24 Apr

Rate hikes slow non-bank mortgage growth and fuel rise in arrears

Latest News

Posted by: Dean Kimoto

Non-bank lenders saw a continued move toward uninsured mortgages in Q4, alongside a steady rise in delinquencies.

Non-bank mortgage lenders continued to see steady growth in Q4 2024, but the pace has slowed sharply compared to the boom years of 2021 and 2022, according to the latest figures from Statistics Canada.

Interest rates, delinquency trends and a growing share of uninsured lending all point to a changing market for alternative lenders.

Lending volumes rise, but growth moderates

Non-bank lenders held $405.3 billion in residential mortgages at the end of Q4 2024, up 3.5% from a year earlier. That marks a roughly 20% increase from Q4 2020, though the momentum cooled in 2023 as the Bank of Canada’s rapid rate hikes slowed both refinancing and new originations.

The total number of outstanding non-bank mortgages also edged higher to 1.85 million by year-end. However, growth was uneven—flat through much of 2023 and only picking up again later in 2024 as the market adjusted to a higher-rate environment.

With balances growing faster than mortgage counts, the average mortgage size also crept up to around $220,000—about 13% higher than in late 2020.

Uninsured loans now dominate portfolios

One of the biggest shifts in non-bank lending in recent years has been the move toward uninsured mortgages.

By the end of 2024, nearly 68% of all mortgage dollars held by non-bank lenders were uninsured—up from 60% back in 2020. That change points to growing demand for conventional loans, often from borrowers with larger down payments or those refinancing existing properties.

At the same time, insured mortgage volumes have been on the decline. The number of insured loans has dropped by about 10% since 2020, and the total dollar amount has dipped slightly to $131.9 billion. Meanwhile, the number of uninsured loans has grown by around 16% over that same period.

Delinquencies on the rise—especially for uninsured loans

While most non-bank borrowers are still keeping up with payments, there’s been a noticeable rise in delinquencies—particularly in the uninsured segment.

By the end of 2024, nearly $7.8 billion worth of uninsured mortgages were behind on payments, up 16% from the year before. The number of delinquent loans also climbed by about 5%.

And it’s not just more people falling behind—it’s bigger loans, too. The average unpaid balance on these mortgages is now around $260,000, suggesting that borrowers with larger loans are increasingly under strain.

Insured mortgages, on the other hand, have remained more stable. The total value of insured loans in arrears was $3.28 billion—up just 2% from late 2020. In fact, the number of insured borrowers behind on payments has actually dipped slightly over the past four years.

In terms of the overall portfolio, about 2.3% of uninsured and 3% of insured non-bank mortgages were in arrears by the end of the year.

Written by CMT Team April 23, 2025

15 Apr

BoC expected to pause this week, but more rate cuts still likely

General

Posted by: Dean Kimoto

With markets nearly split—pricing in a 40% chance of a rate cut and a 60% chance of a hold—the Bank of Canada’s upcoming rate decision on Wednesday is still very much up in the air.

And with fresh inflation data landing just one day before the announcement, Tuesday’s CPI report could be what ultimately tips the scales.

The central bank will announce its decision Wednesday morning, alongside a new Monetary Policy Report and revised forecasts.

While economists broadly agree that rates are headed lower over time, a cut this week is far from a sure thing as policymakers balance growing recession risks against still-sticky inflation.

Case for a cut: Tariffs, soft data, and a fragile outlook

RBC and Scotiabank both note that if not for escalating trade tensions with the U.S., the Bank likely would have held in March.

With those risks still elevated, RBC expects the BoC will “opt to add another ‘insurance’ 25-basis-point cut” to cushion against a possible downturn.

The central bank’s Q1 Business Outlook Survey revealed faltering sentiment, with hiring intentions at their lowest levels since the pandemic and one-third of firms now expecting a recession.

March’s jobs report also disappointed, showing a net loss in employment and a rising unemployment rate.

National Bank, however, sees a “temporary pause to assess” as the more likely outcome, noting that while soft indicators are weakening, hard economic data haven’t yet deteriorated in a meaningful way. Still, if current trends continue, NBC believes the next cut could come as early as the June 4 meeting.

Scotiabank’s Derek Holt, meanwhile, lays out the case for disinflation, pointing to a cooling job market, weaker commodity prices, and ongoing economic slack. It also warns that Canada could feel the ripple effects of a slowing U.S. economy, especially with trade barriers making it harder for Canadian exports to find buyers.

Case for a hold: Inflation risks and a cautious BoC

Even with the economy showing signs of strain, both Desjardins and Scotiabank say the Bank of Canada may choose to hold off on another cut—for now.

Desjardins points out that while rates are still expected to head lower, just how far they fall will depend heavily on how trade policy evolves.

“The direction of travel for interest rates is still lower, but where the policy rate troughs will be highly conditional on where trade policy settles,” Desjardins economists wrote.

Scotiabank sees persistent inflation as the bigger risk. The Bank’s preferred core inflation measures have continued to run hotter than expected—between 3.5% and 4% month-over-month on a seasonally adjusted annualized basis.

“These core measures have been persistently too hot straight back to last May,” says Holt. “Their persistence has tended to suggest that the BoC shouldn’t have been easing as much as it has to date, so it’s time to call time out.”

Tariff-related price pressures could also continue to feed into inflation in the months ahead, making the Bank even more cautious about cutting prematurely.

The takeaway

Whether the Bank cuts rates on Wednesday or not, the easing cycle appears far from over.

Markets still expect another 25 to 50 basis points of cuts this year, and many economists believe the next move could come as soon as June—especially if the incoming data continue to weaken.

As Scotiabank points out, what the Bank says about inflation, growth, and trade-related risks may be just as impactful as the rate decision itself.


BoC policy rate forecasts from the Big 6 banks

Current Policy Rate: April
decision
June
decision
Q3 2025 Q4
2025
Q4
2026
BMO 2.75% 2.50% 2.25% 2.00% 2.00% 2.00%
CIBC 2.75% 2.75% 2.25% 2.25% 2.25% 2.25%
National Bank 2.75% 2.75% 2.50% 2.25% 2.00% 2.50%
RBC 2.75% 2.50% 2.50% 2.25% 2.25% 2.50%
Scotia 2.75% 2.75% 2.75% 2.75% 2.75% 2.75%
TD 2.75% 2.50% 2.25% 2.25% 2.25% 2.25%

This article was written for Canadian Mortgage Trends by:

Steve Huebl

Steve Huebl is a graduate of Ryerson University’s School of Journalism and has been with Canadian Mortgage Trends and reporting on the mortgage industry since 2009. His past work experience includes The Toronto Star, The Calgary Herald, the Sarnia Observer and Canadian Economic Press. Born and raised in Toronto, he now calls Montreal home.

9 Apr

Average asking rents decrease for sixth straight month to $2,119: report

General

Posted by: Dean Kimoto

A new report says the national average asking rent in March was $2,119, marking the sixth straight month of year-over-year declines.

By Sammy Hudes

The monthly data provided by Rentals.ca and Urbanation, which analyzes listings in the former’s network, says rents were down 2.8% last month compared with March 2024.

On a month-over-month basis, rents rose 1.5% from February, the first increase since last September.

Urbanation president Shaun Hildebrand said renters were more active in March than they’d been in recent months, likely thanks to improvements in affordability.

“However, rents are likely to continue facing downward pressure in the near-term due to the expected negative economic impact and job losses caused by the trade conflict with the U.S.,” he said in a press release.

The report said average asking rents in Canada are still 17.8% higher than they were five years ago when the COVID-19 pandemic hit in March 2020.

Purpose-built apartment asking rents declined 1.5% from a year ago to an average of $2,086, while asking rents for condominium apartments fell 3.8% to $2,232.

Rents for houses and townhomes declined 5.6% to $2,186.

Ontario recorded the steepest rent declines, with combined apartment and condo rents falling 3.5% to an average of $2,327 in March, followed by Quebec’s 2.5 per cent decrease to $1,949.

B.C. saw a slight 0.6% decrease in average asking rents to $2,480 while Alberta’s average ask was down 0.4% to $1,721.

Saskatchewan led the way for year-over-year rent growth, at three per cent, to an average of $1,336, followed by Nova Scotia at 2.4% to $2,199 and Manitoba at two per cent to $1,592.

This report by The Canadian Press was first published April 8, 2025.

Published for Canadian Mortgage Trends by:

Steve Huebl

Steve Huebl is a graduate of Ryerson University’s School of Journalism and has been with Canadian Mortgage Trends and reporting on the mortgage industry since 2009. His past work experience includes The Toronto Star, The Calgary Herald, the Sarnia Observer and Canadian Economic Press. Born and raised in Toronto, he now calls Montreal home.