Steven Welchner, chair of Linden, Lindsay Blair, owner of 2B, and Stephanie Corrin, vice chair of Linden.

The non-profit group is building 36 new units and four renovated homes in the town, just southwest of Ottawa, by December 2026, with the mission of having affordability at its core. 

Lindsay Blair, owner of 2B Developments, who acted as a consultant on the project, said one of the biggest strengths of co-ops is the protection of long-term affordability. 

“I’m not aware of any co-ops that were once established that no longer exist,” she said. 

For Blair, Linden proves new co-ops can still be built in today’s housing climate. 

“I certainly believe…that municipalities are very much so in favour of more co-ops being built across Canada, and would welcome them in their communities,” she said.

The sprint to funding

When the volunteer-led Linden board approached Blair in late 2023, they didn’t own land. 2B Developments began with a feasibility analysis, then guided the group through property selection, rezoning, design, consultant reports, and cost estimating to meet all requirements for the Canada Mortgage and Housing Corporation’s Co-op Housing Development Program.

The timeline was tight since CMHC announced the fund in June 2024, with a September deadline for shovel-ready applications. 

“We basically are herding cats non-stop in a direction,” Blair said.

By February 2025, Linden had secured $12.3 million from CMHC, including a $3-million forgivable loan.

How can real estate professionals support the co-op model?

Blair said Realtors also have a role to play. 

In Linden’s case, a private seller agreed to hold the property for eight months while financing was secured. 

She believes agents can help more projects succeed by encouraging sellers to consider extended closing timelines, which could open the door for additional co-ops and affordable housing developments.

Built to last

Co-ops are self-governed by their members, with an elected board that makes decisions about budgets, maintenance and policies.

Linden’s one-bedroom units will be capped at $1,331 a month, with 10 allocated to Lanark County’s rent-geared-to-income list.

Blair says the model creates connection and a sense of agency to its members. 

“The co-op model really is one that promotes community within the membership of the building,” she said. “Co-ops really empower members to feel like they’re in control.”

But self-governance also brings risk. A poorly managed board can lead to financial missteps or operational issues. 

“You do want to make sure that there’s good financial oversight,” Blair said, adding that member engagement and management are critical to a co-op’s success.

Blair said there’s strong interest in the co-op model beyond Perth, with more than 100 across Canada, and several more with projects ready to go. 

They can be attractive to municipalities because they create affordable units without the need for operational subsidies. 

“Co-ops are really meant to be a self-sufficient model providing deeply affordable housing that addresses isolation, creates community, and has positive ripple impacts.”

For most non-profits, the toughest hurdle is reaching the stage where they can even apply for capital funding since it requires zoning approvals, a full project team, and detailed budgets, often without any guaranteed financing. 

The Linden Co-op has now hit that inflection point, unlocking access to federal programs like CMHC that can make the build possible. It creates the shift from years of planning and scraping together resources to finally having capital to bring the project to life. 

Motivation rooted in home

Blair said her commitment to the non-profit housing sector is shaped by what she’s seen in her own community. 

“I come from Perth, and five years ago, as a result of COVID-19, I started to see homelessness in the town of Perth. I never saw homelessness growing up,” she said. 

She said she watched seniors on fixed incomes lose long-time rentals and face limited options. “They’re so vulnerable … and it really is what drives me.”

Samantha Long

Samantha Long is a contributing writer for REM. Based in Atlantic Canada, she has over a decade of experience covering business and politics across digital, print and broadcast media.

The post Reviving the co-op model: Ontario project signals new path for affordable housing appeared first on REM.

In Ottawa, Raymond Chin of Coldwell Banker First Ottawa Realty has watched the interest in micro-units dry up almost entirely.

“The demand is actually very low,” the Realtor says, noting that in June, residential prices increased about nine per cent while the condominium market dropped about seven per cent. “Two-bedroom condominiums, or even a one-bedroom plus den, are much more sought after than just a one-bedroom or these bachelor-types.”

Shifting buyer priorities

Though new units may appear affordable on paper, often ranging from $320,000 to $375,000, Chin notes, he says the buyer pool is limited — mostly comprising first-time buyers or downsizers with limited options, not retirees with a nest egg ready to move south. Investors, meanwhile, remain very conservative and hesitant to dive into these smaller condominiums.

Buyer preferences have evolved significantly since the pandemic reshaped lifestyles and work habits. Chin explains that before COVID, proximity to downtown workplaces and amenities drove demand for compact living, but that dynamic has changed in Ottawa.

“You get from city to city, end to end, in maybe half an hour with no traffic. Commute times are fairly short compared to bigger cities like Toronto … (here), a lot of people take an Uber downtown, to live in a bigger, better, quieter place.”

A supply surge and investor shift

In Calgary, Rob Vanovermeire, broker/owner of Coldwell Banker Mountain Central, is also seeing sluggish movement in the smallest condominium segment, which he notes has historically been and remains a small inventory pool.

“Calgary, percentage-wise, doesn’t have as many micro-units as some of the bigger markets like Vancouver and Toronto. We just haven’t built them.”

He notes the condominium market hit its peak in 2015, followed by a downturn that lasted until 2021. While activity surged again in 2022, largely due to investors from Ontario and British Columbia, many of those buyers were targeting presales, not resale micro-units.

When it comes to micro-condominiums, Vanovermeire says those buyers are typically single professionals or couples, and he hasn’t seen many older than 35 years old.

Regardless of size, Vanovermeire notes Calgary’s resale condominium absorption is down, with roughly 22 per cent of total units selling.

The power of narrative

Vanovermeire’s optimistic that small condominiums still have a market — but only if agents put in the right work and know how to sell the lifestyle that comes with them.

“What’s been really successful for me is video tours,” he recalls. “But not just a quick introduction and let the video play some music as you tour the condominium.”

Instead, Vanovermeire takes a more immersive, personalized approach to help buyers envision life in a small space.

“You have to be willing to treat the camera like it was a buyer and point out the lifestyle, amenities in the building and what’s offered in the area,” he explains, including the things you wouldn’t be doing at home, because, “When you’re looking for micro-condominiums, you have to be the kind of person that likes to be out a lot.”

That means showing — not just telling — what makes the location work for the target buyer, whether it’s nearby bars, restaurants, shops or events. “Get some b-roll of an event and incorporate that (so viewers can) see themselves attending … That’s power.”

But despite being a leader who vocally encourages video, Vanovermeire feels most agents still hesitate to fully embrace the medium.

“I really advocate for getting out of your comfort zone … but to this day, the majority of Realtors don’t embrace video the way that they could,” perhaps due to lack of confidence or concern about their appearance, he adds.

Building for people, not profit

If agents are rethinking how they sell micro-units, some developers are rethinking whether to build them at all.

B.C.-based Realtor Shane Styles is also a partner at Tradecraft Consulting, where he advises developers. He’s seeing a changing market, where, at its smallest end, demand rapidly diverges from what’s still being built.

“All things being equal, people want to live in something as large as they can get. We’re getting downward pressure on price and rent in Vancouver, probably for the first time in forever. Now, you can get a larger place for the same rent as a smaller place was two or three years ago.”

Styles feels it all comes down to supply, demand and market elasticity.

On top of that, he adds, are many people on the sidelines not selling, plus reluctance from banks to lend on (tiny) places, “So you’ve got to get creative with financing. How’s that for irony?”

In Styles’ view, these factors create the perfect storm, making micro-units the least desirable homes to live in, and therefore less likely to resell and rent.

‘If you can’t fix it, feature it’

He saw this firsthand when brought into a condominium project that didn’t reach its presale requirement — twice. 

The original pitch was familiar: compact units, priced for short-term rental buyers and branded for weekend use. But it just wasn’t working.

The developer had created the floor plans a few years back with an architect from the East Coast who was used to larger spaces for lower prices, Styles shared. He recognized that the 750 square foot one-bedroom + den units should today be 550 square feet to sell at an attractive price, arguably with the same utility.

Since the developer had no more capital to change the unit sizes, Styles went with the old adage, “If you can’t fix it, feature it.”

He analyzed the local market and found a huge gap. “No one was building anything for locals,” who, Styles notes, comprised first-time buyers paying $2,600 a month in rent and long-term, single-family home residents with nothing to downsize to.

So, it was a game of “repositioning, reexamining the marketplace and ensuring we orchestrated the product to fit the hole we’d identified,” resulting in the larger units offered at $499,000.

At the end of the day, Styles asserts it’s all about utility, as “The everyday consumer can’t equate price per square foot to the value they’re getting … You can have a $1,000/square foot home and a $650/square foot home and they’ll deliver the same utility.”

Emma Caplan-Fisher

Emma Caplan-Fisher is an editor and writer for REM. She has over a decade of experience in various content types and topics, including real estate, housing, business, tech, and home & design. Emma’s work has also been featured in Cottage Life, the Vancouver Real Estate Podcast, the Chicago Tribune, Narcity Media, Healthline, and others. She holds a Certificate in Editing from Simon Fraser University.

The post Tiny footprints, tougher sales: Can micro-units still find their market? appeared first on REM.

The findings, based on survey responses and administrative records, offer insight into the condition, rent, and vacancy of nearly 593,000 subsidized housing units across all provinces and territories from 2019 to 2024.

The findings largely focus on housing in major urban centres. Toronto alone accounts for nearly 30 per cent of the surveyed units, while Vancouver, Ottawa and Montreal collectively make up another 17 per cent.

Nationally, the vacancy rate increased from 1.6 per cent in 2019 to 2.9 per cent in 2024. Most provinces increased at a similar rate, except for Manitoba, which saw its overall vacancy rate increase from 1.2 per cent to 13.7 per cent during this same period.

Proportion of units in poor condition increasing

Among all surveyed units, 43.5 per cent are rated in good-to-excellent condition, while 19 per cent were rated in average condition. 

Just over one-third fall into the fair-to-poor category, with 23 per cent of those deemed poor – an increase from 2.5 per cent 2019.

This happened mainly because fewer units were rated as being in “good” or “fair” condition, reads the report.

At the same time, the number of structures expected to have no repairs within the next five years has declined from 34 per cent to 23 per cent.

Building conditions varied significantly across regions. For example, in Saskatchewan only 15 of social and affordable housing units were rated as excellent or good, compared to 60-70 per cent in British Columbia and Quebec.

Buildings built since 2003 are more likely to be in good or excellent condition, with 77 per cent of them in that category. By contrast, only 38 per cent of units built before 2003 are rated similarly.

The age of the stock of social and affordable units varied significantly by province and territory. In Quebec and the three territories, more than one-third of the stock was built after 2003. In contrast, in Ontario, the Prairies and the Atlantic provinces, 65 per cent to 90 per cent of stock was built before 1987.

Prices soar for most unit types

Between 2019 and 2024, national average rents increased by approximately 16 per cent for one-bedroom units and 22 per cent for 2-bedroom units. Average rents increased by 30 per cent for units with three or more bedrooms. 

Average rents declined by four per cent for bachelor units.

How are units managed?

More than half of the social and affordable housing units in the most recent survey were managed by various levels of government, accounting for 53 per cent of the total.

Non-profit organizations oversaw the management of 26 per cent of units, while housing cooperatives were responsible for another seven per cent.

The remaining 17 per cent were managed by private companies or through partnerships that involved a combination of government, non-profit, and private actors. 

When it comes to funding, government entities were also the primary contributors.

The post Rents climbing, condition worsening for affordable housing: CMHC appeared first on REM.

The Canada Mortgage and Housing Corporation (CMHC) estimates a need for 3.5 million additional homes by 2030 to restore affordability. Amid this challenge, co-housing co-operatives, supported by financing tools like community bonds and land trusts, offer a proven, community-driven solution that ensures affordability, fosters inclusivity, and empowers residents.

By examining successful models like Waterloo Co-operative Residence Incorporated (WCRI) in Ontario, the Upper Hammonds Plains Housing Co-operative in Nova Scotia, and Propolis Housing Cooperative in British Columbia, we can see how co-ops are thriving from coast to coast and are poised to reshape Canada’s housing landscape.

The power of co-housing co-operatives

Co-housing co-operatives are democratic entities, operated by non-profit or private equity organizations, where residents collectively own and manage their housing. Members purchase shares in the co-op, gaining voting rights and a say in governance, shielding housing from speculative market forces.

The Co-operative Housing Federation of Canada (CHF Canada) reports over 92,000 co-op housing units nationwide, many built during government-backed programs in the 1970s and 1980s. These co-ops offer monthly costs up to 40% lower than market rentals, providing security of tenure unmatched by private condos.

For real estate professionals, co-ops present a compelling alternative for clients seeking long-term housing stability and values-based ownership, particularly in major markets where affordability and retention are make-or-break concerns. The federal government’s $1.5-billion Co-operative Housing Development Program (CHDP), launched in 2022, aims to create thousands of new units by 2028, signaling a growing market for co-op-focused real estate services.

Co-ops are not a niche solution—they are a scalable, business-savvy answer to systemic housing challenges.

How Realtors can play a role

Real estate professionals have a pivotal role to play. Agents and brokers can drive systemic change by:

• Identifying underused parcels for co-op development,
• Partnering with land trust initiatives and regional co-housing associations like the Ontario Co-operative Housing Federation,
• Informing clients about shared equity models that align with long-term affordability goals.

By championing co-ops and community bonds, Realtors and investors can tap into a growing market of values-driven buyers while addressing Canada’s housing crisis.

As University of Toronto professor Margaret Kohn argues, “The goal of housing for all cannot be achieved through the market alone.”

Co-housing co-operatives, with their democratic ethos and innovative financing, are Canada’s path to a fairer, more affordable housing future.

Waterloo Co-operative Residence: Community thrives in Ontario

In Ontario, Waterloo Co-operative Residence Incorporated (WCRI) exemplifies the co-op model’s success in addressing student housing needs. Located near the University of Waterloo and Wilfrid Laurier University, WCRI provides over 1,200 beds at costs 30–40% lower than private rentals, according to CHF Canada. Members participate in governance, from budgeting to organizing events, fostering a sense of ownership and belonging.

WCRI’s success is part of Ontario’s robust co-op network, with over 45,000 units province-wide, including Toronto’s Co-operative Housing Federation of Toronto, which manages 125 co-ops serving over 100,000 residents. These co-ops deliver affordable housing in high-cost urban centres, proving their relevance in Canada’s most competitive markets. By alleviating pressure on the broader rental market, WCRI and similar co-ops demonstrate how targeted solutions can benefit both students and local communities.

Upper Hammonds Plains: Empowering communities with land trusts

On the East Coast, the Upper Hammonds Plains Housing Co-operative in Nova Scotia, partnered with the Upper Hammonds Plains Community Land Trust, is a powerful example of co-ops addressing historical inequities.

Led by Curtis Whiley, a sixth-generation African Nova Scotian, this co-op is developing 136 affordable row house units for Black Canadians, supported by the $1.5-billion Co-operative Housing Development Program (CHDP).

The land trust model ensures permanent affordability by retaining ownership of the land, leasing it to the co-op at nominal rates. This structure caps property value increases, preventing speculative flipping that drives up prices in Halifax, where home values have surged 20% since 2020. By removing land from the speculative market, the trust protects residents from gentrification, fostering resilience and cultural continuity in a community impacted by historical displacements like Africville’s destruction in the 1960s.

Coast-to-coast success: Co-ops nationwide

Co-ops are succeeding across Canada, adapting to diverse regional needs. In British Columbia, the Propolis Housing Cooperative in Kamloops is building a six-storey, net-zero, mixed-use development with 50 affordable units, showcasing sustainability and affordability. Supported by the Co-operative Housing Federation of BC, which oversees 15,784 units, Propolis is part of a vibrant network that includes co-ops in Vancouver’s False Creek neighbourhood, among Canada’s earliest co-op communities developed in the 1970s.

In Quebec, the Fédération des coopératives d’habitation de Québec manages over 20,000 units, leveraging provincial support to expand affordability in Montreal and beyond. Manitoba’s Winnipeg Housing Co-operative serves Indigenous and low-income families, while Yukon’s Whitehorse Co-operative Housing Association supports remote northern communities. From urban centres to rural regions, co-ops are a flexible, proven model delivering affordability coast to coast, housing over 250,000 Canadians in diverse contexts.

Community bonds and land trusts: Financing the co-op revolution

Scaling co-ops requires innovative financing, and community bonds and land trusts are leading the way. Propolis has raised $1.1 million through community bonds, engaging 80 investors via Tapestry Community Capital’s platform, offering up to 3.5% interest with entry points as low as $500.

Tapestry has facilitated $110 million in bond investments, supporting projects like Toronto’s Kensington Market Community Land Trust, which uses land trusts to curb speculation by holding land in perpetuity, ensuring affordability in high-cost urban areas. In November 2024, Tapestry secured $3 million from CMHC to create a $30-million fund by 2025 for rural and Northern co-ops (CMHC, 2024). Land trusts complement bonds by locking land out of speculative markets, stabilizing housing costs and enabling co-ops to compete with private developers in regions like British Columbia and Ontario.

A call to action

Co-housing co-operatives, from WCRI to Upper Hammonds Plains and Propolis, are succeeding coast to coast, delivering affordable, stable, and community-driven housing. They shield residents from market volatility, foster resilience, and empower communities. Scaling this model demands bold policy action.

The federal CHDP’s $1.5 billion is a start, but provinces like Ontario and British Columbia must match Quebec’s investment in co-ops, and municipalities can allocate public land, as CHF Canada advocates for $50 million in federal transfers.

Ludovic Viger

Ludovic Viger is the Ottawa-based author of The Great Canadian Reset, a forthcoming book (September 1, 2025) examining bold fixes for Canada’s pressing challenges.

The post Co-housing co-ops: A housing crisis solution and emerging business opportunity appeared first on REM.

Terms like “purpose-built rentals,” “multi-family homes,” and “sustainable development” are more than just industry buzz. They represent a shift in housing strategy that directly impacts the decisions Realtors make and the advice they give their clients. For Canadian Realtors, understanding these concepts is crucial to staying relevant and responding effectively to evolving market needs.

If you’re a Realtor, you’re likely already fielding questions from buyers and renters about affordability and the future of housing. So, what do these concepts mean for your business, and how can you apply this knowledge to serve your clients better?

What defines sustainable policy?

“Sustainable” is a term we hear often, especially when it comes to economic and environmental issues, ranging from global to local levels. But what exactly does sustainability mean for new homes?

Sustainable development focuses on three main pillars: environmental, social, and governance (commonly referred to as ESG for short). These commitments address important issues that affect both the environment and society. 

Policy in development and urban planning is essential in helping manage environmental impact, including waste management and consumption. The social aspect looks at quality of life for clients and employees alike, while the governance pillar focuses on everything from data protection to resident and investor rights. 

In April 2024, the Government of Canada introduced the “Solving the Housing Crisis: Canada’s Housing Plan,” aiming to unlock millions of new affordable homes by 2031. This comprehensive strategy focuses on accelerating housing construction and promoting sustainable development across the country.

These ESG policies, in combination with each other, act as overarching guidelines for design implementations, ensuring new developments meet the demands of the modern market. 

Key pillars of sustainable residential development in practice

Adaptive reuse: Enhancing efficiency and reducing waste

Another area of interest is adaptive reuse, where existing structures, such as schools or churches, are converted into housing. This form of development preserves community character, reduces construction waste, and expedites the building process compared to starting from scratch. Realtors who understand how adaptive reuse works have a unique edge when working with investor or developer clients.  

These types of buildings have a unique charm that many potential buyers or renters are looking for. Similarly, infill housing (densifying underused lots within urban or suburban areas) is gaining momentum in places like Ottawa, Calgary, and Hamilton.

Revitalizing neighbourhoods and strengthening communities

Housing shortages are a pressing concern in many of Canada’s urban centers, contributing to rising rental and purchase prices nationwide. This means paying close attention to where these infill projects are happening. These projects often bring new listings in highly desirable neighbourhoods, and by staying on top of local planning updates, you can identify these growth pockets early and help both buyer clients and investors get ahead of future demand. You can also guide clients looking for walkable communities toward mixed-use developments that combine housing with amenities such as grocery stores, pharmacies, restaurants, and cafes, as these features are an increasingly important factor that clients are seeking. 

Just look at the recent popularity of the concept of the “15-minute city,” where renters and buyers are seeking homes in places where they can easily walk or bike. 

Championing purpose-built rentals and future-forward development 

In 2024, CMHC reported that Canada’s purpose-built rental market experienced its highest annual supply growth in over three decades, increasing by 4.1%. This surge was particularly notable in Montréal and Calgary, which contributed significantly to the national increase. While the market won’t shift completely overnight, these types of projects are steadily increasing in numbers, and they represent significant opportunities. 

Start by building relationships with developers focused on these builds so you can be among the first to market new inventory to renters or buyers. Educate your clients about the benefits of professionally managed, purpose-built rentals, including modern amenities and long-term rental security. By positioning yourself as a resource on these trends and connecting clients to emerging developments, you not only add value to the client experience but also expand your own reach in a fast-evolving market.

How does this impact me and my clients? 

Clients expect their Realtor or leasing agent to be more than a transaction facilitator. They’re looking for someone who can help them understand not just what’s available, but why certain properties or neighbourhoods might be better aligned with their goals. That means that being informed about sustainable housing strategies sets you apart. Attending municipal planning meetings, staying in touch with local builders, or simply keeping tabs on ESG initiatives in your area can go a long way in setting yourself apart. Even just subscribing to local development newsletters is a great way to stay up to date.

While economic uncertainty has certainly slowed some development, it has also sharpened the focus on sustainable planning. Realtors who recognize that sustainability isn’t a passing trend but an actual structural change in how communities grow will be better prepared to thrive in the evolving Canadian housing market. 

Actionable steps for Realtors

• Subscribe to local municipal newsletters to stay informed about new developments and housing policies.
• Engage with developers specializing in purpose-built rentals to gain early access to upcoming projects.
• Attend local planning meetings to understand zoning changes and infill project opportunities.
• Educate clients on the benefits of sustainable and ESG-compliant housing options.
• Utilize tools like CMHC’s Housing Market Information Portal to analyze regional housing trends and data.
• Promote walkable, mixed-use communities that align with the “15-minute city” concept to clients seeking convenience and sustainability.
  

Natasha Plotnikov

Natasha Plotnikov is an architectural and landscape designer with over 12 years of experience.

While her career began exclusively in architecture, the last seven years have been split between design and marketing positions. She has worked with commercial and residential real estate clients with assets ranging from a few hundred to several million square feet. She
currently manages Community Development for Accora Village, Canada’s largest privately owned and dog-friendly rental community.

The post The Realtor’s guide to Canada’s sustainable housing future appeared first on REM.

Each month, a BCREA leader shares their insights in an exclusive column for Real Estate Magazine. Interested in contributing? Send us an email.

Few current Canadian politicians have the credentials of newly-appointed Minister of Housing and Infrastructure Gregor Robertson, as he has now served in all three levels of government.

Although he’s been out of the political scene for a few years, with his most recent Liberal MP election victory in B.C.’s Vancouver Fraserview—South Burnaby riding, Robertson is decidedly back on the map.

In years past, he served as a Member of the Legislative Assembly for the B.C. NDP starting in 2005. He then became the City of Vancouver’s longest-serving mayor, holding the post from 2008 to 2018 as a member of the Vision Vancouver slate.

With a governmental mandate to improve housing affordability nationwide, Robertson’s new, high-profile cabinet post comes with much political baggage and policy challenges. Let’s look at some of Robertson’s past achievements and how they relate to the current Liberal housing plan. 

New technology

In 2011, during his time as mayor of Vancouver, Robertson launched Vancouver’s first Economic Action Strategy, which focused on job creation by supporting local businesses, seeking areas of strategic new investment, and capitalizing on global trade. It also looked at fostering targeted job creation in areas such as green energy and the burgeoning digital media sector.

Back then, Vancouver’s economy was on a major upswing, and (as per a Conference Board of Canada report at the time) it was the fastest-growing metropolitan economy in the country.

Now that Robertson is overseeing expanded housing targets, it’s likely that technology and related job growth will be key parts of his game plan. Tech changes at scale could streamline the way a lot of housing is currently built, which would also create new ancillary jobs as part of the expansion of that tech sector.

During the election campaign, the Liberal Party expressed interest in expanding prefabricated and modular housing to speed up construction timelines. These technologies could also potentially allow for a new level of lesser-qualified tradespeople to be employed in putting the prefabricated sections together onsite. This, in turn, would help relieve the dire forthcoming trade labour shortage.

Environmental housing

As Vancouver’s mayor, Robertson launched several notable housing-related policy initiatives. A major one was the development of the Greenest City 2020 Action Plan. 

The goal was to make Vancouver the “greenest city in the world” by 2020. The program focused on three target areas: carbon, waste, and ecosystems. Much of this initiative focused on developing the “green economy,” which included a sizeable increase in green buildings that offer CO2 reduction.

It will be interesting to see if Robertson’s environmental and green-tech interests intersect with housing targets. He may look at putting additional focus on carbon footprints, sustainable building practices, and green housing technology incentivization. 

The challenge will be that green building typically equates to more expensive construction, which is counterintuitive to fostering an increasingly affordable end-product.

Canadian homelessness issues and housing for in-need demographics

A 2008 policy that garnered significant attention around Metro Vancouver was Robertson’s goal of eliminating homelessness by 2015. Sadly, regional homelessness continued to worsen during that period. As this initiative was a highly public failure, it has long dogged him in how he is remembered as a Vancouver political leader.

That said, homelessness and housing for in-need groups are clearly issues that matter to Robertson. It only stands to reason that he will be anxious to redeem his work in this area and use newfound clout to make an impact.

In terms of specific in-need housing groups, the Liberal pre-election platform referenced both expansion of student housing and care homes, and accommodation for our rapidly aging population.

Incentivizing and expanding rental stock

As a politician with demonstrated sensitivity to in-need groups, Robertson is likely to focus on the sizeable demographic of renters across the country. 

From the 1970s to the early ’80s, the federal government ran a tax incentivization regime called the Multi-Unit Residential Buildings program. During the seven years it was in use, this program inspired a record expansion of rental buildings that has never been matched since.

While it’s an expensive program for the government to operate in terms of lost taxation revenue, it’s proven to work and a likely direction for Robertson as he carries out his mandate.

Governmental housing alignment

As Robertson has worked on the ground in all three layers of government, he’s an ideal politician to implement stronger collaboration from municipal to provincial to federal entities.

Housing issues affect all three layers of government, and they desperately need to approach housing policy as three layers of a single entity.

It’s time for strong top-down leadership, paired with some nuance in approach that recognizes all communities are not the same, and their issues and challenges differ.

What is most needed to move the dial on affordable housing?

Canadian governments have a longstanding habit of trying to solve complex housing issues in isolation. But that way of working won’t achieve the goals this new federal government wants to achieve.

That’s why it’s time to create a permanent national housing roundtable. This roundtable would be made up of 25 or so housing policy experts from across the sector, inclusive of market, non-market, Indigenous, and academic voices. 

A group like this working collaboratively with the government to share ideas, pre-vet policy, provide advance feedback, share research, and conduct joint analysis could work miracles in what can be achieved.

All is not lost. This country can fix its housing issues. But it’s going to take more than any one politician or any one policy. Let’s do this together.

Trevor Hargreaves

Trevor Hargreaves oversees research and policy, government relations, and communications at the BC Real Estate Association (BCREA). He is also an Adjunct Professor at the Sauder School of Business at the University of British Columbia. Before joining BCREA as the Senior Vice President of Policy Research, Government Relations, Marketing & Communications in 2019, he served as Director of Communications, Government and Public Relations at the BC Dairy Association and, prior to that, toiled in regional media and journalism.

The post Politics in the Wild West: What a B.C.-based federal housing minister could mean for national policy appeared first on REM.

But are that many new homes needed to make housing more affordable and accessible? Maybe not, according to TD Bank economist Rishi Sondhi. 

In a new report, TD’s analysis suggests that 400,000 completions a year may do the trick – but that’s still a lofty goal, says the report.

“Construction sector productivity and a retiring workforce are structural challenges that will need to be overcome if the government wants to hit its 10-year target of 500,000 new homes each year,” says TD.

“However, this level probably isn’t required, as a 400,000 run rate should be enough to restore affordability over time.”

Why 400,000 could work

Carney’s housing plan includes several proposed policies intended to stimulate housing construction, including cutting GST for first-time homebuyers and a 50% reduction of development charges. 

However, the policies reviewed by TD so far are “likely to fall well short” of closing the gap between the roughly 210,000 completions Canada averages annually and the federal government’s 500,000 goal, reads the report.

TD says 500,000 per year might be an “aspirational target,” but its modelling suggests that if Canada were to achieve annual completions of 400,000, then housing affordability might return to its pre-pandemic level. 

“This assumes that Canada stays clear of a major recession, which would be a painful way to quickly improve affordability,” reads the report.

A smaller target would still be challenging

TD says 400,000 is a more manageable goal, but it’s still quite formidable given industry constraints. 

“Productivity in the construction industry has been an issue, and construction, like other segments, will be facing a wave of retirements in the coming years,” says the report.

“In fact, industry estimates project a 108,000 shortage in Canada’s construction industry by 2034 after accounting for workforce needs and retirements.”

At current productivity levels, getting to 400,000 completions per year in 10 years would require Canada’s residential construction workforce to expand by 16% each year, says TD.

“This is untenable, especially given retirements and that the share of Canadian employment concentrated in construction is already elevated,” reads the report.

“Also, the federal and provincial governments have ambitious goals in infrastructure building, and these projects will compete for tradespeople.”

More realistically, Canada could hope for a combination of a rising construction workforce and an increase in productivity, says TD.

Prefabs could help, eventually

The federal government will likely be leaning on Canada’s prefabricated housing to meet its targets, said TD, but it isn’t a silver bullet. 

“Prefabricated housing can lift productivity. However, the industry is currently small, and scaling up will require a sustained effort on the part of the federal government, if international experience is a guide,” said TD.

“Housing design codes that vary substantially across regions present another challenge for factory-made housing’s ability to scale up.”

The post Ottawa’s housing ambitions face reality check as TD economist warns of industry limits appeared first on REM.

The post Repurposing government-owned land could provide homes for 1 million Canadians appeared first on REM.

The post 4 in 5 Canadians say housing crisis is shaping life decisions, survey finds appeared first on REM.

The post Lack of affordable housing options and high rents: Key upcoming election issues for Saskatchewan renters appeared first on REM.