Economic Outlook
“It’s like people, including in the media (see New York Times) who call The Great Reset a conspiracy can’t read.”
Klaus Schwab is the founder of the World Economic Forum ~Ed

Our friends over at Green Mortgage Team sent us their latest article to share with you. ~Ed
When purchasing a pre-sale, it is crucial to confirm that you
are able to get a mortgage on the property, even if you plan to
assign the unit before closing. Planning ahead is very important
in order to avoid being in a position where you are unable to
complete on your contract and/or risk losing your deposit.
Here are the 5 biggest mistakes people make when purchasing
a pre-sale property:
1. Changes in the real estate market
When the time comes to close on the unit, the bank will typically
ask for an appraisal. If the appraisal is lower than the price you
are paying, you will need additional down payment to make up
that difference. It is important to be prepared with more down
payment funds than you originally expected.
If the value is lower, it will be harder to find a buyer to assign the
unit to for the same price you paid, making it more likely you will
need to complete the purchase yourself.
2. Changes to lending guidelines
Lending guidelines with banks change all the time. Even if you
think you are a strong borrower, you may experience challenges
fitting inside of a bank’s “box”. Regardless of your situation, it is
very important to confirm your ability to qualify for the mortgage.
3. Changes to your financial profile
Buying a pre-sale can come with a lot of risk. Between the
time that you write the offer and the time that you close, your
personal circumstances can change. Changes that can affect
your ability to qualify for the mortgage include starting a new
job, losing your job, purchasing a car or another property,
retiring, applying for credit, etc.
4. Rising interest rates
In the event interest rates rise during the course of the
construction, you may find that you are unable to afford or
to qualify for the mortgage by the time that the construction
is finished. It is important that you understand the worst case
scenario for interest rates and get a long-term rate hold.
5. Restrictions regarding your ability to assign the contract
to another buyer
Whether you intend on assigning the contract or not, it is
important to review the contract and know your options. Many
developers either do not allow assignments or will charge a fee
for an assignment; however, these terms can be negotiated when
you are writing the offer. Always aim for the most flexible terms
possible to allow for more options when closing approaches.
The solution: Obtain an approval with a long-term rate hold.
There is one simple solution that can solve all of these problems:
choose a long-term rate hold. A long-term rate hold offers the
following features:
1. Get fully approved now, which protects your ability to close
regardless of changes to your financial profile. This also
protects you from changes to lending guidelines, to ensure
that you are “grandfathered”. Lenders will typically offer
this if the completion is within 18 months (occasionally up
to 24 months).
2. Most lenders offer a long-term rate hold for 18-24 months.
For longer-term rate holds, they may need to approve the
building itself. Typically, this rate hold is more expensive than
current rates; however, it provides you with a worst case
scenario rate, protecting you in the event rates increase.
Most lenders will allow you to revert to their standard rates
at closing if they are lower, making a long-term rate hold
your best option.
3. Sometimes lenders will get a “blanket appraisal” on the
building and your unit, which protects you from changes
in valuation between the date you write the offer and the
closing date. That way if the value drops, you will still be
able to use the value from the date that you wrote the offer
(and you will not require more down payment funds to
complete).
Overall, even if you plan on assigning your unit, it is important to
have a contingency plan. If you are a real estate investor, make
sure this property makes sense in the event that you have to
close. Does it cashflow? Does it fit your portfolio and your game
plan? Always visualize ahead of time and consider what your
situation will look like if you have to complete the purchase.
If you have a pre-sale under contract or you are considering a
pre-sale, make sure you have a long-term rate hold and approval
in place. The Green Mortgage Team has access to a number of
options for long-term rate holds to help protect you as a buyer.
To review your options, contact us today at Green Mortgage Team.


The vaccine rally has lifted the energy sector over the last two weeks. Just ahead is tax loss selling season and Josef expects it to be nasty but should provide some great BUYS for investors.
Each week Josef Schachter will give you his insights into global events, price forecasts and the fundamentals of the energy sector. Josef offers a twice monthly Black Gold newsletter covering the general energy market and 27 energy and energy service companies with regular updates. He holds quarterly subscriber webinars and provides Action BUY and SELL Alerts for paid subscribers. Learn more and subscribe.
EIA Weekly Data:. The EIA data on Wednesday November 18th showed commercial stocks rising by 800K to 489.5Mb or up by 39.1Mb or 8.7% above last year’s level of 450.4Mb. Gasoline inventories rose by 2.6Mb while distillates fell by 5.2Mb as cold weather hit parts of the US. US crude production recovered, rising 400Kb/d to 10.9Mb/d as US production returned after the last hurricane closed down production in the Gulf of Mexico. Consumption fell last week with Total Demand down 616Kb/d to 19.56Mb/d, Gasoline usage fell 504Kb/d to 8.26Mb/d and Jet Fuel saw consumption fall 343Kb/d to 987Kb/d. The Boeing 737Max was given flight approval today but until we have a vaccine widely available and people vaccinated, flight activity will remain weak. Total demand remains 8% below last year’s level of 21.3Mb/d, Gasoline demand is down 10% from 9.19Mb/d consumed last year and Jet Fuel remains 40% below demand of 1.66Mb/d last year.
Refinery Runs rose 2.9 points to 77.4% from 74.5% in the prior week. This remains well below last year’s level of 89.5% as consumption is still weak. Total stocks (excluding the SPR) remained high at 92.1Mb above last year or 7.2% above the 1.26Bb in storage last year. Cushing oil inventories rose by 1.2Mb to 61.6Mb compared to 44.2Mb last year at this time.
Baker Hughes Rig Data: Last week Friday the Baker Hughes Rig Survey showed an increase in the US rig count. The US rig count rose by 12 (up four rigs in the prior week) to 312 rigs working, but remains down 61% from 806 rigs working a year ago. The Permian saw the largest increase at seven rigs (five in the prior week) to 154 rigs. The Permian rig count remains 62% below a year ago’s level of 408 rigs. The US oil rig count rose by 10 (up five rigs last week) to 236 rigs, but is down 65% from 674 rigs working last year. Current crude prices for low cost producers makes drilling economic.
Canada saw a rise of three rigs this week (none in the prior week) to 89 rigs working. The rig increase now has activity down only 34% from a year ago when 134 rigs were working. In the breakdown the most encouraging data point was rigs working for natural gas has risen to 50 rigs up from 46 rigs working last year. Natural gas stocks in Canada have performed better than oily names during the last few months. The liquids rich Montney area is getting the most drilling activity.
Natural gas prices are very profitable for producers now with AECO at $2.65/mcf, with NYMEX at US$2.73/mcf. We expect much higher prices once the depths of winter arrive next month. Natural gas is our commodity of choice at this time.
Conclusion: As we write this, WTI for December is at US$41.43/b down slightly from $41.68/b last week.
Positive issues for higher crude prices:
- The announcement this Monday by Moderna of a vaccine with 94.5% effectiveness has joined the Pfizer product with 95% effectiveness to lift investor spirits as there now is a road into 2H/21 to get back to a normal active existence. This is expected to lift energy demand in 2H/21, once most people who want a vaccine have it.
- OPEC is talking about not bringing back on 2Mb/d of shut-in production in January as they are wary of weakening crude oil demand while economies face rising Covid-19 caseloads and increasing lockdowns.
- Winter is now here and demand usually rises by 1.5-2.0Mb/d.
- While OPEC has lowered the near term demand for crude oil they see demand rising in 2021 to 96.26Mb/d from 90.01Mb/d in 2020. The forecast for Q4/20 is for consumption of 93.67Mb/d. The level for Q4/21 is forecast at 97.09Mb/d.
Negatives issues for lower crude prices:
- Germany, UK, France, Italy, Russia and Austria are reporting record increases in Covid case loads. The Czech Republic has the worst outbreak in Europe and is in lockdown once again. Ireland has initiated a six week lockdown across the country to halt the disease. Red Zones are occuring all across Canada and total lockdowns are likely in some of these extremely stressed areas. Pandemic lockdowns mean less activity and lower energy consumption. Total world cases now exceed 55.7M.
- In most US states the number of new cases has increased to a record over 170K per day and now there have been over 11.45M total cases. Many states have hospitals that are maxed out on their ICU beds. Patients are being taken to other in-state hospitals or to hospitals in nearby states. Almost 250K deaths have occured in the US out of 1.34M around the world. If people don’t take adequate protection during the upcoming Thanksgiving holiday season the US case-load and death rate may explode in the coming months. There are forecasts that the death toll may exceed 350,000 before inauguration day if masking and distancing are not observed more fully.
- Libya is getting its production up sharply now that the civil war is over. In October OPEC had them producing 454K/d and they are now at over 1.0Mb/d. By year end they expect to be producing around 1.3Mb/d. This will mean over a 1.0Mb/d increase in production in just three months as they produced only 155Kb/d in September.
OPEC has its next meeting scheduled for November 30th and December 1st. We expect them to delay the next planned increase in production for one to two quarters which should help to lower the excess stock levels. We expect crude prices to retreat below US$40/b as it becomes clear that the vaccines will not be readily available until Q2/21 at the earliest for all who want to take it and that the virus continues to negatively impact the economy. Near term we see the crude price ranging between US$36-44/b. However if lockdowns pick up in the US and Canada and Europe extends theirs in high case load areas, we see crude falling further. Our downside forecast for WTI crude oil remains for it to fall into the US$28-32/b range over the next few months. We remind readers that WTI fell to US$33.64/b just two and a half weeks ago.
Most energy and energy service stocks have significant near term downside risk. The most vulnerable companies are energy and energy service companies with high debt loads, high operating costs, declining production, current balance sheet debt maturities of some materiality within the next 12 months and those that produce heavier crude barrels. Results for Q3/20 are now mostly all in and results have been generally weak, especially for the oily names. The one positive is that some companies have announced financing support from BDC and EDC and for many the paperwork has been completed and funds released for drilling activity which should help 2020 exit levels and production in Q1/21.
Hold cash and remain patient for the next low risk BUY window expected during tax loss selling season during Q4/20. Tax loss season should start in the next week or so and go into week three of December.
Energy Stock Market: The S&P/TSX Energy Index has fallen from the June high at 96.07 to the current level today of 82.69 (last week it was at 77.41). It has recovered due to the euphoria of the vaccines starting in small quantities to being available in December. However the index is down by 14% since the June high when we recommended profit taking. While the recent bounce is encouraging we expect energy and energy service stocks to roll over shortly and recommence their descent as tax loss selling hammers stocks. Remember the S&P/TSX Energy Index started the year at 146 so it is down 43% year-to-date. Many oily debt-laden companies are down much more than this average. The best performing stocks this year have been natural gas stocks.
The S&P/TSX Energy Index should fall below the low at 60.38 (the low in early October) in the coming weeks as tax loss selling commences. We expect to see a very attractive BUY signal generated during December’s tax loss season and expect to recommend new ideas as well as highlight our favourite Table Pounding BUYS, which should trade at much lower levels than currently. Our initial downside target is for the S&P/TSX Energy Index to fall below 50 in the coming weeks. Lower lows are possible if we see crude oil move to the low US$30’s.
Please consider becoming subscribers before our November 26th webinar as we will be discussing the best ideas to invest in during the upcoming tax loss selling season and how tax loss seasons have unfolded in prior years. In addition during the 90 minute webinar we will discuss the third quarter results (those that did well and those that did not perform) of the 27 companies we cover and Insider Trading activity this year. On that same day we will release our November SER Report which will include a review of the 16 companies that have reported their Q3/20 results since our Interim Report on November 13th.
Subscribe to the Schachter Energy Report and receive access to our two monthly reports, all archived Webinars, Action Alerts, TOP PICK recommendations when the next BUY signal occurs, as well as our Quality Scoring System review of the 27 companies that we cover. We go over the markets in much more detail and highlight individual companies in our reports. If you are interested in the energy industry this should be of interest to you.
To get access to our research go to https://bit.ly/3jjCPgH to subscribe.

Many projects and ideas have been thrown off schedule with the Covid-19 pandemic, but progress is being made on implementing the latest cellular phone network – the fifth generation, euphemistically known as 5G. As well as the global pandemic, there are other concerns of a geo-political nature to be addressed, such as which countries will allow and trust Huawei equipment on the front end, or anywhere else in their 5G infrastructure. Everyone wants to have their data SECURE and kept out of foreign government hands, but allegations…Click for full article.
