By Sheryl Smolkin
The Canadian dream for many is to find a partner, get married, buy a house and have kids –- not necessarily in that order. With the average house price in June 2015 climbing to $639,000 in Toronto and $922,000 in Vancouver, many young people have been shut out of the housing market.
However, Saskatchewan residents are more fortunate, with the average provincial house price sitting at $303,000 province-wide and $316,000 in Regina. But if you or a family member are thinking about leaving the world of rentals behind and buying your first home, it’s still important to factor in all of the costs you will incur, and the impact possible interest rate increases will have on your monthly payments.
Here are 5 questions you should answer before you decide to leap into the housing market:
- How big is your down payment? While it is possible to buy a home with as little as 5% down, if your deposit is less than 20% of the purchase price your mortgage must be insured by a third party such as the Canada Mortgage and Housing Corporation (CMHC), Genworth Financial Canada or Canada Guaranty. The insurance premium will range from 0.5% and 2.75% of your total mortgage amount and add significantly to the cost of your home over time.
- How much house can you afford? Mortgage experts suggest no more than 32% of household income be spent on housing costs. The Mortgage Payment Calculator on ratehub.ca will allow you to model how much your monthly payments will be depending on the amount of your deposit, the term of the mortgage, interest rate and any mortgage insurance. So if you buy a house for $350,000 with 5% down, a 5-year mortgage amortized over 25 years at a fixed rate of 2.69%, your payments will be $1,576/month. In addition, you must factor in municipal taxes, utilities and annual maintenance costs. In contrast, over the past year, rent for a two-bedroom apartment in Regina ranged from $884 to $1,395.
- Is your job secure? Taking on a mortgage is a long-term commitment. If you are basing your ability to pay for your home on your current family income, consider whether or not you and your spouse have secure jobs. Could you afford to continue paying monthly house expenses if one of you lost your job? How long would it likely take get a new job if one of you were downsized?
- What are your family plans? If the next major milestone after buying a house is to start a family, that means that at least one parent may be out of the workforce for up to a year after the birth of each child. Are one or both of you eligible for EI maternity and parental leave benefits? Do either of your employers top up EI benefits to all or part of your full salary for some period of time? If not, how will you make up the difference? When both of you go back to work, will you be able to afford daycare costs on top of your mortgage payments?
- What if interest rates go up? Mortgage rates are at historic lows. According to ratehub.ca if you have a down payment of 20% your mortgage rate (calculated on August 17/15) you may pay as high as 2.69% for a 5-year fixed rate in Regina or as low as 1.85% for a variable rate in the same city. What if interest rates doubled or tripled? Could you still afford your mortgage payments plus all of your other family commitments?
The advantages of renting are that your costs are fixed for the term of the lease; you are not responsible for the cost of major repairs; and, if you want to leave the neighbourhood or move to another city you have much more flexibility.
While you are not purchasing an asset that will increase in value that you can cash in when you are ready to retire, if you save and invest the difference between your annual rent and the costs of running your home, you will have a nice little nest egg by age 65.But few people have the discipline to do so. And most rental properties cannot be customized or decorated to your own personal taste.
So all things considered, the decision to rent or buy may be as much an emotional decision as an economic one. Each individual or family will make a unique decision based on their stage of life, their finances and their personal priorities.