Thank you, Mr. Chair.
I'm pleased to be here on behalf of the Canada Mortgage and Housing Corporation to update the committee on our response to the COVID-19 pandemic.
I am especially pleased that my presence today is my last official act as a federal public servant. The health of our democracy depends on the primacy of elected officials and our responsibility to you is at the heart of our duty of loyalty to Canada.
I am reminded of the eloquent words of admonishment delivered to Oliver North, after Mr. North had professed his patriotism and claimed a more intricate and nuanced ability to determine that country's national security as an excuse for lying to U.S. Congress. Senator Warren Rudman, a conservative Republican from New Hampshire, invoked the opening phrase of the U.S. constitution, “We the People”, to remind him of his error, and said, “Congress represents the people” and “the American people have the constitutional right to be wrong.”
In fact, steadfast respect for our democratic processes, including our parliamentary committees, is the foundation of our dominion of Canada.
Turning to today's business, I last appeared before the committee months ago—still relatively early in the pandemic—to explain how CMHC responded quickly to help stabilize the Canadian financial system and to support the economic well-being of households and small businesses.
As you know, CMHC distinguished itself in its rapid response, launching multiple initiatives to support Canadians. In addition to hundreds of interventions on behalf of our individual housing provider clients, the principal policy measures we took were as follows.
We relaunched the insured mortgage purchase program with $150 billion of strength in co-ordination with the Bank of Canada's several liquidity measures, together to help ensure that banks would have access to reliable funding and keep housing markets functioning.
However, we also removed a prior implicit pricing discount in the prior IMPP dating from the global financial crisis, eliminating any suggestion that CMHC, or the Government of Canada, was subsidizing lending. It is a tenet of emergency support measures that they require more expensive emergency pricing.
We also coordinated with lenders and private mortgage insurers to allow Canadian homeowners impacted by the pandemic to defer mortgage payments for up to six months, which nearly one-fifth of mortgage holders made use of. The same relief was made available to our multi-unit clients to facilitate rent relief for their lower-income tenants.
Additionally, speaking of rent relief, we were asked to administer the Canada emergency commercial rent assistance for small businesses, lowering rent by at least 75% for more than 140,000 small businesses experiencing financial hardship due to the pandemic. That program has been superseded, as you know, by the Canada emergency rent subsidy, now administered by the Canada Revenue Agency.
At my last appearance, I repeated our economists' warning about a potential fall in house prices. Needless to say, we got that wrong. You may recall, however, that those were more uncertain times and people may not appreciate the ugly scenarios we were considering in our responsibilities as managers of systemic risk. The 18% decline level—the outside number that we used—was clearly identified as a worst-case scenario that we then described as very unlikely. However, our 9% decline warning did not take into account four significant factors.
First, there were the compositional or “mix” changes that inflate apparent price appreciation when a larger quantity of higher-priced homes are traded in one period versus another. Second was the full impact of low interest rates and other monetary policy changes. Third was the scope and scale of government support programs, and the extent to which these have delayed inevitable economic adjustments, including resulting potential unemployment. Finally, fourth was the behavioural and psychological effects of the foregoing on both where people would choose to live and just how much froth this would all create in housing markets.
I will say that I am very concerned about the state of current housing markets in Canada and the resulting potential impacts on our future economic growth, on the environment, from more people driving cars to get home, and on increasing levels of inequality. Homeowners have had windfall gains on housing while renters have fallen further behind during a pandemic that has already hit them harder. So-called extrapolative expectations—what my son would call “FOMO” or fear of missing out—are evident and signal a market that's become detached from economic fundamentals.
Since my appearance last spring, we have continued to focus our energies on helping Canadians navigate this crisis and position the economy for a rapid and strong recovery.
In July, we revised our underwriting policies for insured mortgages to protect future homebuyers, reduce risk and support stable housing markets. In doing so, we have chosen the health of our financial system over our commercial interests.
However, whereas our banks are safe, homeowners are not. We therefore continue to defend the stress test and 25-year amortization limits, measures that have protected homebuyers and our economy and restrained house price gains. Prices would have been even higher without these measures—our version of taking away the punch bowl so the party doesn't get too loud, as I once described it to this committee.
Demand measures aside, we've also continued to deliver a range of housing programs under the national housing strategy to increase housing supply, making housing more affordable and ensuring that Canadians continue to have the sanctuary of a home when it is needed most.
In October, we launched the rapid housing initiative, a $1-billion program to address the urgent housing needs of Canadians made vulnerable, especially those experiencing homelessness in the context of COVID-19. Our initial estimate was that about $1 billion of our RHI funding would support the construction of up to 3,000 new affordable homes. As Minister Hussen recently announced, we surpassed this goal. The program will support the construction of 4,777 homes, of which over 1,800 are for indigenous people.
The federal government's fall economic statement 2020 has also given new impetus to Canada's housing system. The rental construction funding initiative will be increased by $12 billion to $25.75 billion, 10 times the initial size of the program, starting in 2021. This new loan through a demonstrably successful program will support the construction of 28,500 additional rental units over a seven-year period.
The COVID-19 pandemic has made more apparent than ever the importance of having a safe place to take shelter and reinforced CMHC's resolve to realize our aspiration that by 2030, everyone in Canada has a home that they can afford and that meets their needs.
In closing, I'd like to thank the 2,200 people of our company who have transformed it into a housing policy and program implementation machine and a place that does things right, even including a massive IT transformation. The CMHC of today is client-centric, purpose-driven, innovative, inclusive and a resilient place in which Canadians can have confidence. It has been a privilege and the single greatest chapter in my career to have served our country alongside them.
Thank you again for the opportunity to be here on my last day as CEO of CMHC. I look forward to answering all your questions.