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Toronto and area market news blog for the popular Toronto website http://www.torontogreathomes.com
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Total sales for 2011 amounted to 89,347 – up four per cent in comparison to 2010, reported TREB.
“Low borrowing costs kept buyers confident in their ability to comfortably cover their mortgage payments along with other major housing costs,” said TREB President Richard Silver. “If buyers had not been constrained by a shortage of listings over the past 12 months, we would have been flirting with a new sales record in the Greater Toronto Area.”
The average selling price in December was $451,436 – up four per cent compared to December 2010. The annualized hike is even greater. For all of 2011, the average selling price was $465,412, an increase of eight per cent in comparison to the average of $431,276 in 2010.
“Months of inventory remained below the pre-recession norm in 2011. Very tight market conditions meant substantial competition between buyers and strong upward pressure on selling prices,” said Jason Mercer, TREB’s senior manager of market nalysis.
“TREB’s baseline forecast for 2012 is for an average price of $485,000, representing a more moderate four per cent annual rate of price growth. This baseline view is subject to a heightened degree of risk given the uncertain global economic outlook,” said Mercer.
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A well-watered tree, carefully placed candles, and carefully checked holiday light sets will help prevent the joy of the holidays from turning into a trip to the emergency room or the loss of your home. This is easily the busiest time of year, but it's important to make time for safety while celebrating the holidays. By committing a few minutes each day to safety, many accidents can be avoided and your holidays will be memorable for all the right reasons.• Buy a live tree that is fresh and green with needles that are difficult to pull from the branches. The needles should not break when bent. The bottom of a fresh tree is sticky with resin and, when tapped on the ground, the tree should not lose many needles. • Set up the tree at home out of traffic and away from doors and from heat sources, such as fireplaces, vents, and radiators. Heated rooms dry out live trees, so be sure to keep it watered daily. The tree stand always should be filled with water. • If it's an artificial tree look for a "fire resistant" label. It's not a guarantee the tree won't burn, just that it is resistant to igniting. • When small children are about, avoid sharp, weighted, or breakable decorations. Keep trimmings with small removable parts out of the reach of children to keep them from swallowing or inhaling small pieces. Avoid trimmings that resemble candy or food that can tempt a child.• Keep burning candles within sight. Extinguish all candles before you go to bed, leave the room, or leave the house. • Burn candles on a stable, heat-resistant surface away from where kids and pets can reach and knock them over. Place lighted candles away from items that can catch fire and burn easily, such as trees, other evergreens, decorations, curtains and furniture.• Use only lights - indoor and out - tested for safety by a nationally recognized testing laboratory, such as UL. On most decorative lights available in stores, UL's red holographic label signifies that the product meets safety requirements for indoor and outdoor usage. UL's holographic label, with the green UL Mark, signifies it meets requirements for only indoor usage. • Check outdoor lights for labels showing that the lights have been certified for outdoor use, and only plug them into a ground-fault circuit interrupter- (GFCI) protected receptacle or a portable GFCI. • Check new and old light sets for broken or cracked sockets, frayed or bare wires, or loose connections. Throw out damaged sets. Do not use electric lights on a metallic tree. • Be sure each extension cord is rated for its intended use.• Use care with "fire salts," which produce colored flames when thrown on wood fires. They contain heavy metals that can cause intense gastrointestinal irritation and vomiting if swallowed. Keep them away from children. • Don't burn wrapping papers in the fireplace. A flash fire may result as wrappings ignite suddenly and burn intensely.• Don't use older wood-burning fireplaces and stoves on regional Spare the Air Days, when weather conversion patterns trap larger particulates nearer Earth's surface and create breathing problems for some people.Happy Holidays!
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About 12 per cent of Canadian mortgage holders would be challenged if their rate
went up by less than one percentage point, found a report from the Canadian
Association of Accredited Mortgage Professionals. CAAMP is a national agency
that represents 12,300 people who work somewhere in the mortgage
industry. Some 650,000 out of 5.8 million Canadians who have some sort of
mortgage would be at risk if their rate went up by as little as less than one
percentage point, the agency said in its annual report. Many of those people are
on fixed-rate mortgages, and the agency says by the time their mortgages are due
for renewal, their financial capacity will have increased and the amount of
mortgage debt will be reduced. Indeed, the group's annual report paints a
picture of a mortgage market in gradual recovery from the recession. All in all,
there's a "gradually falling rate" of people falling behind on their mortgages,
the report notes. But the report also says as many as 175,000 Canadian homeowners —
as much as two per cent of the market — may owe more on their mortgages than
their homes are worth on the market. On the other side of the ledger, the
report found there are 2.85 million Canadian homeowners who are debt-free on
their homes — meaning, they owe nothing on their homes either in terms of a
mortgage or home-equity line of credit. And 94 per cent of Canadian homeowners
own at least 10 per cent of the equity in their homes, the report finds. Within
that, more than three-quarters (78 per cent) own more than 25 per cent of their
homes. But about 75,000 Canadian homeowners own less than 10 per cent of
their homes. That figure represents less than two per cent of mortgage holders,
but those are the people who could be susceptible to a modest pullback in home
prices, as has happened in large parts of Europe and the United States in recent
years. For much of the past year, the Bank of Canada,
federal government officials and private sector economists have warned Canadians
to get their finances in order and reduce their debt loads ahead of higher mortgage interest
rates to come. "While the forecasts for the economy, housing market,
and mortgage market are encouraging, there is, as always, uncertainty about the
outlook," the report warns. And to be sure, the picture of Canada's housing
market painted in the CAAMP report looks significantly better than the
picture in the United States. A report from real estate data firm Zillow
released Tuesday found that 28.6 per cent of U.S. homeowners are underwater —
meaning, they owe more on their mortgages than their homes would be worth if
they sold them. Nonetheless, the CAAMP report says a "sizable minority"
of Canadian homeowners would be unable to withstand even a one percentage point
rise in their mortgage. Although 60 per cent of Canadians are in fixed rate
mortgages (the average rate was at 3.92 per cent in 2011, a drop from 4.22 per
cent a year earlier) the budgets for a number of homeowners are squeezed enough
that they would be in trouble if their rates went up by that comparatively small
amount. "A vast majority of mortgage holders has considerable capacity
to afford rises in mortgage interest rates," the report stated. CAAMP estimates
that the typical mortgage-holder could withstand an increase of about $750 a
month without succumbing. Canadians owe a collective $982 billion of
debt on their homes, and the report estimates that there are about 13.6 million
occupied dwellings in Canada. Within that, about 9.55 million are
owner-occupied, including about 5.80 million with mortgages and 3.75 million
without mortgages. Across all homeowners, the average amount owed on a
mortgage is $90,000 and the average home-equity line of credit is $12,000.
http://www.cbc.ca/news/canada/story/2011/11/09/caamp-mortgage-survey.html
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The Bank of Canada saw no reason to move its key lending rate from 1.00%, where it has been for a little over a year. That's precisely what the market anticipated and it means prime rate (which is the basis for variable mortgage rates) should remain at 3.00%. The Canadian economy is now expected to return to full capacity by the end of 2013 (it was previously mid-2012). Core inflation is expected to be declining through 2012. The bank left out language about potential rate hikes or cuts, but slashed its 2012 Canadian growth forecast from 2.6% to 1.9%. With a commitment from the U.S. Fed to keep its policy rates “exceptionally low” until mid-2013, there is little expectation that the BOC will diverge and raise rates substantially before then. The bank also hinted that if the euro-area crisis is not contained, that could be a reason to lower rates here. According to the current Big 6 bank consensus forecast, 2012 should see a 50 bps increase in prime rate. Financial markets don't believe that, however, with derivatives traders effectively pricing in no change by the Bank of Canada in the next year. The final BoC rate meeting for 2012 is December 6. To find out more about Toronto mortgage rates and lowest mortgage in Ontario go here - http://www.torontogreathomes.com/ONTARIO_MORTGAGE/page_929364.html
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The interest rate gap between variable rate mortgages and fixed rate mortgages is narrowing.
The rate difference is now under 1%, down from 1.50% a month or so ago. Although the prime rate of 3.00% may not change for a year or so it is now more tempting to lock in a 5 year term fixed rate, especially since it it unlikely that fixed rates will come down much more. So the choice for a new mortgage, on average, is between a 5 year term 2.70% variable rate and a 3.49% fixed rate at most banks. If you already have a 2.25% (prime minus 0.75%), mortgage there is less incentive to move to a fixed rate at this time.
Fixed Mortgage Rates:
Move up and down every 6 months or so with bond rates. Recently they have been moving down and are now the lowest they have been for many, many years.
5 year term fixed rate: 3.39% if closing in 30 days 3.49% for closings and pre-approvals with rate holds to 120 days rates apply to both 20% down payment and 5% down payment CMHC insured mortgages
Variable Mortgage Rates: Prime rate to bank borrowers is 3.00% The prime rate affects business loans, car loans, etc and is not likely to move up in the next year unless the economy improves both in Canada and the United States. The variable mortgage rate has moved up from prime minus 0.75% to prime minus 0.50%, so 2.25% up to 2.50%. 5 year term variable rate:
2.50% for closings and pre-approvals with a non bank mortgage lender 2.70% with a bank rates apply to both 20% down payment and 5% down payment CMHC insured mortgages, the borrower must qualify using a rate of 5.39%
Open Mortgage Rates: Home Equity Line of Credit available at prime plus 0.50% for a rate of 3.50%. Open to repayment any amount, anytime. Payments as low as interest only Monthly payments only Minimum down payment 20%, no CMHC
Higher Mortgage Rates: Credit Beacon Score 600 or less, rate about 1% higher, 15 to 25% down payment and a 1% lender fee Business for Self, stated income, less than 2 years or Commission Income, same as above.
If you have questions, call mortgage agent and real estate sales representative Alex Malkhassaints at (416) 723-9383.
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The Bank of Canada kept Canada’s key lending rate at the same place it’s been for a year: 1.00%. As a result, variable-rate mortgage holders can expect prime rate to also stay put at 3.00%. The BoC said this about its decision: In light of slowing global economic momentum and heightened financial uncertainty, the need to withdraw monetary policy stimulus has diminished. Largely due to temporary factors, Canadian economic growth stalled in the second quarter. The Bank continues to expect that domestic growth will resume in the second half of this year. The main takeaway here is that the BoC is no longer talking tough about rate increases, as it has recently. That supports the market’s thesis that rates will remain lower for longer. As always, the Bank of Canada’s overriding goal is to keep inflation near 2% “over the medium term.” Its next interest rate meeting is October 25. The financial markets expect no rate increase then either. Fi Greater Toronto REALTORS® reported 7,542 sales through the TorontoMLS® system in August – a 24 per cent increase over 6,083 sales in August 2010. New listings, at 12,509, were up by 20 per cent compared to August 2010. Market conditions remained tight as sales growth outstripped growth in new listings. "Home sales in the GTA have stood up well despite a less certain economic outlook," said Toronto Real Estate Board President Richard Silver. "Home sales will be bolstered by low mortgage rates moving forward. The Bank of Canada is expected to be on the sidelines until the second half of 2012 or even into 2013. However, home ownership affordability in the City of Toronto could be further improved with the removal of the City's land transfer tax. This tax currently represents a substantial upfront cost for home buyers." With market conditions remaining tight in the GTA, the average selling price continued to grow strongly in August – up by more than 10 per cent year-over-year to $451,663. "We remain on pace for the second best year on record for sales. Approximately 90,000 transactions are expected by the end of December," said TREB's Senior Manager of Market Analysis Jason Mercer. "Major home ownership costs, including the average monthly mortgage payment, remain affordable despite the strong price growth experienced so far this year."
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Greater Toronto REALTORS® reported 7,922 transactions through the TorontoMLS® system in July 2011, representing a 23% increase over July 2010. Total sales through the first seven months of this year amounted to 55,863 – down by 1.3% compared to the same period in 2010. After adjusting for seasonal fluctuations, the July figure continued to point to an annual sales result close to 90,000 – in line with results from the previous six months.
“Strong home sales continued in July, with a substantial rebound over last summer’s slow-down brought about by higher mortgage rates, new lending guidelines and misconceptions about the HST. The greatest rebound was seen in the condominium apartment segment in the City of Toronto,” said Toronto Real EstateBoard President Richard Silver. “If the current pace of sales holds up, we could see the second best year on record under the current TREB market area.”
The average selling price in July was $459,122 – up by almost ten % compared to the July 2010 average of $418,675.
“Tight market conditions have boosted the annual rate of price growth this year. However, the listings situation is starting to improve. A better supplied market later this year and into 2012 would lead to a more sustainable rate of price growth,” said Jason Mercer, TREB’s Senior Manager of Market Analysis.
Competition from the resale market has impacted demand for new homes, comments the Canada Mortgage and Housing Corporation. With sales of newly built contemporary homes potentially suffering, the 0.3% reduction is hoped to increase interest from buyers and overseas investors.
Despite worries that the US economic downturn may impact sales, however, there is still overall confidence in the Canadian housing market. A study from theReal Property Association of Canada, revealed yesterday in the Canadian Real Estate Magazine, has found that the country's property market is still growing, and has been for the last eight quarters.
“The market is largely viewed as stable and attractive, which bodes well for future investment and development,” says the report.
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Financial
Institution
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3
Yr |
5
Yr |
7
Yr |
10
Yr |
5 Yr
Variable |
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CENTUM Primo** |
3.29 |
3.49 |
5.65 |
4.99 |
2.40 |
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First National |
3.65 |
3.79 |
4.79 |
4.99 |
2.25 |
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FirstLine |
3.79 |
3.89 |
5.04 |
5.24 |
2.60 |
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HomeTrust |
3.65 |
3.79 |
N/A |
N/A |
2.60 |
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ING |
3.69 |
3.89 |
4.79 |
4.99 |
2.25 |
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MCAP |
3.69 |
3.74 |
4.79 |
4.99 |
2.35 |
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Scotia
Express |
3.69 |
3.69 |
4.79 |
5.39 |
2.50 |
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Street Capital |
3.49 |
3.79 |
N/A |
N/A |
2.40 |
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TD |
3.65 |
3.89 |
4.90 |
5.14 |
2.35 |
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ResMor |
3.94 |
3.79 |
N/A |
N/A |
2.50 | Rates
Effective as at: August 2, 2011
Prime Rate: 3.00%
Qualifying Rate: 5.39%Greater
Toronto area home prices accelerated during the second quarter as buyers
grappled with a tight supply of residential properties for sale. The heightened
competition between buyers has created a seller's market, leading to multiple
offers and pushing the median sales price up 10 percent, to $405,000 (about
$424,000 in U.S. dollars), in June. At the same time, active listings
declined 24 percent from a year ago in Canada's largest metropolis.
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Construction starts of housing in GTA expected to increase in 2012 after recording a decrease this year. This year, the expected decrease is being blamed on continued strong competition from the resale market and elevated multi-family housing inventories. The number of sales and the average selling price reported by Greater Toronto realtors were both up during the first 14 days of June 2011. Sales through the first two weeks of June amounted to 4,787 – up 16% over the same period in 2010. The average selling price for these transactions, at $477,853, was up 9%. “The spring has always been the busiest time in the resale market, but the results for May and the first two weeks of June represented a marked improvement over last year. Low mortgage rates have kept affordability in check and buyers have felt confident in paying for a home over the long term,” said Toronto real estate Board (TREB) President Bill Johnston. The number of new listings on the TorontoMLS® between June 1st and June 14th was down by 8% compared to 2010. “Listings have been in short supply this year, while a lot of people have been looking to buy. The result has been enhanced competition between buyers and more upward pressure on price,” said Jason Mercer, TREB’s Senior Manager of Market Analysis. “Strong price growth will prompt more home owners to list as we move toward 2012.”
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Canada's big banks are marking down many of their rates. It's another tenth of a percentage point drop. That means a five-year fixed-rate will cost you 5.39%, while a one-year closed mortgage will cost 3.5 %. Economists cite a weakening US economy putting downward pressure on general borrowing costs. If you want to buy a house or condo in Toronto, you should start exploring your financing options and consider per-approval first. While there are many different types of loans available to select from, one of the first things you will need to determine is whether you want to work with a mortgage broker or with a bank. The greatest benefit to working with a Toronto mortgage broker rather than a bank is the fact that the broker works for you. When you go to a bank to secure a mortgage loan, the bank specialist is solely concerned with the interest of the financial institution. The mortgage broker, on the other hand, is looking out for your best interest as he or she searches for the loan and institution that is best for you. Each time your credit report is pulled by a lending institution, your credit score may take a hit. When you work with a Toronto mortgage broker, your credit report only needs to be pulled once in order to recommend the best options. If you go to multiple banks, on the other hand, your credit report will be pulled each time you inquire into a loan. When you go to a bank to inquire about a mortgage loan, the bank specialist is only representing one financial institution. When you work with a mortgage broker, on the other hand, he or she works with a wide variety of different institutions. As a result, you have a broader range of loan options to select from. Not only can this help you get the best rates, but it also increases your chances of obtaining approval even if you have poor credit. After you have submitted all of the necessary information to your mortgage broker, he or she will pass all of the required information on to those mortgage lenders that might be a good fit for you. As such, you are able to submit your information to multiple lenders while only filling out the necessary paperwork one time. While bank specialists do not require any formal training or license, the same is not true of mortgage brokers. In fact, most provinces require mortgage brokers to meet a strict set of requirements. Mortgage brokers must be licensed and must complete continuing education courses in order to remain licensed. As such, you can be sure the mortgage broker you work with is current on the latest real estate and mortgage financing rules and events. If you have any questions about Toronto real estate, call Alexandre Malkhassiants, Sales Representative and Mortgage Specialist. Right at Home Realty Inc., Real Estate Brokerage. Office: (416) 391-3232. Cell: (416) 723-9383.
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Four of Canada’s biggest banks are once again lowering residential mortgage rates at a time when falling government bond yields are cutting funding costs for financial institutions. Royal Bank of Canada, Toronto-Dominion Bank, Bank of Nova Scotia and Bank of Montreal are all trimming their posted rates on popular five-year fixed-rate mortgages by 0.1 percentage point to 5.49 per cent among other reductions. This is the second time that major banks have lowered that benchmark consumer rate in just over a week. The last time they did so was on May 19 when rates for five-year closed mortgages fell by 0.1 percentage point to 5.59 per cent. RBC, TD, Scotiabank and BMO are also trimming interest rates for a number of other residential mortgage products, including various special offers. This latest round of mortgage rate cuts was prompted by falling yields on government bonds across a range of terms, said TD spokeswoman Barbara Timmins in an e-mail.
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Rates Effective as at: April 18, 2011
Prime Rate: 3.00%
Qualifying Rate: 5.69%
| Financial Institution | 3 Yr | 5 Yr | 7 Yr | 10 Yr | 5 Yr Variable | CENTUM Primo** | 3.69 | 4.09 | 5.65 | 5.50 | 2.30 | Concentra | 3.99 | 4.29 | N/A | N/A | 3.00 | | First National | 3.69 | 4.19 | 5.10 | 5.34 | 2.25 | | FirstLine | 4.00 | 4.39 | 5.25 | 5.34 | 2.35 | | Home Trust | 4.59 | 5.09 | N/A | N/A | 3.50 | | ING | 3.69 | 4.29 | 4.79 | 4.99 | 2.25 | | MCAP | 4.09 | 4.14 | 5.10 | 5.50 | 2.35 | | Scotia | 3.99 | 4.39 | 5.29 | 5.79 | 2.85 | | Street Capital | 3.79 | 4.29 | N/A | N/A | 2.30 | | TD | 4.00 | 4.39 | 5.14 | 5.34 | 2.35 | | ResMor | 3.94 | 4.24 | N/A | N/A | 2.40 | | Lendwise | 3.65
| 4.02 | N/A | N/A | 2.15 |
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Royal Bank of Canada started the latest round of cuts.
Toronto-Dominion Bank cut its four-, five-, seven and 10-year fixed rate mortgages to 4.99 per cent (-0.15 per cent, 5.34 per cent (-0.10 per cent), 6.14 per cent (-0.20 per cent) and 6.50 per cent (-0.15 per cent) respectively.
TD also cut its four-, five-, seven-and 10-year closed special fixed rate offers to 4.19 per cent (-0.15 per cent), 4.09 per cent (-0.10 per cent), 4.79 per cent (-0.20 per cent) and 4.99 per cent (-0.20 per cent) respectively.
Canadian Imperial Bank of Commerce cut its four-, five-, seven-and 10-year closed mortgages to 4.99 per cent (-0.15 per cent), 5.34 per cent (-0.10 per cent), 6.50 per cent (-0.20 per cent) and 6.60 per cent (-0.15 per cent).
National Bank adjusted its four-and five-year closed fixed-rate mortgages to 4.99 per cent (-0.15 per cent) and 5.34 per cent (-0.10 per cent). It also cut the 10-year closed mortgage to 6.40 per cent (-0.25 per cent) and the variablerate closed capped mortgage to 5.34 per cent (-0.10 per cent).
| Financial Institution | 3 Yr | 5 Yr | 7 Yr | 10 Yr | 5 Yr Variable | CENTUM Primo** | 3.35 | 3.89 | 5.65 | 5.50 | 2.30 | Concentra | 3.80 | 4.09 | N/A | N/A | 3.00 | | First National | 3.80 | 4.04 | 4.79 | 4.99 | 2.30 | | FirstLine | 3.80 | 3.89 | 4.99 | 5.19 | 2.35 | | Home Trust | 4.09 | 4.69 | N/A | N/A | 3.00 | | ING | 3.89 | 4.04 | 5.10 | 5.40 | 2.25 | | MCAP | 3.89 | 3.84 | 5.10 | 5.40 | 2.35 | | Scotia | 3.80 | 4.04 | 5.10 | 5.69 | 2.85 | | Street Capital | 3.80 | 4.09 | N/A | N/A | 2.30 | | TD | 3.80 | 4.04 | 4.79 | 4.99 | 2.35 | | ResMor | 3.74 | 3.94 | N/A | N/A | 2.65 | | Lendwise | 3.35 | 3.80 | N/A | N/A | 2.60 |
Rates Effective as at: Mar 17, 2011
Prime Rate: 3.00%
Qualifying Rate: 5.44%
If you have any questions about Canada mortgage rates and Toronto real estate, call Alexandre Malkhassiants,
Sales Representative and Mortgage Specialist.
Right at Home Realty Inc., Real Estate Brokerage.
Office: (416) 391-3232.
Cell: (416) 723-9383.
E-mail: amalkhass@rogers.com
Website: Toronto real estate
Website: Ontario real estate
Blog: Lowest Canada mortgage rates
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Greater Toronto REALTORS® reported 4,337 transactions through the TorontoMLS® system in January 2011. This result was 13 per cent lower than the record result reported in January 2010. The average selling price for January 2011 sales was $427,037, representing an increase of over four per cent compared to the average of $409,058 reported in January 2010. In January, the median price was $360,000, from the $350,000 recorded during January of 2010. Canada Mortgage and Housing Corp. (CMHC) says condos now account for a quarter of all new residential construction. Luxury condos – priced at more than $1 million in Toronto – are up by 49 per cent year-over-year, reports Re/Max. Condos priced at more than $750,000 in Ottawa have seen sales increase by about 72 per cent compared to last year. CMHC says that Canadians are not giving up on homeownership until after they reach the age of 75. With owners of all ages choosing the condominium lifestyle, expect to see a lot more of those building cranes in urban areas during the next several decades.
If you have any questions about Toronto real estate, call Alexandre Malkhassiants, Sales Representative and Mortgage Specialist. Right at Home Realty Inc., Real Estate Brokerage. Office: (416) 391-3232. Cell: (416) 723-9383. E-mail: amalkhass@rogers.com
Website: Toronto real estate
Website: Ontario real estate
Blog: Lowest Canada mortgage rates
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Fixed Rates:
Have gone up.
5 year term fixed rates range from 3.94% to 4.09% depending on "real deal" vs pre-approval, size of mortgage, and length of time until closing.
Variable Rates:
Have gone down a little.
5 year variable rate 2.20% (prime minus 0.80%)
3 year variable rate 2.15% The rate used by lenders to qualify borrowers has gone up from 5.19% to 5.39% Mortgage Term | Best Mortgage Rate (as low as...) | 1 Year | 2.54% | 3 Year | 3.70% | 4 Year | 3.89% | 5 Year | Fixed - 3.94%
Variable 5 Year- 2.20% (Prime - 0.80%) | 7 Year | 5.10% | 10 Year | 5.40% | Prime Rate | 3.0% |
Mortgage rates subject to change without notice. Lowest rate depends on closing date, CMHC or conventional, owner occupied and mortgage amount.
If you have any questions about mortgage and interest rates, call Alexandre Malkhassiants, Sales Representative and Mortgage Specialist
Right at Home Realty Inc., Real Estate Brokerage
Office: (416) 391-3232
Cell: (416) 723-9383
E-mail: amalkhass@rogers.com
Website: Toronto real estate
Website: Ontario real estate
Blog: Lowest Canada mortgage rates
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