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Daniel Foch & Nick Hill

The Podcast For Canadian Real Estate Investors.

The podcast features in depth discussion around investing in real estate, ongoing news in the Canadian real estate market, how to structure deals and grow your portfolio.
Show hosts Daniel Foch and Nick Hill bring experience, fresh takes, well-researched information and entertainment to a real estate investing podcast for Canadians.

The Canadian Real Estate Investor

We are joined by Brandon Sage on the shot to get his expert insights into the opportunity in multifamily as well property management. 
 
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What I've Learned In 17 Years Of Managing Properties (So You Don't Have To)

In this news episode, we break down whats going on in the market,
 
 • Record numbers of Canadians are emigrating, with many heading to the U.S.
 • Canadians are increasingly investing in U.S. stocks ($14.2 billion in May) while pulling back from domestic real estate
 • Construction costs are rising well above inflation targets due to tariffs and skilled labor shortages
 • Eliminating interprovincial trade barriers could potentially add 30,000 annual housing starts
 • Down payment assistance has become essential for 70% of recent Canadian homebuyers
 • Seniors are reluctant to downsize, which impacts housing availability for first-time buyers
 
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Record Number Of Canadians Leaving & Taking Their Capital With Them

Toronto's Housing Policy Changes: Toronto now allows sixplexes in select areas and is waiving development charges for up to 6 units per lot, saving developers approximately $50-80k per unit.
 
 • Nationwide Trend: This is part of a broader movement across Canada, with Vancouver, Edmonton, Calgary, Ottawa, and Halifax also implementing multiplex-friendly zoning.
 • Economic Impact: Multiplexes offer a more accessible entry point for small-scale developers, with construction costs around $275/sq ft (less than half the cost of custom homes) and project timelines of 9-12 months.
 • Investment Strategy: "Buy, Add Units, Rent, Refinance" is emerging as a new value-creation approach for investors, replacing traditional BRRR strategies in saturated markets.
 
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How to Aquire, Finance, & Operate Multiplexes

We look at cap rate reports from Colliers and CBRE and discuss whats happening in the commercial real estate world. 
 
 • National Market Overview: Canadian CRE remains stable (all-property cap rate: 6.67%) despite economic uncertainty; Bank of Canada cuts to 2.75% created favorable lending conditions.
 • Asset Class Performance: Industrial leads with compressing cap rates (6.16%); retail rebounds as "investor darling" (5-6% range); multifamily maintains lowest yields (mid-4%); office struggles with rising cap rates.
 • Regional Highlights: Toronto and Vancouver have lowest cap rates; Montreal faces highest office vacancy; Calgary industrial remains strong; Ottawa saw sharpest industrial cap rate drop (-75 basis points in Q1).
 
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Are Low Cap Rates The New Normal For Commercial Real Estate?

We're joined by Ron Butler to discuss the current state of the Canadian real estate and mortgage markets, emphasizing how regulatory hurdles, high development costs, and cautious monetary policy are creating significant challenges. He explains that while mortgage rates are climbing, the Bank of Canada's stance remains cautious despite economic growth, which leads to a difficult environment for buyers, investors, and brokers alike. Overall, there's a recognition that market correction and adjustment are underway, driven by policy and macroeconomic factors.
 
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Key Questions You Should Ask Before Choosing a Mortgage

In this jam packed news episode we cover a wide variety of stories, including:
 
 • Market Transformation: The Ontario cottage market is experiencing significant price drops (up to 20.3%) amid increasing inventory and cooling demand, while Canadian investors are withdrawing from U.S. real estate investments with potential for $650+ million flowing back into Canadian markets.
 • Economic Uncertainty: Major Canadian banks have widely divergent forecasts for Bank of Canada's next moves, with some predicting no rate cuts in 2025 while others expect cuts of 75 basis points by early 2026, as Toronto's mortgage delinquencies have tripled to a 12-year high.
 • Regional Rental Landscape: Canada's provincial rent control policies vary dramatically in 2025, from Ontario's 2.5% cap to completely uncapped increases in Prairie provinces, creating different investment opportunities and challenges across the country.
 
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Cottage Market Standstill, US Investment Exodus, & Interest Rate Forecasts

We are joined by our amazing hosts to discuss the national market updates as well as go over the CREA stats. 
 
 • National home sales rose 2.8% in June 2025 (following a 3.6% increase in May), but prices remained flat at around $691,000, showing a rebound in activity but not in prices.
 • Significant regional differences exist with Ontario and BC in buyers' market territory (Ontario at 38% sales-to-new-listings ratio, BC with 6.5 months of inventory), while Alberta and Manitoba remain sellers' markets with much lower inventory levels.
 • "The Age of the Measured Move" where strategy and patience are key, with a stable but fragile market where buyers have real opportunities especially in Ontario and BC.
 
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Which Markets Are Performing Well ?

We are joined by CMHC's Chief Economist, Aled ab Iorwerth, to discuss the findings of his new report. The report highlights the need to nearly double housing starts (from 250,000 to 480,000 annually) to restore pre-pandemic affordability by 2035. 
 
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Buy & sell real estate with Ai at Valery.ca 
 
Get a mortgage pre-approval with Owl Mortgage
 
Unpacking Multiplexes Tickets 
 
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Why Can't We Build Homes Fast Enough? With CMHC Economist

We explore Canada's economic stagnation, drawing parallels to Japan's "Lost Decade" of the 1990s. Canada is experiencing its own version of a lost decade with declining productivity (falling for 13 straight quarters despite an educated workforce), stagnant per capita wealth (producing no more wealth per person than in 2014), overreliance on real estate for economic growth (accounting for over 20% of GDP), lack of business investment in productivity-enhancing capital, rising household debt (101.2% of nominal GDP) with stagnant income growth, and housing shortages amid rapid population growth (creating a "population trap"). The hosts warn that conventional economic remedies may be insufficient, as demonstrated by Japan's decades-long stagnation despite trying various policy approaches.
 
Exchange-Traded Funds (ETFs) | BMO Global Asset Management
 
Buy & sell real estate with Ai at Valery.ca 
 
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Canada's Lost Decade

There are some major shifts in Canada's real estate market in 2025-2027, highlighting three key trends: Interest Rate Stabilization, Collapsing International Student Enrollment, Historic Population Growth Slowdown
 
 • RBC predicts the Bank of Canada will maintain rates at 2.75% with no further cuts expected, forcing investors to adjust their strategies rather than hoping for lower rates.
 • Many Canadian colleges are experiencing a 50% drop in international students due to federal policy changes, with some institutions like Conestoga College seeing up to 95% reductions. This is causing significant vacancy risks for student rental investors.
 • Canada's population grew by only 20,107 people (essentially 0%) in Q1 2025, the lowest growth in almost 80 years. This is primarily due to reduced immigration and a decrease of 61,000 non-permanent residents.
 
Exchange-Traded Funds (ETFs) | BMO Global Asset Management
 
Buy & sell real estate with Ai at Valery.ca 
 
Get a mortgage pre-approval with Owl Mortgage
 
Unpacking Multiplexes Tickets 
 
free 1 week trial for Realist Premium
 
 

See omnystudio.com/listener for privacy information.

How Zero Population Growth Is Impacting The Rental Market

The construction of new homes in Ontario is the highest-taxed sector in terms of production taxes. 
 
 • Developer margin (after tax) 10%
 • Construction workers (after tax) 17%
 • Value of Land and materials 23%
 • Government gets 31%
 
If you have any questions for the show or want to work with Nick and Dan please reach out to them on social media or send an email to tcreipodcast@gmail.com
 
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Government Makes 3X More Money Off Housing Than Developers

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