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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The numbers tell a sobering story: A report by the National Institute on Ageing, finds that as many as 41 per cent of Canadians aged 50 years and older are at risk of social isolation and up to 58 per cent have experienced loneliness before. The holidays often bring additional pressure for many.  It's important to note, you don't have to live alone to feel lonely.  Seniors often fear being forgotten—left out of the group chat, the dinner invite, or even the conversation at dinner. Some feel like a burden, convinced their presence is more "obligation" than "invitation." That fear of irrelevance can creep up faster than fruitcake at a church bake sale. The internal dialogue doesn't help: "They're busy." "They have their own lives." "I don't want to be a bother." But here's the truth: you're not a bother. You're the keeper of stories, the family's living archive, and—let's face it—the only one who actually knows how to carve a turkey without creating a crime scene. The health stakes are real: According to a 2023 research report from the U.S. Surgeon General, loneliness and social isolation have a profound effect on mortality, equal to smoking 15 cigarettes per day. That’s more impact than obesity or sedentary lifestyles. It's associated with increased risk of heart disease, stroke, dementia, depression, and anxiety. This isn't just about feeling blue; it's about actual health outcomes. When Depression Wears a Santa Hat Holiday depression doesn't always look like tears and tissues. Sometimes it's withdrawing from events, skipping meals, or not bothering to decorate. It's saying "I'm fine" with a smile that doesn't reach your eyes. A prominent research study of seniors in the UK over a 12-year period published in The Lancet,  confirms what many seniors experience: loneliness is a significant predictor of depression in older adults. The study found that higher loneliness scores were consistently associated with increased depression severity. The relationship works both ways—people with mental health conditions are more than twice as likely to experience loneliness. It can also show up physically—fatigue, poor sleep, or that vague feeling that something's just... off. The sparkle of the season fades under the weight of grief, change, or just the exhausting pressure to be merry when you're not feeling it. A few sad moments are natural. We all get a little misty when "White Christmas" plays for the 47th time. But if the blues linger past Boxing Day, it might be time for a gentle check-in—with a friend, a doctor, or someone who actually listens (not just nods while scrolling). Remember: asking for help isn't a weakness. It's wisdom. And honestly? It's badass. The Magic of Rituals and Traditions For seniors, traditions aren't just habits—they're anchors. The same decorations, the favorite songs, the "don't touch that, it's Grandma's angel" moment that happens every. Single. Year. Research shows that rituals and traditions provide crucial psychological benefits for older adults, including a sense of stability, purpose, and belonging. They offer structure and comfort during challenging times, helping seniors feel grounded and connected to their roots. Studies have found that maintaining traditions contributes to overall mental well-being and can even reduce symptoms of anxiety and depression.  These rituals offer stability in a world that keeps changing at warp speed (seriously, when did voice-activated ornaments become a thing?). But when traditions fade—when no one asks for the shortbread recipe or the ornaments stay boxed—it can feel like being erased in real time. So here's the trick: Evolve the traditions. Pass the torch, not the guilt. Let the grandkids lead carols (even if they insist on adding Mariah Carey). Use the good china. Pull out the silverware stored in the wooden case under the china cabinet that hasn't been opened since 1987. Keep the spirit alive, even if it looks different now. How Seniors Can Create a Joyful Holiday (Yes, Really!) Reach Out First: Don't wait for others to make the first move. Call, text, or—even better—show up with cookies. People are often grateful for the invitation but also afraid to impose. Be the one who breaks the ice. Host a Mini Gathering: Even if it's just tea with a neighbor, connection is the best seasoning of all. Bonus: smaller gatherings mean less cleanup and more actual conversation. Volunteer: Nothing lifts the spirit like helping someone else. Food banks, shelters, and local schools welcome extra hands. Plus, it's a great reminder that you're still needed—and you are. Laugh on Purpose: Watch old comedies. Tell those same stories (again). Laughter really is medicine—no prescription, no co-pay required. Decorate Anyway: Even if no one's visiting, do it for you. Light up your space, and your mood might just follow. And if the neighbors think you're overdoing it? Even better. What Families Can Do (Besides Show Up Hungry) Here's your holiday homework, families: Visit More, Scroll Less. You can't hug over FaceTime. And honestly, Grandma's WiFi probably can't handle it anyway. Listen Like It's a Gift. Because it is. Let seniors share their stories without rushing them or checking your phone. They're not just repeating themselves—they're reliving joy. (And yes, you've heard it before. Listen again.) Include Them in the Chaos. Let Grandma wrap presents, Grandpa set the playlist, or Aunt Sue take charge of... okay, maybe not the gravy. But give them a role. Purpose is the best present. Check In Regularly. A quick "thinking of you" text can mean more than an expensive gift. Though, to be fair, both are nice. Respect Their Pace. Big gatherings can be overwhelming. Sometimes small and meaningful beats loud and crowded. Not everyone wants to do the Macarena at Christmas dinner. (Looking at you, Uncle Bob.) Remember: the greatest present you can give an older adult is presence—yours. The Importance of Joy (and How to Find It Again) Joy doesn't always come in grand gestures. Sometimes it's hiding in the small stuff: • The smell of pine needles • The first snowflake (before it turns into gray slush) • That old ornament you swore you'd throw out • The laughter of family—even if it's at your expense Joy isn't found lying around like loose change. It's made. Sometimes it's coaxed out with a memory, a song, or a well-timed bad joke about Aunt Sue's lumpy gravy. And if all else fails, remember this: you've survived decades of holidays. Burnt turkeys. Broken ornaments. That unfortunate incident with the glue gun in 2003. You've earned the right to laugh through the tears and dance in your slippers if you damn well feel like it. The Real Gift The holidays remind us that connection—not perfection—is the true magic. For seniors, it's about being seen, heard, and loved. For families, it's about showing up, listening, and laughing together. Because one day, those elders' stories will become yours. And you'll want someone to care enough to hear them, too. So let's make this season count. Let's call more, visit more, and laugh more. Let's honor the past while making new memories. And let's remember that the best traditions aren't the ones that stay the same—they're the ones that adapt, evolve, and keep bringing us together. Now pass the eggnog. The spiked kind. Let's All Sit Under the Mistletoe and Sing the Retired Remix of "Jingle Bells" (To the tune of "Jingle Bells") Dashing through the snow, With a walker all in tow, To the mall we go, Moving nice and slow! Family's out of sight, Texting through the night, Oh, what fun it is to Zoom My grandkids once a night—hey! Chorus: Jingle bells, jingle bells, jingle all the way, Oh, what fun it is to chat With friends who won't delay—hey! Jingle bells, jingle bells, laughter saves the day, Lonely hearts can still feel joy— If love just finds a way. Happy holidays, everyone. May your turkey be moist, your family be present, and your eggnog be strong. Want more insights like this? Subscribe to my free newsletter here, where I share practical strategies, real-world stories, and straight talk about navigating retirement with confidence—not confusion. Plus, all subscribers get exclusive early access to advance chapters from my upcoming book. For Canadians 55+: Get actionable advice on making your home equity work for you, understanding your options, and living retirement on your terms. For Mortgage Brokers and Financial Professionals: Learn how to become the trusted advisor your 55+ clients—it's your opportunity to build lasting relationships in Canada's fastest-growing demographic. Sue Don’t Retire…Re-Wire! References & Resources for You or a Loved One On Loneliness and Social Isolation: • U.S. Surgeon General. (2023). Our Epidemic of Loneliness and Isolation: The U.S. Surgeon General's Advisory on the Healing Effects of Social Connection and Community. https://www.hhs.gov/sites/default/files/surgeon-general-social-connection-advisory.pdf • Medicare FAQ. (2024). Loneliness in Seniors Statistics: Combating Social Isolation. https://www.medicarefaq.com/blog/senior-loneliness-statistics/ • Mayo Clinic. (2023). Loneliness and Social Isolation Through the Holidays. https://newsnetwork.mayoclinic.org/discussion/loneliness-and-social-isolation-through-the-holidays/ On Depression and Mental Health: • Kok, R.M., & Reynolds, C.F. (2020). The association between loneliness and depressive symptoms among adults aged 50 years and older: A 12-year population-based cohort study. The Lancet Psychiatry. https://www.thelancet.com/journals/lanpsy/article/PIIS2215-0366(20)30383-7/fulltext • Cigna. (2021). The Loneliness Epidemic Persists: A Post-Pandemic Look at the State of Loneliness Among U.S. Adults. On Traditions and Rituals: • Oregon Counseling. Why Traditions Matter to Mental Health. https://oregoncounseling.com/article/why-traditions-matter-to-mental-health/ • Care365. Maintaining Traditions with Seniors. https://www.care365.care/resources/maintaining-traditions-with-seniors Additional Support: • National Council on Aging. Four Steps to Combat Loneliness in Seniors During the Holidays. https://www.ncoa.org/article/four-steps-to-combat-loneliness-in-seniors-during-the-holiday-and-beyond/ Emergency Services If the situation is urgent or someone is in immediate danger: Call 911. Canada Suicide Prevention Service (CSPS) • Call: 1-833-456-4566 (available nationwide, 24/7) • Text: 45645 (evenings) • Chat: available at 988.ca

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