By Fred Langan
Financial Post
June 18, 2009
Mortgages are the biggest loan in just about everyone’s life. And they can be the hardest to understand.
Why do mortgage rates move the way they do? Why don’t the rates march in lock step with other interest rates? When the Bank of Canada lowers interest rates the big banks usually play chicken for several hours, waiting to see who will drop rates first. At the last cut, the TD Bank was the first to lower prime. The others followed within the hour.
If you had a variable rate mortgage tied to prime, then your mortgage rate moved lower. But all other mortgage rates stayed put. Why? One pat answer is mortgage rates don’t move with prime because mortgages are financed in the bond market. Not true. Interest rates in the bond market influence mortgage rates, but that isn’t where the money for mortgages comes from.
Banks get their mortgage money the same way they get other money: They take in deposits from bank accounts, GICs, etc., and then loan out the money at a higher rate. The difference, or the spread, is how commercial banks make most of their money. The banks then put thousands of those mortgages together and repackage them as “mortgage-backed securities.” These are sold to other institutions as a unit.
Since Canadian first mortgages are typically backed by housing assets, mortgage-backed securities here are seen as pretty safe investments, though the subprime variety were a disaster in the United States.
Here’s where bonds come in: The bond market is made up of traders sitting at terminals in the world’s financial capitals. The market is much bigger than the stock market and in many ways more important since it affects day-today interest rates.
When then banks want to set mortgage rates, they look at the yield, or interest rate, the bond is paying.
“So, if you want to know where mortgage rates are heading, watch the yields on government of Canada bonds,” says Brendan Calder, now an adjunct professor at the Rotman School of Management at the University of Toronto. “That’s what mortgage brokers do.”
Canadians have borrowed a total of $879-billion against their houses, according to the Bank of Canada.
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