Greater Sudbury CMA. Highlights. Sudbury CMA Housing Starts. Date Released: Second Quarter Highlights. Table of Contents

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1 H o u s i n g M a r k e t I n f o r m a t i o n Housing Now Greater Sudbury CMA C a n a d a M o r t g a g e a n d H o u s i n g C o r p o r a t i o n Table of Contents Date Released: Second Quarter Highlights Highlights Seasonally adjusted housing starts declined in the first quarter of Seasonally adjusted MLS sales moderated. Three percent quarterly growth in seasonally adjusted average MLS price. 2 New Home Market 2 Resale Market 4 Employment Rate is Growing Faster Than the Participation Rate in Greater Sudbury 5 Maps 11 Tables Figure 1 Sudbury CMA Housing Starts Number of Starts Mar-12 Mar-13 Mar-14 Housing starts, SAAR* Housing Starts Trend Line ** Source: CMHC Housing Starts and Completions Survey *SAAR: Seasonally Adjusted Annual Rate **The trend is the six month moving average of the monthly SAAR 1 for housing starts. 1 SAAR is a monthly figure for starts adjusted to remove normal seasonal variation and multiplied by 12 to reflect annual levels. By removing seasonal ups and downs, seasonal adjustment allows for a comparison from one season to the next and from one month to the next. Reporting monthly figures at annual rates indicates the annual level of starts that would be obtained if the monthly pace was maintained for 12 months. This facilitates comparison of the current pace of activity to annual forecasts as well as to historical annual levels. 264 Subscribe Now! Access CMHC s Market Analysis Centre publications quickly and conveniently on the Order Desk at View, print, download or subscribe to get market information ed to you on the day it is released. CMHC s electronic suite of national standardized products is available for free. Housing market intelligence you can count on

2 New Home Market Housing starts in the Greater Sudbury Census Metropolitan Area (CMA) were trending at 264 units in March. The trend is a six-month moving average of the monthly seasonally adjusted annual rates (SAAR) of housing starts and indicates the direction of the market. Although the trend declined sharply in March, it was still higher than year-to-date total actual starts due to strong construction activity in the last quarter of A prolonged and inclement winter this year has delayed the start of residential construction season in Greater Sudbury. Four housing starts were recorded in the first quarter of this year which was less than the ten years average for first quarter starts. All of these starts were multifamily units. On a positive note, the multi-family housing starts in the first quarter of 2014 were above ten year average of first quarter results for similar dwelling types. Although the first quarter starts activity remained sluggish by historical standards, stable employment level, lower interest rates and stability in the resale market appears to be supporting demand factors for pentup starts activity for the rest of the year. On the supply side, the inventory of completed and unabsorbed units remained almost unchanged since December of last year due to unfriendly weather. Under construction units in the first quarter of this year increased by five percent to 413 units as compared to first quarter of However, nearly half of them are rental units. Moreover, there was a spill-over effect from last year as 80 percent of the last year s Figure 2 Starts Q1 2004Q1 starts activity was recorded in the latter half of Instead of starting new projects in the first quarter, builders/developers focused on completing on-going projects. Seventy two units were completed in the first quarter of this year as opposed to sixty three units for the same period last year. Looking across price ranges, six out of eight absorbed single detached units were in the $400,000 and over range. Higher demand for custom built homes and higher construction costs, especially higher development charges, are major factors for this trend. Meanwhile, first quarter housing starts in North Bay, Sault Ste. Marie and Timmins were ahead of last year s numbers. North Bay s ten first quarter starts were higher than the five starts in the same period last year. Sault Ste. Marie had nine starts in the first quarter which were above eight starts for the same period last year. Last but not the least, Timmins two starts in the first quarter also exceeded last year s first quarter results of no starts. Greater Sudbury CMA Housing Starts 2005Q1 2006Q1 2007Q1 2008Q1 2009Q1 Multi-Family: Semi-Detached, Row and Apartments Source: CMHC Starts and Completions Survey 2010Q1 2011Q1 2012Q1 Single-Detatched Resale Market 2013Q1 2014Q1 Greater Sudbury s resale market remained resilient in the face of severe wintry conditions. First quarter seasonally adjusted MLS sales moderated by only 2.7 percent from previous three months. The actual units sold in the resale market from January to March declined by five percent as compared to same period last year. Comparing monthly sales in the first three months of this year with same period last year, March was the slowest month with eight percent decline. Demand factors like a lower unemployment rate for age group traditionally representing first time home buyers, lower interest rates and higher prices for new constructions will provide impetus to resale market in Greater Sudbury. Other centres of Northeastern Ontario such as North Bay, Sault Ste. Marie and Timmins had quarterly declines in seasonally adjusted MLS sales. However, on year-over-year 2

3 basis, only North Bay recorded an increase (six percent) in MLS sales. Despite a drop in sales, resale market conditions in Greater Sudbury remained relatively balanced. The seasonally adjusted number of new MLS listings declined at a similar rate to the number of sales from the previous quarter, which kept the salesto-new listing ratio steady. This ratio remained slightly above 50 percent in the first quarter. The sales-to-new listing ratios for other Northern Ontario centres exhibited declining trends and remained in the lower bound of balanced market territory. Notwithstanding the first quarter s sales moderation, the seasonally adjusted average price of an existing home in Sudbury registered three percent increase in the first three months of However, a year-overyear comparison of actual average MLS price indicates price stabilization with less than one percent increase since first quarter of The First quarter of 2014 ended with an average MLS price at $252,888. The housing market in Sudbury is still one of the more affordable markets in Ontario. However, it is yet to be seen if this price level will sustain keeping Figure 3 MLS Quarterly Sales Sales Moderated but Average Price Went Up in Sudbury 2001Q1 2002Q1 2003Q1 Sale 2004Q4 2005Q1 Average Price 2006Q1 in view sales moderation, potential increase in supply of new homes in sunnier months and overall tighter conditions in the labour market in Sudbury. 2007Q1 Elsewhere in Northeastern Ontario, the seasonally adjusted average MLS price in Timmins and Sault Ste. Marie recorded six percent and twelve percent increases on quarterly basis respectively. North Bay was the only centre in Northeastern Ontario with a quarterly decline of four percent in seasonally adjusted average MLS 2008Q1 2009Q1 Sales to March 31st,2014 Source: CREA(MLS ) MLS is a registered trademark of the Canadian Real Estate Association 2010Q1 2011Q1 2012Q1 2013Q1 2014Q Avg MLS Price price. The actual average MLS price in these three Northeastern Ontario ranged between $152,000 and $215,000 with North Bay still posting highest average price of the three. 3

4 Employment Rate is Growing Faster Than the Participation Rate in Greater Sudbury The participation rate is the total labour force expressed as a percentage of the total population 15 years of age and over. Whereas the employment rate is the number of employed persons expressed as a percentage of the population 15 years of age and over. Lower participation rate could be due to increased number of people retiring or discouraged workers that stop looking for employment. Higher participation rate indicates that a higher proportion of workingage population is entering the work force. When a higher rate is matched by more employment opportunities, it leads to a lower unemployment rate. Using 2001 as base year, the index of participation rate in Greater Sudbury grew by 5.6 percent whereas the index of employment rate increased by 7.7 percent during the same period. The unemployment rate in Greater Sudbury declined to 7.2 percent from 8.9 percent Figure 4 Index. 2001= between 2001 and The combination of the above mentioned factors indicates elevated confidence of both the employers and job seekers that the local economy would grow. Also, the increased participation rate suggests that there are more workers generating income, which is an important factor for housing demand. Employment Rate Growing Faster Than Participation Rate Source: Statistics Canada Participation Rate Employment Rate

5 Greater Sudbury CMA Number of Starts (Multiples) N Capreol Valley East Onaping Falls Rayside Balfour Nickel Centre HIGHWAY 17 Sudbury Walden Km HIGHWAY 637 Legend No starts 4 starts 5

6 Greater Sudbury CMA Number of Starts (Singles) N Capreol Valley East Onaping Falls Rayside Balfour Nickel Centre HIGHWAY 17 Sudbury Walden Km HIGHWAY 637 Legend No starts 6

7 Greater Sudbury CMA Total Number of Starts N Capreol Valley East Onaping Falls Rayside Balfour Nickel Centre HIGHWAY 17 Sudbury Walden Km HIGHWAY 637 Legend No starts 4 starts 7

8 Greater Sudbury CMA Number of Starts (Multiples) January - March 2014 N Capreol Valley East Onaping Falls Rayside Balfour Nickel Centre HIGHWAY 17 Sudbury Walden Km HIGHWAY 637 Legend No starts 4 starts 8

9 Greater Sudbury CMA Number of Starts (Singles) January - March 2014 N Capreol Valley East Onaping Falls Rayside Balfour Nickel Centre HIGHWAY 17 Sudbury Walden Km HIGHWAY 637 Legend No starts 9

10 Greater Sudbury CMA Total Number of Starts January - March 2014 N Capreol Valley East Onaping Falls Rayside Balfour Nickel Centre HIGHWAY 17 Sudbury Walden Km HIGHWAY 637 Legend No starts 4 starts 10

11 HOUSING NOW REPORT TABLES Available in ALL reports: 1 Housing Starts (SAAR and Trend) 1.1 Housing Activity Summary of CMA 2 Starts by Submarket and by Dwelling Type Current Month or Quarter 2.1 Starts by Submarket and by Dwelling Type Year-to-Date 3 Completions by Submarket and by Dwelling Type Current Month or Quarter 3.1 Completions by Submarket and by Dwelling Type Year-to-Date 4 Absorbed Single-Detached Units by Price Range 5 MLS Residential Activity 6 Economic Indicators Available in SELECTED Reports: 1.3 History of Housing Activity (once a year) 2.2 Starts by Submarket, by Dwelling Type and by Intended Market Current Month or Quarter 2.3 Starts by Submarket, by Dwelling Type and by Intended Market Year-to-Date 2.4 Starts by Submarket and by Intended Market Current Month or Quarter 2.5 Starts by Submarket and by Intended Market Year-to-Date 3.2 Completions by Submarket, by Dwelling Type and by Intended Market Current Month or Quarter 3.3 Completions by Submarket, by Dwelling Type and by Intended Market Year-to-Date 3.4 Completions by Submarket and by Intended Market Current Month or Quarter 3.5 Completions by Submarket and by Intended Market Year-to-Date 4.1 Average Price ($) of Absorbed Single-Detached Units SYMBOLS n/a Not applicable * Totals may not add up due to co-operatives and unknown market types ** Percent change > 200% - Nil -- Amount too small to be expressed SA Monthly figures are adjusted to remove normal seasonal variation 11

12 Table 1: Housing Starts (SAAR and Trend) Greater Sudbury CMA 1 Annual Monthly SAAR Trend Jan Feb Mar Jan Feb Mar Single-Detached Multiples Total Quarterly SAAR Actual 2013 Q Q Q Q1 % change 2013 Q Q1 % change Single-Detached n/a 3 - n/a Multiples % % Total % % Source: CMHC 1 Census Metropolitan Area 2 The trend is a six-month moving average of the monthly seasonally adjusted annual rates (SAAR) Detailed data available upon request 12

13 Table 1.1: Housing Activity Summary of Greater Sudbury CMA Ownership Single Freehold Semi Row, Apt. & Other Single Condominium Row and Semi Apt. & Other Single, Semi, and Row STARTS Q Q % Change n/a n/a n/a n/a n/a Year-to-date Year-to-date % Change n/a n/a n/a n/a n/a UNDER CONSTRUCTION Q Q % Change n/a COMPLETIONS Q Q % Change n/a n/a n/a n/a n/a n/a 14.3 Year-to-date Year-to-date % Change n/a n/a n/a n/a n/a n/a 14.3 COMPLETED & NOT ABSORBED Q n/a n/a 18 Q n/a n/a 12 % Change n/a n/a 0.0 n/a n/a n/a 50.0 ABSORBED Q n/a n/a 37 Q n/a n/a 63 % Change n/a n/a n/a n/a n/a Year-to-date n/a n/a 37 Year-to-date n/a n/a 63 % Change n/a n/a n/a n/a n/a Rental Apt. & Other Total* Source: CMHC (Starts and Completions Survey, Market Absorption Survey) 13

14 Table 1.2: Housing Activity Summary by Submarket Ownership Single Freehold Semi Row, Apt. & Other Single Condominium Row and Semi Apt. & Other Single, Semi, and Row STARTS Greater Sudbury CMA Q Q North Bay Q Q Sault Ste. Marie Q Q Timmins Q Q Elliot Lake Q Q Temiskaming Shores Q Q West Nipissing Q Q UNDER CONSTRUCTION Greater Sudbury CMA Q Q North Bay Q Q Sault Ste. Marie Q Q Timmins Q Q Elliot Lake Q Q Temiskaming Shores Q Q West Nipissing Q Q Rental Apt. & Other Total* Source: CMHC (Starts and Completions Survey, Market Absorption Survey) 14

15 Table 1.2: Housing Activity Summary by Submarket Ownership Single Freehold Semi Row, Apt. & Other Single Condominium Row and Semi Apt. & Other Single, Semi, and Row COMPLETIONS Greater Sudbury CMA Q Q North Bay Q Q Sault Ste. Marie Q Q Timmins Q Q Elliot Lake Q Q Temiskaming Shores Q Q West Nipissing Q Q COMPLETED & NOT ABSORBED Greater Sudbury CMA Q n/a n/a 18 Q n/a n/a 12 North Bay Q n/a n/a 12 Q n/a n/a 16 Sault Ste. Marie Q n/a n/a 5 Q n/a n/a 17 Timmins Q n/a n/a n/a n/a n/a n/a n/a n/a n/a Q n/a n/a n/a n/a n/a n/a n/a n/a n/a Elliot Lake Q n/a n/a n/a n/a n/a n/a n/a n/a n/a Q n/a n/a n/a n/a n/a n/a n/a n/a n/a Temiskaming Shores Q n/a n/a n/a n/a n/a n/a n/a n/a n/a Q n/a n/a n/a n/a n/a n/a n/a n/a n/a West Nipissing Q n/a n/a n/a n/a n/a n/a n/a n/a n/a Q n/a n/a n/a n/a n/a n/a n/a n/a n/a Rental Apt. & Other Total* Source: CMHC (Starts and Completions Survey, Market Absorption Survey) 15

16 Table 1.2: Housing Activity Summary by Submarket Ownership Single Freehold Semi Row, Apt. & Other Single Condominium Row and Semi Apt. & Other Single, Semi, and Row ABSORBED Greater Sudbury CMA Q n/a n/a 37 Q n/a n/a 63 North Bay Q n/a n/a 16 Q n/a n/a 29 Sault Ste. Marie Q n/a n/a 32 Q n/a n/a 29 Timmins Q n/a n/a n/a n/a n/a n/a n/a n/a n/a Q n/a n/a n/a n/a n/a n/a n/a n/a n/a Elliot Lake Q n/a n/a n/a n/a n/a n/a n/a n/a n/a Q n/a n/a n/a n/a n/a n/a n/a n/a n/a Temiskaming Shores Q n/a n/a n/a n/a n/a n/a n/a n/a n/a Q n/a n/a n/a n/a n/a n/a n/a n/a n/a West Nipissing Q n/a n/a n/a n/a n/a n/a n/a n/a n/a Q n/a n/a n/a n/a n/a n/a n/a n/a n/a Rental Apt. & Other Total* Source: CMHC (Starts and Completions Survey, Market Absorption Survey) 16

17 Single Table 1.3: History of Housing Starts Greater Sudbury CMA Ownership Freehold Semi Row, Apt. & Other Single Condominium Row and Semi Apt. & Other Single, Semi, and Row % Change n/a n/a % Change n/a n/a ** % Change ** n/a n/a n/a % Change n/a n/a n/a % Change n/a n/a n/a ** ** % Change n/a n/a n/a % Change n/a n/a n/a n/a n/a % Change n/a n/a n/a n/a n/a % Change n/a n/a n/a n/a n/a Rental Apt. & Other Total* Source: CMHC (Starts and Completions Survey) 17

18 Table 2: Starts by Submarket and by Dwelling Type Single Semi Row Apt. & Other Total Submarket % Q Q Q Q Q Q Q Q Q Q Change Greater Sudbury CMA Capreol Town n/a Nickel Centre Town n/a Onaping Falls Town n/a Rayside-Balfour Town Sudbury City ** Valley East Town Walden Town n/a North Bay Sault Ste. Marie Timmins n/a Elliot Lake n/a Temiskaming Shores West Nipissing Submarket Table 2.1: Starts by Submarket and by Dwelling Type January - March Single Semi Row Apt. & Other Total % Change Greater Sudbury CMA Capreol Town n/a Nickel Centre Town n/a Onaping Falls Town n/a Rayside-Balfour Town Sudbury City ** Valley East Town Walden Town n/a North Bay Sault Ste. Marie Timmins n/a Elliot Lake n/a Temiskaming Shores West Nipissing Source: CMHC (Starts and Completions Survey) 18

19 Submarket Table 2.2: Starts by Submarket, by Dwelling Type and by Intended Market Freehold and Condominium Row Rental Freehold and Condominium Apt. & Other Rental Q Q Q Q Q Q Q Q Greater Sudbury CMA Capreol Town Nickel Centre Town Onaping Falls Town Rayside-Balfour Town Sudbury City Valley East Town Walden Town North Bay Sault Ste. Marie Timmins Elliot Lake Temiskaming Shores West Nipissing Submarket Table 2.3: Starts by Submarket, by Dwelling Type and by Intended Market January - March 2014 Freehold and Condominium Row Rental Freehold and Condominium Apt. & Other Rental Greater Sudbury CMA Capreol Town Nickel Centre Town Onaping Falls Town Rayside-Balfour Town Sudbury City Valley East Town Walden Town North Bay Sault Ste. Marie Timmins Elliot Lake Temiskaming Shores West Nipissing Source: CMHC (Starts and Completions Survey) 19

20 Submarket Table 2.4: Starts by Submarket and by Intended Market Freehold Condominium Rental Total* Q Q Q Q Q Q Q Q Greater Sudbury CMA Capreol Town Nickel Centre Town Onaping Falls Town Rayside-Balfour Town Sudbury City Valley East Town Walden Town North Bay Sault Ste. Marie Timmins Elliot Lake Temiskaming Shores West Nipissing Submarket Table 2.5: Starts by Submarket and by Intended Market January - March 2014 Freehold Condominium Rental Total* Greater Sudbury CMA Capreol Town Nickel Centre Town Onaping Falls Town Rayside-Balfour Town Sudbury City Valley East Town Walden Town North Bay Sault Ste. Marie Timmins Elliot Lake Temiskaming Shores West Nipissing Source: CMHC (Starts and Completions Survey) 20

21 Table 3: Completions by Submarket and by Dwelling Type Single Semi Row Apt. & Other Total Submarket % Q Q Q Q Q Q Q Q Q Q Change Greater Sudbury CMA Capreol Town n/a Nickel Centre Town Onaping Falls Town Rayside-Balfour Town Sudbury City Valley East Town Walden Town ** North Bay Sault Ste. Marie Timmins Elliot Lake Temiskaming Shores West Nipissing Submarket Table 3.1: Completions by Submarket and by Dwelling Type January - March Single Semi Row Apt. & Other Total % Change Greater Sudbury CMA Capreol Town n/a Nickel Centre Town Onaping Falls Town Rayside-Balfour Town Sudbury City Valley East Town Walden Town ** North Bay Sault Ste. Marie Timmins Elliot Lake Temiskaming Shores West Nipissing Source: CMHC (Starts and Completions Survey) 21

22 Table 3.2: Completions by Submarket, by Dwelling Type and by Intended Market Submarket Freehold and Condominium Row Q Q Q Q Q Q Q Q Greater Sudbury CMA Capreol Town Nickel Centre Town Onaping Falls Town Rayside-Balfour Town Sudbury City Valley East Town Walden Town North Bay Sault Ste. Marie Timmins Elliot Lake Temiskaming Shores West Nipissing Rental Freehold and Condominium Apt. & Other Rental Table 3.3: Completions by Submarket, by Dwelling Type and by Intended Market January - March 2014 Row Apt. & Other Submarket Freehold and Rental Freehold and Rental Greater Sudbury CMA Capreol Town Nickel Centre Town Onaping Falls Town Rayside-Balfour Town Sudbury City Valley East Town Walden Town North Bay Sault Ste. Marie Timmins Elliot Lake Temiskaming Shores West Nipissing Source: CMHC (Starts and Completions Survey) 22

23 Submarket Table 3.4: Completions by Submarket and by Intended Market Freehold Condominium Rental Total* Q Q Q Q Q Q Q Q Greater Sudbury CMA Capreol Town Nickel Centre Town Onaping Falls Town Rayside-Balfour Town Sudbury City Valley East Town Walden Town North Bay Sault Ste. Marie Timmins Elliot Lake Temiskaming Shores West Nipissing Submarket Table 3.5: Completions by Submarket and by Intended Market January - March 2014 Freehold Condominium Rental Total* Greater Sudbury CMA Capreol Town Nickel Centre Town Onaping Falls Town Rayside-Balfour Town Sudbury City Valley East Town Walden Town North Bay Sault Ste. Marie Timmins Elliot Lake Temiskaming Shores West Nipissing Source: CMHC (Starts and Completions Survey) 23

24 Submarket Table 4: Absorbed Single-Detached Units by Price Range Price Ranges < $250,000 Units Share (%) $250,000 - $299,999 Share Units (%) $300,000 - $349,999 Share Units (%) $350,000 - $399,999 Share Units (%) $400,000 + Median Average Total Price ($) Price ($) Share Units (%) Greater Sudbury CMA Q Q , ,196 Year-to-date Year-to-date , ,196 North Bay Q Q , ,033 Year-to-date Year-to-date , ,033 Sault Ste. Marie Q Q Year-to-date Year-to-date Source: CMHC (Market Absorption Survey) 24

25 Table 4.1: Average Price ($) of Absorbed Single-detached Units Submarket Q Q % Change % Change Greater Sudbury CMA ,196 n/a ,196 n/a North Bay ,033 n/a ,033 n/a Sault Ste. Marie n/a n/a Source: CMHC (Market Absorption Survey) 25

26 Table 5a: MLS Residential Activity for Greater Sudbury Number of Sales Yr/Yr % Sales SA Number of New Listings New Listings SA Sales-to- New Listings SA Average Price ($) Yr/Yr % Average Price ($) SA 2013 January , ,990 February , ,142 March , ,949 April , ,018 May , ,501 June , ,728 July , ,249 August , ,428 September , ,766 October , ,048 November , ,047 December , , January , ,112 February , ,785 March , ,384 April May June July August September October November December Q , Q , , , MLS is a registered trademark of the Canadian Real Estate Association (CREA). Source: CREA (MLS ) 26

27 Table 5b: MLS Residential Activity for Sault Ste. Marie Number of Sales Yr/Yr % Sales SA Number of New Listings New Listings SA Sales-to- New Listings SA Average Price ($) Yr/Yr % Average Price ($) SA 2013 January , ,906 February , ,563 March , ,842 April , ,011 May , ,143 June , ,877 July , ,808 August , ,688 September , ,352 October , ,645 November , ,376 December , , January , ,311 February , ,105 March , ,302 April May June July August September October November December Q , Q , , , MLS is a registered trademark of the Canadian Real Estate Association (CREA). Source: CREA (MLS ) 27

28 Table 5c: MLS Residential Activity for North Bay Number of Sales Yr/Yr % Sales SA Number of New Listings New Listings SA Sales-to- New Listings SA Average Price ($) Yr/Yr % Average Price ($) SA 2013 January , ,157 February , ,037 March , ,674 April , ,292 May , ,573 June , ,489 July , ,883 August , ,632 September , ,224 October , ,128 November , ,709 December , , January , ,746 February , ,764 March , ,073 April May June July August September October November December Q , Q , , , MLS is a registered trademark of the Canadian Real Estate Association (CREA). Source: CREA (MLS ) 28

29 Table 5d: MLS Residential Activity for Timmins Number of Sales Yr/Yr % Sales SA Number of New Listings New Listings SA Sales-to- New Listings SA Average Price ($) Yr/Yr % Average Price ($) SA 2013 January , ,493 February , ,728 March , ,946 April , ,223 May , ,670 June , ,269 July , ,059 August , ,411 September , ,249 October , ,776 November , ,692 December , , January , ,527 February , ,488 March , ,039 April May June July August September October November December Q , Q , , , MLS is a registered trademark of the Canadian Real Estate Association (CREA). Source: CREA (MLS ) 29

30 Table 6: Economic Indicators Interest Rates NHPI, Total Greater Sudbury Labour Market Thunder CPI, 2002 Mortgage Rates P & I Bay/Greater =100 Average (%) Employment Unemployment Participation Per Sudbury (Ontario) Weekly 1 Yr. 5 Yr. SA (,000) Rate (%) SA Rate (%) SA $100, =100 Earnings ($) Term Term 2013 January February March April May June July August September October November December January February March April May June July August September October November December "P & I" means Principal and Interest (assumes $100,000 mortgage amortized over 25 years using current 5 year interest rate) "NHPI" means New Housing Price Index "CPI" means Consumer Price Index "SA" means Seasonally Adjusted Source: CMHC, adapted from Statistics Canada (CANSIM), Statistics Canada (CANSIM) 30

31 Methodology Starts & Completions Survey Methodology The Starts and Completions Survey is conducted by way of site visits which are used to confirm that new units have reached set stages in the construction process. Since most municipalities in the country issue building permits, these are used as an indication of where construction is likely to take place. In areas where there are no permits, reliance has to be placed either on local sources or searching procedures. The Starts and Completions Survey is carried out monthly in urban areas with population in excess of 50,000, as defined by the 2011 Census. In urban areas with populations of 10,000 to 49,999, all Starts are enumerated in the last month of the quarter (i.e. four times a year, in March, June, September and December). In these centres with quarterly enumeration, Completion activity is modeled based on historical patterns. Monthly Starts and Completions activity in these quarterly locations are statistically estimated at a provincial level for single and multi categories. Centres with populations below 10,000 are enumerated on a sample basis, also in the last month of each quarter (i.e. four times a year, in March, June, September and December). The Starts and Completions Survey enumerates dwelling units in new structures only, designed for non-transient and year-round occupancy. Mobile homes are included in the surveys. A mobile home is a type of manufactured house that is completely assembled in a factory and then moved to a foundation before it is occupied. Trailers or any other movable dwelling (the larger often referred to as a mobile home) with no permanent foundation are excluded from the survey. Conversions and/or alterations within an existing structure are excluded from the surveys as are seasonal dwellings, such as: summer cottages, hunting and ski cabins, trailers and boat houses; and hostel accommodations, such as: hospitals, nursing homes, penal institutions, convents, monasteries, military and industrial camps, and collective types of accommodation such as: hotels, clubs, and lodging homes. Market Absorption Survey Methodology The Market Absorption Survey is carried out in conjunction with the Starts and Completions Survey in urban areas with populations in excess of 50,000. When a structure is recorded as completed, an update is also made as units are sold or rented. The dwellings are then enumerated each month until such time as full absorption occurs. STARTS AND COMPLETIONS SURVEY AND MARKET ABSORPTION SURVEY DEFINITIONS A dwelling unit, for purposes of the Starts and Completions Survey, is defined as a structurally separate set of self-contained living premises with a private entrance from outside the building or from a common hall, lobby, or stairway inside the building. Such an entrance must be one that can be used without passing through another separate dwelling unit. A start, for purposes of the Starts and Completions Survey, is defined as the beginning of construction work on a building, usually when the concrete has been poured for the whole of the footing around the structure, or an equivalent stage where a basement will not be part of the structure. The number of units under construction as at the end of the period shown, takes into account certain adjustments which are necessary for various reasons. For example, after a start on a dwelling has commenced construction may cease, or a structure, when completed, may contain more or fewer dwelling units than were reported at start. A completion, for purposes of the Starts and Completions Survey, is defined as the stage at which all the proposed construction work on a dwelling unit has been performed, although under some circumstances a dwelling may be counted as completed where up to 10 per cent of the proposed work remains to be done. The term absorbed means that a housing unit is no longer on the market (i.e. has been sold or rented). This usually happens when a binding contract is secured by a non-refundable deposit and has been signed by a qualified purchaser. The purpose of the Market Absorption Survey is to measure the rate at which units are sold or rented after they are completed, as well as collect prices. 31

32 DWELLING TYPES: A Single-Detached dwelling (also referred to as Single ) is a building containing only one dwelling unit, which is completely separated on all sides from any other dwelling or structure. Includes link homes, where two units may share a common basement wall but are separated above grade. Also includes cluster-single developments. A Semi-Detached (Double) dwelling (also referred to as Semi ) is one of two dwellings located side-by-side in a building, adjoining no other structure and separated by a common or party wall extending from ground to roof. A Row (Townhouse) dwelling is a one family dwelling unit in a row of three or more attached dwellings separated by a common or party wall extending from ground to roof. The term Apartment and other includes all dwellings other than those described above, including structures commonly known as stacked townhouses, duplexes, triplexes, double duplexes and row duplexes. Intended market: The intended market is the tenure in which the unit is being marketed. This includes the following categories: Freehold: A residence where the owner owns the dwelling and lot outright. Condominium (including Strata-Titled): An individual dwelling which is privately owned, but where the building and/or the land are collectively owned by all dwelling unit owners. A condominium is a form of ownership rather than a type of house. Rental: Dwelling constructed for rental purposes regardless of who finances the structure. Geographical terms: A census metropolitan area (CMA) or a census agglomeration (CA) is formed by one or more adjacent municipalities centred on a large urban area (known as the urban core). The census population count of the urban core is at least 10,000 to form a census agglomeration and at least 100,000 to form a census metropolitan area. To be included in the CMA or CA, other adjacent municipalities must have a high degree on integration with the central urban area, as measured by commuting flows derived from census place of work data. CMAs and CAs contain whole municipalities or Census Subdivisions. A Rural area, for the purposes of this publication, is a centre with a population less than 10,000. All data presented in this publication is based on Statistics Canada s 2006 Census area definitions. 32

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34 Housing market intelligence you can count on FREE REPORTS AVAILABLE ON-LINE n Canadian Housing Statistics n Housing Information Monthly n Housing Market Outlook, Canada n Housing Market Outlook, Highlight Reports Canada and Regional n Housing Market Outlook, Major Centres n Housing Market Tables: Selected South Central Ontario Centres n Housing Now, Canada n Housing Now, Major Centres n Housing Now, Regional n Monthly Housing Statistics n Northern Housing Outlook Report n Preliminary Housing Start Data n Rental Market Provincial Highlight Reports n Rental Market Reports, Major Centres n Rental Market Statistics n Residential Construction Digest, Prairie Centres n Seniors Housing Reports CMHC s Market Analysis Centre e-reports provide a wealth of detailed local, provincial, regional and national market information. Forecasts and Analysis Future-oriented information about local, regional and national housing trends. Statistics and Data Information on current housing market activities starts, rents, vacancy rates and much more. Get the market intelligence you need today! Click to view, download or subscribe. Housing Market Information Portal The housing data you want, the way you want it. Save and share data, tables and charts Access CMHC s housing information quickly and easily An innovative new web tool COMING SOON!