Spring is normally the most active period for Canada’s real estate market – the arrival of warmer weather triggers an increase in buying and selling activity across the country. In 2024, the traditionally-busy spring market kicked off early and is facing additional pressure, as homebuyer hopefuls who have been sitting on the sidelines jump back into the market ahead of anticipated interest rate cuts, and the tight competition and higher home prices that will inevitably follow. 

Royal LePage® is forecasting that the aggregate1 price of a home in Canada will increase 9.0% in the fourth quarter of 2024, compared to the same period last year. Based on stronger-than-expected first quarter results, the previous forecast has been upgraded nationally and in most major markets.

“Consistent with our previous forecast, the market did reach a critical tipping point in the first quarter of 2024, when home prices bottomed out and began to appreciate again. Clearly, more and more buyers are motivated by the need to get ahead of rising home prices, rather than adopting the strategy of waiting for mortgage rates to fall,” said Phil Soper, president and CEO, Royal LePage. 

How did home prices perform in Q1?

According to the Royal LePage House Price Survey, the aggregate price of a home in Canada increased 4.3% year over year to $812,100 in the first quarter of 2024. On a quarter-over-quarter basis, the national aggregate home price increased 2.9%, an indication that sidelined buyers are rebooting their real estate purchase plans ahead of expected interest rate cuts, as predicted in January. 

When broken out by housing type, the national median price of a single-family detached home increased 4.5% year over year to $845,300, while the median price of a condominium increased 3.5% year over year to $591,900. 

Toronto and Montreal home price appreciation to outpace Calgary

The aggregate price of a home in the greater regions of Toronto and Montreal are forecast to increase 10.0% and 8.5% year over year, respectively, in the fourth quarter of 2024, outpacing price gains in the city of Calgary, which was previously expected to see the greatest increase in home values this year. 

“Last year, while property values dipped in most markets across the country, the Calgary real estate market bucked the trend and continued to record home price gains. While activity levels remain strong and prices continue to rise in Alberta, our research indicates that buyer demand, relative to available inventory, is strongest in the two largest urban centres in the country. We now expect Toronto and Montreal to log the highest home price appreciation this year,” added Soper. 

This sustained price appreciation is expected to close the gap between the country’s two most expensive real estate markets, Toronto and Vancouver. While Vancouver remains the nation’s most expensive market today, Royal LePage predicts that the aggregate price of a home in the GTA will surpass Greater Vancouver in the second half of 2024.

Busy spring, busier fall, on the cards for 2024

Within the first months of the new year, the Canadian housing market has already recorded solid price appreciation and higher sales activity. Starting in July of 2023, the Bank of Canada has held rates steady through six review periods. This has prompted many homebuyers to come off of the sidelines in advance of what they expect will be a more competitive spring market that will drive home prices higher. 

“Given the strong start to 2024, the cadence of the market for the balance of the year points to a normally busy spring market that will lead into an uncomfortably busy fall. It is clear we are rapidly transitioning away from a buyers’ market and back to an environment where the seller has the upper hand,” noted Soper. 

Read Royal LePage’s first quarter release for national and regional insights. 

First quarter press release highlights:

• Among major regions, Calgary recorded highest year-over-year aggregate price appreciation (9.7%) for the second consecutive quarter; increased 1.9% on a quarterly basis

• 89% of regions in the report recorded quarterly price appreciation in the first three months of the year, ahead of the traditionally busy spring market period

• Royal LePage expects home prices in the Greater Toronto Area will surpass those in Greater Vancouver in 2024 

On Tuesday, April 16th, the Canadian federal government unveiled the 2024 budget. The annual fiscal announcement detailed dozens of new and ongoing initiatives aimed at creating new housing, along with policies targeted at making renting and home ownership more affordable for Canadians.

Here are eight standout housing policies announced in this year’s budget:

Canadian Renters’ Bill of Rights

More Canadians are renting for longer periods of time before they transition into home ownership. The 2024 budget announced several measures intended to more effectively protect tenants and strengthen their path to buying real estate.

Budget 2024 announced the creation of the Canadian Renters’ Bill of Rights, which proposes a nationwide standard lease agreement, and would require landlords to disclose rental price history on properties. Through the Canadian Mortgage Charter, the Budget also calls on banks and lenders to allow tenants to report their rental payment history to credit bureaus in order to better their credit scores, thereby strengthening their future mortgage applications.

Additionally, $15 million over five years has been allocated to a Tenant Protection Fund, which will provide legal support to tenants.

Funding for the construction of new homes

The federal government is promising billions of dollars in spending towards the construction of new housing.

The 2024 budget unveiled the Canada Builds initiative, which will enable the country’s Apartment Construction Loan Program to partner with provincial governments in order to build more rental accommodation. Starting next year, the program will receive $15 billion in additional funding for the creation of 30,000 new homes, topping up the program’s current funding allocation to over $55 billion for a total of 131,000 units, set to be built by 2031.

The Canadian Housing and Mortgage Corporation’s (CMHC) Housing Accelerator Fund will also receive $400 million in financial support to build 12,000 new housing units.

Infrastructure Canada will receive $6 billion over the next decade towards the Canada Housing Infrastructure Fund, which will support the creation of water and waste infrastructure needed for new communities. $100 million over two years will also be dedicated to Employment and Social Development Canada to support apprenticeship and skilled-trade programs that address the workforce shortage needed to build housing.

30-year mortgage amortizations for first-time buyers of new homes

Through the Canadian Mortgage Charter, the 2024 budget announced that starting on August 1st, first-time buyers purchasing a newly-constructed home can access 30-year mortgage amortizations, a product that has previously only been available to those with a down payment of at least 20%.

In practice, a longer amortization period would allow borrowers to pay off their mortgage over an extended timeline, thereby reducing their monthly payments.

Amendments to the Home Buyers’ Plan

Saving for a down payment is one of the largest hurdles new homebuyers face. To make it easier to access funds for a home purchase, Budget 2024 unveiled an amendment to the withdrawal limit on the Home Buyers’ Plan, which has been increased from $35,000 to $60,000 as of April 16th.

Support for single-family home suites

To encourage the creation of secondary housing units, the 2024 budget announced $409.6 million over four years towards a Canada Secondary Suite Loan Program, run by the CMHC. This will enable homeowners to borrow up to $40,000 in low-interest loans towards the cost of adding a secondary suite to their homes, which can be used for multi-generational living purposes or as a source of rental income.

Increase to the inclusion rate on capital gains above $250,000

Effective June 25th, Budget 2024 proposes an increase to the inclusion rate on capital gains realized annually above $250,000 by individuals, corporations and trusts from one-half to two-thirds, by amending the Income Tax Act. This would include the sale of secondary residences and investment properties.

Currently, only 50% of capital gains are taxable. The 2024 budget would increase the inclusion rate to 66% on capital gains above $250,000. The sale of principal residences will continue to be exempt from capital gains tax.

New funds for post-war housing catalog

In December 2023, the federal government announced that it would be modernizing its post-war home design catalog, providing standardized home blueprints that would accelerate the creation of much-needed housing. The 2024 budget unveiled $11.6 million towards the development of 50 home designs, which includes plans for row homes, fourplexes, sixplexes, accessory units and modular homes.

Conversion of public lands into housing

Land scarcity is one of the main barriers to the creation of new housing. The federal government intends to utilize public lands in order to free up space where new housing can be built, with a goal of building 250,000 new homes by 2031 under the Public Lands for Homes Plan. In Budget 2024, the government announced plans to lease public land to builders in order to lower capital costs, and review the federal lands portfolio to identify more usable lands for housing. The budget also outlines plans to reduce the footprint of federal office buildings, and convert these spaces into housing.

Over the next three years, $5 million will be allocated to the Canada Lands Company to support initiatives to build properties on public lands.

Want to know more about the 2024 federal budget? You can read the full budget announcement here.

Source: ROYALLEPAGE.CA

When young families choose furniture and décor for their home, there’s a lot more to consider than just the aesthetic of the pieces. When little hands and feet are a part of the equation, furniture safety and durability is a top priority for parents.

Fortunately, you don’t have to compromise style for safety – achieving both is entirely possible. By making informed choices and focusing on design durability, functionality and style, you can create a space that is both visually appealing and family-friendly.

Let’s explore four key home styling considerations for new parents:

Durability

When choosing furniture and décor, it’s essential that it can withstand life with kids. Even if your little one is not yet on their feet, it won’t be long before they’re exploring – and this can get messy.

To prepare for the inevitable, select furniture with the understanding that children will come into contact with it, often with sticky hands or colouring tools. Consider protective sprays for fabrics, opt for colours that camouflage stains, and be open to second-hand pieces until your children are old enough to handle your furniture with care. Additionally, choose a non-toxic washable paint that can withstand the test of little fingerprints and other signs of childhood on your walls.

Functionality

Embrace a non-traditional mindset when arranging your living spaces. Before investing in bedroom furniture for a new baby, consider where you and your child will be most comfortable. You might find that a mattress on the floor is the unexpected choice for the first few years of your child’s life. 

Also be mindful of multi-functional pieces instead of furniture and décor with a single purpose. An example of this is securing a baby change mat to a dresser instead of purchasing a change table that, unless repurposed, will be impractical when diaper days are over.

When deciding on a safe space for your child to play, consider creating small, dedicated corners for toys and activities in different rooms as opposed to a designated playroom. This will allow your child to be within your sight as they play, and any extra space you have leftover in the home can be utilized by the whole family.

Don’t forget to squeeze in storage solutions wherever possible to maintain an organized and functional home.

Safety

As a parent, keeping your children safe is your top priority. Here are some general safety precautions you can take to make your home safer:

• Secure shelves, dressers, and any other large pieces of furniture to the wall to prevent them from tipping over.
• Place hazardous items like cleaning solutions and sharp objects out of reach or in cabinets or drawers secured with child locks.
• Be cautious around sharp edges and corners – opt for protective covers, or if possible, furniture with rounded edges.
• Ensure all cables, strings and ties are properly secured to prevent strangulation. 
• Lock all windows and doors to prevent accidents.

Style

From modern to boho, traditional or eclectic, your personal style can still shine through in your home when you have kids. Children’s toys, clothing, furniture and décor have come a long way over the past decade, which means you can find items that mimic your tastes while fulfilling their purpose as durable, functional pieces. 

Choose storage solutions for toys, games and other kids activities that match your interior aesthetic. Utilize baskets and containers that lend to the style of your space rather than the traditional bright and colourful pallets often associated with kids’ design.

Something style-conscious parents can get excited about: the washable rug! There are several companies now offering rugs of all sizes and designs that can be thrown right into the washing machine – a DREAM when you’ve got little ones running around. No need to cry over spilled milk… Or anything else for that matter!

Creating a safe, stylish and practical space that aligns with your family’s taste is achievable. With a thoughtful blend of durability, functionality and style, you can welcome a baby into a house that feels like home.



Royal LePage

In 2024, several policies impacting buyers, sellers, renters and real estate professionals in Canada will come into effect. Below you will find a breakdown of new and updated industry and consumer policies that may affect both your business and your clients.

Industry Policy

REALTOR^® Cooperation Policy 

CREA (Canadian Real Estate Association)’s newly-effective REALTOR^® Cooperation Policy, created by the Realtor Code’s Duty of Cooperation (Article 30), aims to enhance professionalism and collaboration across the industry. The policy mandates Realtors to list residential properties on an MLS^® (Multiple Listing Service) within three days of public marketing, excluding direct communication with affiliated parties. Sellers must also be informed of the benefits of MLS marketing, with written confirmation required if they choose otherwise. 

Penalties: Enforced by local boards, penalties for non-compliance include license suspension and access restrictions:

• Suspending, restricting or terminating a realtor’s license to use and display CREA’s trademarks (for example, REALTOR^® or MLS^®)
• Suspending, restricting or terminating a realtor’s access to CREA services including such things as CREA WEBForms^®, the REALTOR.ca DDF^® and REALTOR.ca
• Imposing any other restrictions that CREA determines is appropriate

Exemptions: The policy excludes new construction, commercial properties and rentals. 

You can read more about this policy on CREA’s website here.

Federal Policy

Short-term Rental Restrictions

In November, 2023, the Government of Canada unveiled its 2023 Fall Economic Statement, which details new tax, spending and inventory-boosting measures. This includes new efforts to incentivise short-term rental operators to return properties to the long-term housing market. Going forward, income tax deductions will be denied in cases where short-term rental owners are not compliant with provincial or municipal licensing, permitting or registration requirements. This applies to all expenses incurred on or after January 1st, 2024.

You can read more details from the 2023 Fall Economic Statement here. 

Prohibition on the Purchase of Residential Property by Non-Canadians Act (Foreign Buyer Ban)

In addition to the new federal legislation above, the Prohibition on the Purchase of Residential Property by Non-Canadians Act, otherwise known as the Foreign Buyer Ban, was introduced last year and remains in effect until December 31, 2024. 

You can find more details about this policy here.

British Columbia 

New Short-term Rental Housing By-laws

In late 2023, the provincial government introduced the Short-Term Rental Accommodations Act which imposes stricter regulations and enforcement on short-term rental housing. As of May 1st, 2024, the Act will require short-term rental hosts to display a valid business licence number on their listing in regions where a licence is required by the local government. Short-term rentals will be limited to the host’s principal residence, plus one secondary suite or accessory dwelling unit, in select communities. 

Additionally, protections for ‘non-conforming use of property’ will no longer apply to short-term rentals. Later in the year, the British Columbia government will implement a short-term rental registry, and require rental platforms to share data with the Province. 

Expanded Speculation and Vacancy Tax

The province has expanded its existing speculation and vacancy tax laws to 13 new communities, including Penticton, Courtenay and Kamloops. Homeowners in applicable regions will be required to declare how they used their property in 2024 for the first time in January, 2025. 

Introduced in 2018, the speculation and vacancy tax is 2% for individuals who don’t pay the majority of their taxes in Canada, or 0.5% for Canadian citizens or permanent residents who pay the majority of their taxes in the country. 

Updated Zoning Rules

New zoning laws are under consideration to deliver more small-scale, multi-unit housing across British Columbia. Under the proposed legislation, one secondary suite or one laneway home will be permitted in all communities throughout the province. In most areas within municipalities of more than 5,000 people, by-laws will also be adapted to allow three to four units on lots currently zoned exclusively for single-family or duplex residential, and permit six units on larger lots close to transit stops with frequent service.

Additionally, the new zoning rules would require municipalities to update community plans and zoning by-laws on a regular basis to ensure that there is enough housing for current and future residents. Changes to zoning by-laws will roll out across 2024. 

A strata depreciation report is a thorough written, and sometimes illustrated, physical assessment of the condition of a strata property that identifies current and future issues that need to be addressed with associated cost estimates. According to provincial regulations, a depreciation report must include an inventory and evaluation of a building’s:

* Structure,

* Exterior (such as roofs, roof decks, doors, windows and skylights),

* Systems (such as electrical, heating, plumbing, fire protection and security); and

* Common amenities (such as fitness room, pool, bike lockers etc).

* Collectively, the items listed above are known as "common property" as they are elements that are shared by all owners of individual units within the building. 

Why is a Strata Depreciation Report important?

It helps strata corporations plan for the repair, replacement and renewal of common property and assets, especially those that require considerable outlay of money, such as roofs, windows, elevators, roads or utilities.

They are also an important part of a Buyer’s due diligence as they provide insight into future repair and maintenance needs and their associated costs.  It is in your best interest as a Buyer to thoroughly review strata depreciation reports and seek legal or other expert advice before making a buying decision. 

Buyers should also understand that a depreciation report covers common property as part of a strata building and not individual units within that building. As such, be sure to get an independent inspection for the specific unit you are considering purchasing.

What isn’t covered in a Strata Depreciation Report?

Depreciation reports don’t normally cover every item in the common property or routine repairs and maintenance.  Buyers should still do their own due diligence in having the property inspected as well as obtaining other strata documents, including but not limited to bylaws, rules, regulations, meeting minutes, strata plans, summary of insurance coverages etc. To obtain additional information, Realtors will typically request other strata documents in addition to the depreciation report.

Are Strata Depreciation Reports mandatory in BC?

In most cases, yes.

Under B.C.’s Strata Property Act and Regulations, strata corporations must obtain a depreciation report unless the strata consists of fewer than 5 strata lots. The Regulations also require the report to be updated every three years.

Yet - Strata Corporations can opt out …

­­Strata corporations in BC can waive their requirement to obtain a depreciation report, or defer the renewal of one, if 75% of the owners pass an annual vote in favour. Voting to waive a depreciation report can backfire however, with the long-term costs of unanticipated repairs and maintenance needs often far outweighing any short-term savings gained from opting out. In addition, prospective buyers are sometimes reluctant to invest in stratas that don’t have a long-range maintenance plan in place and as important - lenders and insurers may consider stratas without depreciation reports greater risks.

Information above - Courtesy of BCREA

The Royal LePage Home Price Update and Market Forecast, distributed each quarter, includes price data and insights from experts in 63 real estate markets across the country, as well as national and regional forecasts.

Despite a continued slowdown in market activity in the later months of 2023, Royal LePage expects sidelined buyers to re-engage in the first quarter of 2024 ahead of expected rate cuts by the Bank of Canada.

“I believe the narrative suggesting that the housing market will rebound only when the Bank of Canada lowers rates misses the mark,” said Phil Soper, president and CEO of Royal LePage. “The recovery will begin when consumers have confidence the home they buy today will not be worth less tomorrow. We see that tipping point occurring in the first quarter, before the highly anticipated easing of the Bank of Canada’s key lending rate.”

Key highlights from the 2024 Market Survey Forecast:

• National aggregate home price increased 4.3% year over year in Q4 2023; decreased 1.7% quarter over quarter
• Aggregate home price in greater regions of Toronto, Montreal and Vancouver posted gains of 5.1%, 4.1% and 2.7% year over year, respectively, in final quarter of 2023
• Among report’s major regions, Calgary recorded highest year over year price appreciation (10.7%); only major region to post quarterly price gains in Q4 2023 (1.5% over Q3)
• 81% of regional markets posted a quarter-over-quarter decline
• Approximately 2.2 million mortgages in Canada will be renewing over the next two years, most at a much higher interest rate
• National aggregate home price expected to rise 5.5% year over year in Q4 of 2024

Purchasing real estate is an exciting endeavor, but it also comes with its fair share of challenges and potential pitfalls. As a buyer, it's essential to approach the process with a clear and strategic mindset to avoid regrets in the future. In this blog, we will discuss three common mistakes that buyers often make and how you can steer clear of them to make a well-informed and successful real estate investment.

1. Don't Get Distracted by Flashy Details

When house hunting, it's easy to get captivated by flashy details and trendy finishes. However, it's crucial not to let these cosmetic features overshadow more critical factors, such as the property's location, overall condition, and pricing. While stainless steel appliances and designer fixtures may be enticing, they should not be the primary focus of your decision-making process. Instead, concentrate on the property's long-term potential, its suitability for your needs, and its value in the current market.

Before making a decision, ask yourself whether the property meets your practical requirements and aligns with your lifestyle. Pay attention to elements like proximity to essential amenities, schools, and your workplace. Remember that cosmetic upgrades can be relatively simple to make down the line, while addressing fundamental flaws may require significant time and resources.

2. Avoid Making Unreasonably Low Offers

Negotiating is an integral part of the home buying process, but making an unreasonably lowball offer can be a risky strategy. While it's essential to seek a fair deal, making an offer significantly below the property's market value can offend the seller and potentially lead to the breakdown of negotiations.

Before making an offer, do thorough research on comparable properties in the area, consult with your real estate agent, and assess the market conditions. A well-informed and reasonable offer, supported by data and your financial capacity, is more likely to be taken seriously by the seller and can lead to a smoother negotiation process.

3. Consider Resale Potential

While it's natural to be focused on finding your dream home, it's also essential to consider the property's potential for resale. While you may plan to live in the property for many years, life circumstances can change, and you may need to sell the property in the future.

Factors to consider include the property's location and its desirability for potential buyers in the future. Think about the property's layout and size and whether it can accommodate various family sizes or lifestyles. A home with timeless appeal and good potential for resale can protect your investment and offer greater financial security in the long run.

Conclusion

As a buyer in the real estate market, avoiding common mistakes can save you from potential regrets and financial losses down the road. Remember to prioritize essential factors over flashy details, make reasonable offers based on market data, and consider the potential for resale when choosing a property. Partnering with a knowledgeable and experienced real estate agent can be immensely beneficial, as they can guide you through the process and help you make informed decisions.

By taking a measured and strategic approach to your home search, you can increase your chances of finding the right property at the right price. A well-considered investment ensures that you not only find a place to call home but also build a solid foundation for your financial future. Happy house hunting!

The housing market in B.C. has remained strong in 2023, with high prices due to a limited
supply of listings. Despite challenging conditions for buyers, home prices have continued to rise. The BC Real Estate Association (BCREA) expects a 2 percent decline in pricing for the year, but there are several factors to consider.

The key takeaway for you is that the B.C. housing market has been resilient, partly due to
very low inventory levels. Prices have gone up this year, especially in more expensive
markets like Greater Vancouver, where buyer activity has remained strong despite fewer
listings. The average benchmark price in this area is now $1.2 million.

Looking ahead, BCREA anticipates a normalization in activity as buyers adjust to higher
interest rates. They expect prices to rise by 2.4 percent next year, with Greater Vancouver remaining the most expensive market with an average resale price of $1.3 million.

However, the main driver of pricing remains the limited supply of housing. This highlights
the need for more listings and a broader range of housing types, both resale and new. It's
important to note that sales of residential land have dropped, indicating ongoing supply
constraints, even as the province encourages municipalities to meet housing demand
through construction targets.

In summary, while B.C.'s housing market has seen high prices due to low inventory, there is a potential for a 2 percent decline this year, with expectations of stabilization and moderate price increases in the coming years. The key takeaway for readers is the importance of addressing the supply issue in the housing market to support more sustainable pricing in the future.

When it comes to buying or selling a property, having a reliable and dedicated real estate sales professional by your side is crucial. As proud Real Estate Sales Professionals serving the North Shore, we understand the significance of providing exceptional service to our clients. However, we also recognize that our clients' needs may extend beyond our primary service area. To ensure that our clients receive the same level of outstanding service regardless of their location, we have carefully established a network of trusted referral partners in various areas. In this blog, we will highlight the benefits of our referral program and how it allows us to connect our clients with exceptional agents who share our commitment to excellence.

The Power of Trusted Referral Partners

1. Unparalleled Service, Wherever You Are

As dedicated real estate professionals, our commitment to our clients goes beyond geographical boundaries. We believe that everyone deserves access to top-notch service, no matter where they are looking to buy or sell a property. Through our network of trusted referral partners, we extend our reach, ensuring that our clients receive exceptional support and expertise, whether they are in Vancouver, other areas of Canada, or even beyond national borders.

2. Vetted Professionals, Meeting High Standards

Our referral partners are not chosen lightly; each one has been thoroughly vetted to ensure they meet our stringent criteria for professionalism, expertise, and customer service. We take pride in aligning ourselves with agents who share our values and dedication to providing an unparalleled real estate experience for our clients.

3.Seamless Transition and Collaboration

When we refer you to one of our trusted partners, rest assured that the transition will be seamless. We work closely with our referral partners to ensure they are fully briefed on your needs and preferences. This collaborative approach ensures a smooth handover and continuity of service, guaranteeing that you are in the best possible hands.

4.Expanding Horizons: Local and Global Reach

Our network of referral partners extends not only to different areas within Canada but also to international destinations. If you are considering buying or selling property outside of Canada, we can connect you with reputable agents who possess an in-depth understanding of local markets and regulations, ensuring a successful transaction, even on foreign soil.

Why Choose Our Referral Program?

1. Personalized Service: Your needs are unique, and we believe in tailoring our services to meet your individual requirements. By connecting you with a trusted referral partner, you can expect personalized attention and a deep understanding of your goals.

2. End-to-End Support: Our commitment to your satisfaction does not end with a referral. We remain engaged throughout the process, ensuring that our referral partner is delivering the level of service you deserve.

3. Extensive Expertise: Our referral partners boast extensive experience and knowledge in their respective markets. You can rely on their expertise to guide you through the intricacies of buying or selling property, wherever that may be.

Conclusion

At Botto Real Estate, we are passionate about providing outstanding service to our clients on the North Shore. However, we also understand that your real estate needs may extend beyond our primary service area. With our network of trusted referral partners, we ensure that you receive the same exceptional service, no matter where your real estate journey takes you.

Our carefully chosen referral partners share our commitment to excellence, and we take pride in connecting you with professionals who will put your needs first. Whether you are looking to buy or sell a property in Vancouver, other areas of Canada, or even abroad, we are delighted to introduce you to one of our exceptional referral partners. Expand your real estate horizons with us, and experience the highest level of service and expertise in the industry. Contact us today to get started on your real estate journey, wherever it may lead!