Monday, January 14, 2008

40 Year Mortgages are now in Canada

Well it’s official 40 year mortgages have been in Canada for about 6 months now. On June 20, 2006 Wells Fargo became “the first lender to offer nationwide to Canadian consumers a mortgage with a 40-year amortization". Since then virtually all of the major mortgage players in Canada are offering similar products. The timing seems impeccable given what’s currently happening in the United States mortgage market. Now everyone, even those who probably shouldn’t have a mortgage, can afford to buy a house in Canada. Although I disagree with 40 year mortgages in principle and under no circumstances would consider one for myself I’m not complaining as I currently have a significant amount of my portfolio in Canadian financial companies and any chance they get to increase earnings is fine by me. The disadvantages of 40 year mortgages are obvious (from the borrowers point of view) but just to drive the point home here is a little example of how much a 40 year mortgage would actually cost you.

Amount Borrowed: $300,000
Mortgage Rate: 6%
Amortization Period: 40 Years
Payment Frequency: Monthly

Given the above scenario you would have paid a whopping $784,926.71 over the 40 years with $484,926.41 of that being interest. Now if you were to take the same mortgage and amortize it over 25 years you would only be paying $575, 828.93 with only $275,828.3 of that being interest. By amortizing over 25 years you would only pay an extra $280 monthly on your mortgage but save over $209,000 in additional interest payments.

If you want a little more information on the subject Ellen Roseman from the Toronto Star wrote a great article that you can view by clicking here.


  1. I agree - 40 yr mortgages are ridiculous.

    Like ARMs, there are a few select individuals who can make good use of this product but the problems start when the general public starts using them to max out their house spending.


  2. I agree with Mike - used in the right context there may be value. However, that is not the intent of these mortgages. In a city like Calgary where housing prices have skyrocketed, this is marketed to the young buyers who see no other hope. Youth takes over and they lock themselves into the huge interest payments you highlighted. Crazy.

    The Dividend Guy

  3. I don't see the problem. If people still stick with the rule of thumb to buy a house under 3 times your income there are no problems. I'm in a 35 year mortgage and have been in my home for about 8 months now (2.3 times my income alone is the purchase price - income ratio) . When we purchased my spouse was in school and made no income. The original plan was for her to get out and start working and pay off our mortgage using pre-pay options.

    She decided to start her own business instead. So now we're scrimping on my salary alone while still paying child care to have her try working. If we hadn't picked the 35 year term we would not be able to accomplish this.

    Sure, in a few years we'll probably be fine, but for now things are tight. She could also just be 'stay at home mom' if things get out of hand and free up the child care funds, then we'd be smooth sailing.

    Realistically, with 20% pre-pay per year, and the ability to change your payment upward by up to 25% per year these days, who really cares about the amortization anyway?

    Why not choose the lower minimum payment up front in case of problems down the road and pre-pay when you can. You'll never know the true cost and amortization of your loan until you make the last payment anyway.

  4. It's a problem if the only way you can afford a house on two salaries is to use a 40 year mortgage, unless of course you anticipate large increases in income in the future and can, as traciatim says, increase your payments/put down lump sums to decrease the amortization. I would still be more comfortable buying a smaller house in a lower cost area as a starter, building some equity, then moving to a larger home once my income could support the increased payments and I needed more space (children etc.). This was how my parents generation did it.

  5. 40 year amortization is great!
    50 year greater!
    100 year greatest!

    Make sure when you take the 40 year amortization you also get a closed term which will allow you to enjoy the maxiumum constant discount over the entire term, for example, five years. Note that in Canada for example, one can obtain a rate of Prime minus .75% in this scenario, that would translate to a rate of 4.5% today (april 14 2008)... and the rates are projected to fall another .5% to
    .75% over the next 2 to 3 months... historical lows...
    Go variable !!!!!
    Oliver Teekah, Broker
    Re/Max Realty Specialists Inc.
    905 272 3434 or direct 416 566 7653

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