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  • Higher Rates, Tighter Cash Flow?How Rental Property Owners Can Regain Control Before Renewal

    Higher Rates, Tighter Cash Flow?How Rental Property Owners Can Regain Control Before Renewal

    By Morning Lee, Mortgage Broker

    Higher Rates, Tighter Cash Flow?How Rental Property Owners Can Regain Control Before Renewal

    For many rental property owners, the past few years were smooth sailing. Low interest rates kept mortgage payments manageable, cash flow steady, and long-term planning simple.

    Now, as mortgage renewals approach in a higher-rate environment, many landlords are facing a difficult reality:

    Payments are going up — but rents and expenses don’t always move with them.

    If you own one or more rental properties and your renewal is coming soon, this is the moment that matters most.

    Renewal Is No Longer “Just a Renewal”

    In today’s market, renewal is not automatic and it is not neutral.

    A higher rate at renewal can mean:

    •Hundreds (or thousands) more in monthly payments

    •Reduced or negative cash flow

    •Pressure on personal finances

    •Tough decisions made under time constraints

    For owners with multiple properties, one renewal can affect the entire portfolio.

    Doing nothing — or simply accepting the first renewal offer — can quietly lock you into years of unnecessary stress.

    The Real Problem Isn’t the Rate — It’s Cash Flow

    Many landlords focus only on interest rates.

    But what actually keeps an investment alive is monthly cash flow.

    At renewal, the right mortgage structure can:

    •Reduce monthly payment pressure

    •Improve stability across your portfolio

    •Buy time to adjust rents, expenses, or strategy

    •Protect your long-term investment plan

    The wrong structure can do the opposite — even at a “reasonable” rate.

    Strategic Options Many Rental Owners Overlook

    Depending on your situation, there may be solutions that are not always obvious:

    Restructuring the Mortgage

    Adjusting amortization, payment terms, or structure can significantly improve monthly cash flow — especially in a high-rate cycle.

    Using Equity More Efficiently

    If your rental property has grown in value, equity can sometimes be structured to:

    •Support cash flow

    •Offset higher payments

    •Create flexibility without selling assets

    Consolidating High-Cost Debt

    Lines of credit, short-term financing, or fragmented loans can quietly drain cash flow. Proper consolidation can simplify and stabilize your finances.

    Planning Before Renewal Pressure Hits

    Time equals options. The earlier you plan, the more control you have.

    Why Work With Morning Lee

    In a higher-rate market, experience and strategy matter more than ever.

    With Morning Lee, the focus is not just on getting a mortgage — it’s on building a financing

    solution that works with your rental portfolio, not against it.

    What clients value most:

    •A clear understanding of cash-flow challenges

    •Portfolio-level thinking, not one-property decisions

    •Access to multiple financing strategies

    •Straightforward explanations, no lender bias

    •Planning that looks beyond this renewal

    The goal isn’t just approval.

    The goal is sustainability and control.

    Every Rental Portfolio Is Different — Your Solution Should Be Too

    Some owners need:

    •Lower monthly payments

    •Short-term relief with long-term planning

    •Flexibility for future renewals

    •A bridge strategy while rents or income adjust

    There is no one-size-fits-all solution — and that’s exactly why a proper review matters before renewal.

    Final Thought

    Higher rates don’t mean rental investing no longer works.

    They mean financing decisions matter more than ever.

    If your renewal is approaching and cash flow feels tighter than before, this is the time to review your options calmly — before pressure forces rushed decisions.

    Morning Lee helps rental property owners navigate renewals with clarity, structure, and a long-term view.

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  • Bank of Canada Holds Policy Rate Steady

    Bank of Canada Holds Policy Rate Steady

    Bank of Canada Holds Policy Rate Steady

    The Bank of Canada once again held the policy rate steady at 2.25%. This is the bottom of the Bank’s estimate of the neutral overnight rate, where monetary policy is neither expansionary nor contractionary. With inflation hovering just above 2% and core inflation falling to 2.5%, the Governing Council sees the current overnight rate as appropriate, “conditional on the economy evolving broadly in line with the outlook published today. Inflation was 2.1% in 2025, and the Bank expects inflation to stay close to the 2% target over the projection period, with trade-related cost pressures offset by excess supply.”

    According to the press release, “Economic growth is projected to be modest in the near term as population growth slows and Canada adjusts to US protectionism. In the projection, consumer spending holds up, and business investment gradually strengthens, with fiscal policy providing some support. The Bank projects growth of 1.1% in 2026 and 1.5% in 2027, broadly in line with the October projection. A key source of uncertainty is the upcoming review of the Canada-US-Mexico Agreement.”

    In the United States, economic growth is supported by strong consumption and a surge in AI investment. The Fed stood pat today, but is expected to cut rates three times in the second half of this year. The US Federal Reserve is likely to cut its policy rate by 25 bps to 3.5%-3.75% as President Trump lobbies Chair Jay Powell for more dramatic rate cuts.

    Data released yesterday showed that US consumer confidence plummeted in January to the lowest level in 12 years on more pessimistic views from Americans worried about the nation’s economy, inflation and a weakening labour market.

    The Conference Board gauge decreased to 84.5 from an upwardly revised 94.2 last month, data released Tuesday showed. The figure was the lowest since May 2014 and fell short of all estimates in a Bloomberg survey of economists.

    Bottom Line

    The Bank of Canada has shown its willingness to bolster the Canadian economy amid unprecedented trade uncertainty. At the same time, Canada is working hard to establish alternative trade partners. Even the vast Chinese market cannot replace the US in terms of proximity and cost-effectiveness, given the high transport costs. China has stepped up its purchases of Canadian oil to record levels. There is no single market the size of the US market to replace exports of steel and aluminum.

    “Employment weakened in the first half of 2025 as sectors hit hard by U.S. tariffs cut production and jobs,” Macklem said. “In recent months, overall employment has risen, led by hiring in services like health care, and slowing population growth is reducing the number of new entrants into the labour market.”

    US tariffs have had a significant negative impact on Canadian exports. While the push for trade diversification is welcome, export growth is expected to be modest over the next two years.

    “This restructuring, including more diversified trade and a more integrated internal market, will support some recovery in our productive capacity,” Macklem said. “But it will take some time.”

    As outlined in its Monetary Policy Report (MPR), the top risk to the outlook is the CUSMA review. The bank highlights that Canada currently has an effective US tariff rate of 5.8%, thanks to the exemptions under the North American trade pact. It warned that an unfavourable outcome to negotiations could make Canadian exports less competitive.

    “Faced with weaker demand, exporters would reduce production, investment and hiring,” the report said. “This would spill over into the broader economy, weighing on sectors such as services and putting Canadian GDP on a lower path.” 

    “Government spending on infrastructure is projected to rise, mainly reflecting commitments in provincial budgets,” the report said. “Additional federal capital transfers will also bolster infrastructure investment.”

    In this environment, market-driven interest rates have risen. The 5-year bond yield is once again attempting to break through 3%. The 2-year bond at 2.67% is well above the overnight rate, and the Canadian dollar is rising. Lenders have recently increased fixed mortgage rates, which will be more popular if people generally expect rates to rise.

    The key to the outlook is the continuation of CUSMA. We will likely suffer several more months of uncertainty before we know the fate of the trade agreement. In the meantime, PM Carney will continue to encourage trade deals in non-US countries.

    Dr. Sherry Cooper

  • Housing Activity Fell in December, Rounding Out A Disappointing Year

    Housing Activity Fell in December, Rounding Out A Disappointing Year

    Housing Activity Fell in December, Rounding Out A Disappointing Year

    Today’s release of December housing data by the Canadian Real Estate Association (CREA) showed the market ended 2025 with declining sales and prices due to ongoing economic uncertainty. 

    The number of home sales recorded over Canadian MLS® Systems declined 2.7% m/m in December. On an annual basis, transactions totalled 470,314 units last year, a 1.9% decrease from 2024, despite a series of Bank of Canada rate cuts.

    “There doesn’t appear to have been much rhyme or reason to the month-over-month decline in home sales in December, which was simply the result of coincident but seemingly unrelated slowdowns in Vancouver, Calgary, Edmonton, and Montreal,” said Shaun Cathcart, CREA’s Senior Economist. “For that reason, it would be prudent for market observers to resist the temptation to trace a line from the end of 2025 into 2026. Rather, we continue to expect sales to move higher again as we get closer to the spring, rejoining the upward trend that was observed throughout the spring, summer, and early fall of 2025.”

    New Listings

    New supply declined by 2% on a month-over-month basis in December, marking a fourth straight monthly drop. Combined with a slightly larger decrease in sales activity in December, the sales-to-new-listings ratio eased to 52.3% from 52.7% in November. This remains close to the long-term average national sales-to-new listings ratio of 54.9%. Readings roughly between 45% and 65% are generally consistent with balanced housing market conditions.

    There were 133,495 properties listed for sale on all Canadian MLS® Systems at the end of December 2025, up 7.4% from a year earlier but 9.9% below the long-term average for that time of year. Inventories have been falling since May 2025 owing to the mid-year rally in demand, meaning active listings could be back posting year-over-year declines around the time this year’s spring market gets going.

    “While we remain in the quiet time of year for a little while longer, the spring market is now just around the corner, and it is expected to benefit from four years of pent-up demand, and interest rates that at this point are about as good as they are going to get,” said Valérie Paquin, CREA Chair. “Barring any further major uncertainty-causing events, that means we should see a more active market this year.”

    There were 4.5 months of inventory on a national basis at the end of December 2025, up slightly from 4.4 months, which had been the measure since August. The long-term average for this measure of market balance is 5 months of inventory. Based on the measure of one standard deviation above and below that long -term average, a seller’s market would be below 3.6 months, and a buyer’s market would be above 6.4 months.

    Home Prices

    The National Composite MLS ® Home Price Index (HPI) fell by 0.3% between November and December 2025. It was similar to the dip recorded in November and could reflect some sellers making price concessions to sell properties before the end of the year. Most of the overall price softening in December came from markets in Ontario’s Greater Golden Horseshoe region, which was hit hard by US tariffs.

    The non-seasonally adjusted National Composite MLS® HPI was down 4% from December 2024. Under the surface, year-over-year declines are larger for condo apartments and townhomes, and smaller for one- and two-storey detached homes.

    Bottom Line

    Today’s data end a year that saw house prices drift lower despite falling interest rates, as a simmering trade war with Canada’s largest trading partner caused higher unemployment and considerable job uncertainty. Though US tariffs apply to a limited volume of Canadian goods, and the economy didn’t tip into a recession, the unpredictability of President Donald Trump’s trade policy has stoked a sense of economic insecurity.

    In some regions, the price decline has now wiped out a sizable proportion of the gains homeowners saw during the torrid Covid market from 2020 to 2022, when overnight interest rates were reduced to a record-low 25 basis points. Back then, ultralow interest rates caused home prices to surge, particularly in smaller cities to which remote workers fled to take advantage of a lower cost of living.

    Vancouver and Toronto remain by far the most expensive large cities. The benchmark price in Greater Vancouver was C$1.14 million in December. In the Toronto region, it was C$962,300 – down about 6% from a year earlier.

    With many regional markets soft, sellers are now pulling back. New listings dropped 2% in December from the previous month, the fourth straight monthly decline. But the total number of homes on the market last month was still 7.4% higher than the previous year. That’s the equivalent of about 4.5 months of inventory.

    We concur with the view that there is considerable pent-up demand among potential first-time buyers who will likely dip their toe in the market once winter passes. This year, we also see a record volume of refinances and renewals, which will increase monthly mortgage payments and dampen household purchasing power.

    Dr. Sherry Cooper

  • Good News on the Inflation Front Will Keep the BoC on the Sidelines

    Good News on the Inflation Front Will Keep the BoC on the Sidelines

    Good News on the Inflation Front Will Keep the BoC on the Sidelines

    The Consumer Price Index (CPI) held steady at 2.2% year over year in November, as core inflation continued to ease. Accelerating costs for food and some other goods were offset by slowing price growth for services.

    In November, prices for services rose 2.8% year over year, compared with a 3.2% increase in October. Prices for travel tours declined 8.2% last month following a 2.6% increase in October. Monthly, these prices fell 12.0%, as lower demand for destinations in the United States put downward pressure on the index.

    Prices for traveller accommodation fell to a greater extent on a year-over-year basis in November (-6.9%) than in October (-0.6%). The most significant contributor to the lower prices was Ontario (-20.2%), partially due to a base-year effect from a swift monthly increase in November 2024 (+11.0%), which coincided with a series of high-profile concerts in Toronto.

    Lower prices for travel tours and traveller accommodation, in addition to slower growth for rent prices, put downward pressure on the all-items CPI.

    Offsetting the slower growth in services on an annual basis were higher prices for goods, driven by increases in grocery prices and a smaller decline in gasoline prices. Excluding gasoline, the CPI rose 2.6% for the third consecutive month.

    The CPI rose 0.1% month over month in November. On a seasonally adjusted monthly basis, the CPI increased 0.2%.

    Grocery Price Inflation Highest Since the end of 2023

    Prices for food purchased from stores rose 4.7% year over year in November after increasing 3.4% in October. The increase in November was the largest since December 2023 (+4.7%). The main contributors to the acceleration in November 2025 were fresh fruit (+4.4%), led by higher prices for berries, and other food preparations (+6.6%).

    In November, prices for fresh or frozen beef (+17.7%) and coffee (+27.8%) remained significant contributors to overall grocery inflation on an annual basis. Higher beef prices have been driven, in part, by lower cattle inventories in North America. Adverse weather conditions in growing regions have affected coffee prices, which have risen amid American tariffs on coffee-producing countries, contributing to higher prices for refined coffee.

    On a monthly basis, grocery prices rose 1.9% in November, the largest month-over-month increase since January 2023.

    Acting as a bit of a counterweight, shelter costs—the earlier inflation villain—continue to moderate. Owned accommodation expenses are now up just 1.7% y/y, the slowest pace in almost a decade amid sagging home prices. Rent inflation remains sticky, but did tick down to 4.7% y/y last month. Keep an eye on electricity prices, which have been a major issue in the US, where AI data centers consume large amounts of electricity. The cost of electricity jumped 1.5% in the month and is now up 3.4% y/y. Telephone services have also leapt recently, after falling heavily the past two years; they are now up 11.7% y/y, the fastest increase since 1982.

    The good news is that inflation will average just over 2% for all of 2025, down from 2.4% last year and the lowest annual tally in five years. The less-good news is that this moderation was mainly due to the removal of the consumer carbon tax, which alone shaved about half a point off the annual average.

    The main core inflation measures decelerated in November, with the BoC’s two measures both easing two ticks to 2.8% y/y (and both up just 0.1% m/m in seasonally adjusted terms). And, ex food & energy prices also rose just 0.1% m/m, cutting the annual rate three ticks to a moderate 2.4% y/y pace.

    Bottom Line

    This report confirms the Bank’s hold on the policy rate. Aside from food prices, inflation seems to be dissipating. The overall economy is in better-than-expected shape as the upward revisions in GDP since 2022 were largely the result of better than expected productivity growth–long a big concern for the Canadian economy. 

    The backdrop of better growth and lower inflation will keep the Bank of Canada on hold for most of 2026, as the next move in rates is likely to be a hike, but not until late next year. In the meantime, the biggest loser in the past year has been the housing market. 

    Today’s release of existing home sales by the Canadian Real Estate Association suggests particularly weak activity in Ontario, the region hardest hit by the tariff uncertainty. A cautious Bank of Canada will monitor the effect of rapidly rising food prices on inflation expectations. With any luck at all, core inflation will continue to decelerate, keeping the Bank on the sidelines for much of next year. 

    Hopefully, greater clarity on the Canada-Mexico-US agreement will be forthcoming in the New Year. Reduced uncertainty is the key ingredient required for a rebound in housing activity, particularly in the regions of Ontario and Quebec hardest hit by the tariffs. 

    Dr. Sherry Cooper

  • Bank of Canada Holds Policy Rate Steady

    Bank of Canada Holds Policy Rate Steady

    Bank of Canada Holds Policy Rate Steady

    The Bank of Canada held the policy rate steady at 2.25%. This is the bottom of the Bank’s estimate of the neutral overnight rate, where monetary policy is neither expansionary nor contractionary. With inflation hovering just above 2% and core inflation between 2.5% and 3%, the Governing Council sees the current overnight rate as “about right.”

    According to the press release, “The Bank expects final domestic demand to grow in the fourth quarter, but with an anticipated decline in net exports, GDP will likely be weak. Growth is forecast to pick up in 2026, although uncertainty remains high and large swings in trade may continue to cause quarterly volatility.”

    In the United States, economic growth is supported by strong consumption and a surge in AI investment. The US Federal Reserve is likely to cut its policy rate by 25 bps to 3.5%-3.75% as President Trump lobbies Chair Jay Powell for more dramatic rate cuts.

    Bottom Line

    The Bank of Canada has shown its willingness to bolster the Canadian economy amid unprecedented trade uncertainty. At the same time, Canada is working hard to establish alternative trade partners. Even the vast Chinese market cannot replace the US in terms of proximity and cost-effectiveness, given the high transport costs. China has stepped up its purchases of Canadian oil to record levels. There is no market the size of the US market to replace exports of steel and aluminum.

    The US will also suffer economic impacts from withdrawing from the Canada-US-Mexico free trade deal. A renegotiation of the contract is likely to come before the end of next year. As of now, the US is signalling their desire to exit the agreement. We can only hope that cooler heads will prevail.

    These are challenging times, the surprisingly strong economic data notwithstanding. Consumer and business confidence is down, and the housing market is still weak, especially in the Greater Goldeen Horseshoe. 

    In this environment, market-driven interest rates have risen sharply. The 5-year bond yield is once again attempting to break through 3%. The 2-year bond at 2.67% is well above the overnight rate, and the Canadian dollar is rising. Lenders have recently increased fixed mortgage rates, which will be more popular if people generally expect rates to rise.

    The key to the outlook is the continuation of CUSMA. We will likely suffer several more months of uncertainty before we know the fate of the trade agreement.

    Dr. Sherry Cooper

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