150.statcan.gc.ca/n1/daily-quotidien/240814/dq240814d-eng.htm

Housing concerns moderate at BoC ... A consistent concern as the Bank of Canada embarks on its interest rate cutting cyc...
08/15/2024

Housing concerns moderate at BoC ...

A consistent concern as the Bank of Canada embarks on its interest rate cutting cycle has been what will happen to home prices. There have been persistent fears that prices will spike as rates fall, effectively stalling efforts to bring down inflation. The Bank of Canada, however, is not overly worried about it, according to the governing council’s latest Summary of Deliberations.
The central bankers are paying close attention to the housing market but their worries about pent-up demand driving prices higher as interest rates drop have eased. They do acknowledge that declining mortgage rates and higher-than-expected population growth “could add to demand.” But there is also a feeling that “housing affordability challenges could have played a greater-than-expected role in dampening demand” and that delays in building homes could limit the growth of supply.
So far, housing market reaction to the rate cuts that have been made is mild. There have been some upticks in sales and in new listings. The Bank of Canada’s trend-setting policy rate is currently 4.50%.
A number of market watchers have commented that the Bank of Canada seems satisfied with the progress that is being made to bring inflation back to its 2.0% target. The Consumer Price Index puts headline inflation at 2.7%. The analysts suggest the Bank is now shifting its focus away from inflation and toward maintaining economic growth and avoiding a recession.
The Bank’s next interest rate announcement is set for September 4th.

Courtesy of First National Financial LP's Be the Expert Series, Aug. 13, 2024

08/08/2024

Short-term rentals in the Canadian housing market

The role of short-term rentals (STRs) in Canada’s housing challenges remains a subject of ongoing policy debate in many Canadian cities. While there is a widespread notion that such rentals limit the availability of long-term housing, empirical analysis of their impacts has produced mixed results. This paper provides an overview of STR activity across Canada.

The paper focuses on the subset of STRs that could potentially serve as long-term housing. This subset of STRs, referred to as potential long-term dwellings (PLTDs), is intended to capture STR units that are not serving as anyone’s primary residence, but could potentially function as long-term housing (either as owner-occupied or rental units). The PLTD subset comprises entire units listed for more than 180 days a year, excluding vacation-type properties.

Previous research indicates that STR activity plays an increasingly significant role in the Canadian accommodation services subsector, with its share of revenues rising from an estimated 7.0% in 2017 to 15.2% in 2021. However, in the housing market, STRs still account for a small proportion of total housing units. In 2023, the estimated number of PLTDs in Canada was 107,266, a figure that represents less than 1% of total housing units in Canada. PLTDs also accounted for a small share of total housing units in Canada’s largest census metropolitan areas (CMAs). However, the share of PLTDs was higher in tourist areas, particularly around ski hills. In Whistler, they constituted 35.0% of all housing units, while in Mont-Tremblant, their share was 16.4%.

https://www150.statcan.gc.ca/n1/pub/11-621-m/11-621-m2024010-eng.htm

more rate cuts predicted to be on the way ..
07/31/2024

more rate cuts predicted to be on the way ..

Borrowers may have welcomed recent rate cuts from the Bank of Canada, but TD Bank and CIBC predict an additional 175 bps of easing by the end of 2025, lowering the overnight rate to 2.75%.

Bank of Canada reduces policy rate by 25 basis points to 4½%The Bank of Canada today reduced its target for the overnigh...
07/24/2024

Bank of Canada reduces policy rate by 25 basis points to 4½%

The Bank of Canada today reduced its target for the overnight rate to 4½%, with the Bank Rate at 4¾% and the deposit rate at 4½%. The Bank is continuing its policy of balance sheet normalization.

The global economy is expected to continue expanding at an annual rate of about 3% through 2026. While inflation is still above central bank targets in most advanced economies, it is forecast to ease gradually. In the United States, the anticipated economic slowdown is materializing, with consumption growth moderating. US inflation looks to have resumed its downward path. In the euro area, growth is picking up following a weak 2023. China’s economy is growing modestly, with weak domestic demand partially offset by strong exports. Global financial conditions have eased, with lower bond yields, buoyant equity prices, and robust corporate debt issuance. The Canadian dollar has been relatively stable and oil prices are around the levels assumed in April’s Monetary Policy Report (MPR).

In Canada, economic growth likely picked up to about 1½% through the first half of this year. However, with robust population growth of about 3%, the economy’s potential output is still growing faster than GDP, which means excess supply has increased. Household spending, including both consumer purchases and housing, has been weak. There are signs of slack in the labour market. The unemployment rate has risen to 6.4%, with employment continuing to grow more slowly than the labour force and job seekers taking longer to find work. Wage growth is showing some signs of moderating, but remains elevated.

GDP growth is forecast to increase in the second half of 2024 and through 2025. This reflects stronger exports and a recovery in household spending and business investment as borrowing costs ease. Residential investment is expected to grow robustly. With new government limits on admissions of non-permanent residents, population growth should slow in 2025.

The Bank of Canada today reduced its target for the overnight rate to 4½%, with the Bank Rate at 4¾% and the deposit rate at 4½%. The Bank is continuing its policy of balance sheet normalization.

Wave of mortgage renewals drives owners to list homes, analysts says
07/22/2024

Wave of mortgage renewals drives owners to list homes, analysts says

Rising inventories with anemic sales show a high degree of stress in Canada's biggest property market, real estate consultants said.

05/14/2024

Bank of Canada: Financial Stability Report

Key takeaways

Canada’s financial system remains resilient. Over the past year, financial system participants—including households, businesses, banks and non-bank financial institutions—have continued to proactively adjust to higher interest rates.
However, risks to financial stability remain. The Bank sees two key risks to stability, related to:
Debt serviceability—Businesses and households continue to adjust to higher interest rates. Indicators of financial stress in both sectors were below historical averages through the COVID-19 pandemic but have been normalizing. Some indicators look to be increasing more sharply and warrant monitoring. Higher debt-servicing costs reduce financial flexibility for households and businesses and make them more vulnerable in the event of an economic downturn.
Asset valuations—The valuations of some financial assets appear to have become stretched, which increases the risk of a sharp correction that can generate system-wide stress. The recent rise in leverage in the non-bank financial intermediation sector could amplify the effects of such a correction.
The financial system is highly interconnected. Stress in one sector can spread to others.
Participants should continue to be proactive, including planning for more adverse conditions or outcomes.
https://www.bankofcanada.ca/2024/05/financial-stability-report-2024/

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