The federal government of Canada has announced significant changes to mortgage rules, aimed at improving housing affordability across the country. These changes, set to take effect on December 15, 2024, are especially relevant to homebuyers in British Columbia, where the housing market remains one of the most expensive in Canada.

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Key Changes to the Mortgage Rules

• The new rules extend the maximum amortization period to 30 years for all first-time homebuyers and buyers of new builds. This change is intended to make monthly payments more manageable by allowing buyers to spread their mortgage payments over a longer period.
• This goes beyond the previous rules, which only offered longer amortization periods for first-time buyers of new builds, such as condominiums.
• The federal government raised the cap for insured mortgages from $1 million to $1.5 million. Previously, buyers purchasing homes above $1 million were required to make a 20% down payment to avoid private mortgage insurance. Under the new rules, homes priced between $1 million and $1.5 million can now be insured, requiring only a 5% down payment.
• This change is particularly beneficial for buyers in high-cost housing markets, such as British Columbia.

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In British Columbia, especially cities like Vancouver and Victoria, consistently ranks among the most expensive housing markets in Canada. The average home price in British Columbia in August 2024 was $990,000, significantly higher than the national average of $649,100​.

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Monthly Payment Reductions

With a 30-year amortization, homebuyers will be able to spread out their mortgage payments, resulting in lower monthly costs. For example:

• A buyer financing a $990,000 home at a 4.09% interest rate over 30 years would have monthly payments of approximately $4,565.
• By comparison, under a 25-year amortization, the monthly payment would be around $4,877, meaning the 30-year option saves over $300 per month​.

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While this may make homeownership more attainable for some buyers, it also means that homebuyers will be paying off their mortgage over a longer period, resulting in higher total interest costs over the life of the loan.

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More Affordable Down Payments

For homes priced between $1 million and $1.5 million, the increase in the insured mortgage cap means that buyers no longer need to make a 20% down payment. Instead, they can qualify for mortgage insurance and make a down payment as low as 5%.

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For instance, on a $1.2 million home in Vancouver, the new rules would allow a down payment of $95,000, compared to $240,000 under the previous system. This is based on a 5% down payment on the first $500,000, and 10% on the remaining $700,000. This change makes homeownership significantly more accessible for buyers who may have been previously priced out of the market due to high down payment requirements.

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Long-Term Implications

While these changes offer immediate relief to many potential buyers, there are trade-offs. Homebuyers will carry mortgage debt longer and pay more interest over time. Additionally, these measures may increase demand for homes in markets like British Columbia, potentially driving prices even higher in a region already grappling with affordability issues.

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According to Mortgage Professionals Canada, the increase in the insured mortgage cap and the extended amortization periods are designed to address Canada's housing crisis. However, some industry experts have raised concerns that the increased demand may lead to rising prices, particularly in markets with limited supply, like Vancouver​.

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Conclusion

The federal government’s new mortgage rules are a step toward improving housing affordability across Canada. In British Columbia, these changes are likely to have a notable impact, particularly in terms of reducing monthly mortgage payments and lowering down payment requirements for higher-priced homes.

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However, buyers should be mindful of the long-term costs associated with longer amortization periods, and the potential for increased housing prices as more buyers enter the market. As these changes take effect, careful financial planning will be key for prospective homeowners in British Columbia's dynamic and competitive real estate landscape.