Immigration to Canada hits record high in 2022

2023/01/05 Leave a comment

Some cheerleading along with critical comments on housing affordability and IRCC service delivery. Numbers more than twice as high given temporary residents (workers and students):

Canada took in a record number of immigrants last year, a result of a federal planto compensate for a lack of new arrivals in the first year of the pandemic, and to make up for the country’s aging population and holes in the work force.

The country added just over 437,000 new permanent residents in 2022, according to Immigration, Refugees and Citizenship Canada (IRCC). This topped the department’s target for the year, as well as the previous high of 405,000, reached in 2021.

Immigration now accounts for three-quarters of Canada’s population growth. The federal government’s immigration plan calls for the admission of 1.45 million more new permanent residents over the next three years, which is equivalent to 3.8 per cent of the country’s population

The majority of the permanent residency spots have been set aside for economic immigrants, a term for newcomers who either have money to invest, or specific desirable skills, or can demonstrate that they are capable of opening businesses.

The federal government has said immigration is crucial for the economy, and that it accounts for as much as 90 per cent of labour force growth in Canada.

But critics of the plan have raised questions about the effects of higher immigration targets on the country’s already-unaffordable urban housing markets. And it is unclear whether Ottawa’s plan will help make up for shortages of labour in low-paid fields such as accommodation, food services, retail and health care assistance.

NDP immigration and housing critic Jenny Kwan said the federal government has missed an opportunity to give temporary foreign workers and undocumented workers permanent resident status. This would give them access to taxpayer-funded health care and allow them to live and work anywhere in Canada, indefinitely. (Temporary foreign workers are typically restricted to one employer and not allowed to switch jobs.)

“The government must stop relying on vulnerable workers and give them the protection of permanent status and ensure their rights are respected,” Ms. Kwan said in an e-mailed statement.

The flood of new permanent residents is expected to bring new homebuyers and renters to communities across the country. That could increase activity in the residential real estate market, which has slowed since early last year, when borrowing costs jumped with a rise in interest rates.

“There is little debate that strong population growth goes hand-in-hand with strong real home price gains over time,” said Douglas Porter, Bank of Montreal’s chief economist.

Mr. Porter analyzed the relationship between population growth and home prices in 18 developed countries. He found that countries with the fastest population growth during the decade leading up to 2020 – such as New Zealand and Canada – had greater home price inflation than those where populations remained stable or decreased.

But, considering the rise in borrowing costs, Mr. Porter said he believes that the influx of permanent residents will not immediately create a new pool of homebuyers. “Just as last year’s large population increase was unable to avert a double-digit drop in home prices, another large increase in 2023 won’t keep home prices from falling heavily again this year,” he said.

The typical home price across the country is down 10 per cent from February, 2022, when the market peaked.

Where Mr. Porter does expect the surge in newcomers to make a difference is in the rental market, where borrowing costs are less of a factor. Rents have already risen sharply over the past year, and he expects increased competition will push prices higher still.

The largest share of immigrants usually end up in major cities in Ontario, followed by cities in British Columbia, Quebec and Alberta. Last year was no different. Just over a quarter of new permanent residents intended to settle in the Toronto region, according to the most recent data from IRCC, which cover January, 2022, through October.

The government has said its immigration plan includes placing new permanent residents in small towns and rural communities.

In past years, people from southern and eastern Asia accounted for the largest share of immigrants to Canada. According to the IRCC data, this continued to be the case during the first 10 months of last year. During that period, nearly 110,000 new permanent residents were from India, nearly 30,000 were from China and about 20,000 were from the Philippines.

Canada also admitted nearly 20,000 refugees from Afghanistan in the first 10 months of last year, up from 8,570 in 2021. Ottawa has promised to bring at least 40,000 Afghans to Canada, under a pair of resettlement programs introduced around the time of the Taliban takeover of Afghanistan in August, 2021.

IRCC could have difficulty handling the large numbers of new permanent residency applicants. It has been dealing with a backlog of applications since 2021, when Ottawa bumped up its immigration targets.

Source: Immigration to Canada hits record high in 2022

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Canada’s next wave of immigration set to add more fuel to overheated housing market

2022/01/07 Leave a comment

About time for greater focus on the links between levels and housing prices. Federal and provincial governments need to consider such externalities rather than just push for more:

After a frenetic 18 months when Canadians pushed up home prices in a quest to ride out the pandemic in comfort, another influx of buyers is set to provide more fuel to the overheated real estate market.

The federal government has increased its annual immigration targets to the highest levels on record, creating the conditions for a surge of new permanent residents, which Canada needs to fill job vacancies. These new immigrants will add to the country’s population and immediately boost the need for housing in major job centres and nearby cities.

This will ramp up competition for homes at a time when national real estate prices have jumped 40 per cent in the past two years.

“Canada’s strong population growth is a factor driving our home prices upward at a faster pace than in many other economies,” said Bank of Montreal chief economist Douglas Porter, who analyzed the relationship between population growth and home prices in 18 developed countries.

He found that countries with faster population growth have had greater home price inflation than those whose populations have remained stable, or decreased.

Between 2010 and 2020, New Zealand and Canada both saw their populations climb by an average of more than 1 per cent each year. In Canada’s case, much of that growth was attributable to immigration.

Over that same decade, home prices rose an average of 7.9 per cent each year in New Zealand and 7 per cent each year in Canada.

Meanwhile, countries with shrinking populations have experienced stagnant or falling home values. Japan’s population declined by an average of 0.2 per cent each year, and home prices there rose an average of 0.2 per cent annually.

One reason immigration may be pushing up Canadian home prices is that Canada’s policies cater to newcomers with wealth and job skills. Many new permanent residents arrive with hefty bank accounts, or with enough professional expertise to make money quickly. And, like anyone else with means, they buy real estate.

Parisa Mahboubi, a senior policy analyst with the C.D. Howe Institute and an immigration labour expert, said integration is a challenge for all newcomers. But, she said: “Economic immigrants, especially those with Canadian experience or with education, are able to integrate into the labour market quickly. This means they are able to purchase a property sooner than other immigrants.”

New research from Statistics Canada suggests that in many cases it’s pre-existing wealth, not Canadian income, that is behind pricey real estate purchases by immigrants.

For example, in Richmond, B.C., a typical immigrant buyer in the lowest wage quintile, with median annual income of just $11,100, spent a median of $763,000 on a home in 2018, according to data from Statscan’s Canadian Housing Statistics Program (CHSP).

In contrast, a typical Canadian-born buyer in British Columbia in the lowest income quintile, with median annual income of $32,300, spent a median of $396,000 on a home in 2018, according to CHSP, which analyzed land registry information, property assessments and tax filings.

The disparity in the amounts spent by low-income immigrants and Canadian-born buyers suggests that the newcomers were relying on money not earned in Canada. The actual sources of the funds are unknown. CHSP has said the immigrant wealth could have been income earned previously in Canada or abroad, or income that was earned by others or underreported.

CHSP observed that in 2018 the majority of immigrant buyers across B.C. had moved to Canada prior to 2009 and had been admitted through the country’s various economic immigrant programs, which are designed to attract skilled workers and those with wealth.

“If you are an economic immigrant and you don’t have other opportunities, real estate becomes one of the fastest wealth generators,” said Andy Yan, director of the city program at B.C.’s Simon Fraser University. “They are wealthy. But when they try finding a job, it goes south.”

Other factors that have contributed to high home prices in Canada include low mortgage rates, a flood of domestic investors looking for high investment returns, and millennials increasingly forming families and seeking properties.

In the Toronto region, the country’s largest job centre, the average price of a home is above $1-million and many of the surrounding cities are nearing or above that price.

That has pushed Canadians and newcomers out of Toronto and into smaller regions in Southern Ontario. Some have left the province altogether for more affordable areas such as Regina, Saskatoon, Winnipeg and Halifax.

Canada’s six largest metropolitan areas – Toronto, Vancouver, Montreal, Edmonton, Calgary and Ottawa – used to be the top destinations for immigrants. But that has been changing.

In 2002, Canada’s largest cities took in 88 per cent of the country’s immigrants and non-permanent residents. In 2019, the proportion was just 68 per cent, according to Canada Mortgage and Housing Corp.

Over that same period, net international migration to those cities grew by 43 per cent. But in the rest of Canada it soared by 370 per cent, with particularly strong growth in Ontario locations such as Niagara, London, Kitchener-Waterloo and Cambridge.

Today, there is an acute shortage of housing in those smaller cities.

In Kitchener-Waterloo, Cambridge, London and the Niagara-St. Catharines region, the typical price of a home is 60 per cent higher than it was two years ago, according to the Canadian Real Estate Association home price index, which adjusts for higher-priced homes.

The flow of new permanent residents will put even more pressure on those places. If prices continue to rise, the higher cost of living could discourage newcomers.

“We need the immigration for the labour market. But if we don’t get the immigration for the labour market because they can’t afford to live in the community, that’s a significant challenge,” St. Catharines Mayor Walter Sendzik said.

The federal immigration target for 2021 was 401,000 new permanent residents. The goal for 2022 is 411,000. For 2023, it’s 421,000. By comparison, the number of new permanent residents admitted to the country in 2019 was 341,180.

Anthony Passarelli, a CMHC senior analyst, said that if immigration reaches these record-high levels and Canada doesn’t respond by increasing its housing supply, the effects on the housing market could be noticeable. “We will likely go through a similar situation, where you see another price surge and the ripple effects of people getting priced out of the larger population centres and moving further out,” he added.

Asked whether Canada should slow the pace of immigration until the country has enough affordable housing, BMO’s Mr. Porter said: “I suspect policy will be little swayed by housing market concerns. Having said that, at the very least the impact on housing should be taken into consideration when determining immigration targets.”

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