At a meeting last October, the Canadian banking regulator warned bank executives that the common practice of using blanket appraisals for condominium mortgages could violate federal mortgage rules.
According to an exclusive Reuters report, a meeting transcript obtained by the media under the Access to Information Act shows that the Office of the Supervisory Financial Institutions (OSFI), responsible for maintaining the stability of Canada’s financial industry, is increasingly scrutinizing some mortgage approval processes due to growing concerns that a collapse in the Canadian housing market could have a widespread impact on the economy.
Canada experienced one of the largest real estate price declines among major global economies last year, with prices falling by 2.7%. Canadians postponed home purchase plans due to uncertainty surrounding US trade and a slowdown in immigration. Outdated valuations increase the risk for banks. Prices for pre-sale apartments (commonly known as off-plan properties) have fallen by 10% to 30%, putting banks at risk of homebuyers defaulting on their mortgages or purchasing apartments at a reduced value.
Banks often use a composite valuation, meaning lenders use the property’s value at the time the buyer agrees to purchase it, rather than its value at the time of handover, to approve loans for multiple apartment units simultaneously. However, in a market with falling property prices, outdated valuations increase the bank’s risk, as they may face higher losses from loan defaults.
If a Canadian bank is found to have violated the Bank Act, it may face stricter scrutiny. The Bank Act is a federal law that prohibits banks from issuing uninsured mortgages exceeding 80% of a property’s market value at closing. At its meeting last October, OSFI warned that the overall valuation could exceed the 80% limit. Toronto and Vancouver Face the Most Severe Pressure In its statement, OSFI indicated that when lenders fail to comply with relevant regulations, OSFI will discuss solutions and remedies privately with the lenders, but did not specify what the remedies entail. OSFI stated at a quarterly roundtable with chief risk officers from major Canadian banks: “We note that failure to comply with the 80% loan-to-value ratio requirement could result in uninsured mortgages exceeding 80% of the property’s market value, thus constituting a breach of the Banking Act.”
These documents did not specify which banks participated in the meeting. Due to sluggish demand, apartments that were once highly sought after in Canada are now unwanted. From boom to bubble burst in the housing market Unsold condominiums in major cities like Toronto and Vancouver have led to thousands of vacant units in downtown high-rise apartment buildings. This is because developers rushed to develop properties between 2018 and 2022 to meet investor demand. OSFI stated that the unified valuation model works well when the housing market is rising but becomes more challenging when the market is weak.
At a meeting in November, OSFI pointed out problems with the marketing wording of large banks and the timing of their valuations. At that time, apartment prices had fallen by about 10% to 20% from their 2022 peak. OSFI also showed an advertisement from a lending institution promoting mortgage loans using standardized valuations but did not name the lending institution.
Following the meeting, the Royal Bank of Canada (RBC), Canada’s largest bank, modified its website, removing the promise that “approved loans for homebuyers will remain valid until the closing date.” RBC’s website now states in part: “RBC will provide mortgage approval based on the completion date provided by the builder.” In response to a Reuters request for comment, RBC emphasized that they work closely with regulators to ensure their expectations are met.
The Canadian Bankers Association, representing the interests of the banking industry, said it is consulting with OSFI on regulators’ requirements for the unified valuation used in the pre-sale phase to ensure that any potential financial impact is considered. OSFI declined to comment on its meeting with the bank.
