4 Tips to Help 40-Somethings Handle Debt

Handling debt is a challenge for those of all ages, and the problems start early in our adult lives. It’s only natural to incur some heavy debts in our 20s and 30s, as we’re dealing with the imbalance between our relatively scarce financial resources and the sizable expenses of getting started with careers and families.

By the time you hit your 40s, you might hope to have moved past that phase. But although many people in their 40s have well-established careers that produce sizable incomes, they also often face growing financial commitments — both to themselves and to family members. That’s a big reason why 40-somethings have the highest levels of debt of any age group, and unlike younger groups, they’ve seen their debt levels increase slightly since 2005, according to figures from the FICO Banking Analytics Blog.

Debt management in your 40s isn’t just about paying down debt. It’s also about making sure you’re using the right kind of debt to handle the most important expenses you face. Also vital — maintaining the ability to repay your debts while simultaneously ramping up savings for your longer-term goals.

To address all those issues, here are four things that 40-somethings should keep in mind in dealing with their debt.

1. Anticipate Big-Ticket Expenses.

Dealing with unanticipated expenses can break the budgets of young adults. But by the time you hit 40, you have plenty of life experience behind you and can predict what sorts of financial demands will come up. In particular, major expenses like putting children through college or replacing a vehicle are fairly easy to foresee. The smarter you can be about planning for them beforehand, the better you’ll be positioned to minimize how much debt you have to take on to pay for those expenses later.

Having an emergency fund with three to six months’ worth of income is out of reach for many young adults, but by your 40s, it becomes more realistic. Having that fund available can keep you from incurring debt and provide a cushion you can tap later for college expenses and other big-ticket items.

2. Get The Right Protection For Your Family.

As 40-somethings hit the peak debt levels of their lifetimes, they’re most vulnerable to unforeseen tragedies like a death or major illness in the family. Between lost income and increased expenses, such events can crush even a well-crafted financial plan.

Having the right insurance policies in place to protect against tragic events can ensure your family’s financial survival. A simple term-life insurance policy usually costs relatively little but can provide enough death benefits to pay off a home mortgage and other debt while potentially leaving additional savings available for future needs.
Disability insurance can replace lost income and cover qualifying expenses if you’re unable to work following an accident or illness. Working with an insurance company to craft the right protection package for you could mean the difference between beating debt and suffering a big financial setback.

3. Put Your Best Debt-Foot Forward.

Young adults tend to take advantage of credit wherever they can get it. But as you get older, your access to better credit should increase, allowing you to skip expensive forms of debt like credit cards and payday loans and instead get low-rate loans that are much easier to pay off. Although low-rate specials on car loans and credit cards can make their interest costs attractive, the most consistently inexpensive financing usually comes from a home mortgage or home equity loan, with government-subsidized student loans also offering reasonable rates for many students. If you have to have debt, look to consolidate it into these favorable areas, then avoid taking out further high-cost debt in the future.

4. Set the Stage For Your Own Future.

As important as debt reduction is, 40-somethings also have to face the inevitability of their own future financial needs. One big reason why it’s so important to get rid of bad debt and focus on concentrating outstanding balances in inexpensive forms of credit is to give yourself the flexibility to save more for retirement. As your salary increases, the potential matching contributions from your employer also rise, and you won’t want to miss out on the opportunity to collect more free money to put toward your retirement savings.

The hallmark of your 40s is that debt stops being a necessary evil and starts becoming more of a potentially useful tool. By focusing on the positive aspects of debt in helping you balance competing financial needs while avoiding the downsides with which you’re already familiar, you can put debt on your side and manage it effectively.


How Does Your Mortgage Compare?

A new study by the Canadian Association of Accredited Mortgage Professionals details the state of homeownership, mortgage debt and more.

Close to four in 10 Canadians carrying a home mortgage took extra steps to pay down what they owe this year, according to new research released yesterday by the Canadian Association of Accredited Mortgage Professionals (CAAMP). “Our study shows that 38% of Canadians made some additional payments on their mortgages,” said Jim Murphy, president and chief executive officer of CAAMP in an interview with me yesterday. “They increased their payment, increased their frequency or made a lump-sum payment.”

Sixteen per cent reported increasing the amount they paid (over and above their minimum monthly payment), 17% made an additional lump-sum payment and 8% increased the frequency of their payments. Thirty-eight per cent said they did one or more of these.

The report is a treasure trove of data on what Canadians owe, the terms they've negotiated on their mortgages and more. Seven highlights:
  1. Canadians went fixed rate this year. No less than 82% of new mortgages signed between January and October 2013 (when the study was conducted) were fixed rate. Variable and adjustable rate mortgages were issued to 9%. The same percentage went with combination mortgages. Among those who refinanced or renewed, 66% went fixed rate, 24% went variable or adjustable rate and 10% went with a combination.
  2. Almost four million homeowners are mortgage-free. There are a little more than 9.5 million homeowners across the country. Almost 60% – 5.6 million – carry a mortgage and 3.9 million don’t.
  3. Home Equity Lines of Credit (HELOC) remain popular. Almost a quarter – 2.3 million – of Canadian homeowners have a HELOC. Among those with mortgages, 1.7 million owe money on a HELOC. Among those without mortgages, the figure is 650,000.
  4. We’re taking equity out of our homes. More than one million homeowners took some amount of equity out of their home this year. Canadians added roughly $36 billion to their mortgages and $23 billion to their HELOCs.
  5. On average, Canadians own about two-thirds of their homes. The average equity position is 66%, according to a CAAMP estimate.
  6. Ottawa’s 25-year limit is having an effect. The maximum amortization period for an insured mortgage has been 25 years since July 2012. So it is no surprise that 81% of homeowners carry a mortgage with an original contracted period of 25 years or less. The average amortization period is 21.8 years.
  7. Canadians are taking advantage of lower rates. Relative to all mortgages, Canadians who signed a new mortgage or renewed their mortgage this year have done better than the national average. The average fixed rate issued this year was 3.65% (3.18% for 2013 purchases; 3.17% for 2013 renewals). The average variable or adjustable rate was 3.05% (2.85% for purchases; 3.21% for renewals). And the average combination rate was 3.7% (4.19% for purchases; 3.54% for renewals). About 1.5 million Canadians renewed their mortgage this year.
This all comes at an extraordinary time for the residential real estate market in Canada, which continues to have an outsized impact on the broad economy. According to a study by Fitch Ratings, housing is 21% overvalued.

Policymakers face a well-publicized dilemma. Steps have been taken to discourage Canadians from taking on too much mortgage debt. At the same time, Ottawa is trying not to stifle economic growth.

“One of the reasons the Canadian economy is slowing is that housing is not contributing as much as it used to,” said Murphy. “Every new condominium is worth about 1.5 jobs. Every new low-rise property is worth about two jobs. We’ve already had a 10 to 15% drop in housing starts. And we’re going to see less activity because new sales are down. So the economic contribution of housing is going to be even less.”

Consumer Mortgage Tips Canada! How to Pay Your Mortgage Off Faster?

10 Tips for Paying Off Your Home Mortgage Faster

For most the Canadian homeowners, paying off their mortgage as early as possible has a top priority. Paying down extra principal in the early years of your mortgage loan by whatever means possible can reduce the life of your mortgage, and dramatically lower the interest you’ll pay throughout your mortgage loan life.

Any additional payment you make on your mortgage (also known as a pre-payment) will save you a lot of money in interest. The interest portion of your payment is determined by the outstanding balance of your mortgage (principal and interest). As the outstanding balance diminishes, less of your payment goes towards interest and more comes off the balance. Here are a few home mortgage tips and ways on how to pay off sooner while minimize your mortgage costs:

1.Increasing the amount of your payments annually to the maximum you can afford
The upside is that most lenders will allow you to reduce it again to the previous level if it turns out to be too great a burden or your circumstances change.

2.Prepayments provide you great return over your investmentIf you pay an average 6.5% mortgage interest rate towards your mortgage payment, for each $1,000 reduction of your mortgage principal results in $65 savings after tax cash annually.

3.Utilize your RRSP driven tax rebate as a mortgage prepayment methodEven if you can only prepay annually, make sure tax refunds are set aside for paying down your mortgage. Many Canadians borrow (at prime) to buy an RRSP to ensure the maximum rebate. When applied to the mortgage principal, this refund is a “gift that keeps on giving”. Combining the refund with the tax-free interest earned on the RRSP over the subsequent years will quickly outpace the short-term interest costs of the RRSP loan.

4.Accelerated bi-weekly payment optionIncrease the frequency of your mortgage payments; make accelerated bi-weekly payments to get a free principal reduction equivalent to one full mortgage payment every year.

5.Make use of double-up privileges wherever possibleTell yourself that you will “skip-a-payment” whenever necessary.. then skip only when you absolutely must.

6.Round your mortgage payments upBy adding even a nominal amount of dollar value, say $10 per payment, the amount of interest you are saving will be unbelievable, and the extra money is relatively painless to part with.

7.Making lump-sum payments whenever possibleBy decreasing the principal of the mortgage, your payments will not be allocated as much to interest, thereby accelerating the end of your mortgage.

8.Keeping the same payments when mortgage rates have fallen downIf the payment amount has not been a problem so far, then keep it the same, thereby paying down the principal faster.

9.Raise the mortgage payments in line with increased income on an after-tax basisIf your income increases, don’t keep your mortgage payments the same. Although the disposable income may be fun to spend on unnecessary luxuries in the short-term, the long-term benefits of being mortgage free faster a far outweighs the short-term sacrifice.

10.Paying extra on your payment datesMost lenders will allow you to make additional payments on your mortgage, sometimes referred to as “double-up” payments. These extra amounts are applied to the principal only and reduce your mortgage balance, which helps you pay your mortgage off faster.

The faster you reduce the outstanding balance on your mortgage, the more you will save in interest charges. Since pre-payment policies vary between institutions to institutions and types of mortgages, you should consult your mortgage agreement for complete knowledge about the availability of the pre-payment options for you. These are some of the consumer mortgage tips specifically written for theCanadian home mortgage market but could be equally workable for any other country in general as well.

The Benefit In Dealing Mortgage Broker/Agent: One Inquiry

As a mortgage broker/agent, we can use the same inquiry to shop for the best mortgage lender for you. If you shop on your own, too many inquiries will flag you as a potential credit risk, and end up lowering your credit score.

CREDIT SCORE BOOT CAMP: BOOST YOUR CREDIT SCORE FAST!

So may be you let a few bills slide when things were tight. Or maybe you haven’t seen a zero balance on your credit card in longer than you can remember. Then there was that temporary line of credit … that somehow became permanent. It’s amazing how many things we do that weaken our credit score.
A low credit score can prevent you from getting the lowest mortgage rate, or even from getting a mortgage at all. Sometimes, that’s how we first discover there’s a problem. That’s why it’s so important to stay on top of your obligations.

A few missed bills and a sky-high credit card balance could send your score plummeting – and your lending costs soaring. The good news is that there are lots of things you can do to whip your credit score into shape.

Whether you’re looking at buying your first home, thinking of your next mortgage, or just looking for ways to improve your financial fitness – take the time to put yourself through the paces!

GET YOUR CREDIT REPORT : SEE WHAT YOUR LENDER SEES

You might think that lenders make decisions based on some intricate financial calculation. In fact, lenders can easily pull up your credit report and see your credit score, which is based on how well you pay your bills on time, how much debt you’re carrying, how long your credit history is, your pursuit of new credit, and the types of credit you have.

If you’re going to whip your credit score into shape, you’ll want to know what you’re working with. Get a copy of your report and see what your lender sees.

Credit reports can be ordered for free through the mail, or for a small fee you can download your credit report – and your score – online. Scores range from 300 to 900. You’ll want to target a score of 650 to 680 or higher to access the best credit rates and terms.

First, check your credit report carefully for any errors. If you spot a problem, contact the agency immediately to have the issue corrected.

Next, look carefully at the factors that are pulling your score down. It takes some time – and some good habits – to build up a low score, but you can probably boost your score by several points fairly quickly by addressing your top credit issues.

PAY THE BILLS ON TIME: YOU’LL NEED A FOOL-PROOF SYSTEM

The single biggest factor in your credit score is having a timely bill payment history. Credit agencies keep track of every late payment. And each one impacts your score. The good news is that recent late payments are factored more heavily than old ones: so you can start today with a commitment to NEVER let a bill get past due. In as little as six months, you’ll look more credit worthy to a lender. The longer your “good” history is, the higher your score.

The hardest hits on your credit score are bankruptcies or accounts that have been sent to collections. Even for a small amount – and even if it is in dispute – being “sent to collections” will create a serious, long-term stain on your credit reputation. Don’t let it happen.

Develop a fool-proof system for bill paying. It doesn't have to be elaborate. Put your bills on an automatic payment plan. Or take an inexpensive monthly calendar and make it your “bill tracker”. As bills come in, mark the amounts and due dates on the calendar. Be sure to pay at least the minimum required amount (more or all if you can!) a few days ahead of time – as it can take time to process payments!

MANAGE YOUR CREDIT CARDS WEEKLY: SHOW YOUR CREDIT WORTHINESS!

Many people make the mistake of rushing to cancel credit cards – in an effort to improve their credit score. Bad idea. High balances are the problem – and your credit score is based on your balances relative to your available credit. Those cancelled cards represented “available credit”- so cancelling then could actually hurt your score!

Ideally, you would have a few credit cards with reasonable interest rates, and you would use them regularly and pay them off promptly. Look at your credit care limits, and calculate what 30% of your limit would be. Consider that your upper spending limit and stay within it. Same goes for any lines of credit. Follow the 30% rule and stay on top of payments.

Paying down your debts to under 30% is a great way to boost your credit score. If you need to carry a balance, it’s better to be below the limit on one more than one card, than at or over the limit on one card.

BUILD CREDIT HISTORY: ALWAYS KEEP YOUR OLDEST CREDIT CARD.

Wasn't it exciting? Your first credit card? For most of us, it was our introduction to the real financial world: the privilege of borrowing, and the responsibility to pay back.
Perhaps you've changed your financial institution since you got that first credit card. Here’s an important piece of advice: keep that credit card. Even if you now do most of your banking with another institution, that old credit card is valuable to your credit score. If you can, you should always keep your oldest card, and use it a little so it remains active. That long credit history is a valuable asset.

Someone who has no credit history is usually viewed as riskier than someone who has credit and manages it responsibly. If you are thinking of cancelling a card, get some advice first, even if you aren't using it.
Simply put, use credit wisely. Keep your oldest card, use it regularly, and keep it paid up-to-date. Remember the 30% rule, and fight hard to get your overall debt to under 30% of your available credit … and keep it there!

PROTECT YOUR CREDIT RECORD: PLAY IT SMART

You know how you’re always asked at the checkout counter: “would you like to apply for our fill-in-the-blank Store Card? You can save $X dollars on your purchase today …”

Don’t do it. These pitches – a common part of the retail experience – are a potential credit pitfall. Applying for these store cards generates a “hard” inquiry that goes on your record, and is visible to lenders looking at your report. Every time you seek credit by applying for a credit card, store card, or loan – you generate a hard inquiry. Too many inquiries will flag you as a potential credit risk because it signals credit desperation. You should keep these to a minimum.

There are exceptions, of course. If you are shopping for a loan or a mortgage, a lender will expect to see a short burst of inquiries against your credit score. It’s best if these happen fairly quickly and around the time of a loan event.

There’s also such a thing as a “soft” inquiry; only you can see these, and they do not impact your score. Potential employers might make an inquiry, for example. And when you check your own credit report, your inquiry is both invisible and irrelevant to your credit score.

Make a habit of checking your credit score each year – and watch how those good credit habits push your credit score skywards!

Consolidation Tips And Techniques To Help You

Do you know much about debt consolidation is? You probably have but are not fully understand what debt consolidation is. The information in this article will provide you in consolidating your debts.It will give you information you need to get your finances.

Just because a firm is non-profit doesn't mean they are completely trustworthy and will be fair in their service charges for debt consolidation.Some companies use the nonprofit terminology to lure unsuspecting people in and then hit them with giving you loan terms that are considered quite unfavorable. Make sure you reference them with the local BBB or get a personal recommendations.

Make sure a debt consolidation service have the proper qualifications. Is there any organization that they are certified these counselors? Are they backed by reputable institutions that have a good reputation for reliability? This is great way to figure out whether the company is one that you should deal with.

Do you own a life insurance? You might want to consider cashing in the policy so that you could pay off your debts. Get in touch with your insurance provider to ask much your policy. You can sometimes borrow back a part of what you invested in your policy to pay off your debt.

You will be able to save on interest costs and will only have to make a single payment. After consolidating debt, try to pay it off prior to the expiration of the introductory rate.

When you're trying to work on getting debts consolidated, consider how you first put yourself in this position. You do not want to find yourself in debt consolidation program. Try to develop new strategies for managing your finances so this situation to avoid it from occurring again.

Understand that taking out a debt consolidation will have no impact on your credit score. Some reduction tactics do have an effect on it, but debt consolidation only lowers the interest rate and total amount you pay on your bills each month. It is pretty useful strategy for anyone capable of remaining current with the payments.

Look for a credible consumer counseling firm that is local area. These organizations offer valuable debt management and combine your multiple accounts into a single payment. Using this service won't affect your credit as much as a debt consolidation services.

After you've found your debt consolidation plan, only use cash to pay for your expenses. You want to get into the habit again of relying on your credit cards. This is exactly what got you to get into this mess in first place! Paying in cash means that you just use what you have.

Make sure your documents you get from a debt consolidation company are filled out correctly. It is important to pay attention during this time.Errors will delay the help you are seeking, so be sure that you have filled everything out correctly.

Ask about what their privacy policy. Know how the information is kept in their system. Ask the company if the files are used. If such precautions are not in place, then your credit information may be available to prying eyes which can result in your personal identity being stolen if the computer system gets hacked.

Ask yourself why you ended up with a high amount of debt. You need to think about this before beginning debt consolidation. Figure out why the debt exists, put an end to it and continue to pay debts off.

Now that you've come to the end of this article, you understand a bit more about debt consolidation. Pay attention to all the terms of any debt consolidation you choose, and ask questions if necessary. This will help you to make a sound financial decision and manage your debt in a responsible way.

Canadian Housing Bubble? 9 Signs We’re In For A Major Correction

Maybe Canada doesn’t have a housing bubble.

Maybe this time, it really is different. Maybe life expectancies have grown, and with them, people’s willingness to take on more debt. That would mean house prices could stay up higher than history would suggest.

Maybe interest rates aren’t going back up. If there is no inflationary pressure, either in Canada or in the U.S., there isn’t much reason for central banks to push interest rates back up.

Maybe we’re in for an endless housing boom. Maybe. But if history is still any guide to go by, then folks, it looks like we have one whopper of a housing bubble on our hands. Because just about every single indicator that warns economists of trouble in the housing market is now flashing red.

Investment bank Goldman Sachs and British business paper the Financial Times are the latest to throw in with the “Canada has a housing bubble” crowd. Goldman put out a report last month saying that some parts of Canada are suffering from overbuilding, and given the excess construction, a “price decline can be quite significant.”

Meanwhile, FT declared Monday that Canada’s “property sector is perched precariously at its peak.”

Here are nine of the most compelling reasons given by economists for why Canada has a housing bubble. Decide for yourself whether this is much ado about nothing, or a major warning sign for an economy in trouble.

1. House Prices Are Growing At An Unreasonable Pace
House prices in Canada have grown 20 per cent since the end of the 2008-2009 recession — and that’s when you adjust for inflation.

The compare: During this time, the U.S.’s flailing housing market saw a net decrease in prices of about 10 per cent, adjusted for inflation. Maybe a better comparison would be Australia, which, like Canada, is a commodities-heavy economy that does well when resource prices are high. Australia’s house price growth during this time has been half that of Canada’s.

2. We’ve Never Been So Indebted
Canadian household debt has hit a record high of 163 per cent of income, meaning Canadians owe $1.63 for every dollar of income. Tha’s pretty close to where the U.S. and U.K. were when their housing bubbles burst.

And Canadians seem to be going debt-crazy even outside of mortgages. According to a recent RBC survey, non-mortgage consumer debt soared 21 per cent in the past year.

3. Canada’s Gap Between House Prices And Rent Is The 2nd Largest In The World
The Economist magazine reminds readers several times a year that Canada’s housing market is among the “bubbliest.” According to its data, Canada’s housing market is overvalued by 73 per cent, compared to rental rates, when looking at long-term norms. That’s the largest gap among countries where this data is available.

4. Canada’s Gap Between House Prices and Income is the Third Worst In The Developed World
That’s according to the OECD, which released a report this summer saying Canada is “vulnerable to a risk of a price correction.” The OECD estimates that house prices are about 30 per cent higher than they should be, given what Canadians earn.

Canada is part of a small group of countries “where houses appear overvalued but prices are still rising,” the OECD said.

5. Canadian Housing Markets Are Exhibiting ‘Irrational Exuberance’
“Irrational exuberance” is the term Fed chairman Alan Greenspan coined in the mid-90s for a market that is bubbling up. (Four years later, the dot-com bubble burst and Greenspan’s warning proved prescient.)

Canada’s housing markets are also showing signs of irrational exuberance. Despite warnings from even the most optimistic market analysts that house price growth is bound to slow due to tighter mortgage rules, huge house price increases still abound in many markets.

One of the most irrational markets is Toronto, where a large drop in sales in 2012 resulted in … very little change in house prices. When the market picked up again this year (sales were up a stunning 19.5 per cent year-on-year last month), the result was … little change in house prices. This is a sign of a market that has become detached from economic fundamentals.

6. Low Mortgage Rates Are All That Are Holding Up This Market
The housing market optimists, like CIBC economist Benjamin Tal, point out that, for all the increases in house prices, affordability is still actually pretty good (or at least not much worse than normal).

They’re right, but this depends entirely on interest rates staying at current historically low levels. If interest rates go up, so do monthly payments, and affordability is out the window.

How precarious is the situation? Economist Will Dunning, who works in part for the Canadian Association of Accredited Mortgage Professionals, estimates that even a one percentage point hike in mortgage rates would be enough to sink the market.

A one-per-cent increase in Toronto would result in a decline in home sales of 15.3 per cent in Toronto, Dunning estimated recently, while prices would drop by about six per cent.

7. We’ve Never Been So Dependent On Construction Jobs
Canada’s booming housing market in the years after the 2008 economic collapse helped to hold up the economy (much of that thanks to rock-bottom interest rates), but it has also fundamentally changed the economy in ways that could prove to be bad news.

With manufacturing slowly dying as a source of jobs, construction jobs have taken over the slack. Fully 13.5 per cent of Canadian jobs are now linked somehow to construction — the highest level on records going back some four decades. Compare that to the U.S., where only 5.8 per cent of jobs are related to construction.

BMO economist Doug Porter believes this could be a sign of an “unbalanced” economy, and the risk here is that, when the construction market returns to normal (as eventually it must), there will be serious job losses.

8. In Housing, What Goes Up Does Come Down
The conventional wisdom is that house prices are something that just keep going up and up. But historical data shows this actually isn’t true. We have records of home sales in North America going back centuries, and throughout the years, average house prices have always trended back towards a level that’s about 3.5 times median income.

So if the median household income in Toronto is about $70,000, which it is, then an average house should cost $245,000, which it certainly doesn’t. The average price of a home sold in Toronto today is $539,035, a seven-per-cent increase from last year.

It’s hard to imagine Toronto house prices falling all the way back to long-term trends even with a housing bubble collapse, so it may be that, at least on this metric, things really are different this time. Perhaps people’s longer lifespans and greater willingness to take on debt have changed the market permanently. Perhaps.

9. Some of the World’s Most Trusted Economic Sources Are Worried
“Because they said so” is not a good reason to believe anything, but it is telling to see who’s worried about a housing bubble in Canada. Here’s a quick rundown of the people and institutions that are saying a day of reckoning is approaching for Canada’s housing markets.

Goldman Sachs has warned of a “large correction” in Canada’s housing market, due to what it sees as overbuilding of housing units.

Renowned U.S economist Robert Shiller fears Canada is experiencing the U.S.’s housing bubble burst but in “slow motion.”

Nobel prize-winning economist Paul Krugman thinks Canadians have taken on way too much debt, and a “deleveraging shock” is likely in the cards.

The Economist magazine calls Canada’s housing markets among the “bubbliest” in the world, noting that house prices are way above normal levels compared to rent and income.

The Organization for Economic Cooperation and Development (OECD) says Canada has the third-most overvalued housing market in the world, and is part of a group of countries “most vulnerable to the risk of a price correction.”

BMO Releases 30 Tips for 30 Days During Financial Literacy Month

TORONTO, ONTARIO—(Marketwired - Oct 31, 2013) - To mark Financial Literacy Month in Canada, BMO Financial Group is releasing a financial tip for each day of the month during November. Part of ‘Making Money Make Sense’, BMO’s tips are designed to help individuals and families gain a better understanding of their finances, save money and manage day-to-day finances more effectively.

"We recognize the importance of promoting financial literacy across North America and applaud the efforts of the federal government," said L. Jacques Ménard, Chairman of BMO Nesbitt Burns and Financial Literacy Task Force Vice-Chair. "BMO strives to help our customers and Canadians gain the knowledge, skills and confidence to make responsible financial decisions at all stages of their lives, and we’re confident that Financial Literacy Month will have a positive, long-term impact on the overall financial knowledge and skills of Canadians."

BMO’s 30 Tips for 30 Days in November:
Tip #1: Understand your needs and look for an investment advisor who takes an interest in your specific life situation to help you meet your financial goals.

Tip #2: Open a Registered Retirement Savings Plan (RRSP) as early as possible and making regular contributions will ensure financial stability during retirement.

Tip #3: Investing in an RRSP is a great way to save for retirement in a tax-efficient manner. No tax is paid on investment growth in an RRSP so investments compound far more quickly than they would if invested outside of an RRSP.

Tip #4: Familiarize yourself with the wide range of investments that can be held in an RRSP, including bonds, equities, exchange traded funds (ETFs), guaranteed investment certificates (GICs) and mutual funds.

Tip #5: Spousal RRSPs can be an effective income-splitting strategy to help defer taxes right away and reduce overall taxes in retirement.

Tip #6: Invest in a Tax Free Savings Account (TFSA) to save thousands of dollars in taxes over the long term and to help you grow your savings faster.

Tip #7: Diversify your portfolio by including a mix of investments spread across several sectors to reduce volatility without lowering expected returns.

Tip #8: Consider preferred shares as an investment choice in today’s low interest rate environment. They are a hybrid of equities and bonds and offer guaranteed fixed dividends with stable share prices and predictable distributions.

Tip #9: Create a comprehensive household budget and revisit it often to help keep your overall finances in check.

Tip #10: Track your day-to-day spending habits and take advantage of rewards programs to make the most out of every dollar spent.

Tip #11: This holiday season, encourage friends and family to contribute to your child’s RESP to help pay for his or her education.

Tip #12: Donate securities to benefit from tax savings while supporting a cause that you believe in.

Tip #13: Ensure you are covered with travel medical insurance to avoid financial risk before going on vacation.

Tip #14: Use a combination of a credit card, debit card and cash for added security, convenience and flexibility when travelling to or shopping in the U.S.

Tip #15: Take advantage of credit cards that offer affordable emergency medical and travel insurance to save money and have peace of mind when you travel out-of-country.

Tip #16: Students should pay off credit card balances in full each month and take advantage of rewards and discounts associated with their student-specific credit card to save money.

Tip #17: When planning for a new home, housing costs - including mortgage payments, utilities and taxes - should not take up more than one-third of your total household income. If you can land safely within these parameters, then homeownership is an affordable and realistic option.

Tip #18: Under the federal government’s Home Buyer’s Plan, use your RRSP to help make a down payment on your first home.

Tip #19: Use the tax refund generated from your RRSP contribution to pay down your mortgage.

Tip #20: Before getting married, have an open dialogue about your current finances including your respective saving and spending habits. The “financial talk” will help with the transition from “my money” to “our money.”

Tip #21: Establish a realistic budget for your wedding day and identify ways to minimize costs.

Tip #22: Re-visit your financial situation and budget accordingly when “expecting” a new addition to the family.

Tip #23: Save for your child’s education by investing monthly Universal Child Care Benefit (UCCB) cheques in a Registered Education Savings Plan (RESP).

Tip #24: Create a payment schedule, which includes spaced-out payments and planned financial commitments, to manage day-to-day finances.

Tip #25: Use trusted online financial tools and resources to make smart financial decisions and set yourself up for financial success.

Tip #26: Pay yourself first and put 10 per cent of your income into a high-interest savings account to boost your savings potential.

Tip #27: Bring your lunch to work and put the dollars you save towards retirement.

Tip #28: Include an emergency fund in your financial plan to help ensure you are prepared for unforeseen expenses and to avoid incurring high interest debt.

Tip #29: Consolidate high-interest debt into a line of credit to save on interest costs and become debt-free sooner.

Tip #30: Small business owners should implement year-end tax strategies that will reduce costs and help save money.

Simple Ways To Raise Your Credit Score

If you’re like most people, the recession took a toll on your finances and probably your credit score. So how do you get it back to where it needs to be? While it usually takes seven years for any negatives marks to be removed from your credit report, there are a couple quick and simple ways to you can raise your credit score now. Here are a couple to keep in mind.

1. Keep paying things on time:
The most important thing to remember is to keep your credit report clean from here on out. Pay your bills on time. Make sure you aren’t over your limit on any of your credit cards. Keep the balances on your credit cards low. Keeping your finances clean is the best way to raise your score.

2. Don’t cancel any of your credit cards:
This may seem counterintuitive, but canceling credit cards actually lowers your credit score. Part of your credit score is based on how much credit you utilize (your credit utilization score), so the more credit you have available, the higher your credit score. If you cancel a credit card, you no longer have that credit available, which lowers your credit utilization score, which in turn lowers your credit score. Even if you’ve paid off a credit card, keep it open and gather up the extra points you get from having that extra line of credit. If you qualify, you can also apply for a new credit card to raise your credit utilization ratio, although don’t apply for more than one. Applying for too much credit at once can lower your score. Here is a good list of the best rewards credit cards that can help you save money and raise your credit score.

3. Open the lines of communication with your credit card lenders:
If a bunch of credit card debt is keeping your credit score down, talk with your credit card lenders to see if you can strike a deal to pay off that debt. Many lenders are open to making deals with you, since all they are really after is the money you owe. Just remember, if you do make a deal with a lender, ask them how they will be reporting it to the credit bureaus. They have two options: “Paying as agreed,” which won’t hurt your credit score, or “Not paying as agreed,” which could bring your credit score down. Make sure they are reporting it as “paying as agreed” before you agree to any deal.

4. Sign up for a secured credit card:
If your credit is so bad that you keep getting denied for a credit card or loan, try signing up for a secured credit card. Traditionally, you put down a “deposit” for a secured credit card that ends up being your credit limit, so it doesn’t matter how bad your credit is, secured credit cards are available for everyone. Just make sure to apply for a card that reports to all three credit bureaus, otherwise having the extra line of credit won’t affect your credit score.

5. Make sure there are no mistakes on your credit report:
Over 42 million people in this country have errors on their credit report, and 10 million of those have errors that affect their credit score. Make sure you are regularly checking your credit report to make sure there are no mistakes and that you haven’t been a victim of identity theft. Fixing simple mistakes on your credit report can be a quick way to boost your score. Each of the different credit bureau has instructions on their web sites on how to fix an error, or you can hire a credit repair service to do the work for you (as well as try other methods to raise your credit score.)

Keep in mind, the only guaranteed way to raise your credit score is to keep your report as clean as possible and wait until negative information expires from your credit report, which takes seven years (some bankruptcies take 10 years.) As new positive information appears and old negative information disappears, you’ll see your score start to rise.

9 Things You Must Know About Debt Consolidation

Looking for a way to cope with overwhelming debt? Credit counseling agencies may offer some relief. Their debt consolidation programs, called debt management plans, can help you get back on track — but they can also be unnecessary and even detrimental when done through a poorly run organization or for the wrong reasons.

Here’s what you need to know about consolidating accounts through an agency.

1. It’s a third-party payment system. Tired of juggling many different accounts? With a debt management plan, you make one payment to the credit counseling agency, which distributes the money to your creditors until they are paid in full. These agencies do not make loans, nor do they settle debts. Instead, they have preset arrangements with most financial institutions, many of which lower interest rates and fees, so more of your payment goes toward the balance rather than finance charges. However, if you just happen to have accounts with creditors that don’t offer any concessions, that benefit is reduced.

2. Agencies range in quality. With something as precious as your finances, be exceedingly careful about who you work with. Look for a nonprofit credit counseling organization that belongs to either the National Foundation for Credit Counseling (NFCC) or the Association of Independent Consumer Credit Counseling Agencies (AICCCA). They ensure member agencies pass rigorous standards set forth by the Council on Accreditation for Children and Family Services Inc., or another approved third party, and that their counselors pass a comprehensive certification program. Even if they are members of such organizations, though, be picky. The agency should be organized, send payments and statements on time and offer strong consumer education and support. If it falls short, contact another branch.

3. All plans are basically the same. Financial institutions don’t give preferential treatment to any one organization, nonprofit or otherwise. So while the agencies and employees vary, the plans are all structured the same way: Your counselor determines how much it will take to pay your creditors in full in three to five years. The payment is usually around 2.5 percent of the total debt, though in hardship situations, there is some wiggle room. NFCC spokeswoman Gail Cunningham says the organization has negotiated with the top 10 credit issuers to reduce the minimum monthly payment to as low as 1.75 percent, while also cutting interest rates to meet the 60-month maximum repayment time frame. You can stop the plan at any time, and you can also pay more — and get out of debt faster — when you have extra funds.

4. Before consolidation, counseling. Why consolidate bills if you can’t pay for basic expenses or if there are better alternatives? You wouldn’t, which is the reason consolidation begins with a counseling appointment where your entire financial situation is assessed. If you have enough cash left over after subtracting expenses from income, consolidation will be presented along with other options. When a counselor is knowledgeable and compassionate, these sessions can be enlightening and motivating. Not all are. If he or she acts bored, judgmental or pushy, request a different counselor.

5. Consolidation is not right for everyone. How do you know if debt consolidation would work in your favor? First, the bulk of your balances should be in unsecured debts, such as credit and charge cards, personal loans and, sometimes, collection accounts. If most of your liabilities include other types (tax debt, child support arrearage, old parking tickets, for instance), these plans won’t help. Second, you should be confident that you can pay not just for a month or two, but for years. And third, you need to have just enough money for essential expenses, some savings and your debt. If you have too much cash left over, you’re better off managing the accounts on your own.

6. It’s simple, steady, and efficient. While you’re on the plan, your payment remains constant. You never have to wonder how much you should be paying each month, as it will be the same amount until all creditors are satisfied. When one account is satisfied, the others receive a larger portion of your payment, which speeds up the repayment process. Consolidation can also provide welcome respite from creditors calling about overdue accounts, as they generally stop when the plan begins.

7. You still have work to do. Those you owe will still be sending you account statements, which you’ll have to monitor and send in. Agency reports do not reflect the interest that you’re still being charged, so if you don’t submit them, the balance the agency reports will be wildly different from what your bank statements say. Many clients get a rude awakening when they think they’re all paid off, only to find they still are in the hole for thousands.

8. No more charging until you’re done. One of the agreements you make when consolidating your debts with an agency is that you will close the accounts and not get any new ones until you are debt-free. This can be a mighty difficult adjustment if you’re used to whipping out the plastic on a daily basis. However, it does make sense. After all, if you are still charging while repaying, you’re spinning your wheels. In case of emergency, you’re allowed to leave one card, which is typically a general purpose account with a low or no balance that you can use anywhere.

9. Consolidation is not bankruptcy — but it can be perceived similarly.By consolidating, you’re paying 100 percent of your obligations, which is quite different from discharging them in a bankruptcy or settling the debt. Still, your credit report can take a hit if your monthly payments are less than what you would normally pay. Also, while consolidation is not factored into a credit score, some creditors notate that you’re paying through a third party, which can be a red flag to a lender or anyone else looking at the report. “We look at it as a bankruptcy. It shows that they need help paying their bills,” says Stuart Davis, a senior loan consultant forPrinceton Capital out of Los Gatos, Calif. According to their underwriters, the plan needs to be complete before they will make a loan. On the other hand, the NFCC’s Cunningham says that most people who consolidate do so because they’re already stumbling and missing payments, so making timely and consistent payments through the service can help their reports.

Clearly, consolidating debts through a credit counseling agency can be helpful, but you may also be able to achieve the same results on your own. How? Suspend charging and request rate reductions from each of your creditors. If they turn you down, make a few larger than average payments and try again. Then, review your budget to know exactly the amount you can afford to send every month. Plug the numbers into a good debt repayment calculator to know how long it will take to become debt free. Pay more to the accounts with the highest interest rate, and when one is paid off, add the payment the next most expensive debt. Finally, commit to living within your means and prepare for life’s inevitable financial emergencies.

20 Questions To Ask Before You Pick a Home Loan

Home loans can be complicated. But choosing one that meets your needs can be much easier if you gather enough information before you make a decision. Here are 20 questions that might apply to your situation.

Rate, term and payment

The most fundamental questions about any loan concern how long you’ll have to repay the amount you borrowed, how much interest you’ll be charged and whether the interest rate and payments are fixed for the entire term or subject to periodic adjustments as market interest rates fluctuate.

Here are four questions to ask:

1. What is the term of this loan?
2. What is the initial interest rate?
3. Is that rate fixed or adjustable?
4. How much would my initial monthly payments be?

Adjustment periods, caps and negative amortization

If the interest rate on the loan is adjustable, your monthly payment likely will change in the future and could be much higher than your initial payment.

Here are some questions to ask on this topic:

5. When can the interest rate be adjusted?
6. How will the interest rate be calculated?
7. What is the maximum interest rate increase for each adjustment period?
8. What is the maximum interest rate increase over the lifetime of the loan?
9. How much would my payment be today if the interest rate were calculated as it will be at the first adjustment period?
10. How much would my payment be at the maximum interest rate?
11. Could the amount I owe increase over time?

Costs and fees

Along with the interest rate and payment, you’ll want to consider the upfront and ongoing fees and costs you’ll be charged in connection with the loan.

Here are some questions to ask regarding costs and fees:

12. Can I see a Good Faith Estimate (GFE) for this loan?
13. Which of the costs on the GFE might change and by how much?
14. Are there any other costs that aren’t on the GFE?
15. Does this loan have a prepayment penalty?
16. Would this loan require an escrow account for homeowner’s insurance and property taxes?
17. Would I need to pay for mortgage insurance on this loan?

Needs and qualifications

Not all loan products are available to all borrowers, so you’ll want to explore your options before you decide which loan would be right for you.

Here are three questions that may help:

18. What are the qualifications for this loan?
19. Why would you recommend this loan for my needs?
20. Which other loans might also meet my needs?

These 20 questions can help determine if a loan is right for you. Don’t be afraid to ask your lender these and any other questions you may have. The more you know, the better equipped you’ll be to choose your loan.

Committing To A Mortgage With Your Honey? Consider These House Hunting Essentials

House-hunting couples have many important decisions to make together – from deciding on a new-build condo or century-old bungalow to agreeing on the ideal neighborhood and the type of mortgage that will work best for them.

According to research from TD Canada Trust, 73% of Canadians bought or expect to buy their first home with their significant other. Since a home is the biggest purchase most couples will make, Farhaneh Haque, director of mortgage advice at TD Canada Trust, provides her top three tips to ensure couples are on the same page before hitting any open houses.

Air out financial closets – Couples should be open and honest about their current financial situation and financial history. If anything could affect the ability to secure a loan together, afford monthly mortgage payments or interest rate increases, be upfront about it.

Start on the same foot – From a home office to a kitchen made for entertaining, couples should set a budget and discuss the key characteristics they want in a home, and what they are and are not willing to compromise on.

Saying ‘I do’ to a mortgage – Couples need to give as much thought to their mortgage as they do to their dream home. This includes discussing the size of the down payment, amortization period, type of mortgage and payment schedule.

“The last thing couples want is an unwelcome surprise when they’re about to sign on the dotted line,” Haque said. “By speaking with a mortgage specialist well before you’ve entered the pressure-cooker of the house hunt, couples can make informed decisions that can save money and stress in the long run.”

Tips To Paying Your Mortgage Down Faster

Everyone knows they should make extra payments on their mortgage, but life tends to get in the way and make it a low priority on the overall budget.  Most of us will have something they could pay towards the mortgage, yet it doesn’t seem like much compared to the balance, so we spend it on other things…and let’s face it, paying down your mortgage isn’t sexy!
So is it important?  Let me show you an example of the impact of even small extra payments on your mortgage.  For example on a $250,000 mortgage over 30 years at 3.99%, 2 years into the mortgage if you were to start making $100 extra payments alone, you would knock 3.7 years off your mortgage and save $23,468!

So how do make this happen?
One of the easiest ways is to have your Bank or Credit Union deduct a small amount from your pay and have it automatically added to your mortgage or a savings account.  This makes it easier than having to remember every time you get paid to make that extra payment.  If your mortgage is with another institution, you will likely have to use the Savings account to save it up and then contact them to have the money transferred to the mortgage.  Most lenders can take out the extra payment automatically from the account your normal payments come out of.
The other way is to ask the lender to increase your payment amount by $x amount…obviously this is a more permanent solution.

What about Biweekly Payments, or Weekly Payments?
The sooner you make your payment the better.  As well, by paying in an accelerated manner, more money is being paid onto the mortgage, reducing your principal and interest costs.  For example:
$1,000 x 12 (monthly payments) = $12,000/year
$500 x 26 (biweekly accelerated) = $13,000/year
$250 x 52 (weekly accelerated) = $13,000/year
If you can manage this, it makes a significant impact on your mortgage!
Here we see just changing from Monthly to Biweekly accelerated alone knocks 4.1 years off of a 30 year mortgage!

Please note!  Some Bank’s offer weekly & Biweekly payment options which are not accelerated!!  This is useless, as it does not reduce your principal any more than Monthly payments…beware!
Other ways to pay down your mortgage faster!

•    Use your tax return to pay down your mortgage…this can make a big impact on your mortgage over the long term!
•    When you get a pay increase, increase the payment on your mortgage by the same amount.
•    If you receive any “extra” payment or gifts, put them on your mortgage asap!
•    Instead of gifts or presents on your Birthday, your spouse’s Birthday etc, pay extra down…a free & clear home is a much better gift!
•    Check with your lender consistently and ask for a new Amortization Schedule based on your new balance and payments…when you start to see the end date is getting closer (What we call Mortgage Freedom Day!) you will be able to focus on it more.

Top 7 Mortgage Tips For Newcomers

After you have immigrated to Canada, making the decision to buy a home can be an exciting but perhaps unfamiliar journey. As a mortgage broker who has worked with many newcomers, here are my “top 7 tips” to help you on your way to home ownership:

1. If you have not done so already, apply for credit. It is very important that you establish a credit report. When considering a new mortgage application, Canadian lenders will look at your credit standing.

2. Gather relevant overseas documents. Depending on your immigration status, you may need to provide copies of your work visa/permit. Make contact with your overseas bank in the event that you may need to provide a bank reference letter.

3. Get organized. Canadian lenders will need a job letter, pay stub or other forms of proof of income like income tax documents. If you are planning to transfer money from overseas for your down payment, you should also allow plenty of time to complete this.

4. Become informed. Research the basic procedures of buying real estate in Canada. For example, are you aware of the rules when buying a stratified property like a condo?

5. Create a budget. Housing costs in Vancouver and Toronto, for example, can be high. A financing budget can ensure your anticipated housing costs are manageable.

6. Get pre-approved. By providing a short application, a banker or mortgage broker can let you know exactly how much of a mortgage you can qualify for. the loans officer will review the mortgage payments, the interest rate and a closing cost budget with you in advance.

7. Use professional services. Rely on professional guidance, not the advice of friends or family members. Buying your first home can be time-consuming and frustrating at times, and the right guidance from realtors, mortgage brokers/lenders and lawyers/notaries can reduce some of the stress and the risks.


Discount Mortgages Dry Up As Canadian Borrowers Face Tough Test

The discount mortgages that stoked the Canadian housing boom are disappearing, increasing the likelihood of a correction in home values.

On Thursday, Royal Bank of Canada will hike its five-year fixed-rate mortgage to 3.89 per cent, one day after the Bank of Montreal raised its rate to 3.79 per cent. The other major lenders are all moving in the same direction.

The increases mean the cost of a new fixed-rate mortgage has climbed by more than a third in five months, signalling what could be the beginning of the end of ultra-cheap credit in Canada – and the start of fiscal pain for consumers who have overburdened themselves with debt.

“I think this is the real thing,” said Benjamin Tal, deputy chief economist at CIBC World Markets. “This is the end of extremely low interest rates. They’re simply unsustainable.”

So far, interest rates on other kinds of consumer debt are not on the rise, since they are often tied to the Bank of Canada’s benchmark rate, still sitting near a record low. Even so, the rise in mortgage rates will strain the ability of borrowers to juggle their debts.

“This is the beginning of a test for the mortgage market,” Mr. Tal said. “It’s a test of how Canadians are able to tolerate higher interest rates.”

And it is a test that came on swiftly and unexpectedly. Just five months ago, Finance Minister Jim Flaherty publicly scolded both BMO and Manulife Financial for offering mortgages he deemed irresponsibly cheap, advising against a “race to the bottom,” as mortgage rates sank as low as 2.89 per cent.

While the inevitable climb of mortgage rates has had false starts over the past couple of years, the recent hikes could be the first phase of a long-term trend.

“They’re going up every time we turn around,” said Paula Roberts, a Toronto mortgage broker. “It’s a shock to clients. Everybody just thinks they’re always going to stay low.”

As developing economies such as China falter, the United States has re-emerged as the likely engine of global economic growth. The improving U.S. outlook is already pushing up some lending rates, and should eventually reduce the need for central banks in the United States and Canada to hold down short-term interest rates to spur the economy. As long as the United States is making progress, mortgages here will probably continue to get more expensive.

The Canadian housing market is also still recoiling from regulatory changes Mr. Flaherty imposed in recent years in a deliberate attempt to engineer a “soft landing” for overpriced residential real estate. Last year, he reduced the maximum amortization period for a government-insured mortgage to 25 years from 30 years.

Speaking with reporters Wednesday outside a policy retreat in Wakefield, Que., Mr. Flaherty indicated that he sees no need at the moment for further intervention. “There are some bumps along the road in Toronto and Vancouver, in particular in the condo markets, but overall, I’m satisfied that the measures we’ve taken over the last several years have adequately calmed the markets.”

With multiple forces colluding on raising Canadian mortgage rates, the stubbornly strong housing market could finally relent. “Buying the same house will be more expensive this fall than this spring,” said Peter Routledge, an analyst at National Bank Financial.

An expected rise in rates could spur some to buy homes immediately to avoid the increased costs. Other prospective buyers will find they can no longer afford home ownership. “It’s going to limit the people that can buy,” Ms. Roberts said. “And it’s going to take longer for people to get into the market.”

Demand for homes could fall as a result. After that, the magnitude of the market’s reaction is difficult to anticipate. “Housing markets are prone to overreaction in both ways, the upside and the downside,” Mr. Routledge said. “The possibility that you get a vicious cycle goes up as rates go up.”

Buyers Today Want a House for the Long Haul

When Amy Lewis sits in her Lafayette, Calif., home, she can envision her three young daughters growing up there. She sees them forming lasting friendships with the neighborhood kids, graduating from the local schools, coming home for visits during college breaks.

It doesn’t stop there: The 43-year-old can also imagine grandchildren running around the halls.

It’s a different mentality than in years past, when people would buy a home, stay for several years and move up to something bigger or better. First and foremost, Lewis said she and her husband wanted an experience similar to one that they had growing up, one where the neighborhood kids went from preschool to high school together. Her parents still live in the same house they moved to when she was 2 years old (and they’re also flush with home equity in their 80s).

But Lewis adds there is another financial reason to staying put: Mortgage rates are very low, and there is a good chance it will be hard to trade in that monthly payment in several years.

“Definitely, for the next 30 years, we feel confident we want to be there,” Lewis said.

More home buyers today are planting deep roots in their communities, according to research from the National Association of Realtors. That’s especially true for buyers younger than 45 years old—those most likely to be move-up buyers, said Paul Bishop, NAR’s vice president of research.

In 2012, 27% of home buyers between the ages of 25 and 44 and 18% of buyers between the ages of 18 and 24 said that they planned to be in their homes for 16 years or longer, according to a NAR survey of 8,501 home buyers. In a comparable survey in 2006, 18% of buyers between the ages of 25 and 44 and 8% of buyers between the ages of 18 and 24 said the same.

Expectations have adjusted, and trading up is no longer the goal for many, Bishop said. People became accustomed to the move-up mentality when they’d see their neighbors move for extra square footage or a more desirable area. Now, your neighbors probably aren’t going anywhere.

“[Buying a home] is a very complex procedure—much, much more than before,” said Sherry Chris, chief executive of Better Homes and Gardens Real Estate, a national real-estate brand. “People are in it for the long haul, and it’s not just ‘I’m going to buy a house and see what happens in a few years.’”

Added Cara Ameer, broker associate with Coldwell Banker Vanguard Realty in Ponte Vedra, Fla.: “A lot of people tend now to think more logically than irrationally. They are really scrutinizing ‘do I need this?’ They’re looking at hard costs, and not throwing caution to the wind.”

Simple math

For many homeowners, it is a matter of simple math, said Jeff Taylor, co-founder of Digital Risk, a mortgage processor. Today’s buyers are capturing mortgage rates near historic lows—and that’s allowing them to get “double the house” today compared with what they could get several years ago. The monthly payment on a $300,000 mortgage for a home bought in 2005 at a 7% rate is roughly equivalent to a payment on a $600,000 mortgage obtained in 2013 at a 3.5% rate, he said.

These buyers may never even have the desire to refinance in the years ahead, since doing so would likely increase their rate. The Mortgage Bankers Association predicts rates on the 30-year fixed-rate mortgage will rise to 4.8% in the fourth quarter of 2013, and to 5.1% in the fourth quarter of 2014. A decade from now, a mortgage obtained this year will likely look very reasonable, Taylor said, compared with what’s available in the future market.

What’s more, these days home values don’t appreciate at the same rate they did seven, eight or nine years ago, Ameer said. So people don’t plan on their home appreciating by $100,000 in two years, giving them the equity to move up to a bigger home.

That said, “as you’re paying that [mortgage] down and home prices appreciate, 10 to 15 years down the road, that equity will build,” Taylor said. “We’re going to see the home being the nest egg.”

Of course, some homeowners will be tempted to tap their equity during their tenure in the home. For that, those who buy today are more likely to turn to home-equity loans instead of cash-out refinancing, so as to keep their low mortgage rates, Taylor added.

Seeing into the future

The tricky part about buying a home to live in for decades is anticipating your needs at different points of your life. Most importantly, make sure you’re buying in a prime location. A good school district might be important to you, or walkability to public transportation or shopping.

Another telltale sign of a neighborhood where you might be able to live for the long term: Blocks of homeowners who also have deeper ties to the community.

“Every area has those little places where no one moves. It can’t be replicated anywhere else,” whether the appeal is a good school district or highly sought after neighborhood amenities, Ameer said. Typically, “these areas are the best for that, for staying for a longer period of time.”

For Amy Lewis and family, their new neighborhood hits many of those points. In addition to good schools, there are many restaurants, mom-and-pop stores and ideal weather (without the kind of fog that nearby San Francisco gets). In fact, Lafayette almost feels like a “mini San Francisco,” she said.

“I grew up about 40 minutes from here, and it has a similar feel,” she said. “This is a perfect location.”


Bank of Canada Rate Stance Could Have Adverse Effect On Housing Market

The Bank of Canada is worried about the risk of a hot housing market. Ironically, it’s a risk the central bank is likely to make worse by changing its stance on rate hikes.

The central bank is keeping its key interest rate at 1 per cent, but decided to remove language in its policy statement that had previously implied it was leaning toward a rate hike down the road. Its decision comes as it weighs, among other things, the prospect of weak exports against the risks posed by overvalued real estate.

It warned of both possibilities on Wednesday, and noted that the latest data suggest the housing market is gaining traction again. While that would give the economy a temporary boost, it could increase the probability of a market correction later on. “Such a correction could have sizable spillover effects to other parts of the economy and to inflation,” the Bank of Canada said.

But by insinuating that interest rates will remain low for longer, and might even sink further, the bank could be fuelling the very problem it is warning about.

“At the margin, it will ease consumers’ nervousness about rising interest rates and therefore can add to the overall increase in credit,” Canadian Imperial Bank of Commerce economist Benjamin Tal said in an interview. He noted that the Bank of Canada’s statement led to a reduction in bond rates Wednesday, which could potentially lead to a very slight decrease in mortgage rates. The yield on the five-year government of Canada bond dropped to 1.737 per cent from 1.795 per cent.

But the key issue is how the bank’s decision influences consumer psychology, said Toronto-Dominion Bank chief economist Craig Alexander. Low interest rates have spurred consumers to rack up record debt levels in recent years. The rise in credit has fuelled a rise in house prices.

In an effort to counteract this, former central bank governor Mark Carney and Finance Minister Jim Flaherty have spent much time warning consumers about the risks of high debt loads.

“The Bank, in the past, has used verbal intervention to try to convince Canadians to be more cautious about their finances,” Mr. Alexander said. “By removing the bias, it reduces the voice the Bank has in terms of warning people that rates will rise at some point in the future.”

In a press conference Wednesday, central bank Governor Stephen Poloz said that he thinks the imbalances with respect to housing and household debt “if left on their own, will gradually unwind.

“We see lots of very positive behaviour at the ground level, people doing their arithmetic, self-policing, strong, strong underwriting in banks and other mortgage institutions, so a very positive thing,” he said. The bank noted that the rate at which households are piling on new debt has continued to slow and is below its historical average.

But Mr. Poloz also noted that it was consumers that did the heavy lifting to pull the economy through the crisis without a major downturn, enabling “extra growth in the housing market.”

“So part of that is a bit of a risk that it gets overdone, or that prices get a little higher than fundamentals would suggest,” he told reporters. “In that environment you have to admit that the risk as we outlined there, if it is worsened, that makes you worry about in some sense having a correction.”

His opinion is that, at the moment, it would take a negative shock from outside to spark such a correction.

Canada’s housing market has defied economists’ expectations in recent months, proving to be stronger than they thought possible in the wake of the sales slump that began in the summer of 2012 after Mr. Flaherty tightened mortgage insurance rules to cool the market off.

But many experts don’t think the strength will last. “We don’t expect the recent upward momentum to carry forward into 2014,” TD economists wrote in a recent note. “Some of the strength reflects buyers rushing into the market to beat out recent interest rate increases, which will result in a payback later this year.”

Indeed, the Bank of Canada said Wednesday that “the recent vigour in residential investment may partly reflect activity that has been pulled forward in anticipation of higher interest rates on mortgages.”

Policy makers will be keeping a close eye on the market. Canada’s banking regulator has spent months now considering potential changes to mortgage underwriting rules.

Mr. Poloz declined to weigh in on specific regional markets, suggesting that it’s not clear just how problematic they are.

“It’s true that we have, across the country, pockets of unusual strength in the housing market, unusual in the sense it’s different from the average, but there may be very good fundamental reasons for it,” he told reporters. As examples, he said it’s possible that a sizable portion of net migration is going to Toronto and creating a solid market for condos there, and strong income growth stemming from oil prices will cause strong housing markets in energy-producing areas of the country.

Canadian home sales edge higher in September

Ottawa, ON, October 15, 2013 – According to statistics released today by The Canadian Real Estate Association (CREA), national home sales posted a small month-over-month increase in September 2013.

The number of home sales processed through the MLS® Systems of Canadian real estate Boards and Associations and other co-operative listing systems edged up a modest eight-tenths of one percent on a month-over-month basis in September 2013.

Sales improved on a month-over-month basis in just over half of all local markets, with gains in Greater Vancouver and Greater Toronto offsetting declines in Calgary and Montreal.

Actual (not seasonally adjusted) activity remained roughly on par with the 10-year average in September. The 18.2 per cent increase compared to year-ago levels reflects weakened activity at that time.

Sales were up on a year-over-year basis in about 75 per cent of local markets, led by gains in Greater Vancouver, Calgary, Edmonton, and Greater Toronto.

“Year-over-year increases in the sales over the past couple of months highlights how activity softened across much of the country following the introduction of tighter mortgage rules last summer,” said Gregory Klump, CREA’s Chief Economist.

“While the momentum for sales activity began improving a few months ago, it may be losing steam after having only just climbed back in line with an average of the past 10 years,” Klump added. “Even so, one can see large year-on-year changes when comparing activity to a month like September 2012, when sales dropped to the lowest level for that month in more than a decade.”

Some 340,980 homes have traded hands across the country so far this year. That stands 1.8 per cent below levels recorded in the first three quarters of 2012.

The number of newly listed homes declined by 1.4 per cent on a month-over-month basis in September. Slightly more than half of all local markets recorded declines, led by Greater Vancouver, Fraser Valley, Calgary, Greater Toronto, London & St. Thomas, Ottawa, and Montreal.

The small monthly increase in sales activity combined with a decline in new listings pushed the national sales-to-new listings ratio to 56.1 per cent in September compared to 54.8 per cent in August. While the national housing market has firmed in recent months, it remains in balanced market territory where it has been since early 2010. Based on a sales-to-new listings ratio of between 40 to 60 per cent, about three of every five local markets were in balanced market territory in September.

“Sales activity across much of the country has improved in recent months following a slow start to the year and new listings in some areas have not kept pace,” said CREA President Laura Leyser. “Depending on where they are, there may be a bit more competition among buyers for limited inventory in the months ahead. Because all real estate is local, your REALTOR® remains your best resource for understanding how the housing market is shaping up either where you live or might like to.”

The number of months of inventory is another important measure of balance between housing supply and demand. It represents the number of months it would take to completely liquidate current inventories at the current rate of sales activity. There were 5.8 months of inventory at the national level at the end of September, down from 5.9 months one month earlier. As with the sales-to-new listings ratio, the current months of inventory measure marks a slightly firmer but still well balanced national market.

The actual (not seasonally adjusted) national average price for homes sold in September 2013 was $385,906, an increase of 8.8 per cent from the same month last year. Year-over-year average price gains in recent months reflect the decline in sales activity recorded last year in some of Canada’s larger and more expensive markets which caused the national average price to drop.

If Greater Toronto, Greater Vancouver, and Calgary are removed from the national average price calculation, the year-over-year increase is 4.3 per cent. A better gauge of what’s going on with prices is the MLS® Home Price Index (MLS® HPI), which is not affected by changes in the mix of sales the way that ‘average’ price is.

Good Solid Advice About Home Mortgages That Anyone Can Use

When you pursue financing on a home mortgage, there is a lot of information you will need to have. It maybe hard to find good information as you do your searches. Fortunately you will find some of the best tips consolidated in the following article. Read on for more information.

Don't put off a possible new mortgage any longer, or you're just wasting money. Chances are very good that with a new mortgage, you can pay a significantly lower amount of money every month. Look into all your options, shop around, and then decide on the terms that will suit your budget well, and save you the most cash!

Try getting a pre-approved loan to see what your mortgage payments will be monthly. Shop around a bit so you can get a good idea of your eligibility. After this point, you can easily calculate monthly payments.

If a 20% down payment is out of your league, do some shopping around. Different banks will have different offers for you to consider. Terms and rates will vary at each, some will give a lower downpayment, but a slightly higher interest rate. Look for the best mix for your current situation.

Before getting a mortgage, study your credit history. Good credit is what can help you get a mortgage. Obtain copies of your credit history and scores from the three major credit-reporting bureaus. Study your reports carefully to ensure that no issues or errors must be resolved before you apply. Many lenders need a minimum score of 680, which complies with Freddie Mac and Fannie Mae's guidelines. Most lenders want to avoid scores that are lower than 620.

Do not waste time in your home mortgage process. After you've submitted a mortgage application to the lender, this is when your clock start ticking. You have to send any necessary documents for the application process quickly. Any delays could destroy a purchase and cost you your deposit. Get an expected closing date, and then keep in touch with the lender periodically until your loan closes. Some lenders close quicker than others.

Though you may feel a little overwhelmed with financing your home mortgage, you can use the tips you got here to boost your confidence. Most of the stress of home buying is from not fully understanding the process. If you keep the information you got here in mind, you are already ahead of the game.


Are You Seeking Information About Home Mortgages? Then Check Out These Great Tips!

If you're looking into home mortgages, then you surely are excited. It's time to buy a home! However, what you might realize is there is quite a lot of information to take in, and how do you sort all of this out to get to the mortgage company and product that you need? Keep reading to find out how to do this.

Don't put off a possible new mortgage any longer, or you're just wasting money. Chances are very good that with a new mortgage, you can pay a significantly lower amount of money every month. Look into all your options, shop around, and then decide on the terms that will suit your budget well, and save you the most cash!

Get your documents ready before you go to a mortgage lender. You should have an idea of the documents they will require, and if you don't, you can ask ahead of time. Most mortgage lenders will want the same documents, so keep them together in a file folder or a neat stack.

Remember that the interest rate isn't the most important part of a mortgage. You also have to think about closing costs, points and other incidentals. There are different kinds of loan as well. That is why you have to find out as much as you can about what you're eligible for.

Get your financial paperwork together before you go to your bank to talk about home mortgages. Not having all relevant information handy can cause annoying delays. The lender will require you to provide this information, so you should have it all handy so you don't have to make subsequent trips to the bank.

Always read the fine print before you sign a home mortgage contract. There are many things that could be hidden inside of the contract that could be less than ideal. This contract is important for your financial future so you want to be sure that you know exactly what you are signing.

Save your money. When you are going to finance a home mortgage, you will need to have some cash for a down payment. The more money you pay down, the lower your payments and interest rates. The down payment goes directly to the principal of the mortgage and is a sum you will not owe yearly interest on.

If you have been wading through the mortgage world wondering what to do, surely now you have a better idea of the type of mortgage you need. It's up to you to pick the best situation for your largest investment. With the tips that have been provided, you should find yourself doing just that.

Confused About Taking Out A Mortgage? These Tips Can Help!

Each day lots of people apply for a home mortgage only to find themselves getting turned down. Why is that the case? What did these people do that caused their application to get denied? If you are wondering what it takes to get approved for a home mortgage, keep reading to get educated so you aren't someone who gets denied.

Before trying to get a mortgage approval, find out your credit score. Mortgage lenders can deny a loan when the borrower has a low credit score caused by late payments and other negative credit history. If your credit score is too low to qualify for a mortgage loan, clean up your credit, fix any inaccuracies and make all your payments on time.

Get your documents ready before you go to a mortgage lender. You should have an idea of the documents they will require, and if you don't, you can ask ahead of time. Most mortgage lenders will want the same documents, so keep them together in a file folder or a neat stack.

Get all your paperwork together before applying for a loan. Bring your income tax return, pay stubs and proof of assets and debts. The lender will want to see all of this material, so having it handy can save you another trip to the bank.

Always read the fine print before you sign a home mortgage contract. There are many things that could be hidden inside of the contract that could be less than ideal. This contract is important for your financial future so you want to be sure that you know exactly what you are signing.

Never sign anything without talking to a lawyer first. The law does not fully protect you from the shrewd practices that many banks are willing to participate in. Having a lawyer on your side could save you thousands of dollars, and possibly your financial future. Be sure to get the right advice before proceeding.

Pay your credit cards on time if you are considering a home mortgage in the next few years. Your credit score and debt to income ratios will come into play when you go for a home mortgage. If you have multiple late payments or are carrying a lot of debt, you may find the mortgage offers you receive to be poor.

If you are looking to buy any big ticket items, make sure that you wait until your loan has been closed. Buying large items may give the lender the idea that you are irresponsible and/or overextending yourself and they may worry about your ability to pay them back the money you are trying to borrow.

While you are in the process of getting a mortgage loan, do not apply for any new credit cards. Every time your credit is checked it puts a mark on your credit score. Too many of these will make it difficult on you if your credit is already a bit questionable.

Save up as much as you can before you look into buying a home. The more that you have to put down, the better that the terms of your home mortgage contract will be. Essentially, anything that you have to take out on loan could cost you three times that by the end, so save as much as is possible first.

People go in search of their dream home every day, unfortunately it end when they get denied when trying for a mortgage. You don't have to be that person, now that you read excellent tips on how to get approved for a home mortgage. These simple tips should be followed so the next time you apply, there is no reason that the lender will reject your application.