Merci, monsieur le président.
I'm Pierre Beauchamp, CEO of the Canadian Real Estate Association. I am accompanied by Dale Ripplinger, who is president of our association, and Gregory Klump, who is our chief economist at the association. Like others, I wish to thank you for the opportunity to appear before you today with our thoughts on next year's budget.
Mr. Chairman, the Canadian Real Estate Association is forecasting annual residential resale activity in 2009 to be weaker than any other year since 2002. Interest rate increases promised by the Bank of Canada in 2010, combined with rising unemployment, threaten the sustainability of Canada's housing market recovery. The commercial real estate market has been particularly hit hard and has yet to improve.
A recent study found that year-over-year transaction volumes declined by 51% in 2009 and that the number of transactions dropped by 38% over the previous year.
Now is not the time to remove the training wheels provided by economic stimulus measures. That coincides with the opinion of Mark Carney, the Governor of the Bank of Canada, and that of the finance ministers of the G7 nations. Indeed, we should use this time to defer tax on real estate reinvestment.
The capital gains tax and recaptured capital cost allowance on income properties are holding back important stimulus. George Kirkland of St. John's, Newfoundland, is like many income property investors. He explains: “The tax system encourages us to hold on to our property. If we were to sell today, we would not have enough money left over to purchase a similarly valued property and therefore realize the same level of income.”
According to Dianne Watts, who is mayor of Surrey, British Columbia: “The City of Surrey has been working hard to rejuvenate particular areas of its downtown for many years.” She believes some local property owners are unwilling to sell their rental properties, even at prices above market value, because of the tax consequences. She says the tax deferral would greatly assist in accelerating plans for development and growth.
Mr. Chair, this is a main street proposal. Dr. Thomas Wilson of the University of Toronto found that those with net incomes of $50,000 or less accounted for approximately 48% of the total dollar value of rental property gains.
Deferring tax would create opportunities for businesses in the renovation and redevelopment sector, generate revenue for industries engaged in mining operations, promote harvesting and manufacturing activities associated with building materials, and generate professional fees as well as tax revenues for all levels of government.
Between 2006 and 2008, the typical multi-unit apartment building transaction in Toronto, Vancouver, and Calgary generated over $287,000 in spinoff spending. In addition, more than one job was created for every two transactions.
The Canadian Chamber of Commerce recently adopted a policy resolution in support of tax deferral on property reinvestment. In addition, the National Trade Contractors Coalition of Canada, the Canadian Construction Association, the Canadian Federation of Apartment Associations, and REALpac, the Real Property Association of Canada, have expressed their support.
So again, Mr. Chair, we strongly recommend that you allow the capital gains tax and the recaptured capital cost allowance to be deferred when an income property is sold and the proceeds are reinvested in another income property within one year.
In terms of the residential sector, the 2009 federal budget recognized the need to maintain the value of the Home Buyer's Plan. The plan serves as a repayable zero-interest loan and can therefore reduce or even eliminate the need for costly mortgage insurance, and so reduce the amount of interest paid to lenders.
By allowing homebuyers to withdraw money from their RRSPs to buy a home, this program allows Canadian families to save for a home and retirement at the same time without having to greatly dilute both goals by choosing one over the other.
Indexing the plan is essential if tomorrow's homebuyers are to realize the same level of benefit from the plan. Moreover, when it was first introduced back in 1992, the homebuyers' plan was open to all homebuyers, not just first-time buyers, and, if you recall, helped combat the 1992 recession.
Residential housing transactions spin off benefits to industries across the country. A typical MLS systems transaction between 2006 and 2008 generated $46,400 in spinoff spending, which adds up to $22.3 billion each year. An average 202,000 jobs were created annually by MLS systems transactions.
We believe that expanding the homebuyers' plan by opening it to all homebuyers would not only support a recovering housing market, but would also benefit industries in a fragile state across the economy.
Thank you for providing us the opportunity to appear here today.
I would like to make a brief comment. Unfortunately, our group thought this meeting was over at 11 o'clock. We are committed to being in Ottawa tonight and will have to leave then. We apologize in advance. I would urge you to ask questions to our group before 11 o'clock if that's at all possible. Thank you for your indulgence.