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In Calgary, apartment building construction is booming as more Canadians embrace rentals

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Across the country, competition is stiff among apartment hunters as the rental market gets tighter. In Calgary, that struggle to find rental space is fuelling an unprecedented amount of rental construction.

As of September, construction has begun on 2,799 new rental apartment units in Calgary this year. That’s the highest number on record, though 2021 was another banner year with 2,572 apartment starts, numbers from the Canada Mortgage and Housing Corporation (CMHC) show.

Developers describe it as a classic Economics 101 scenario: supply rising to meet demand.

For years, they say a lack of rental construction in Calgary has left that side of the market underserved. On the demand side, higher interest rates are driving more people to rent rather than own.

The province is also seeing a significant uptick in people moving to the province, with more than 50,000 coming to Alberta to live in the first half of 2022 alone.

Alkarim Devani is the president of RNDSQR, which started off building single-family homes, but has since shifted to purpose-built rentals. (Paula Duhatschek/CBC)

“We have this huge void space compared to a lot of the other major metropolitan cities within Canada of rental housing,” said Alkarim Devani, president of the Calgary-based development company RNDSQR, which has shifted in recent years to building rentals exclusively.

“We’ve had almost a 20-year gap of rental product, and so that’s why we’re seeing such an influx of it.”

According to the latest numbers from Rentals.ca, the average Canadian rental apartment was $1,810 a month in September, up about 12 per cent from the previous year.

In Calgary, the average one-bedroom rental was $1,629, an increase of 29 per cent year-over-year.

Outlook across Canada

Calgary isn’t the only city that’s seeing some shift toward rentals.

In several big cities, the share of apartments being built for rentals, rather than condominium ownership, has grown in the first half of this year compared to the average for the same period in the previous five, according to CMHC numbers.

One exception is Toronto, where the share of rental construction dipped in the first half of 2022, something CMHC analyst Michael Mak says is likely due in part to the high cost of land in that city.

“There are rising interest rates … and rising construction costs and labour costs, and those all play a factor in lower rental starts,” he said.

In Vancouver, development firm Anthem Properties is pushing hard on multi-family rentals, with about 3,000 units that are either in preliminary planning stages, under review or under construction, most in Metro Vancouver, according to Gage Marchand, the company’s manager of investment.

He noted that more Canadians are renting, rather than owning, their homes — a trend he expects will only continue to grow.

“I don’t see the affordability crisis getting any better anytime soon,” said Marchand, whose company also has offices in Calgary, Edmonton and Sacramento.

“I think moving forward in this next generation, renting will be more accepted as a sort of normal reality [and] Anthem wants to continue building homes for people.”

Policy also driving development

Public policy also has a role to play in driving rental development.

In Vancouver, Marchand pointed to policies that provide incentives to developers for building close to public transit, or higher density allowances if affordable housing is included, among other benchmarks.

Ken Toews is the senior vice-president of Calgary-based Strategic Group, a development firm that builds rental properties. He’s pictured outside the Barron Building, a historic office tower in Calgary that’s being converted into residential units. (Paula Duhatschek/CBC)

Another example is a City of Calgary program that provides grants for converting empty office space into residential buildings, said Ken Toews, senior vice-president of Strategic Group, which is in the middle of transforming one of the city’s first oil and gas office towers into residential apartments.

Toews said many developers are also using a CMHC program called MLI Select, which offers insurance incentives if a rental development hits certain targets for affordability, energy efficiency, accessibility or some combination of the three.

“It’s a really good program, and it brings more product online than you would normally have in a market,” he said.

Future outlook

Opinions vary about whether rental development will accelerate or slow in the months and years ahead.

High interest rates and construction costs are also putting pressure on developers, which Paul Battistella predicts will lead to some pullback in rental development going forward.

“Rents are just not going to be able to accelerate at that same proportion to be able to make the math work on those things,” said Battistella, a managing partner with Calgary-based condo developer Battistella Developments, which also sets aside some of its units for rental.

Paul Battistella, with Battistella Developments, says a long-time lack of rental supply has spurred developers to build more purpose-built rentals. But he warns the current climate of high interest rates and construction costs could cause some to pull back. (Paula Duhatschek/CBC)

“The [projects] that are in play now, they’ve been contracted for, their costs are locked, they’re OK … I just think anything new is going to be really, really difficult to get going.”

As for when, and if, the increase in supply will lead to relief for current renters — opinions vary on that, too.

Mak expects some buildings under construction now, especially the low-rise buildings, will wrap up in the months ahead leading to some loosening of the market.

But if demand continues at the current clip, Toews believes any new apartments added will likely be absorbed pretty quickly.

“I think we’re undersupplied and it’s gonna create challenges,” he said. “Less supply means that your prices are gonna go up.”

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Telus prioritizing ‘most important customers,’ avoiding ‘unprofitable’ offers: CFO

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Telus Corp. says it is avoiding offering “unprofitable” discounts as fierce competition in the Canadian telecommunications sector shows no sign of slowing down.

The company said Friday it had fewer net new customers during its third quarter compared with the same time last year, as it copes with increasingly “aggressive marketing and promotional pricing” that is prompting more customers to switch providers.

Telus said it added 347,000 net new customers, down around 14.5 per cent compared with last year. The figure includes 130,000 mobile phone subscribers and 34,000 internet customers, down 30,000 and 3,000, respectively, year-over-year.

The company reported its mobile phone churn rate — a metric measuring subscribers who cancelled their services — was 1.09 per cent in the third quarter, up from 1.03 per cent in the third quarter of 2023. That included a postpaid mobile phone churn rate of 0.90 per cent in its latest quarter.

Telus said its focus is on customer retention through its “industry-leading service and network quality, along with successful promotions and bundled offerings.”

“The customers we have are the most important customers we can get,” said chief financial officer Doug French in an interview.

“We’ve, again, just continued to focus on what matters most to our customers, from a product and customer service perspective, while not loading unprofitable customers.”

Meanwhile, Telus reported its net income attributable to common shares more than doubled during its third quarter.

The telecommunications company said it earned $280 million, up 105.9 per cent from the same three-month period in 2023. Earnings per diluted share for the quarter ended Sept. 30 was 19 cents compared with nine cents a year earlier.

It reported adjusted net income was $413 million, up 10.7 per cent year-over-year from $373 million in the same quarter last year. Operating revenue and other income for the quarter was $5.1 billion, up 1.8 per cent from the previous year.

Mobile phone average revenue per user was $58.85 in the third quarter, a decrease of $2.09 or 3.4 per cent from a year ago. Telus said the drop was attributable to customers signing up for base rate plans with lower prices, along with a decline in overage and roaming revenues.

It said customers are increasingly adopting unlimited data and Canada-U.S. plans which provide higher and more stable ARPU on a monthly basis.

“In a tough operating environment and relative to peers, we view Q3 results that were in line to slightly better than forecast as the best of the bunch,” said RBC analyst Drew McReynolds in a note.

Scotiabank analyst Maher Yaghi added that “the telecom industry in Canada remains very challenging for all players, however, Telus has been able to face these pressures” and still deliver growth.

The Big 3 telecom providers — which also include Rogers Communications Inc. and BCE Inc. — have frequently stressed that the market has grown more competitive in recent years, especially after the closing of Quebecor Inc.’s purchase of Freedom Mobile in April 2023.

Hailed as a fourth national carrier, Quebecor has invested in enhancements to Freedom’s network while offering more affordable plans as part of a set of commitments it was mandated by Ottawa to agree to.

The cost of telephone services in September was down eight per cent compared with a year earlier, according to Statistics Canada’s most recent inflation report last month.

“I think competition has been and continues to be, I’d say, quite intense in Canada, and we’ve obviously had to just manage our business the way we see fit,” said French.

Asked how long that environment could last, he said that’s out of Telus’ hands.

“What I can control, though, is how we go to market and how we lead with our products,” he said.

“I think the conditions within the market will have to adjust accordingly over time. We’ve continued to focus on digitization, continued to bring our cost structure down to compete, irrespective of the price and the current market conditions.”

Still, Canada’s telecom regulator continues to warn providers about customers facing more charges on their cellphone and internet bills.

On Tuesday, CRTC vice-president of consumer, analytics and strategy Scott Hutton called on providers to ensure they clearly inform their customers of charges such as early cancellation fees.

That followed statements from the regulator in recent weeks cautioning against rising international roaming fees and “surprise” price increases being found on their bills.

Hutton said the CRTC plans to launch public consultations in the coming weeks that will focus “on ensuring that information is clear and consistent, making it easier to compare offers and switch services or providers.”

“The CRTC is concerned with recent trends, which suggest that Canadians may not be benefiting from the full protections of our codes,” he said.

“We will continue to monitor developments and will take further action if our codes are not being followed.”

French said any initiative to boost transparency is a step in the right direction.

“I can’t say we are perfect across the board, but what I can say is we are absolutely taking it under consideration and trying to be the best at communicating with our customers,” he said.

“I think everyone looking in the mirror would say there’s room for improvement.”

This report by The Canadian Press was first published Nov. 8, 2024.

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TC Energy cuts cost estimate for Southeast Gateway pipeline project in Mexico

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CALGARY – TC Energy Corp. has lowered the estimated cost of its Southeast Gateway pipeline project in Mexico.

It says it now expects the project to cost between US$3.9 billion and US$4.1 billion compared with its original estimate of US$4.5 billion.

The change came as the company reported a third-quarter profit attributable to common shareholders of C$1.46 billion or $1.40 per share compared with a loss of C$197 million or 19 cents per share in the same quarter last year.

Revenue for the quarter ended Sept. 30 totalled C$4.08 billion, up from C$3.94 billion in the third quarter of 2023.

TC Energy says its comparable earnings for its latest quarter amounted to C$1.03 per share compared with C$1.00 per share a year earlier.

The average analyst estimate had been for a profit of 95 cents per share, according to LSEG Data & Analytics.

This report by The Canadian Press was first published Nov. 7, 2024.

Companies in this story: (TSX:TRP)

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BCE reports Q3 loss on asset impairment charge, cuts revenue guidance

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BCE Inc. reported a loss in its latest quarter as it recorded $2.11 billion in asset impairment charges, mainly related to Bell Media’s TV and radio properties.

The company says its net loss attributable to common shareholders amounted to $1.24 billion or $1.36 per share for the quarter ended Sept. 30 compared with a profit of $640 million or 70 cents per share a year earlier.

On an adjusted basis, BCE says it earned 75 cents per share in its latest quarter compared with an adjusted profit of 81 cents per share in the same quarter last year.

“Bell’s results for the third quarter demonstrate that we are disciplined in our pursuit of profitable growth in an intensely competitive environment,” BCE chief executive Mirko Bibic said in a statement.

“Our focus this quarter, and throughout 2024, has been to attract higher-margin subscribers and reduce costs to help offset short-term revenue impacts from sustained competitive pricing pressures, slow economic growth and a media advertising market that is in transition.”

Operating revenue for the quarter totalled $5.97 billion, down from $6.08 billion in its third quarter of 2023.

BCE also said it now expects its revenue for 2024 to fall about 1.5 per cent compared with earlier guidance for an increase of zero to four per cent.

The company says the change comes as it faces lower-than-anticipated wireless product revenue and sustained pressure on wireless prices.

BCE added 33,111 net postpaid mobile phone subscribers, down 76.8 per cent from the same period last year, which was the company’s second-best performance on the metric since 2010.

It says the drop was driven by higher customer churn — a measure of subscribers who cancelled their service — amid greater competitive activity and promotional offer intensity. BCE’s monthly churn rate for the category was 1.28 per cent, up from 1.1 per cent during its previous third quarter.

The company also saw 11.6 per cent fewer gross subscriber activations “due to more targeted promotional offers and mobile device discounting compared to last year.”

Bell’s wireless mobile phone average revenue per user was $58.26, down 3.4 per cent from $60.28 in the third quarter of the prior year.

This report by The Canadian Press was first published Nov. 7, 2024.

Companies in this story: (TSX:BCE)

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