News & Resources

The Spread Between Fixed and Variable Nears a Decade-High

June 14, 2021
5 mins
Rates diverge.jpg

The divide between average fixed rates and average floating rates is approaching the largest it's been since August 2011. That was the last time the "spread" between the two was over one percentage point.

Here are the numbers:

  • Nationally available discounted 5-year fixed rates currently average around 2.07%, as calculated by RATESDOTCA.
  • Similar variable mortgage rates are averaging 1.14%
  • That results in a spread of 93 basis points.

    (Note: These rates are a simple average of default-insured rates, which apply to mortgages with less than a 20% down payment, and uninsured rates.)

Fixed-Variable spread.png

Source: RATESDOTCA

Since 2009, the spread between fixed and variable rates has fluctuated between -.28 to 2.08 percentage points. Today, we’re not far off the midpoint of that range (i.e., “normal”).

In 2019, the spread between fixed and variable rates evaporated completely. Five-year fixed rates actually became cheaper than floating rates. This coincided with what economists call an inverted yield curve. At the inverted yield curve's extreme in September 2019, for example, 5-year fixed rates were lower than comparable variable rates by an average of 0.18 percentage points.

That, of course, made fixed-rate mortgages seemingly a "no brainer" for much of the year. Borrowers figured that five full years of “rate security” for less than a variable rate was practically a free lunch. A year later, rates were down another 0.75 to over 1.00 percentage points, thanks to a once in a lifetime (hopefully) global pandemic.

Today's Lowest 5-Year Fixed RatesUpdated 18:08 ET on Jul 29, 2021

Rates are based on a home value of $400,000

card image
1.54%
Term
5 Yr Fixed
Loan to value
80.01% to 95%
Insurance
Insured
Rate held until
Nov 27
card image
1.54%
Term
5 Yr Fixed
Loan to value
80.01% to 95%
Insurance
Insured
Rate held until
Nov 27
card image
1.58%
Term
5 Yr Fixed
Loan to value
80.01% to 95%
Insurance
Insured
Rate held until
Oct 28

What borrowers think now

With the fixed-variable spread now back in “normal” territory, will homebuyers alter their decision-making?

Our guess: The percentage of borrowers opting for a variable rate will likely remain in the 16-29% range for now, for various reasons:

1. Fixed rates are still at historic lows. Despite bouncing more than half a percentage point from their all-time bottom in December, today’s fixed rates still offer historically tremendous value. Case in point, default-insured 5-year fixed rates can be found as low as 1.99% or less, while uninsured rates are available for 2.14% or less. And that’s for a fair-penalty lender, where you won’t get taken advantage of if you have to break the mortgage early.

2. Risk aversion. Canadian borrowers are well known for not taking chances with their mortgages. Floating rates create uncertainty, and the price of mitigating uncertainty is the fixed-variable spread, something the majority of Canadians are willing to pay.

3. Rate-hike expectations. If Canada’s economic recovery plays out as expected, mortgage rates should start climbing again by mid-2022. By how much? Anywhere from 1.50 to 2 percentage points over the next five years, according to current market forecasts published by Bloomberg. Knowing this, most borrowers prefer to insulate themselves from what’s widely seen as a near certainty: an economic recovery with rising rates. (Mind you, certainty and the interest rates should rarely be used in the same sentence.)

The fixed-variable spread will ultimately exceed 1.00 to 1.25 percentage points. That’s when we may see a noticeable shift in variable-rate adoption. With the bond market projecting five rate hikes within 36 months, it may take a big round number (like a 1-percentage-point rate advantage) to convince more than a quarter of Canadians that floating rates are worth the risk.

RATESDOTCA Team

The RATESDOTCA editorial team are experienced writers focused on sharing stories and bringing you the latest news in insurance and personal finance. Our goal is to provide Canadians with the information and resources they need to make better insurance and financial decisions.

Latest mortgage articles

Reverse Mortgage Flexibility Improves, But at a Cost
As more retirees look to reverse mortgages to get through their golden years, one of the country’s two lenders in the space is now offering more options.
Have Bidding Wars for Rentals Changed the Rent vs. Buy Equation?
For hopeful homebuyers shut out by soaring prices, renting has usually been more affordable.
What Happens to a Mortgage After Divorce?
There’s no stress like the end of a marriage. And one of the least fun parts of the divorce process is divvying up assets.