Architecture billings are typically viewed as a leading indicator for the development industry. That's because, in order to build things, you need permits. And in order to get permits, you need architects to draw things.
So every month, the American Institute of Architects surveys design firms as a way to determine how the industry is doing. The primary question it asks is: Have your billings increased, decreased, or stayed the same in the month that just ended? Based on the proportion of respondents choosing each option, an Architecture Billings Index (ABI) score is created.
A score of 50 means there has been no change in billings from the previous month. A score above 50 indicates an increase. And a score below 50 indicates a decrease. Here's this score for August 2024 to August 2025:
Generally speaking, new homes tend to be priced higher than existing homes. This is, again generally, true because new homes are expensive to build, they're new and shiny, and because oftentimes they're pre-sold, meaning the purchase price reflects some future value.
But interestingly enough, this relationship has just flipped in the US, for the first time in at least 25 years. Here's the chart via Charlie Bilello:
The H-1B visa is a nonimmigrant employer-sponsored program that allows US companies to hire foreign nationals in "specialty occupations," typically requiring a bachelor's degree or higher. The vast majority of these occupations are computer-related (69% of petition filings according to 2017 data). And they are disproportionately filled with high-skilled talent coming from two countries: China and India (85% of filings for the same time period).
So this week's announcement that H-1B visas will now require employers to pay $100,000 per year per visa is a direct way of saying, "we want fewer people from China and India working in tech in the US."
But as with most economic policies, it's more than that. And we already have the research. In 2020 (and then in 2023), Britta Glennon of the University of Pennsylvania (my alma mater) studied the effects of restricting high-skilled labor on offshoring. More specifically, she looked at two visa supply shock periods: the first being a 2004 cap that lowered H-1B visas by 70% and the second being a 2008–2009 lottery program which generated a random negative shock.
What she uncovered in the first case was that the 2004 policy change increased
the survey notes
that the value of design contracts has declined for an 18th consecutive month, marking the longest period of decline since the survey started 15 years ago. This is true across all regions, though the South has the best relative performance and the West has the worst. The commercial/industrial sector also appears to have the best relative performance, which, I'm only guessing, could be a result of things like data centers.
I don't have perfectly comparable data for Canada, but I know that architecture billings are way down in markets like Toronto and Vancouver. Architecture and development firms continue to lay off people, which is the strongest kind of indicator.
One of the things I always find interesting is how globally connected we all are. Real estate may be a local business, but it does depend on global capital flows and overall sentiment. The US market is soft. The Canadian market is soft — with some markets being largely shut off, to be more precise. And when I was in Paris last month, I heard a lot of the same from architects and developers (except from those able to subsist on government work).
This is, of course, a national average, and every submarket and product type is naturally going to have its nuances. Still, this inversion is noteworthy for a handful of possible reasons.
One, it points to softness in the new-home market. And indeed, homebuilder sentiment is down right now.
Two, it may suggest that homebuilders are building smaller, more affordable homes, which would bring down the median price.
And three, it's an indication of the "lock-in effect" that is prevalent in the US (but that is far less of a factor in Canada, where mortgages typically renew every few years).
For homeowners who are locked in at generationally low mortgage rates, there is a huge disincentive to sell. It would mean losing buying power. So why bother, unless you really have to?
This reduces the supply of existing homes on the market.
foreign
affiliate employment by 27%! And in the second case, a random one-percentage-point drop in H-1B visa supply caused an increase in the foreign affiliate growth rate of between 12 and 16%. Said differently, when H-1B visas become harder to get, US tech companies simply hire more people in other countries.
More specifically, they ramp up hiring in these three countries: China, India, and Canada. China and India are what you might call a direct channel. The company just opens or expands an existing office by hiring the people that would have otherwise come to the US. Canada, on the other hand, largely serves as an indirect channel. We become a conveniently-located conduit through which US firms can hire the same high-skilled humans from China and India (because we don't restrict high-skilled talent in the same way).
So another way to interpret this week's announcement is that the US is making deliberate moves to increase high-skilled tech employment in Canada, China, and India. That's a good thing for these countries. Of course, the real opportunity is not as an affiliate or back-office location for US firms. The real opportunity is to harness this high-skilled talent and empower them to start their own companies in the countries where they will now live.
Next to the US, China is likely in the best position to do that. But it’s also Canada’s opportunity to squander.
Update: After clearly stating that it would be an annual fee of $100k and that the big tech companies all "love it," it appears the US has backpedaled. It will now be a one-time fee of $100k paid at the time of petition filing. This is still a lot. Currently, the fees are in the hundreds of dollars.
