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The Key Questions to Ask About Your Mortgage – Consult with Bruce Coleman, Vancouver Mortgage Broker

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The Key Questions to Ask About Your Mortgage

Whether you’re obtaining your mortgage directly through a bank or getting one through a mortgage broker, you will need to ask a lot of questions to get the best deal. It’s better if you are prepared beforehand and should have these questions written out regardless if you’re new to the process or been through it already.

Although you might think the mortgage rate is the most important factor, some of the responses you receive to your other questions may require you to re-think that the cheapest rate may not necessarily be the best deal for you.

You have to think down the road and consider such things as refinancing or what the penalties will be if you break a mortgage as the costs can outweigh the small benefit of a slightly cheaper rate and can end up costing you more than you think you will get with a slightly lower rate.

Key Mortgage Questions to Ask

The following questions should be posed to both a banking rep or to a mortgage broker when looking for the best possible mortgage deal

• Simply make sure you ask whether the rate they are quoting is the best possible rate they are offering given your circumstances. Ask whether they will match the rate if you find a similar one someplace else.
• Ask how long they will hold the rate and what the length of the holding period, and whether the lender will adjust rates should they fall.
• Ask whether the lender will provide you with a discounted rate when the mortgage comes up for renewal
• Ask about the lenders extra repayment options and how often they can be made, and whether there are any penalties involved
• You also want to know whether the lender will allow you to increase your ongoing mortgage payments as you financial situation changes because increasing your payments will help you to pay off your mortgage more rapidly.
• Another big question to be very clear about mortgage penalties if you break your mortgage before the term.
• Make sure you are very clear how the lender calculates mortgage penalties which you can also likely calculate using the lenders online mortgage calculator.
• Ask about what mortgage portability such as the terms or length if you plan to move to another home or property and what penalties might be involved.
• Ask about any restrictions or whether the lender will offer discounted rates when it comes to refinancing the mortgage and whether your mortgage is readvanceable (applies only if you have at least 20% equity). Note that that there are two types which include either manual or automatic.
• Ask whether you can split you mortgage into different parts which are known as “hybrid mortgages” and allows you to lock in a potion of your mortgage at a fixed rate with the other portion at a variable rate.
• Ask whether the lender offers early renewals
• Ask about the flexibility when it comes to the amortization.
• If you plan to sell your home to a sibling or one of your children you might also want to ask whether the lender will allow the mortgage to be assumed.
• Ask about “payment vacations” which allows you to skip a mortgage payment which can be important to someone who is self employed or works seasonal.

These are but a few of the key questions to keep in mind. But as you can see, there is a lot more to keep in mind than just the interest rate when it comes to finding the best terms for your mortgage.

Home Series: Tips on How to Choose New Hardwood Floors – Consult with Bruce Coleman, Vancouver Mortgage Broker

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Tips on How to Choose New Hardwood Floors

Many new homeowners are choosing to move away from the wall-to-wall carpeting motif and are opting instead to spruce up or replace their existing hardwood floors.

There are a variety of reasons for this change in decorating approaches which range from the aesthetic appeal of finely polished hardwood floors to the health sensitivities and hygiene concerns of simply doing away with carpets.

If you happen to live in an older Vancouver home and are thinking of selling then you might want to seriously consider getting rid of that old carpeting or linoleum floor before you put the home on the market.

If you’re lucky and you do find some worn but quality hardwood floor underneath then all you might have to do is to get yourself a good sander and do some varnishing to bring the floors up to snuff. But if you find that that the floor is in poor shape or of poor quality then you might want to replace the floor altogether and get some new hardwood flooring.

Buyers notice what they’re walking on and can appreciate quality hardwood flooring. As a renovation project buying new flooring can actually provide you with a fairly moderate return on your investment.

How to Choose Hardwood Floors

You should first consider the rooms that you are considering for new hardwood floors as it may depend on the amount of foot traffic the floors receive.  This is especially important if you are going to opt for hardwood floors in your basement because it is vital that a vapour barrier be installed to protect the wood from moisture damage.

The type of flooring you select should also take into account the amount of moisture found in the area, and also upon the type and quality of the sub-flooring which you might underneath. These are all questions which you should ask of the sales rep when consider which type of hardwood and how it is constructed.

Types of Hardwood Flooring

You have two main choices when it comes to selecting hardwood flooring. The first is single layer flooring which is just basically solid hardwood. The second choice in flooring is known as engineered or often referred to as multi-layered flooring.

Single layer flooring is how we use to have our floors made and are the most common types of floors found in an older house. This type of flooring is most often affixed to the sub floor by nails or staples.

Single layer flooring should not be used below grade as they will be affected by moisture and can warp, form gaps or cups. Another thing to remember when buying single layer hardwood flooring is that you will want wood which at least ¾ inch thickness and which has been previously sanded. Mostly these types of floor will require a final finishing after they have been installed which can take several additional days.

Engineered or multi-layered hardwood floors are made up from strips of wood which are glued to a backing. The top layer is also called the “wear layer”. The thickness of the wear-layer should have no less than a 5/32 inch thickness.

Multi layer flooring should not be confused with laminate flooring which is only imitation wood because multi layer floors are made from real wood.

The advantage of engineered flooring is they are less likely to expand or constrict when exposed temperature changes or be affected by moisture which makes them ideal for below grade installation such as in basements. They can also be glued as opposed to nailed so they can be applied directly onto concrete or some other form of underlay.

The nice thing about hardwood flooring is that they have a lovely grain and you select from the stains you use or just basic varnish. Additionally there are so many choices you can really add specific character to specific rooms

Toronto home prices up almost 9% from last year at $520,398 – Ask Bruce Coleman, Vancouver Mortgage Broker

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December home sales in Toronto were up almost 14% and prices were up nearly 9% compared with a year earlier, the Toronto Real Estate Board said Monday

TORONTO — December home sales in Toronto were up almost 14% and prices were up nearly 9% compared with a year earlier, the Toronto Real Estate Board said Monday.

The board said sales through its multiple listings service totalled 4,078 for the month, up from 3,582 in December 2012.

Sales for all of 2013 totalled 87,111, up about 2% compared with 85,496 in 2012.

“After a slow start to the year, sales growth accelerated to a brisk pace in the second half of 2013,” Toronto Real Estate Board president Dianne Usher said.

“Despite the inclement weather in December, we finished the year with a respectable gain in transactions compared to 2012.”

The average price for a home sold in December was $520,398, up 8.9% compared with $477,756 in December 2012.

New listings for the Toronto market in December were down by almost 4% over the same period.

The results for Toronto followed a report last week by the Real Estate Board of Greater Vancouver that sales for December totalled 1,953, up 71% from 1,142 a year ago.

For the full year, the Vancouver board said sales of detached, attached and apartment properties in 2013 reached 28,524, up 14%from 25,032 sales in 2012.

“Home sales quietly improved last year compared to 2012, although the volume of activity didn’t compare to some of the record-breaking years we experienced over the last decade,” Vancouver board president Sandra Wyant said.

The total for 2013 was the third lowest for the region in the last 10 years.

Fewer Canadians will contribute to their RSPs this year: poll – Consult with Bruce Coleman, Vancouver Mortgage Broker

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Fewer Canadians plan to contribute to their retirement savings plans this year, according to a study released Monday.

Retirement savings jar
(Jupiterimages/Getty Images/Comstock Images)

Three in 10 – 31 per cent – are making plans to sock away some money in their RSPs (including registered and non-registered accounts) in 2014, an 8-per-cent decrease from 39 per cent in both 2012 and 2011, the poll by Bank of Nova Scotia found.

Of respondents with RSPs who have considered increasing their contribution, 74 per cent cite lack of affordability as the top reason for not contributing more often. That’s down from 84 per cent in 2012.

The survey also indicates that more Canadians are taking money out of their RSPs.

Among RSP holders polled, 40 per cent said they have withdrawn funds from their RSP, up 4 per cent from the 36 per cent in 2012.

The top reason for dipping into the funds is to take advantage of the federal Home Buyers’ Plan to buy or build a first home: 16 per cent, compared with 15 per cent in 2012.

That’s followed by the need to cover day-to-day living expenses – 8 per cent, up from 5 per cent in 2012 – and paying down debt (8 per cent versus 6 per cent in 2012).

“RSPs continue to be an important and tax-effective way to maximize retirement savings. If affordability is an issue, a financial advisor can help identify ways to make that all-important contribution, big or small, as well as develop a financial plan to help achieve retirement goals,” said Mike Henry, senior vice president of retail payments, deposits and lending at Scotia.

On a regional basis, the lowest rate of RSP investment for the 2013 tax year in the poll was found in British Columbia, at only 20 per cent.

The highest rate of RSP withdrawals is also in B.C. – 42 per cent.

The bank’s annual investment poll was conducted using Harris/Decima’s online panel. A total of 1,029 completed surveys were collected from a random sample of panel members across the country.

The survey was conducted between Nov. 12 and Nov. 27, 2013.

Five Canadian mortgage market predictions for 2014 – Consult with Bruce Coleman, Vancouver Mortgage Broker

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ROBERT MCLISTER–  Special to The Globe and Mail

Expect more rule tightening in 2014 designed to reduce mortgage risk for lenders, mortgage default insurers and the government.
(Deborah Baic/The Globe and Mail)

1. New mortgage rules

Expect more rule tightening in 2014 designed to reduce mortgage risk for lenders, mortgage default insurers and the government. By definition, those rules will make it slightly harder to get approved for some mortgages and further slow the housing market.

2. Credit unions will steal market share

Since they’re provincially regulated, credit unions have more flexible lending guidelines than federally regulated banks. They’ll use that to their advantage in addition to marketing more heavily, both online and to mortgage brokers. We’ll also see some big mergers this year as credit unions seek out economies of scale.

3. Stronger online players

A new breed of online mortgage broker is sacrificing commissions for volume, and selling cut-rate mortgages. This trend will heat up competition industrywide, delivering greater mortgage discounts to all consumers.

4. Hybrid mortgages will grow more popular

Economists and government officials have been warning us of higher rates for four years. So far they’ve been wrong, and now many consumers aren’t sure what to believe. More Canadians will hedge their rate bets with hybrid mortgages (part fixed and part variable).

5. Consumer IQs will increase

For those in the mortgage industry who prefer an uninformed consumer, your days are numbered. Canadians will spend more time researching rate comparison websites, online mortgage forums, news portals, blogs, calculators and other online mortgage tools. They’ll become increasingly savvy about fine print like penalty calculations, rate blend policies and refinance restrictions. (Find tips for securing the best mortgage in Robert McLister‘s Mortgage Checklist.)

Robert McLister is the editor of CanadianMortgageTrends.com and a mortgage planner at VERICO intelliMortgage, a mortgage brokerage. You can also follow him on Twitter at @CdnMortgageNews.

3 Financial Predictions For 2014 That Will Be Good For Your Wallet – Consult with Bruce Coleman, Vancouver Mortgage Broker

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What will the New Year bring? NerdWallet predicts it may come with a few changes that will boost your bank account.

The personal finance site published a list of upcoming financial trends and policy changes that could shape 2014. We pulled out three predictions that would be good for you and your money:

Credit cards will offer more perks.
“Last year, a number of high-end credit cards began offering partnerships with other products, from free FICO scores on some Barclays cards to Amazon Prime memberships with the American Express Blue Cash credit cards,” according to the site. Next year, more credit cards will likely offer similar perks to distinguish themselves.

Credit scores will become more realistic.
Since TransUnion joined Experian this year in factoring in rental payments in credit scores, NerdWallet expects credit score calculations to move toward rewarding people for living within their means rather than for borrowing money.

Pay-as-you-go car insurance will gain popularity.
To save on car insurance, NerdWallet predicts more drivers will move to use-based insurance plans, which use technology to measure mileage and driving habits. The plans reward drivers with savings and discounts for low speeds and less driving. According to Computerworld, major insurance companies such as Progressive, State Farm, National General, and Esurance currently offer such plans, but they may pose privacy risks.

3 surprising money resolutions everyone should make in 2014- Ask Bruce Coleman, Vancouver Mortgage Broker

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Yes, you should stick to your budget, save more, and fully fund your retirement account. But you already know that.

Jonathan Clements, director of financial education for Citi Personal Wealth Management, suggests moving past the obvious and committing to these three counterintuitive money resolutions in 2014. Your wallet will thank you.

Stop trying to “save money” by shopping the sale rack. It doesn’t count as saving when you buy something you don’t need at a discount. “No matter how much the price is reduced, you’re still spending money,” says Clements.

Open your eyes to how much you waste money. Be honest. You probably pay for groceries that end up going bad, infrequently watched cable channels, unused extended warranties, clothes you rarely wear, and subscriptions to publications you don’t read. Clements suggests using money management tools offered by your bank or a financial service like Mint.com to get a clearer picture of where your money goes.

Don’t look at your investment accounts so often. You probably think you’re being responsible by checking how your money’s doing. Instead, you may just stress yourself out or overact to normal market volatility. “Looking frequently probably won’t help you make smarter financial decisions, but it could prompt you to trade too much and perhaps make panicky decisions,” Clements says.

With Vancouver prices up, a call for curbs – Ask Bruce Coleman, Vancouver Mortgage Broker

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Along with a jump in house sales, house prices in Vancouver have risen sharply and will likely continue to climb in the new year, pushing some frustrated house hunters to call for curbs on the foreign buyers they blame

This brand new house on 6768 Arbutus St., in Kerrisdale, was designed specifically for the Asian market, according to the developer of this house. List price is $6.88-million, lot size is 12,800 sq. ft., house (not including garage) is 6,800 sq. ft. It also has a gold toilet.
(John Lehmann/The Globe and Mail)

for stoking the rapid ramping up of housing values.

B.C.’s real estate market powered through third-quarter 2013 as the number of sales rose 18.91 per cent this year over last, according to the most recent report by Landcor Data Corp., which bases its findings on provincial assessment numbers. The total value of those sales rose 25.62 per cent to $14.72-billion for July through September.

The outlook for 2014 is just as robust, says Helmut Pastrick, chief economist for Central 1 Credit Union. Mr. Pastrick forecasts prices to go up less than 5 per cent in 2014, with the greatest increase for single-family detached homes rather than apartments and townhouses. The Teranet National Bank Home Price Index, out earlier this week, showed prices up in Vancouver 3.9 per cent on an annual basis.

As usual, the market with the highest growth in sales volume was Greater Vancouver, with a 26.46-per-cent increase over 2012.

“Single-family detached [homes] are up a solid 6.39 per cent, propelling the average price of a Metro Vancouver detached manse to $869,772,” the Landcor report said.

Vancouver routinely shows up in surveys as one of the most expensive real estate markets in the world, requiring its residents to devote at least 84 per cent of their monthly incomes to housing costs.

But even areas outside the city are becoming unaffordable to residents such as Joy Mo, who came to Canada from China in 2001. Ms. Mo got shut out of the market when she and her husband sold their Coquitlam house and decided to rent for a year before purchasing a bigger house for their growing family. Ms. Mo has been renting a townhouse in Port Moody for the past four years, unable to find a house in the Tri-Cities area that falls within their $650,000 price range. They’ve put two offers on houses in the past three months and were out-bid on both of them, one by a foreign buyer.

Ms. Mo works as a court translator and she and her husband make a decent living.

Although some real estate analysts argue the lack of government data on foreign buyers is too anecdotal to confirm their impact, Ms. Mo disagrees. She was recently the subject of a South China Morning Post blog by Ian Young, in which she squarely blamed foreign buyers from around the world for driving the market.

She says you only have to look around to see that developers and marketers are catering to those buyers, particularly on the west side, in West Vancouver, Richmond, White Rock and the Tri-Cities area.

Because she’s from China, people often tell her she’s to blame for rising prices, but she’s not any different than the average middle-class resident. The government here, she says, should apply an extra tax to foreign owners.

Mayor Gregor Robertson recently said if warranted, he might consider a special property tax for foreign investors to try to control the high cost of real estate. But at this point, it’s less a plan than conjecture.

“Whenever we talk about building infrastructure, like bridges, tunnels, and that type of thing, we always cry about the lack of money,” Ms. Mo says. “Well, to me at least, [extra taxes for foreign buyers] is a way to generate some revenue.

“I am a Canadian citizen. If I go back to China, I am not allowed to purchase any property there. The government only allows it if you are a permanent resident there, and you have to purchase that house for your main residence. You can’t flip it or rent it out, that kind of thing.

“I’m not saying that’s wrong or right, but they know how to protect their market. I know Hong Kong has similar laws or regulations,” she says.

It’s true that China doesn’t allow foreign ownership. And the government in Hong Kong charges foreign buyers an additional 15 per cent Buyer’s Stamp Duty.

“I ask friends, ‘How do you find the housing market here?’ And they say it’s really cheap. They are surprised we don’t charge extra fees for foreign owners,” Ms. Mo says.

“On the one hand, we have immigrants like myself here, and we try to settle, and work very hard, trying to afford our homes. But on the other hand, there are really wealthy people from [China] coming here, and it’s not fair. They are our competitors. So why aren’t we doing anything?”

Automating Your Vancouver Home – Ask Bruce Coleman, Vancouver Mortgage Broker

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Automating Your Vancouver Home

Technology has provided you with a number of vital and convenient ways which allows you to make your home environment safer and to perform more economically. If you are away on business frequently or have young children, a disability or getting on in age then automation can help you in a number of ways.

The other neat thing about being able to program various aspects of your home is that you can do so to reflect not only your lifestyle but also the circumstances as they change. From programmable thermostats and light timers, you can now apply total or just partial home systems which can be programmable from your laptop or iPhone no matter where you are and at anytime of day.

Today’s automated systems are also designed to alert you of any problems immediately such as a break in or excessive heat so you can contact a neighbour or the authorities right away. Some systems can be programmed to automatically contact either you or someone you designate, or police, fire department or ambulance service. The point is that you can automate your home in a variety of basic or very complex ways.

Home Automation Basics

Home automation is also sometimes called “smart home technology.” They are systems and/ or devices that use computer chips or electrical components that may be automatically programmed and generally use sensors which monitor such things like heat, time of day and sound for example. This would be called the operating system. They are hooked up with the device which you wish to program or operate. The devices being operated use a link or an interface such as sensor or your keypad between the aspect of the home being programmed and yourself.

What can you Automate?

You can just about automate your entire home if you are prepared for the additional expense. If you can attach a computerized device to something then you can likely include that in your automation system. You can program the following on automated systems such as;

• Lighting – both indoor and outdoor
• Motion detection sensor apparatus such as vehicle detection
• Heating and ventilation systems
• Home security systems
• Outdoor irrigation or water systems
• Fire and carbon monoxide detectors
• Internet and telephone
• A variety of fixtures or fittings such as door, windows and blinds for example

The Benefits of Home Automation

Some of the benefits which you can derive from a home automation system include the following:

• Saves you money such as on your heating, cooling and lighting costs
• Increases the overall efficiency of your home
• Provides better protection from threats such as fire, carbon monoxide and break ins
• Allows you to personally monitor potentially damaging situations and gives you better control even when you are not present.
• Allows you greater safety features
• Provides you with a variety of alerts

How to Automate your Vancouver Home

There are actually companies which specialize in this and offer packages so you can customize your home automation to suit and reflect your own particular individual needs. There are a number of DIY kits which allow you to set some limited home automation systems on your own but you are best advised to be computer savvy.

The most important thing to do is to perform some in depth research before you decide so you better understand the pros and cons of these systems before you expend a bundle of cash, but these systems can be well worth the investment.

The rising tide of home ownership may have finally met its match – Ask Bruce Coleman, Vancouver Mortgage Broker

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Maybe there is one temptation out there to get Canadians to stop buying homes. Cheaper rent.

Anyone sitting on the sidelines considering whether to buy a home in Canada might want to take a look at a recent report from the International Monetary Fund.

The group says that among countries in the Organization for Economic Cooperation and Development, Canada is now the most expensive place in the world to own relative to the cost of renting.

“In many OECD countries, the ratio of house prices to rents — a typical measure of price valuation — remains above historical averages, leaving room for price corrections down the road,” said the IMF, basing its comments on second quarter statistics for 2013.

The Canada Mortgage and Housing Corp. said this week rental rates across the country continue to rise but mostly at around the rate of inflation. The Crown corporation said the rents for an average two-bedroom apartment had risen to $901 a month by October, 2012, a 2% increase from the year before.

The IMF says Canada is the most expensive place to buy in the world using its housing to rent comparison, 85% above the average.

Could the tide finally be turning on Canada’s high rate of home ownership which reached 69% of households in 2011. Only 60.3% of households owned their residences in 1971.

Benjamin Tal, deputy chief economist of CIBC World Markets Inc., said he’s not surprised to see the numbers produced by the IMF and said the shift could be towards renting now.

“This is not a market for first-time buyers,” said Mr. Tal, noting rental rates increases have simply not kept pace with prices increases in the housing market.

Royal Bank of Canada says affordability further weakened in the third quarter, as prices began to rise along with mortgage rates. The bank said a typical Canadian bungalow requires 43.3% of household monthly pre-tax income based on mortgage payments, utilities and property taxes.

The Canadian Real Estate Association said the average existing home sold for $391,085 in October, a 9.8% increase from a year ago.

Sam Kolias, chief executive of the Boardwalk Real Estate Investment Trust, one of the largest apartment owners in the country, says there remains a cultural bias that continues to favour owning versus renting in Canada.

“Whether you are in rent controlled or not, our experience is rents over time track the consumer price index,” said Mr. Kolias, adding rising interest rates could go a long way to determining whether consumers still lean towards owning.

“Historically the gap between home ownership and renting is lower when interest rates are higher.”

Rock bottom interest rates have actually boosted home prices because they have allowed consumers to take on more debt by lowering monthly carrying costs of a mortgage.

Mr Kolias says high-ratio mortgages backed by the government, which allows consumers to buy into the market with as little as 5% down, have allowed young consumers to skip renting.

“A consumer will buy a home, even if it costs him more because they believe in the long run ownership is good because it’s a forced savings program,” he said.

But even the chief executive of Century 21 Canada, Don Lawby, said there’s no question housing prices in Canada have made renting attractive.

But, in defence of housing, he wonders whether people renting will just spend all the savings. “Rent for 20 years and what will do you with that money?” said Mr. Lawby, adding home ownership results in forced savings.

Still, he says the idea that home prices are high is really only relevant in three major markets, Toronto, Vancouver and Calgary.

But, even Mr. Lawby doesn’t think we can go much higher in home ownership penetration. “Are we going to end up at 75% to 80%? No, there is always going to be a segment of population that wants to rent.”

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