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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Here are my "10 Commandments of Retirement Thrival"— think of them as your cheat codes for aging fabulously, with style, sass, and maybe even a standing ovation at the end of the show. 1. Thou Shalt Keep Moving Motion is lotion, darling. I’ve said this before, and I’ll keep saying it until it’s tattooed on your sneakers: your body doesn’t rust—it negotiates early retirement if you stop using it. Movement isn’t optional; it’s oxygen for your joints, muscles, and mood. Don’t ignore this commandment or file it under “tomorrow’s problem.” Tomorrow never squats, stretches, or gets 10,000 steps—you do. Start early and make it a routine. Walk, stretch, lift soup cans during commercials. If you feel daring, dance in the kitchen and startle the cat (extra points if the cat looks personally offended). The trick isn’t big gestures; it’s the small moves that add up to a second act full of energy instead of tired excuses. Fact check: The World Health Organization reports that inactivity causes 2–5 million preventable deaths annually. Translation: move it, or lose it. Maxim: Thou Shalt Keep Moving... lest ye creak louder than your old floorboards. And yes, jumping counts.  Take it from someone who teaches four to five Zumba, Body Pump, RPM, Flex, and Flow, and yes, Kick Boxing to people of all ages.  As a certified fitness instructor, I've seen the transformation that even the tiniest efforts can have.    2. Thou Shalt Guard Thy Health Hydrate, sleep, take your meds, and eat real food (and no, ketchup still doesn’t qualify as a vegetable, even if you put it on kale). Think of these as deposits into your “health account.” Skip too many deposits, and guess what? Your body’s cheques will bounce—hard. Let’s get specific: Water: Most of us aren't drinking enough of it.  In fact, a 2024 Canadian study by Liquid I.V. reported that 63 per cent of respondents reported feeling regularly dehydrated. Yet, 74 percent of respondents were aware of the recommended daily amount of water they should drink (6-8 glasses of water per day). Yes, coffee helps a little, but wine doesn’t count. Also, keep in mind that as cooler weather approaches, dehydration can often become less noticeable. However, through skiing, snowboarding, skating, or simply the regular course of daily activity, hydration must be monitored just as much in the winter as in the summer.  Hydration isn’t optional — it fuels your energy, digestion, and even cognitive sharpness.  Forgetting to drink water?  That's no excuse.  Just download an app for your phone.  The "Water Reminder" App is great and it's free!  Sleep: Aim for 7–9 hours of sleep per night (CDC, 2024). Less than that doesn’t make you a hero; it makes you a cranky health risk. Chronic sleep deprivation is linked to heart disease, diabetes, obesity, and depression. Translation: bedtime is self-care, not surrender. Meds: Here’s the reality—According to the WHO, about 50% of people don’t take their medications as prescribed. Missing doses isn’t “oops, I forgot”—it’s a slow-motion sabotage of your health. Non-adherence leads to unnecessary hospital stays, complications, and yes, premature exits from the party. The solution? Create a system: use pill organizers, set alarms, download apps, or keep sticky notes on the fridge—whatever helps you stay consistent. Fact check: According to Harvard, good health routines can reduce the risk of chronic disease by up to 40%. That’s not a suggestion; that’s a bargain. Maxim: Guard thy health… lest thy golden years turn into waiting-room marathons 3. Thou Shalt Simplify Thy Finances Paper statements from 1983? Cute. But clutter isn’t just untidy—it’s risky. Scammers thrive on confusion nearly as much as raccoons love your green bin. Automate what you can, consolidate what you must, and shred the rest. Remember this fact: how we handle one aspect reflects how we handle everything. If your finances are a chaotic jumble of forgotten accounts and mysterious charges, you’re likely bringing that chaos into other areas of your life. Money can be daunting for many, but don’t make it worse by spreading it across multiple banks, credit cards, and half-finished spreadsheets. We want to engage with our finances, not withdraw from them because of overwhelm. And let’s be honest—leaving a financial mess for your heirs isn’t just uncool, it’s the opposite of building a legacy. Don’t be the reason your kids fight over who has to sift through shoeboxes of bank statements and expired loyalty cards. Make a pot of coffee, hold your nose, and simplify. If it feels too overwhelming, hire a trusted professional—yes, it’s an investment, but peace of mind pays dividends. Also, don’t wait. Tomorrow is not guaranteed, and too many people run out of tomorrows before they ever get around to cleaning up their finances. Here’s a simple formula: Simple = Automate, Consolidate, Eliminate, Delegate. (If it doesn’t fit one of those buckets, it’s clutter.) Fact check: Canadians aged 65 and older lose more than $500 million annually to fraud (Source: RCMP). A streamlined financial life makes you a smaller target. Maxim: Simplify thy finances… lest ye become the star of Scam-baiters: Seniors Edition. 4. Thou Shalt Build Emotional Resilience Retirement can be joyful or lonely. The key often lies in how you build your emotional toolkit. Start by finding a “third place” (somewhere outside of home or work): a coffee shop, gym, church, pickleball club, or karaoke night. Bonus points if it includes cake. But resilience isn’t just about where you go; it’s about what happens in your mind. Your self-talk is the constant soundtrack of your life. If there are many ways to get downtown, there must also be many ways to reframe what just occurred. Did you forget your keys? Maybe it’s an opportunity to practice your steps. Reframing is a vital life skill—it can turn setbacks into stepping stones, boost your confidence, and protect your self-image from unnecessary harm. Practicing resilience also involves enhancing your self-esteem. Read thinkers like Mel Robbins (famous for the “5 Second Rule”) who promote simple, actionable mindset shifts. Mental health pioneers such as Carl Rogers and Nathaniel Branden highlight self-compassion, strengths-based approaches, and Cognitive Behavioural Therapy (CBT) techniques as effective ways to reshape one’s self-image. Even parents and teachers have long recognized that positive reinforcement in childhood helps establish resilient adults. The good news? You can still re-parent yourself today by practicing gentler self-talk and focusing on your strengths. And remember: loneliness has a cost. According to the U.S. Surgeon General, chronic loneliness is as damaging as smoking 15 cigarettes a day. Emotional resilience isn’t optional—it’s a form of preventative health. Maxim: Build resilience... or you'll find yourself yelling at the weather forecast all alone. 5. Thou Shalt Know Thy Values Your values are your North Star. They guide your choices, shape your relationships, and keep you grounded when life gets messy. Forgive quickly, return Tupperware (with cookies, if you’re classy), and keep your promises—especially when caffeine is involved. As Teddy Roosevelt once said, “If you don’t stand for something, you will fall for everything.” And let’s be honest, falling gets riskier with age. For many of us, values become a cornerstone in later years—a kind of personal compass that points not just to what we do, but who we are. Passing on a good set of values is one of the greatest legacies you can leave. It’s something to be proud of, but here’s the trick: don’t hand them down like stone tablets from a mountaintop. Instead, offer them like an irresistible invitation—guidelines that inspire, not commandments that suffocate. Leave room for others to adapt, remix, and make them their own. That way, your values live on not as rigid rules, but as living gifts. Maxim: Know your values... lest you drift like a Costco cart with a broken wheel. 6. Thou Shalt Not Retire Without Purpose Purpose doesn’t have to mean curing cancer. It could be as simple as baking banana bread that makes your neighbours swoon, mentoring a younger colleague, painting watercolours, or volunteering at the food bank. What matters isn’t the scale—it’s the spark. Without purpose, retirement can feel like a never-ending long weekend, with Monday never arriving. That might sound good for a while, but trust me: eternal Saturdays get old fast. Here’s why this matters: Studies consistently show that purpose literally adds years to your life. A landmark 2002 Yale University study, led by psychologist Becca Levy, found that people with a positive outlook on aging lived an average of 7.5 years longer than those without. And Dan Buettner, author of The Blue Zones, has documented how centenarians around the globe credit purpose (or ikigai, as the Okinawans call it) as a key factor in their longevity. Purpose isn’t just a nice bonus; it’s a life extender. Finding your purpose can seem overwhelming, but start by taking small steps. Begin by removing what you don’t want—that’s often the most straightforward way forward. Purpose is also about creating a legacy. It’s not just about how you live, but how you’ll be remembered. You have the power to craft a story that outlives you, whether through relationships, creativity, community impact, or simple acts of kindness. This is why my personal mantra is: Don’t retire… rewire. Retirement isn’t an ending—it’s your opportunity to craft the most meaningful chapter yet. Maxim: Have purpose… lest ye binge more shows than Netflix can fund. 7. Thou Shalt Create Joy and Laughter Adults laugh about four times a day. Kids? Closer to 400. There is something drastically wrong with this statistic. Somewhere between filing taxes and misplacing our bifocals, we’ve lost our bearings—time to take them back. Joy and laughter aren’t luxuries—they’re vital for our survival. Here’s how to get your daily dose: watch I Love Lucy reruns (Lucy never fails), subscribe to a “joke-a-day” email, or better yet, send a funny joke to a friend or grandchild via text. Join a laughter yoga class, stream a comedy special, or dust off those “dad jokes” that make you roll your eyes. The goal isn’t polished comedy—it’s allowing yourself to be silly. And don’t overlook this: Laughter is both contagious and magnetic. People (yes, even your relatives) want to be around joy, not another monologue about your lumbago. Laughter is also a clever rebranding tactic. Instead of being “that cranky retiree,” you can update your image to “the one who brings the fun.” Need more on this? Check out my blog: What’s Your Brand, Boomer? Boomer?https://expertfile.com/spotlight/10790  Maxim: Create joy… lest ye petrify into a cranky old codger. 8. Thou Shalt Always Have Hope on the Calendar Hope is a date with tomorrow. It’s the promise of Taco Tuesday, a small road trip, or lunch with friends. It doesn’t need to be Paris—unless you’re offering, then yes, Paris (and I’ll pack light). Here’s why it matters: hope isn’t just feel-good fluff—it’s fuel. Research indicates that hope enhances resilience, reduces stress, and even strengthens the immune system. Viktor Frankl, a psychiatrist and Holocaust survivor, famously noted that prisoners in concentration camps who clung to hope—even a flicker—did better than those who gave up. Hope literally helps us survive, but more importantly, it allows us to thrive. Your mindset is the driving force behind how you present yourself to the world. A hopeful outlook radiates within you, affecting your energy, healing, and how you handle daily challenges. And here’s the surprise: hope is contagious. Surround yourself with hopeful people, read inspiring stories or books, and intentionally plan activities to look forward to. Pair it with gratitude—it’s the ideal companion—and you’ll cultivate a daily practice that enhances your mindful well-being. Remember: you have nothing to lose. Being “right” about your ailments, family drama, or the world’s troubles won’t help. But choosing happiness? That just might. I dare you. Maxim: Always have hope… lest thy days blur into “laundry o’clock.” 9. Thou Shalt Find Thy Person Everyone needs someone they can call at 8 p.m. who will actually answer (sorry, Siri doesn’t count—and Alexa is a terrible listener). Pick your person, and just as importantly, be theirs too. This isn’t about being needy — it’s about being human. Decades of research show that strong social connections aren’t just warm fuzzies; they’re lifelines. Harvard’s landmark Study of Adult Development — the longest-running study on happiness — found that close relationships are the single most significant predictor of long-term health and well-being, even more than wealth or fame. Meanwhile, the U.S. National Institute on Aging notes that loneliness is as harmful to physical health as smoking 15 cigarettes a day. Yes, fifteen. Your support system safeguards both your body and mind, resulting in lower blood pressure, enhanced immune function, sharper cognition, less depression, and a longer life. Friendship acts as preventive medicine. So don’t overlook this one. Arrange that coffee, send the silly meme, answer the late-night call. Your health relies on it. Maxim: Find thy person… lest ye end up pouring your heart out to Alexa, Alana or whatever her name is. 10. Thou Shalt Declutter Thy Life Decluttering isn’t just for closets—it’s for your mind, your finances, and your garage full of “vintage” ski poles that last saw snow in 1987. Think of it as spring cleaning for your soul. Bonus: Swedish Death Cleaning (döstädning, if you want to impress your friends at dinner parties) saves your kids from having to rent a dumpster in your honour. The Guardian popularized this movement, reminding us that downsizing possessions while we’re alive is the ultimate gift to loved ones—practical, compassionate, and oddly liberating. Here’s the flip side: hoarding—or its younger cousin, “not throwing anything out”—becomes more common as we age. It clutter not only our homes but also our minds, increasing stress, fall risks, and social isolation. The Mayo Clinic notes that hoarding is linked to depression and anxiety, and in older adults, it can seriously impact safety. Awareness is your first defence—don’t become a statistic. Follow the simple 1 item in, 1 item out” rule. When you bring home a new sweater, let go of an old one. If you buy a fancy gadget, put aside the bread maker that’s been collecting dust since 2002. Respect your space and maintain cleanliness, and you’ll enjoy more clarity, peace, and perhaps even more visits from relatives—who might stay for a cup of tea instead of rushing for the door. Maxim: Declutter your life... lest you become the star on Hoarders: Golden Years Edition. The Final Scroll As my friend Lottie often says, “Looking after yourself is a full-time job.” Authentic—but unlike your old 9-to-5, the boss is fantastic (you), the hours are flexible, and the benefits are, quite literally, life-extending—no HR paperwork needed. So live it. Share it. Laugh through it. Retirement isn’t about shrinking back — it’s about thriving forward. This is your encore, your second act, your chance to rewrite the script. You’ve got the commandments, the cheat codes, and hopefully, a few good jokes left in your pocket. Remember: joy, purpose, resilience, health, hope, and laughter aren’t extras—they’re essential. Add them daily like vitamins, and watch the years become richer, not just longer. And if all else fails? Put on some music, dance in your kitchen, and scare the cat or the neighbours if the curtains are open. Because retirement isn’t the end of the book—it’s the chapter where the hero (that’s you) finally gets to write their own plot twist. Don’t Retire—Rewire. Sue p.s. Want more retirement hacks (and a few laughs)? I share them weekly on my new Substack — with special offers and early invites to upcoming events. You can subscribe here: #RetirementReset #HealthyAging #FinancialWellness #PositiveAging #SecondActSuccess

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