TD Bank:OVERPRICED AND OVERBUILT: CANADIAN HOUSING

依勒特

During Canada’s “Housing Boom”, which ran roughly
3 k1 {0 Z; N1 k! A6 o7 y6 A4 C' vfrom 2002 to 2008, unsustainable price increases drove
unsustainable levels of building. Our view is that house
prices exceeded the value of housing that was justified by
3 E( c" ^' E. ]9 mfundamentals by approximately 9% nationwide. This
overpricing compelled a level of residential construction
that exceeded its fundamental-justified level by approximately
" m, [7 i, [4 e& Z9 g12%, an excess that was exaggerated in the past
8 B' \9 C- @. T- pthree years.
6 E. F& ~" m  L9 P8 g  A0 yBy “overpricing” we mean that prices detached from
their fundamentals, as witnessed by a steep erosion of
affordability. The current unwinding of house prices reflects
: P  a' T6 o, r5 ^both a cyclical downturn and a return of house prices
$ d2 q) k, i' x7 ?to fundamentally justified levels.
+ `6 E& Y' h8 ?$ b" _2 oWe consider “overbuilding” of two forms: “demanddriven”
where homebuyers buy up too many houses and
that this demand cannot be sustained; and “supply-driven”
where builders accumulate excessive inventories. Although
# G; y- u2 \' k) S( D' wthere is evidence of both types, we contend that Canada’s
/ `7 O8 n$ S7 {% x& x“overbuilding” was mainly of the first type, where
homebuyers pushed homebuilding to an unsustainable pitch
, G  `0 d0 V5 ]2 d2 Vthat is now being rapidly reined in.
6 c4 k: w3 J% n5 l" S" k" s& c9 @While most markets won’t face U.S.-style overhangs,
the construction of too many new homes over the boom
means a deepened slump. This overbuilding will likely weigh
) c, Y+ H4 o( S4 L2 Son markets over the next few years. Even as Canada recovers
7 ]0 ?7 ~8 I* Q$ N1 z' ]# l8 Q# Tfrom 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
5 @; R( |4 k: o" |to persist over 2009 to 2011. We anticipate that nationwide
4 J; u4 |( ], N& T! d! H) j2 S$ |residential construction will fall further to around
- ]9 z. C8 m% u0 i1 z125,000 starts over 2009 with a trough around 115,000 units
, Z* k- c, W! n6 ^% l' p# X5 o( `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
1 L  A2 z- k0 e: }/ r# l/ H$ _province. Affordability is the key concept behind home
values since house prices should track incomes over the
6 f3 X, W/ q. Z" [4 Plong-run. Since homebuilders build to meet demand, we
regard housing prices and household formation as the drivers
of residential construction.
6 W* b  l: G8 XTo examine the degree of overbuilding, we employ a
2 D% b. w2 u3 a. J4 o“counter-factual,” asking what level of residential construction
would have occurred if housing had been priced
- v& J; z; d7 h  m; H2 |optimally. We find that actual homebuilding exceeded this
( ^: ^; k0 N1 y1 R# {fundamental-justified level by about 12%. Although new
units were being absorbed, homebuyers simply bought too
many houses at prices that exceeded fundamentals.
8 r% d: Q0 ?' T1 \" A2 _6 e: @+ QRegionally, we see the greatest strains on the Prairies,
where housing demand will further contract under waning
2 d4 ~% N/ h: d/ a; y! x2 ppopulation inflows. Saskatoon, Calgary and Edmonton are
already witnessing surges in their unsold new homes at the
9 A) r& L3 }! y7 u) x* r) ]% dvery time that the resale market has swung into strong
% a: d. K8 e* Y: xbuyers’ territory. Homebuilding in the Atlantic provinces
has been relatively balanced but, while not plagued by structural
7 K  d3 O8 F5 rweakness, will be singed by the downturn nonetheless.
  j- L/ _9 K3 l9 B- DQuébec shows signs of strain – especially given the
3 x. @7 S2 `( }strange accumulation of unabsorbed multiples on l’Île de
8 g' W! `$ t5 j( F" `Montréal – but recent building has been relatively balanced,
given the province’s history of under-building and low ownership
* O- R6 v3 i  G6 ~# _! arates. While Ontario homebuilding will reel from a
cyclical downturn, the degree of structural weakness appears
limited – with the important exception of the Toronto
: g0 H+ K6 ~+ D" A3 Mcondo market. Both in Toronto and Vancouver, historically
high levels of apartment-style units presently under
! ^$ m/ a' N) r# S; pconstruction mean that record numbers of condos will
  ]; m( D$ U/ i" K' [5 i4 q) Areach completion during 2009. If absorption rates fall, as
2 C1 `, q5 c7 c" W: D5 T& Ycyclical factors would indicate, condo inventories could
! \# o0 ]8 z; Pspike severely – particularly in Vancouver. However, while
residential construction in B.C. will definitely droop, we
- y! |# p# p- L0 P$ {5 B+ {anticipate that the West Coast will continue to benefit from
inter-provincial and international migration over the coming
1 m' ~( X2 P- X- H9 P" X8 O" Y. }years, which, along with improvements in affordability,
will alleviate some of the pressure from overbuilding.
+ @! l7 t' _+ Z! H( ?OVERPRICED AND OVERBUILT: CANADIAN HOUSING
2 J' J1 Q# B( X# QMARKET RETURNS TO FUNDAMENTALS
2 S! j: P! l; }! @: R" |Grant Bishop, Economist
416-982-8063
Pascal Gauthier, Economist
( Z1 h0 |: R! B# G7 Y! G6 x" J3 t416-944-5730
- R, n5 [  q. x3 v6 P
http://www.td.com/economics/special/gb0409_housing_exec.pdf

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