Featured Post from Retire with Equity

Drops in the Bank of Canada rate will not solve housing affordability.

Spoiler Alert: The problem isn't just about interest rates

Dec 11, 2024

7 min

Summary: The Bank of Canada’s interest rate cuts won’t resolve Canada’s housing affordability crisis. Factors such as skyrocketing home prices, unaffordable down payments, and stagnant wage growth are other primary challenges to address.  A personal example offered by the author shows how the price of her Toronto home surged over 1,000% from 1983 and 2024 while her wages during the same period rose only 142%. While some see this issue as a consequence of Baby Boomers remaining in their homes, it's more nuanced than that.  We have systemic barriers in Canada that necessitate targeted policy changes. It’s time to tackle affordability and implement effective solutions.


The Bank of Canada met today, to determine interest rates for the last time this year. They announced a drop of .50 basis points. This is part of a broader effort to stimulate economic growth in Canada, which faces challenges, especially a softening labor market and persistent inflation. 


Why Should You Care?


Interest rates determine how affordable our debt will be and what return we can expect on our savings. Since mortgages represent most consumer debt, interest rates directly impact affordable housing costs, making them very newsworthy. However, interest rates only tell part of the story.


When the Bank of Canada lowers its rate, it primarily impacts variable-rate mortgages. These are tied directly to the BoC's overnight rate, so a rate cut can reduce the interest costs on these loans. Homeowners with variable rates would likely see a reduction in their payments, with more of their payments going toward principal rather than interest. People without debt and savings (primarily seniors) will see a drop in their investment returns.


In contrast, fixed-rate mortgages, which are not directly tied to the BoC's rate, are influenced more by the bond market, particularly the 5-year government bond yield. The current trend in bond yields suggests that fixed mortgage rates could also decrease over time.


Let’s pause here and talk about the affordability of houses and how interest rates are not the reason housing is out of reach for most first-time buyers.


A walk down memory lane might offer some perspective.


I purchased my first home in the fall of 1983 for $63,500 (insert head shake). I was 27 years old, and before you do the math, yes, I am a Baby Boomer. My first serious (so I thought) live-together relationship had just ended, and I was looking for a place to live. I had finished school and had a good full-time job with Bell Canada. A rental would have been preferred, except I had a dog. Someone suggested that I buy a home. I did not know very much about purchasing real estate or homeownership, for that matter. But I was young and willing to learn.


I had been working full-time for two and a half years. During my orientation at Bell Canada, my supervisor told me to sign up for their stock option program. She said I would never miss the money or regret signing up for the plan. She was right. When I purchased my home, there was enough money in my stock account for a down payment and closing costs. My interest rate was a terrifying 12.75%, yielding a mortgage payment of just under $670 monthly. The lender deemed this affordable based on my $18,000 annual wage. Life was good.


This was in 1983, when the minimum down payment for a home purchase in Canada was typically 10% for most buyers. However, a lower down payment could be possible with mortgage insurance (provided by organizations like Canada Mortgage Housing Corporation (CMHC), which allowed buyers to put down as little as 5%, provided they qualified for insurance. This was commonly available for homes under $150,000, with stricter terms for higher-priced homes.


If you had a higher down payment of 25% or more, mortgage insurance wasn't required, and you could avoid extra costs associated with insured mortgages. This was part of broader efforts by the government to make homeownership more accessible, especially amid the high interest rates of the time.


So let's do the math. Circa 1983

I first needed to prove that I had saved $3,175 in down payments and $953 in closing costs for $4128. In the 2.5 years I worked at Bell Canada, I saved $4,050 (including Bell Canada’s contribution) in stocks. I also had another $5,000 in my savings account. $9,000 was enough to complete the transaction and leave me with a healthy safety net.


Fast forward to 2024

Let’s compare what the same transaction would look like today. Using the annual housing increase cited on the CREA website, the same house would be valued at approximately $700,000 today. Interest rates are much lower today, at 4.24%, yielding a mortgage payment of $3,545.


1. The down payment rules have changed. For the first $500,000, The minimum down payment is 5%. 5% X 500,000=25,0005\% \times 500,000 = 25,0005% X 500,000 = $25,000


2. The minimum down payment for the portion above $500,000 is 10%.

10% X (700,000−500,000) = 20,00010\% \times (700,000 - 500,000) = 20,00010% X (700,000−500,000) = $20,000


3. Total minimum down payment:

25,000+20,000 =4 5,00025,000 + 20,000 = 45,00025,000+20,000 = $45,000


Thus, the minimum down payment for a $700,000 home is $45,000.


Here is the comparison:


1983 Scenario                                              2024 Scenario                                  Variance


Purchase Price: $63,500                               $700,000                                           up 1002%

Down Payment: $3,175                                 $45,000                                             up 1317%

Loan Amount: $60,325                                  $655,000                                           up 986%

Interest Rate: 12.75%                                   4.24%                                                down 200%

Monthly Mortgage Payment: $670                $3,545                                               up 429%

Wage: $18,000                                             $43,500                                              up 142%

Gross Debt Service Ratio: 44.6%                 97.8%                                                up 119%


Time to Save for Down payment:

2 years                                                           12.4 years                                        up 520%


*Please note that this example does not include mortgage insurance


The real problem

As you can see, housing was much more affordable for me in 1983 and far from cheap in 2024. During the past 41 years, wages have increased by 142%, yet interest rates have dropped by 200%. But the most significant impact on affordability has been the over 1,000% increase in housing prices.


So why is all the focus on interest rates?


At the risk of oversimplifying a complicated issue, I believe the media often uses interest rates as a "shiny penny" to capture attention, diverting focus from deeper housing affordability issues. This keeps the spotlight on inflation and monetary policy, aligning with economic agendas while ignoring systemic problems like down payment barriers and the shortage of affordable homes.


Indeed, a movement in interest rates often has an immediate and noticeable impact on borrowers' affordability, making it a hot topic for news and policymakers. However, the frequency and consistency of the Bank of Canada meetings on interest rates give the impression that rates are the primary issue, even though they are just one part of a complex system. For example, even if the Bank of Canada dropped interest rates below zero, it would do little to solve today’s homeownership affordability issue.


The real problems:


1. Down Payment Challenges: With housing prices skyrocketing, the 5%- 20% down payment required has become insurmountable for many, particularly younger buyers. High rents, stagnant wage growth relative to home prices, and rising living costs make saving nearly impossible.


2. Lack of Affordable Starter Homes: Due to profitability and zoning restrictions, housing developments often prioritize larger, higher-margin homes or luxury condos over affordable single-family starter homes.


3. Misplaced Generational Blame: Blaming Baby Boomers for "holding onto homes" oversimplifies the issue. They are staying put due to limited downsizing options, emotional attachments, or the need for housing stability in retirement, not a desire to thwart younger generations.


4. Political Challenges: Addressing structural issues like zoning reform or incentivizing affordable housing construction requires political will and collaboration, which can be slow and contentious.


A broader lens is needed to understand and address the actual barriers to home ownership. Interest drops are merely a band-aid solution that misses the central issue of saving a down payment.


The suggestion that we have an intergenerational issue needs to be revised. The fact that Baby Boomers are holding on to their homes should not surprise anyone. However, Real Estate models that predicted copious numbers of Baby Boomers selling their homes to downsize got it wrong. Downsizing was a concept conceived in the 1980s. Unfortunately, it did not account for record-setting home price increases or inflation, leaving it undesirable for today’s seniors.


Although this is a complex issue, a few suggested solutions are worth exploring.


What can be done?


Focus on Policy Innovations:


To create housing, increase supply, curb speculative investments, and provide targeted assistance for builders to build modest starter homes.


To create rentals, homeowners should also receive income tax incentives to build Accessory Dwelling Units (ADUs). These could be used as affordable rentals or to house caregivers for senior homeowners. Today, The federal government announced a doubling of its Secondary Suite Loan Program, initially unveiled in the April 2024 budget. This is a massive step in the right direction.


To create down payments, adopt a policy allowing first-time home buyers to avoid paying tax on their first $250,000 of income. Then, they could use the tax savings as a down payment.


Focus on Education and Advocacy:


Include a warning that helps consumers understand that withdrawing from RSPs results in a significant loss of compound interest related to withdrawals and how this can harm income during retirement.


Encourage early inheritance to create gifted down payments. Normalize the concept by emphasizing the benefits to the giver and the receiver.


Educate the public on using financial equity safely and create down payments as an early inheritance for their heirs. This will shift the conversation and initiate an intergenerational transfer of wealth that empowers the next generation to own a home.


The Bottom Line

While the Bank of Canada interest rate cut may ease some financial strain for homeowners with variable-rate mortgages, it will do little to address the core issue of housing affordability. The media's fixation on interest rates as a "shiny penny" distracts from more profound systemic barriers, such as the inability to save for a down payment and the lack of affordable housing stock. These challenges require targeted policies, structural reforms, and intergenerational collaboration to be tackled effectively.


The focus must shift from short-term rate adjustments to long-term solutions that prioritize accessibility and affordability in housing. Without meaningful action, homeownership will remain out of reach for many, perpetuating the cycle of financial inequity across generations.


Dont't Retire... Re-Wire!


Sue



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How cold is it? • It's so cold I saw a dog stuck to a fire hydrant. • It's so cold my words froze mid-air and my neighbour had to thaw them out to hear what I said. • It's so cold, I just saw a politician with his hands in his own pockets. Okay, I'm joking—but just a bit. Because while I enjoy a good cold-weather quip, hypothermia isn't funny.  Currently, this severe Arctic blast is gripping Canada and large parts of the United States, dropping temperatures 20–40°F (11–22°C) below seasonal norms across a 2,000-mile stretch of North America. Nearly 80 million people are under winter storm warnings. Power outages are anticipated. Roads could be impassable. Travel is about as appealing as a root canal in a snowstorm. For many seniors on both sides of the border, this isn't just an inconvenience—it's a real safety risk. The Cold, Hard Stats (Brace Yourself) Looking at the research I couldn't believe what I found: Older adults are more than 5x as likely to die from hypothermia as younger adults (Kosatsky et al., 2015). In the U.S., approximately half of all hypothermia deaths are people over 65 according to data from the CDC. In Canada, adults over 75 are more than 5 times more likely to die from hypothermia than younger adults—and 87% of those deaths happen right in their own homes. (StatsCan Health Infobase ) Read that again. Slowly. Not on frozen lakes. Not stranded on highways. Instead, in familiar living rooms. Sitting on well-worn couches. Beneath afghans crocheted by someone who loved them. Why Your Body Becomes a Cold -Weather Traitor Our bodies change as we age, and not in the fun "I've earned every wrinkle" way. The insulating fat layer under the skin thins. Circulation slows. Metabolism drops like your interest in small talk. Certain medications—prescription and over-the-counter cold remedies—can interfere with temperature regulation and awareness. Your body's thermostat? It's on the fritz. Here's the math: Hypothermia doesn't require a blizzard. It can begin indoors when temperatures fall below 65°F / 18°C. And here's the truly dangerous part: hypothermia affects the brain first. Judgment declines before shivering becomes severe. You don't realize you're in trouble. You just feel "a bit chilly" while your core temperature quietly drops. Stop Acting Your Age! (But Also... Dress as if you know your age) I'm all for embracing life at every stage—hiking to Everest Base Camp at 60-something, teaching Zumba, and that MBA thing at 70, refusing to "act your age." But embracing life in this weather requires wisdom, not bravado. Cold weather brings real risks: • Slips and falls on icy surfaces (and no, we don't bounce like we used to) • Increased risk of heart attack and stroke because cold thickens the blood • Respiratory infections that linger far too long • Frostbite on fingers and toes • Hypothermia that clouds thinking before any alarms sound. The Indoor Survival Guide—Keep Up (Yes, You Can Get Hypothermia at Home) Set the thermostat to at least 68–70°F (20–21°C). This is not a time to be a miser.  Heating bills can be expensive, but hospital stays are even more costly. And they don't even give you warm blankets anymore. Layer like a pro. This is not the time for fashion minimalism. Think: • Long underwear or thermal leggings • Pyjamas under clothes • Stockings or tights under pants • Two pairs of socks • Warm boots with good tread (essential for any outdoor ventures) • Shirts layered under sweaters When it's this cold, if you still own leg warmers—congratulations. Wear them. The warmth is worth the call from the '80s asking for them back. Hats indoors are permitted. This isn't a fashion show; it's survival style. You lose a lot of body heat through your head. Emulate your inner Elmer Fudd if you need to. Carbon monoxide alarms are essential & in many areas legally required.  When temperatures drop, people get creative—and desperate. Space heaters, fireplaces, generators, kerosene heaters, or (please, dear God, don't) using gas ovens for heat. That last one is about as safe as texting while skydiving.  And here's an important PSA: Starting January 1, 2026, Ontario's updated fire code mandates a functioning carbon monoxide alarm on every level of homes that have fuel-burning appliances. Remember to test alarms when you change your clocks for daylight saving time—it's easy to do, and not easy to forget. Block drafts like you're defending a castle. Roll towels under doors, seal windows, close unused rooms, open curtains during sunny days, and close them tightly at night. Check your medications. Ask your pharmacist or doctor if any prescriptions or over-the-counter remedies influence temperature regulation or alertness. Knowledge is power—and warmth. Check Food & Other Supplies. If venturing out feels risky, order groceries for delivery. Services like Voilà by Sobeys, Instacart, PC Express, and many local grocers deliver directly to your door.  This isn't laziness—it's smart risk management. Most delivery services are free or inexpensive, especially when compared to the alternative: icy sidewalks, falls, broken hips, or getting stranded in extreme cold while wearing inadequate footwear because "it's just a quick trip." Clear Your Snow. Snow and ice hinder movement. Limited movement results in isolation. Isolation worsens depression and cognitive decline.  Clear snow isn't just about safety—it's about dignity. Pro Tip: Protect Your Pipes (and Your Wallet).  Winter power outages can mean burst pipes and serious water damage. If you expect a prolonged outage: • Know where your main water shut-off is • Turn it off • Open faucets to drain the lines It feels extreme—until it doesn't. Until you're standing in three inches of water at 2 a.m., wearing your emergency leg warmers. Know or Live Near an Older Adult?  Here's Your Cold Weather Action Plan Don't ask if they need help—just do it. Clear the porch. Shovel a path. Salt the steps. Think of it as the winter cousin of snow angels: shovel angels. Be one! When people Are Shut In—Go check in with them. For those stuck indoors, reach out by video, not just text or voice. Seeing someone tells you far more than hearing "I'm fine." Use FaceTime, Zoom, WhatsApp, or Google Meet. Do this with older people you know.  Because pride prevents people from asking for help. Shame prevents people from being honest—about empty fridges, sleeping in mittens, or wearing coats to bed. Look for these signs: • Confusion or slurred speech • Shivering—or lack of it (paradoxically dangerous) • Pale or bluish skin • Slow movements or lack of coordination • Extreme fatigue Know When to Call for Help If something feels off, err on the side of safety. In Canada: • Telehealth Ontario: 1-866-797-0000 • Quebec: 811 • Other provinces: Know your local health line If you notice any signs of distress—confusion, chest pain, shortness of breath, severe cold exposure—or if you're unsure, call 911. Cold-related emergencies escalate rapidly. The Culture Shift We Need—Right Now Cold snaps reveal faults in our systems and communities. This is the time to foster a check-in culture: a call, a knock, a cleared walkway, groceries dropped at the door. Preparation matters. Connection matters more.  Winter is temporary. The habits we build to take care of one another are not. Be cool—and stay warm out there, friends. Sue Don’t Retire… Rewire! What are your best winter safety tips? Share them—because staying warm is better when we do it together. Want more of this? Subscribe for weekly doses of retirement reality—no golf-cart clichés, no sunset stock photos, just straight talk about staying Hip, Fit & Financially Free.

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