three months ending September 30th compared to the same quarter of 2011

Transcription

1 H o u s i n g M a r k e t I n f o r m a t i o n Housing Now Greater Sudbury CMA C a n a d a M o r t g a g e a n d H o u s i n g C o r p o r a t i o n Date Released: Fourth Quarter 2012 New Home Market Housing starts decline in third quarter Total housing starts in the Greater Sudbury Census Metropolitan Area (CMA) fell by 32 per cent during the third quarter of 2012 to 177 units, compared with 262 units recorded during the same period last year. Single-family home starts grew, while multi-family home starts fell in the three months ending September 30th compared to the same quarter of Weaker-than-expected employment and rising prices for new construction have curbed demand for the new construction market in Greater Sudbury. Mining and the mining supply sector continue to generate jobs in the Greater Sudbury area but not at the pace previously expected. Greater Sudbury CMA saw three consecutive Table of Contents 1 New Home Market 2 Resale Market 3 Sudbury Incomes Attracting Migrants 4 Maps 10 Tables Figure 1 Quarterly Single-Detached Housing Starts for Sudbury Data to September Source: CMHC Starts 2010 Trend Subscribe Now! Access CMHC s Market Analysis Centre publications quickly and conveniently on the Order Desk at View, print, download or subscribe to get market information ed to you on the day it is released. CMHC s electronic suite of national standardized products is available for free. Housing market intelligence you can count on

2 months of year-over-year employment contraction bringing employment levels lower in the year-to-date compared to one year previous. Despite the weaker overall growth, full-time jobs remain relatively stable while the losses that have occurred have predominantly been in the parttime area. Full-time job growth may partially explain stronger-than-average earnings gains being witnessed. This stability in full-time employment keeps supporting the housing market. Nevertheless, some potential homeowners are favouring more affordable type of dwellings, such as semi-detached. The third quarter saw 10 more semi-detached units to go along with 20 from the previous half year bringing the year-to-date total to 30 in Greater Sudbury. Recognition is increasing amongst builders that semidetached units are a viable option as prices continue to climb for singledetached housing. On a regional basis, Rayside-Balfour and Nickel Centre are areas of the city where more single-detached starts activity has taken place in the year-to-date compared to last year. Elsewhere in Northeastern Ontario, North Bay, Sault Ste. Marie, Timmins, and Temiskaming Shores are all experiencing stronger single-detached housing starts activity to September 30th. Table 4 presents analysis of absorption activity by price range in Sudbury, Sault Ste. Marie and North Bay. More than forty per cent of all third quarter new units in Greater Sudbury were absorbed at an average price over $400,000, while 36 per cent were absorbed at prices between $300,000 and $350,000. In North Bay and Sault Ste. Marie, monthly average absorbed prices are well above $300,000. In fact, in Sault Ste. Marie, the average absorbed price is $370,000, has risen rapidly over the past few years but is essentially unchanged from one year ago. Resale Market Existing home sales falter in August and September Sudbury s existing home market registered an 11.6 per cent decrease in sales during the third quarter of 2012 when compared with a previous year. Between July and September of this year, 656 sales of resale homes in the Greater Sudbury Census Metropolitan Area, were down from 742 units during the same period last year. The slide in third quarter sales brought year-to-date activity to be merely 0.6 per cent ahead of last year s first nine months. Figure Sudbury Sales Flattening The supply of existing homes on the Sudbury market fell for the second consecutive quarter in the months of July to September when compared with a year earlier. Measured by new listings, supply decreased nearly 12 per cent in the third quarter. Despite sales and listings falling, the market is still in a balanced position. The sales to new listings ratio remains at about 58 per cent so far this year unchanged from last year. Solid income and full-time job growth continue to support the resale market. Resale home market prices have risen a remarkable 5.9 per cent year-overyear in the first nine months, but have weakened each quarter so far in Slowing demand does seem to be slowing price growth even with falling new listings. Northeastern Ontario centres post average price growth Coincidentally, North Bay, Sault Ste. Marie and Timmins resale markets have all posted year-over-year price growth but weaker year-over MLS is a registered trademark of the Canadian Real Estate Association. Data to September 30, Source: SREB Sales Trend

3 year sales compared to 2011 as of September 30th. Timmins posted the highest growth in sales of these 3 centres, with an almost 10 per cent increase, while the North Bay and the Sault grew modestly 3.1 and 2.7 per cent respectively. With the price gains in Timmins, average prices now are nearly $150,000 and just above $157,000 in Sault Ste. Marie. North Bay registered the highest price at $227,000. The resale market, new construction market and rental market have been stimulated by strong employment growth so even a short term glitch in growth may affect the housing market. Employment is off one per cent when comparing average employment in the first nine months of 2012 to the equivalent in Additionally, both nickel and copper prices have been languishing of late due to global demand jitters causing some delays in projects and uncertainty in others in the region. Greater Sudbury income growth will continue acting as a magnet for migrants. According to Statistics Canada monthly survey, average weekly earnings in Greater Sudbury are slightly ahead of both the Canadian and Ontario averages. With a year-over-year increase in average weekly earnings estimated at 3.7 per cent, Sudbury s average weekly earnings will close the year above Ontario s which sit at 2.1 per cent and Canada which comes in at 3.1 per cent. Given relatively high average resale prices in the Greater Sudbury area, income growth plays a vital role in counterbalancing price growth in the housing market. Additionally, this healthy growth has attracted more persons to the region. For the third consecutive year, migration numbers for Greater Sudbury were negative according to Statistics Canada. The numbers at 294 out-migrants indicate that will be looked at as the recent trough Sudbury Incomes Attracting Migrants Figure 3 Sudbury Monthly Average Weekly Earnings Data to September 30, Source: Statistics Canada. in migration with nearly 1000 out-migrants being counted during that time frame. This recent relatively positive number should bode well for continued mine developments and a general broadening of Sudbury s economic base expected ahead. With net natural increase being negative with deaths outstripping births in recent years, positive in-migration is key to keeping the population stable. Sudbury's Earnings Grow Stronger Weekly Earnings Trend

4 Greater Sudbury CMA Number of Starts (Multiples) N Capreol Valley East Onaping Falls Rayside Balfour Nickel Centre HIGHWAY 17 Sudbury Walden Km HIGHWAY 637 Legend No starts 6-29 starts starts 4

5 Greater Sudbury CMA Number of Starts (Singles) N Capreol Valley East Onaping Falls Rayside Balfour Nickel Centre HIGHWAY 17 Sudbury Walden Km HIGHWAY 637 Legend No starts 5-17 starts starts starts 5

6 Greater Sudbury CMA Total Number of Starts N Capreol Valley East Onaping Falls Rayside Balfour Nickel Centre HIGHWAY 17 Sudbury Walden Km HIGHWAY 637 Legend No starts 5-35 starts starts starts 6

7 Greater Sudbury CMA Number of Starts (Multiples) January - September 2012 N Capreol Valley East Onaping Falls Rayside Balfour Nickel Centre HIGHWAY 17 Sudbury Walden Km HIGHWAY 637 Legend No starts starts starts 7

8 Greater Sudbury CMA Number of Starts (Singles) January - September 2012 N Capreol Valley East Onaping Falls Rayside Balfour Nickel Centre HIGHWAY 17 Sudbury Walden Km HIGHWAY 637 Legend No starts 7-31 starts starts starts 8

9 Greater Sudbury CMA Total Number of Starts January - September 2012 N Capreol Valley East Onaping Falls Rayside Balfour Nickel Centre HIGHWAY 17 Sudbury Walden Km HIGHWAY 637 Legend No starts 7-55 starts starts starts 9

10 HOUSING NOW REPORT TABLES Available in ALL reports: 1 Housing Activity Summary of CMA 2 Starts by Submarket and by Dwelling Type Current Month or Quarter 2.1 Starts by Submarket and by Dwelling Type Year-to-Date 3 Completions by Submarket and by Dwelling Type Current Month or Quarter 3.1 Completions by Submarket and by Dwelling Type Year-to-Date 4 Absorbed Single-Detached Units by Price Range 5 MLS Residential Activity 6 Economic Indicators Available in SELECTED Reports: 1.1 Housing Activity Summary by Submarket 1.2 History of Housing Activity (once a year) 2.2 Starts by Submarket, by Dwelling Type and by Intended Market Current Month or Quarter 2.3 Starts by Submarket, by Dwelling Type and by Intended Market Year-to-Date 2.4 Starts by Submarket and by Intended Market Current Month or Quarter 2.5 Starts by Submarket and by Intended Market Year-to-Date 3.2 Completions by Submarket, by Dwelling Type and by Intended Market Current Month or Quarter 3.3 Completions by Submarket, by Dwelling Type and by Intended Market Year-to-Date 3.4 Completions by Submarket and by Intended Market Current Month or Quarter 3.5 Completions by Submarket and by Intended Market Year-to-Date 4.1 Average Price ($) of Absorbed Single-Detached Units SYMBOLS n/a Not applicable * Totals may not add up due to co-operatives and unknown market types ** Percent change > 200% - Nil -- Amount too small to be expressed SA Monthly figures are adjusted to remove normal seasonal variation 10

11 Table 1: Housing Activity Summary of Greater Sudbury CMA Ownership Single Freehold Semi Row, Apt. & Other Single Condominium Row and Semi Apt. & Other Single, Semi, and Row STARTS Q Q % Change n/a n/a ** Year-to-date Year-to-date % Change n/a n/a ** UNDER CONSTRUCTION Q Q % Change n/a COMPLETIONS Q Q % Change n/a n/a n/a Year-to-date Year-to-date % Change -9.7 ** 0.0 n/a n/a COMPLETED & NOT ABSORBED Q Q % Change n/a n/a n/a ABSORBED Q Q % Change ** n/a n/a n/a Year-to-date Year-to-date % Change ** 0.0 n/a n/a ** 32.9 Rental Apt. & Other Total* Source: CMHC (Starts and Completions Survey, Market Absorption Survey) 11

12 Table 1.1: Housing Activity Summary by Submarket Ownership Single Freehold Semi Row, Apt. & Other Single Condominium Row and Semi Apt. & Other Single, Semi, and Row STARTS Greater Sudbury CMA Q Q North Bay Q Q Sault Ste. Marie Q Q Timmins Q Q Elliot Lake Q Q Temiskaming Shores Q Q West Nipissing Q Q UNDER CONSTRUCTION Greater Sudbury CMA Q Q North Bay Q Q Sault Ste. Marie Q Q Timmins Q Q Elliot Lake Q Q Temiskaming Shores Q Q West Nipissing Q Q Rental Apt. & Other Total* Source: CMHC (Starts and Completions Survey, Market Absorption Survey) 12

13 Table 1.1: Housing Activity Summary by Submarket Ownership Single Freehold Semi Row, Apt. & Other Single Condominium Row and Semi Apt. & Other Single, Semi, and Row COMPLETIONS Greater Sudbury CMA Q Q North Bay Q Q Sault Ste. Marie Q Q Timmins Q Q Elliot Lake Q Q Temiskaming Shores Q Q West Nipissing Q Q COMPLETED & NOT ABSORBED Greater Sudbury CMA Q Q North Bay Q Q Sault Ste. Marie Q Q Timmins Q n/a n/a n/a n/a n/a n/a n/a n/a n/a Q n/a n/a n/a n/a n/a n/a n/a n/a n/a Elliot Lake Q n/a n/a n/a n/a n/a n/a n/a n/a n/a Q n/a n/a n/a n/a n/a n/a n/a n/a n/a Temiskaming Shores Q n/a n/a n/a n/a n/a n/a n/a n/a n/a Q n/a n/a n/a n/a n/a n/a n/a n/a n/a West Nipissing Q n/a n/a n/a n/a n/a n/a n/a n/a n/a Q n/a n/a n/a n/a n/a n/a n/a n/a n/a Rental Apt. & Other Total* Source: CMHC (Starts and Completions Survey, Market Absorption Survey) 13

14 Table 1.1: Housing Activity Summary by Submarket Ownership Single Freehold Semi Row, Apt. & Other Single Condominium Row and Semi Apt. & Other Single, Semi, and Row ABSORBED Greater Sudbury CMA Q Q North Bay Q Q Sault Ste. Marie Q Q Timmins Q n/a n/a n/a n/a n/a n/a n/a n/a n/a Q n/a n/a n/a n/a n/a n/a n/a n/a n/a Elliot Lake Q n/a n/a n/a n/a n/a n/a n/a n/a n/a Q n/a n/a n/a n/a n/a n/a n/a n/a n/a Temiskaming Shores Q n/a n/a n/a n/a n/a n/a n/a n/a n/a Q n/a n/a n/a n/a n/a n/a n/a n/a n/a West Nipissing Q n/a n/a n/a n/a n/a n/a n/a n/a n/a Q n/a n/a n/a n/a n/a n/a n/a n/a n/a Rental Apt. & Other Total* Source: CMHC (Starts and Completions Survey, Market Absorption Survey) 14

15 Single Table 1.2: History of Housing Starts Greater Sudbury CMA Ownership Freehold Semi Row, Apt. & Other Single Condominium Row and Semi Apt. & Other Single, Semi, and Row % Change ** n/a n/a n/a % Change n/a n/a n/a % Change n/a n/a n/a ** ** % Change n/a n/a n/a % Change n/a n/a n/a n/a n/a % Change n/a n/a n/a n/a n/a % Change n/a n/a n/a n/a n/a % Change n/a n/a n/a n/a n/a n/a % Change 1.4 ** n/a n/a n/a n/a n/a Rental Apt. & Other Total* Source: CMHC (Starts and Completions Survey) 15

16 Table 2: Starts by Submarket and by Dwelling Type Single Semi Row Apt. & Other Total Submarket % Q Q Q Q Q Q Q Q Q Q Change Greater Sudbury CMA Capreol Town n/a Nickel Centre Town Onaping Falls Town ** Rayside-Balfour Town Sudbury City Valley East Town Walden Town North Bay Sault Ste. Marie Timmins Elliot Lake Temiskaming Shores West Nipissing Submarket Table 2.1: Starts by Submarket and by Dwelling Type January - September Single Semi Row Apt. & Other Total % Change Greater Sudbury CMA Capreol Town Nickel Centre Town Onaping Falls Town Rayside-Balfour Town Sudbury City Valley East Town Walden Town North Bay Sault Ste. Marie Timmins Elliot Lake Temiskaming Shores West Nipissing Source: CMHC (Starts and Completions Survey) 16

17 Submarket Table 2.2: Starts by Submarket, by Dwelling Type and by Intended Market Freehold and Condominium Row Rental Freehold and Condominium Apt. & Other Rental Q Q Q Q Q Q Q Q Greater Sudbury CMA Capreol Town Nickel Centre Town Onaping Falls Town Rayside-Balfour Town Sudbury City Valley East Town Walden Town North Bay Sault Ste. Marie Timmins Elliot Lake Temiskaming Shores West Nipissing Submarket Table 2.3: Starts by Submarket, by Dwelling Type and by Intended Market January - September 2012 Freehold and Condominium Row Rental Freehold and Condominium Apt. & Other Rental Greater Sudbury CMA Capreol Town Nickel Centre Town Onaping Falls Town Rayside-Balfour Town Sudbury City Valley East Town Walden Town North Bay Sault Ste. Marie Timmins Elliot Lake Temiskaming Shores West Nipissing Source: CMHC (Starts and Completions Survey) 17

18 Submarket Table 2.4: Starts by Submarket and by Intended Market Freehold Condominium Rental Total* Q Q Q Q Q Q Q Q Greater Sudbury CMA Capreol Town Nickel Centre Town Onaping Falls Town Rayside-Balfour Town Sudbury City Valley East Town Walden Town North Bay Sault Ste. Marie Timmins Elliot Lake Temiskaming Shores West Nipissing Submarket Table 2.5: Starts by Submarket and by Intended Market January - September 2012 Freehold Condominium Rental Total* Greater Sudbury CMA Capreol Town Nickel Centre Town Onaping Falls Town Rayside-Balfour Town Sudbury City Valley East Town Walden Town North Bay Sault Ste. Marie Timmins Elliot Lake Temiskaming Shores West Nipissing Source: CMHC (Starts and Completions Survey) 18

19 Table 3: Completions by Submarket and by Dwelling Type Single Semi Row Apt. & Other Total Submarket % Q Q Q Q Q Q Q Q Q Q Change Greater Sudbury CMA Capreol Town Nickel Centre Town Onaping Falls Town Rayside-Balfour Town Sudbury City Valley East Town Walden Town North Bay Sault Ste. Marie Timmins Elliot Lake Temiskaming Shores West Nipissing Submarket Table 3.1: Completions by Submarket and by Dwelling Type January - September Single Semi Row Apt. & Other Total % Change Greater Sudbury CMA Capreol Town Nickel Centre Town Onaping Falls Town Rayside-Balfour Town Sudbury City Valley East Town Walden Town North Bay Sault Ste. Marie Timmins Elliot Lake Temiskaming Shores West Nipissing Source: CMHC (Starts and Completions Survey) 19

20 Table 3.2: Completions by Submarket, by Dwelling Type and by Intended Market Submarket Freehold and Condominium Row Q Q Q Q Q Q Q Q Greater Sudbury CMA Capreol Town Nickel Centre Town Onaping Falls Town Rayside-Balfour Town Sudbury City Valley East Town Walden Town North Bay Sault Ste. Marie Timmins Elliot Lake Temiskaming Shores West Nipissing Rental Freehold and Condominium Apt. & Other Rental Table 3.3: Completions by Submarket, by Dwelling Type and by Intended Market January - September 2012 Row Apt. & Other Submarket Freehold and Rental Freehold and Rental Greater Sudbury CMA Capreol Town Nickel Centre Town Onaping Falls Town Rayside-Balfour Town Sudbury City Valley East Town Walden Town North Bay Sault Ste. Marie Timmins Elliot Lake Temiskaming Shores West Nipissing Source: CMHC (Starts and Completions Survey) 20

21 Submarket Table 3.4: Completions by Submarket and by Intended Market Freehold Condominium Rental Total* Q Q Q Q Q Q Q Q Greater Sudbury CMA Capreol Town Nickel Centre Town Onaping Falls Town Rayside-Balfour Town Sudbury City Valley East Town Walden Town North Bay Sault Ste. Marie Timmins Elliot Lake Temiskaming Shores West Nipissing Submarket Table 3.5: Completions by Submarket and by Intended Market January - September 2012 Freehold Condominium Rental Total* Greater Sudbury CMA Capreol Town Nickel Centre Town Onaping Falls Town Rayside-Balfour Town Sudbury City Valley East Town Walden Town North Bay Sault Ste. Marie Timmins Elliot Lake Temiskaming Shores West Nipissing Source: CMHC (Starts and Completions Survey) 21

22 Submarket Table 4: Absorbed Single-Detached Units by Price Range Price Ranges < $250,000 Units Share (%) $250,000 - $299,999 Share Units (%) $300,000 - $349,999 Share Units (%) $350,000 - $399,999 Share Units (%) $400,000 + Median Average Total Price ($) Price ($) Share Units (%) Greater Sudbury CMA Q , ,898 Q , ,439 Year-to-date , ,831 Year-to-date , ,966 North Bay Q , ,550 Q , ,045 Year-to-date , ,576 Year-to-date , ,679 Sault Ste. Marie Q , ,170 Q Year-to-date , ,183 Year-to-date , ,550 Source: CMHC (Market Absorption Survey) 22

23 Table 4.1: Average Price ($) of Absorbed Single-detached Units Submarket Q Q % Change % Change Greater Sudbury CMA 385, , , , North Bay 335, , , , Sault Ste. Marie 291, n/a 369, , Source: CMHC (Market Absorption Survey) 23

24 Table 5a: MLS Residential Activity for Greater Sudbury Number of Sales Yr/Yr % Sales SA Number of New Listings New Listings SA Sales-to- New Listings SA Average Price ($) Yr/Yr % Average Price ($) SA 2011 January , ,389 February , ,752 March , ,504 April , ,735 May , ,319 June , ,456 July , ,379 August , ,353 September , ,066 October , ,459 November , ,470 December , , January , ,767 February , ,109 March , ,664 April , ,490 May , ,345 June , ,074 July , ,491 August , ,012 September , ,989 October November December Q , , Q , , , , , , , , MLS is a registered trademark of the Canadian Real Estate Association (CREA). Source: CREA (MLS ) 24

25 Table 5b: MLS Residential Activity for Sault Ste. Marie Number of Sales Yr/Yr % Sales SA Number of New Listings New Listings SA Sales-to- New Listings SA Average Price ($) Yr/Yr % Average Price ($) SA 2011 January , ,156 February , ,187 March , ,883 April , ,672 May , ,602 June , ,437 July , ,039 August , ,326 September , ,219 October , ,155 November , ,374 December , , January , ,600 February , ,481 March , ,955 April , ,077 May , ,034 June , ,780 July , ,650 August , ,419 September , ,272 October November December Q , Q , , , , , , , MLS is a registered trademark of the Canadian Real Estate Association (CREA). Source: CREA (MLS ) 25

26 Table 5c: MLS Residential Activity for North Bay Number of Sales Yr/Yr % Sales SA Number of New Listings New Listings SA Sales-to- New Listings SA Average Price ($) Yr/Yr % Average Price ($) SA 2011 January , ,600 February , ,128 March , ,108 April , ,408 May , ,588 June , ,777 July , ,242 August , ,855 September , ,910 October , ,555 November , ,549 December , , January , ,856 February , ,710 March , ,848 April , ,682 May , ,294 June , ,046 July , ,710 August , ,359 September , ,432 October November December Q , Q , , , , , MLS is a registered trademark of the Canadian Real Estate Association (CREA). Source: CREA (MLS ) 26

27 Table 5d: MLS Residential Activity for Timmins Number of Sales Yr/Yr % Sales SA Number of New Listings New Listings SA Sales-to- New Listings SA Average Price ($) Yr/Yr % Average Price ($) SA 2011 January , ,391 February , ,967 March , ,111 April , ,125 May , ,895 June , ,950 July , ,646 August , ,231 September , ,713 October , ,184 November , ,938 December , , January , ,970 February , ,875 March , ,294 April , ,220 May , ,617 June , ,716 July , ,939 August , ,107 September , ,061 October November December Q , Q , , , , , MLS is a registered trademark of the Canadian Real Estate Association (CREA). Source: CREA (MLS ) 27

28 P & I Per $100,000 Interest Rates Mortage Rates (%) Table 6: Economic Indicators NHPI, Total Thunder Bay/Greater Sudbury 2007=100 CPI, 2002 =100 (Ontario) Employment SA (,000) Greater Sudbury Labour Market Unemployment Rate (%) SA Participation Rate (%) SA Average Weekly Earnings ($) 1 Yr. Term 5 Yr. Term 2011 January February March April May June July August September October November December January February March April May June July August September October November December "P & I" means Principal and Interest (assumes $100,000 mortgage amortized over 25 years using current 5 year interest rate) "NHPI" means New Housing Price Index "CPI" means Consumer Price Index "SA" means Seasonally Adjusted Source: CMHC, adapted from Statistics Canada (CANSIM), Statistics Canada (CANSIM) 28

29 Methodology Starts & Completions Survey Methodology The Starts and Completions Survey is conducted by way of site visits which are used to confirm that new units have reached set stages in the construction process. Since most municipalities in the country issue building permits, these are used as an indication of where construction is likely to take place. In areas where there are no permits, reliance has to be placed either on local sources or searching procedures. The Starts and Completions Survey is carried out monthly in urban areas with population in excess of 50,000, as defined by the 2006 Census. In urban areas with populations of 10,000 to 49,999, all Starts are enumerated in the last month of the quarter (i.e. four times a year, in March, June, September and December). In these centres with quarterly enumeration, Completion activity is modelled based on historical patterns. Monthly Starts and Completions activity in these quarterly locations are statistically estimated at a provincial level for single and multi categories. Centres with populations below 10,000 are enumerated on a sample basis, also in the last month of each quarter (i.e. four times a year, in March, June, September and December). The Starts and Completions Survey enumerates dwelling units in new structures only, designed for non-transient and year-round occupancy. Mobile homes are included in the surveys. A mobile home is a type of manufactured house that is completely assembled in a factory and then moved to a foundation before it is occupied. Trailers or any other movable dwelling (the larger often referred to as a mobile home) with no permanent foundation are excluded from the survey. Conversions and/or alterations within an existing structure are excluded from the surveys as are seasonal dwellings, such as: summer cottages, hunting and ski cabins, trailers and boat houses; and hostel accommodations, such as: hospitals, nursing homes, penal institutions, convents, monasteries, military and industrial camps, and collective types of accommodation such as: hotels, clubs, and lodging homes. Market Absorption Survey Methodology The Market Absorption Survey is carried out in conjunction with the Starts and Completions Survey in urban areas with populations in excess of 50,000. When a structure is recorded as completed, an update is also made as units are sold or rented. The dwellings are then enumerated each month until such time as full absorption occurs. STARTS AND COMPLETIONS SURVEY AND MARKET ABSORPTION SURVEY DEFINITIONS A dwelling unit, for purposes of the Starts and Completions Survey, is defined as a structurally separate set of self-contained living premises with a private entrance from outside the building or from a common hall, lobby, or stairway inside the building. Such an entrance must be one that can be used without passing through another separate dwelling unit. A start, for purposes of the Starts and Completions Survey, is defined as the beginning of construction work on a building, usually when the concrete has been poured for the whole of the footing around the structure, or an equivalent stage where a basement will not be part of the structure. The number of units under construction as at the end of the period shown, takes into account certain adjustments which are necessary for various reasons. For example, after a start on a dwelling has commenced construction may cease, or a structure, when completed, may contain more or fewer dwelling units than were reported at start. A completion, for purposes of the Starts and Completions Survey, is defined as the stage at which all the proposed construction work on a dwelling unit has been performed, although under some circumstances a dwelling may be counted as completed where up to 10 per cent of the proposed work remains to be done. The term absorbed means that a housing unit is no longer on the market (i.e. has been sold or rented). This usually happens when a binding contract is secured by a non-refundable deposit and has been signed by a qualified purchaser. The purpose of the Market Absorption Survey is to measure the rate at which units are sold or rented after they are completed, as well as collect prices. 29

30 DWELLING TYPES: A Single-Detached dwelling (also referred to as Single ) is a building containing only one dwelling unit, which is completely separated on all sides from any other dwelling or structure. Includes link homes, where two units may share a common basement wall but are separated above grade. Also includes cluster-single developments. A Semi-Detached (Double) dwelling (also referred to as Semi ) is one of two dwellings located side-by-side in a building, adjoining no other structure and separated by a common or party wall extending from ground to roof. A Row (Townhouse) dwelling is a one family dwelling unit in a row of three or more attached dwellings separated by a common or party wall extending from ground to roof. The term Apartment and other includes all dwellings other than those described above, including structures commonly known as stacked townhouses, duplexes, triplexes, double duplexes and row duplexes. Intended market: The intended market is the tenure in which the unit is being marketed. This includes the following categories: Freehold: A residence where the owner owns the dwelling and lot outright. Condominium (including Strata-Titled): An individual dwelling which is privately owned, but where the building and/or the land are collectively owned by all dwelling unit owners. A condominium is a form of ownership rather than a type of house. Rental: Dwelling constructed for rental purposes regardless of who finances the structure. Geographical terms: A census metropolitan area (CMA) or a census agglomeration (CA) is formed by one or more adjacent municipalities centred on a large urban area (known as the urban core). The census population count of the urban core is at least 10,000 to form a census agglomeration and at least 100,000 to form a census metropolitan area. To be included in the CMA or CA, other adjacent municipalities must have a high degree on integration with the central urban area, as measured by commuting flows derived from census place of work data. CMAs and CAs contain whole municipalities or Census Subdivisions. A Rural area, for the purposes of this publication, is a centre with a population less than 10,000. All data presented in this publication is based on Statistics Canada s 2006 Census area definitions. 30

31 CMHC Home to Canadians (CMHC) has been Canada's national housing agency for more than 65 years. Together with other housing stakeholders, we help ensure that the Canadian housing system remains one of the best in the world. We are committed to helping Canadians access a wide choice of quality, environmentally sustainable and affordable housing solutions that will continue to create vibrant and healthy communities and cities across the country. For more information, visit our website at You can also reach us by phone at or by fax at Outside Canada call or fax to supports the Government of Canada policy on access to information for people with disabilities. If you wish to obtain this publication in alternative formats, call The Market Analysis Centre s (MAC) electronic suite of national standardized products is available for free on CMHC s website. You can view, print, download or subscribe to future editions and get market information ed automatically to you the same day it is released. It s quick and convenient! Go to For more information on MAC and the wealth of housing market information available to you, visit us today at To subscribe to priced, printed editions of MAC publications, call All rights reserved. CMHC grants reasonable rights of use of this publication s content solely for personal, corporate or public policy research, and educational purposes. This permission consists of the right to use the content for general reference purposes in written analyses and in the reporting of results, conclusions, and forecasts including the citation of limited amounts of supporting data extracted from this publication. Reasonable and limited rights of use are also permitted in commercial publications subject to the above criteria, and CMHC s right to request that such use be discontinued for any reason. Any use of the publication s content must include the source of the information, including statistical data, acknowledged as follows: Source: CMHC (or Adapted from CMHC, if appropriate), name of product, year and date of publication issue. Other than as outlined above, the content of the publication cannot be reproduced or transmitted to any person or, if acquired by an organization, to users outside the organization. Placing the publication, in whole or part, on a website accessible to the public or on any website accessible to persons not directly employed by the organization is not permitted. To use the content of any CMHC Market Analysis publication for any purpose other than the general reference purposes set out above or to request permission to reproduce large portions of, or entire CMHC Market Analysis publications, please contact: the Canadian Housing Information Centre (CHIC) at chic@cmhc.ca; or For permission, please provide CHIC with the following information: Publication s name, year and date of issue. Without limiting the generality of the foregoing, no portion of the content may be translated from English or French into any other language without the prior written permission of. The information, analyses and opinions contained in this publication are based on various sources believed to be reliable, but their accuracy cannot be guaranteed. The information, analyses and opinions shall not be taken as representations for which or any of its employees shall incur responsibility. 31

32 VOLUME Understanding the Market VOLUME Responding to the Market VOLUME Planning the Project Housing market intelligence you can count on FREE REPORTS AVAILABLE ON-LINE n Canadian Housing Statistics n Housing Information Monthly n Housing Market Outlook, Canada n Housing Market Outlook, Highlight Reports Canada and Regional n Housing Market Outlook, Major Centres n Housing Market Tables: Selected South Central Ontario Centres n Housing Now, Canada n Housing Now, Major Centres n Housing Now, Regional n Monthly Housing Statistics n Northern Housing Outlook Report n Preliminary Housing Start Data n Renovation and Home Purchase Report n Rental Market Provincial Highlight Reports n Rental Market Reports, Major Centres n Rental Market Statistics n Residential Construction Digest, Prairie Centres n Seniors Housing Reports Get the market intelligence you need today! Click to view, download or subscribe. On June 1, 2012, CMHC s Market Analysis Centre turned 25! CMHC s Market Analysis Centre has a strong history as the Canadian housing industry s go-to resource for the most reliable, impartial and up-to-date housing market data analysis and forecasts, in the country. CMHC s Market Analysis Centre e-reports provide a wealth of detailed local, provincial, regional and national market information. Forecasts and Analysis Future-oriented information about local, regional and national housing trends. Statistics and Data Information on current housing market activities starts, rents, vacancy rates and much more. Housing for Older Canadians The Definitive Guide to the Over-55 Market HOUSING FOR OLDER CANADIANS: The Definitive Guide to the Over-55 Market HOUSING FOR OLDER CANADIANS: The Definitive Guide to the Over-55 Market HOUSING FOR OLDER CANADIANS: The Definitive Guide to the Over-55 Market n Independent Living n Aging in place n A Series of Online Guides Find out more