TD Bank:OVERPRICED AND OVERBUILT: CANADIAN HOUSING

依勒特

During Canada’s “Housing Boom”, which ran roughly
from 2002 to 2008, unsustainable price increases drove
. s. Q3 H, v" D( Q6 U2 J: [* {6 _unsustainable levels of building. Our view is that house
- P9 D- F) ~! U1 Y0 q6 ~prices exceeded the value of housing that was justified by
6 G5 y& j% P$ bfundamentals by approximately 9% nationwide. This
5 R7 @* s, S- v9 S  z, L* Moverpricing compelled a level of residential construction
that exceeded its fundamental-justified level by approximately
( [3 w9 o0 p; o# i0 p3 L2 C12%, an excess that was exaggerated in the past
three years.
By “overpricing” we mean that prices detached from
their fundamentals, as witnessed by a steep erosion of
affordability. The current unwinding of house prices reflects
. L' `9 c3 a* z# ?both a cyclical downturn and a return of house prices
to fundamentally justified levels.
We consider “overbuilding” of two forms: “demanddriven”
where homebuyers buy up too many houses and
- D2 \' m1 T1 K4 j* cthat this demand cannot be sustained; and “supply-driven”
where builders accumulate excessive inventories. Although
& \2 F" l+ d# Rthere is evidence of both types, we contend that Canada’s
“overbuilding” was mainly of the first type, where
homebuyers pushed homebuilding to an unsustainable pitch
that is now being rapidly reined in.
While most markets won’t face U.S.-style overhangs,
9 p2 }$ d2 ]. z1 y( w0 @3 Rthe construction of too many new homes over the boom
" I' d0 n% o: G! b0 ^' g/ Imeans a deepened slump. This overbuilding will likely weigh
on markets over the next few years. Even as Canada recovers
% }) d6 p: P" N! |1 D5 ffrom the cyclical downturn, house price growth will
remain choppy and new residential construction will be
dampened, owing to this structural weakness. Construction
is now undershooting fundamentals and we expect this
# V3 M# @( E4 l2 q' x3 @to persist over 2009 to 2011. We anticipate that nationwide
( G* n3 P* o7 |' H0 E4 @6 K' W8 fresidential construction will fall further to around
& K$ F( K9 w$ ^! t" I+ S125,000 starts over 2009 with a trough around 115,000 units
in the fourth quarter.
To quantify the degree of overpricing and overbuilding,
we first develop an empirical model, based on long-run
fundamentals of house prices and housing starts in each
8 T0 p. w0 `. Aprovince. Affordability is the key concept behind home
; }+ i/ ?- U# _, f, U. \+ W2 Avalues since house prices should track incomes over the
long-run. Since homebuilders build to meet demand, we
, {1 T+ w4 C5 |  aregard housing prices and household formation as the drivers
  ?4 k: H+ Z5 t0 t+ Yof residential construction.
To examine the degree of overbuilding, we employ a
3 n' p2 ^2 ^! G. Y“counter-factual,” asking what level of residential construction
would have occurred if housing had been priced
& f* ?; m3 r1 `4 N  [4 voptimally. We find that actual homebuilding exceeded this
$ |9 j  u1 w% T5 }" M+ kfundamental-justified level by about 12%. Although new
units were being absorbed, homebuyers simply bought too
many houses at prices that exceeded fundamentals.
: C6 ^- _9 ]% B) W+ t9 [; j' j; }Regionally, we see the greatest strains on the Prairies,
where housing demand will further contract under waning
population inflows. Saskatoon, Calgary and Edmonton are
already witnessing surges in their unsold new homes at the
/ U) _6 R# Y0 Q, {* I1 y0 v8 E. H& hvery time that the resale market has swung into strong
# y9 Q; L) ^$ J) @6 Y$ [buyers’ territory. Homebuilding in the Atlantic provinces
has been relatively balanced but, while not plagued by structural
( q! a1 I8 ~* x0 Y. s- oweakness, will be singed by the downturn nonetheless.
3 h0 A9 ^' r& F- o8 P  l" P, }Québec shows signs of strain – especially given the
strange accumulation of unabsorbed multiples on l’Île de
  V0 a6 @9 V0 O0 ?# c: y/ g# ]Montréal – but recent building has been relatively balanced,
( Y# M/ H6 x7 |* C/ ygiven the province’s history of under-building and low ownership
% \" h! M8 k- L* Prates. While Ontario homebuilding will reel from a
cyclical downturn, the degree of structural weakness appears
8 L/ w, {& I6 Y; ~) Mlimited – with the important exception of the Toronto
condo market. Both in Toronto and Vancouver, historically
high levels of apartment-style units presently under
3 R$ K' v: `" D, F2 Wconstruction mean that record numbers of condos will
/ _& p4 Q. ^6 Vreach completion during 2009. If absorption rates fall, as
cyclical factors would indicate, condo inventories could
' K3 p5 I( _  gspike severely – particularly in Vancouver. However, while
' S6 r. {; c# v' T/ O) Hresidential construction in B.C. will definitely droop, we
anticipate that the West Coast will continue to benefit from
inter-provincial and international migration over the coming
years, which, along with improvements in affordability,
will alleviate some of the pressure from overbuilding.
9 J9 R3 Y) d: x5 p0 yOVERPRICED AND OVERBUILT: CANADIAN HOUSING
MARKET RETURNS TO FUNDAMENTALS
7 A! ^1 ^: j( }: a7 ?Grant Bishop, Economist
- ]9 z: k; I- X416-982-8063
Pascal Gauthier, Economist
416-944-5730
3 p3 R( u2 C2 u! o
http://www.td.com/economics/special/gb0409_housing_exec.pdf

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