I think you and others here have done a good job articulating who gains and loses from the status quo, and from a hypothetical major correction in the market. I don’t see much disagreement here on the basic facts of this.
Stepping back and taking a societal view, a big part of the problem I think is that, following the massive run ups of say a decade ago, we now have a whole generation that has entered the workforce and is at the right place in life to be starting families, but with the now much inflated housing prices, they face massive, massive barriers to entry. The inaccessibility of ownership in many places leaves them caught in the rent trap, which has itself inflated considerably.
It’s not good, generally, to have up and coming generations cut off from the dream everyone had up to their parents and which their parents still believe in and express to them. It’s harmful to social and political cohesion to have that large a cohort seeing the ladders pulled up behind the last crew who climbed…
Stagnant housing prices coupled with inflation will eventually reduce this problem, but on a generational time frame. Not soon enough to help the young couples in their mid to late 20s, nor those coming up behind. Or even the tail end millennials who took longer to get well paid careers established.
A major correction downwards would have an impact, but it would need a major trigger of a lot of people trying to sell inflated supply into a market that has seen demand destruction from prices too high for too long. I don’t know what such a trigger would be. And How much would such a major correction actually hit livable family residences versus bachelor or shoebox condos that nobody’s starting a family in anyway? The housing market is far from monolithic…
Damned if I know how Canada balances the policy challenges here - affordability, social cohesion, reliance on home equity, etc etc…