1 Policy Brief Research Partnership: Trends, Processes, Consequences, Interventions Anything But Scattered The Proposed Sale of Toronto Community Housing s Standalone Scattered- Site Housing and Implications for Building an Inclusive Toronto Alan Walks, PhD, Associate Professor Cities Centre and Department of Geography, University of Toronto Neighbourhood Change Research Partnership Policy Brief #2, August 2012 It has been proposed that the Toronto Community Housing Corporation (TCHC) sell a number of the scattered- site (stand- alone) houses that it maintains as affordable housing for low- income families. This policy brief analyzes the location of these properties in relation to the prevailing social geography of the city, and assesses the impact that such a sale would have on socio- spatial equity and the goal of building inclusive communities in Toronto. Context Toronto Community Housing Corporation (TCHC) is the largest provider of subsidized housing in Toronto for low- income households. It provides approximately 58,500 housing units, or almost 14% of the City of Toronto s rental housing (a further 6% of Toronto s rental stock is provided by other non- market agencies; the rest is provided by private landlords). For years, TCHC has suffered from a lack of resources and difficulties in funding its core services. This shortfall dates to the founding of the TCHC in 2002, when responsibility for public housing was downloaded by the Province of Ontario to the City of Toronto. Provincial legislation establishing the structure of TCHC and the transfer of responsibilities among housing agencies was introduced by the Conservative Ontario government led by Premier Mike Harris. TCHC absorbed and replaced three separate housing authorities: Cityhome (the former City of Toronto Non- Profit Housing Corporation), the Metropolitan Toronto Housing Company Ltd. (MTHCL, which primarily consisted of seniors housing), and the Metropolitan Toronto Housing Authority (MTHA, the Toronto portfolio of the Ontario Housing Corporation (OHC), which was downloaded at the same time). The corporate structure of TCHC effectively compels it to act like a private- sector corporation in leveraging its assets to fund core services, a task made especially difficult by its mandate to provide housing for low- income households. This is different from the organizational structure of the housing authorities that are TCHC s predecessors. The lack of resources has been aggravated by declining funding from the City of Toronto, Vancouver Calgary Winnipeg Toronto Montréal Halifax
2 Page 2 of 9 TCHC s portfolio of social housing includes hundreds of so- called standalone or scattered- site housing units. These are individual properties, mostly single- detached, semi- detached, or row housing located on streets in which the majority of houses are owned privately. These properties were purchased or built long ago to provide affordable housing for larger families with low incomes. By contrast, most of TCHC s portfolio consists of smaller bachelor, one-, or two- bedroom apartment units, often in high- rise buildings, more suitable for small families, couples, and singles. Many of these standalone scattered- site units now require significant maintenance, as do units in the TCHC stock of aging apartment buildings. TCHC s limited maintenance budget is inadequate for this task. The City of Toronto has limited resources to assist with the maintenance backlog, although the City has occasionally made special contributions over the years. The federal and provincial governments, who first built and managed the housing, have not allocated sufficient funds for proper maintenance. The most recent proposal (Executive Committee of Council, February 17, 2012) for partially funding the maintenance backlog is to sell 675 of these scattered- site properties, representing 740 TCHC units, and use the money for rehabilitating other TCHC units or funding other budgets (56 of these properties, containing 64 units, are currently vacant). Although TCHC by law would be required to offer suitable housing elsewhere in its portfolio for households displaced from such sales, the sale would nonetheless represent a reduction in Toronto s stock of non- market social housing and, as a result, remove from the system affordable units housing about 2,200 people. The City of Toronto Council, on March 5, 2012, asked the chair of the City s Affordable Housing Committee to strike a special working group to study the proposed sale of scattered- site houses and the alternatives, and to report back to the Council s Executive Committee on September 10, In the meantime, the houses that are currently vacant are to be sold. The estimated proceeds of the sale of 675 properties vary from a low of $222 million to a high of $400 million (compared to an estimated $ million needed for capital repairs of the TCHC portfolio). Some or all of the proceeds of such a sale, it is suggested, could fund maintenance elsewhere in the portfolio, or be used to build new lower- cost stock, so that other low- income households could benefit from the sales. It remains unclear, however, whether the sales would result in any net gain for TCHC that could be put toward any of its budgets (maintenance or otherwise). The City of Toronto, under its current administration, might simply reduce its own funding to TCHC, resulting in no net benefit to the housing corporation. The City s budget process makes it impossible to guarantee how the money might be used. (For more information on the proposed sales, and the political processes that have led to the current situation, see the reports by TCHC, 2011, and City of Toronto, 2012, listed at the end of this brief.) The purpose of this policy brief is not to suggest how the potential proceeds might be spent or how the City can fund maintenance for TCHC housing: those outcomes are political and unpredictable, and depend upon decisions made by Toronto City Council and the Province of Ontario. (For more discussion of issues pertaining to costs and funding, see the report produced by the Wellesley Institute, 2011). Instead, this brief examines the implications of the proposed sale for social and spatial equity. But first, it is important to understand trends in inequality within the City of Toronto. Growing Social Polarization and the Three Cities in Toronto The proposed sale of TCHC houses is occurring against a backdrop of increasing social inequality and neighbourhood polarization. Toronto has become more segregated by income over time as rich
3 Page 3 of 9 neighbourhoods become richer and poor neighbourhoods become poorer. Figure 1 shows this growing inequality in the form of a GINI coefficient: Gini coefficients range between zero and one, and higher values indicate higher levels of spatial inequality. Part of the reason for this growing segregation is that many inner- city neighbourhoods, which once housed large low- income populations, have experienced gentrification (see Walks and Maaranen, 2008). Over time, many houses that were once rented out on the private market have been converted to owner occupation. As a result, low- income households have been displaced from inner- city neighbourhoods close to public transit, jobs, and amenities. Low- income households now have a difficult time finding affordable rental in the city, and often must live in distant neighbourhoods in the former inner suburbs of North York, Scarborough, and Etobicoke. Figure 1: Growing Between-Neighbourhood Inequality (Gini Coefficient) in the Amalgamated City of Toronto, 1970 to Source: Walks (2010). Calculated by the author from the Census of Canada, various years. Values are Gini coefficients and the units of analysis are census tracts. The Gini coefficient ranges from zero to 1. A value of 0.00 would indicate complete equality of income between census tracts (neighbourhoods), while a value of 1.00 would indicate that all the city s income is found in only one census tract and all other tracts have zero income. (For more information on how the gini is calculated, see World Bank, 2011) The result is a city divided both socially and spatially. This division has led to the creation of three separate cities within the city. City #1 is the ever- improving and gentrifying city, in the inner city and areas close to efficient public transit. City #3 is the declining city mostly in the less accessible neighbourhoods of the former inner suburbs of Etobicoke, North York, and Scaroborough. In between is City #2, the stable city (Hulchanski, 2010).
4 Page 4 of 9 As affordable rental housing disappears from the inner city and low- income households are forced to find affordable housing far from the core, the gentrification of City #1 is directly related to the decline of City #3, and to growing income segregation and social polarization. Any policies that allow the wealthy to displace renters in the inner city thus contribute to greater socio- spatial polarization. Map 1 superimposes the units proposed for sale onto a map of the three cities in Toronto. Map 1: The Three Cities of Toronto, Showing the Locations of TCHC Units Proposed for Sale Anything But Scattered: The Geography of TCHC s Proposed Unit Sales The spatial distribution of the TCHC housing proposed for sale has important implications for socio- spatial equity. If these housing units were truly scattered that is, if they were not concentrated in any particular neighbourhoods, then it could be argued that their sale would have limited effects on existing levels of neighbourhood- level inequality. In fact, the housing in question is anything but scattered. These units are concentrated in 112 (or 21%) of the City s 527 census tracts. (Census tracts are spatial units created by Statistics Canada with an average population of 4,000 and designed to be relatively homogeneous in terms of socio- economic characteristics, and thus are often used as proxies for neighbourhoods.) Furthermore, many of these census tracts (66 of these 112 tracts, or 12.6% of the City) contain fewer than four of such units. And the vast majority of these scattered standalone units are highly concentrated in just 46 (8.7%) of the City s census tracts. To give an indication of just how spatially clustered these units are (for those nuanced in geographic statistics), a nearest- neighbour analysis produces a z- score of , an extreme value
5 Page 5 of 9 that suggests there is less than a percent chance the spatial distribution is the result of random clustering (a value of would be significant at the 0.01 percent level). Due to its geographic concentration, the sale of this housing will have significant impacts on particular neighbourhoods in the city. Map 2 shows the proposed sales as a percent of the total number of housing units in each census tract. What is instantly discernable is that this housing is highly concentrated in the east end of Toronto s inner city (mostly Riverdale, Leslieville, and the Beaches), as well as in the inner west end (notably in Parkdale, Trinity Bellwoods, Dufferin Grove, Dovercourt, and the Junction). These are all areas that have been gentrifying for a number of years, and in turn have been witnessing displacement of renters and low- income households (see Walks and Maaranen, 2008). In these areas, the proposed units for sale are located close to public transit, and thus are appropriate for low- income households that often cannot afford a car (see the analysis produced by the Martin Prosperity Institute, 2012). There is also a strong concentration in Malvern (upper- east Scarborough), and smaller concentrations in neighbourhoods near the Golden Mile and a few other areas in Scarborough. Map 2: TCHC Scattered- Site Units as a Proportion of All Housing Units (Owned and Rented) SOURCE: TCHC and Census of Canada, Percentages are calculated based on the number of dwelling units reported in the 2011 census.
6 Page 6 of 9 By far the highest concentration is in inner Toronto s east end (bordered by the Don River/DVP to the west, Victoria Park Avenue to the East, and just above O Connor Drive to the north). This area contains 313 (42.5%) of the units proposed for sale. These units make up an important segment of the total housing stock in these neighbourhoods, and an even more significant proportion of the rental housing stock that is actually affordable. The second largest concentration (172) is in Malvern, representing 23.3% of these housing units. The third is in the west end, where 138 units are located (18.7%). This means that virtually 85% of TCHC s scattered- site units are located in just three areas of the City. Most of the rest (another 94 units, or 12.7%) are located elsewhere in Scarborough. All told, this is an extremely concentrated portfolio. It is also important to consider how the portfolio is distributed across each of the three cities of Toronto identified by Hulchanski (2010). In the older pre- amalgamation municipalities of Toronto, York, and East York, all of the proposed units for sale are located within either City #1 (the improving and gentrifying city) or City #2 (the stable city). Many rental units have already been converted to owner- occupation in City #1, and it is occurring, albeit more slowly, in City #2 as well. In these areas, few, if any, of the TCHC units sold into the private market are likely to remain in rental tenure. These units will likely be bought by speculators, renovated, sold to wealthy households, and converted to owner occupation, following the pattern in gentrifying areas in Toronto that has persisted for 30 years (see Walks and Maaranen, 2008). Once sold, the value of these units is likely to rise dramatically, while reducing the stock of rental housing and the number of tenant households in such neighbourhoods. This change in turn will increase the value of privately held, owner- occupied housing in such areas, making them even less affordable for low- income households. Therefore the sale of the units represents a transfer of value from the public to a small group of private interests, and will intensify the gentrification processes in these inner- city neighbourhoods. Table 1: Number and Percent of Proposed Housing Units for Sale in each of the Three Cities INNER CITY Old Cities of Toronto, York, & East York INNER SUBURBS Old Cities of Scarborough, North York & Etobicoke ALL CITY OF TORONTO City #1 152 (20.5%) 1 (0.1%) 153 (20.7%) City #2 302 (40.8%) 32 (4.3%) 334 (45.1%) City #3 0 (0 %) 250 (33.8%) 250 (33.8%) Total 454 (61.4%) 283 (38.2%) 737/ 740 Source: Calculated by the author from TCHC data. Numbers sum to the 737units for sale traceable by location in the dataset provided by TCHC.
7 Page 7 of 9 This reality is in stark contrast to the situation in the inner suburbs the pre- amalgamation municipalities of Scarborough, North York, and Etobicoke. In these areas, 250 (88%) of the 283 units proposed for sale are in City #3 (the declining city). In these neighbourhoods, incomes have been persistently declining for decades, and many owner- occupied houses are now being rented out, partly in response to gentrification in the older neighbourhoods that has reduced affordable rental accommodation in the inner city. Some of the areas in the inner suburbs targeted for sales of the standalone units have been designated Priority Neighbourhoods by the City of Toronto and the United Way, because of their growing social problems and high crime rates. Units sold in these areas are unlikely to increase in value after sale into the private market. It is always possible that they may be converted to owner- occupation by the individuals purchasing these properties, but because housing prices in these neighbourhoods (e.g., Malvern, Golden Mile, Orton Park) have risen much more slowly than the average for Toronto, there is little reason for speculators to renovate them or attempt to add value for resale. In some cases, the units may be purchased by landlords hoping to profit by under- maintaining the properties while keeping them in rental tenure, which could hasten the difficulties and social decline of such areas. To be sure, a small number of the units (33 units) in these suburbs are located within Cities #1 and #2 these units are more likely to be renovated, and thus may become occupied by wealthy households in these few neighbourhoods. But the vast majority in the inner suburbs are located in neighbourhoods where market logic is not likely to dictate wholesale improvements to the neighbourhood, but instead reinforce trends toward decline. Spatial Equity and Building Inclusive Communities Selling these scattered- site units into the private market will likely exacerbate spatial polarization trends within the inner suburbs, as well as between the inner city and the inner suburbs. The neighbourhoods that will accrue private benefits are those that are already wealthy or are gentri- fying (particularly those in the east end of the inner city including neighbourhoods where gentrification had previously been slowed by the presence of non- market affordable housing, including the units now proposed for sale). The neighbourhoods that are least likely to benefit, and that may even be negatively affected, are those already suffering from social problems, crime, and declining incomes in the inner suburbs. If the standalone units are sold into the private market, rich neighbourhoods will become richer, and poor neighbourhoods will become poorer, and inequality and the social tensions that it produces will increase further. The gulf between City #1 and City #3 will widen. This author has been working with other scholars at the University of Toronto Cities Centre to analyze neighbourhood trends and recommend policies for building inclusive, diverse neigh- bourhoods and enhancing neighbourhood quality of life. One of our most important policy recommendations is the need to limit gentrification processes that displace affordable rental housing from the inner city and to prevent processes of neighbourhood change that produce concentrations of both wealth and poverty. Research conducted by members of the team (Walks and August, 2008; Ley and Dobson, 2008) has found that maintaining non- market affordable housing is one of the best ways of building and encouraging inclusive communities and preventing the negative aspects of gentrification. It is
8 Page 8 of 9 important to maintain a healthy stock of affordable housing for low- income households who otherwise would be priced out of inner- city neighbourhoods entirely and forced to move to less- accessible areas of increasingly concentrated poverty. Selling these TCHC properties into the private market will only exacerbate polarizing trends and work against the goal of building inclusive communities. We thus recommend that these properties not be sold into the private market. It is understood that TCHC is in a difficult position. This analysis does not suggest that these properties must remain under the ownership and management of TCHC. Transferring these properties to other non- market social housing providers whose mandate is to maintain the units as affordable housing would keep these units off the private market and in secure, affordable tenure. However, once sold on the private market, these units would no longer serve a social policy objective, nor could any government afford to buy them back (or buy similarly located units). Selling them onto the private market will represent a transfer of wealth and public assets to private individuals or corporations. Maintaining these housing units as part of the City s non- market social housing stock, on the other hand, maintains public assets and provides significant public benefits, including that of inclusive diverse neighbourhoods where people of all incomes can afford to live. References City of Toronto. (2012). Securing Funding to Repair Toronto Community Housing's Multi- Residential Portfolio: Sale of Toronto Community Housing Stand- Alone Units. Toronto: City of Toronto. Report for Executive Committee Consideration, item EX 16.3 (February 13, 2012). Hulchanski, D. (2010). The Three Cities Within Toronto: Income Polarization Among Toronto s Neighbourhoods, Toronto: University of Toronto Cities Centre. Research Report. Ley, D., & Dobson, C. (2008). Are there limits to gentrification? The contexts of impeded gentrification in Vancouver. Urban Studies 45(12): Martin Prosperity Institute. (2012). $400 Million? $220 Million? But at What Cost? Toronto: Martin Prosperity Institute Insights report. million million- but- at- what- cost TCHC (Toronto Community Housing Corporation). (2011). Stand- alone Units Portfolio. Toronto: Toronto Community Housing Corporation. Report: TCHC: (October 21, 2011). Walks, A. (2010). Inequality in Toronto. Toronto: University of Toronto Cities Centre. Discussion paper. ronto.pdf Walks, A., & August, M. (2008). The factors inhibiting gentrification in areas with little non- market housing: Policy lessons from the Toronto experience. Urban Studies 45(12): Walks, A., & Maaranen, R. (2008) The Timing, Patterning and Forms of Gentrification and Neighbourhood Upgrading in Montreal, Toronto, and Vancouver, 1961 to Toronto: University of Toronto Cities Centre Research Paper Maaranen- Gentrification pdf
9 Page 9 of 9 Wellesley Institute. (2011). Selling Off Affordable Homes is Bad for Toronto s Health: Seven Things You Need To Know. Toronto: Wellesley Institute Backgrounder Report. World Bank (2011) Measuring Inequality: The Gini Coefficient of Inequality. Washington, D.C.: World Bank. nupk:492138~pagepk:148956~pipk:216618~thesitepk:430367,00.html CONTACT Alan Walks, Professor, University of Toronto MORE RESOURCES AVAILABLE AT Alan Walks is associate professor in the Department of Geography and Program in Planning at the University of Toronto, and a research associate of the Cities Centre, where he is a co- investigator on the Neighbourhood Change Research Partnership project. Dr. Walks research is concerned with understanding neighbourhood inequality. His published research has examined inner- city gentrification, social housing redevelopment and homelessness, gated communities, neighbourhood political effects, mortgage markets, and the socio- spatial impacts of deindustriali- zation and globalization. Policy Briefs provide succinct and timely commentary on policy issues based on research carried out by members of the Neighbourhood Change Research Partnership based at the University of Toronto. The research and its dissemination are supported by grants from the Social Sciences and Humanities Research Council of Canada. The views expressed are those of the individual authors, and do not necessarily represent the views of the research team, the university, or the funder. J. David Hulchanski and Philippa Campsie, General Editors ISBN Neighbourhood Change Research Partnership, University of Toronto, 2012 Creative Commons Copyright: The research papers, maps and graphs produced by the Neighbourhood Change Research Partnership, based at the University of Toronto, are made available under the Creative Commons Attribution- Non- Commercial- No Derivative Works 2.5 Canada License. We encourage use and further distribution of our research under the terms of this license.
City Planning Policy & Research This bulletin has been prepared in the context of other housing research undertaken by City Planning: - Profile Toronto, Toronto s Housing, No.2, December 23 - Perspectives
Vancouver s Housing and Homelessness Strategy 2012-2021 A home for everyone A home for everyone Vancouver s Housing and Homelessness Strategy 2012-2021 Prepared by Context Ltd. June 2011 ACKNOWLEDGEMENTS:
The Urgent Need to Bring Fairness to the Taxation of Multi-Residential Properties in Ontario by October, 2001 About FRPO FRPO is the largest association in Ontario representing those who own, manage, build
Urban Development Services Policy & Research This bulletin is one of a series of research products that the Urban Development Services Department will produce, focusing on the results of the 2001 Census
Appendix 11: AFFORDABLE HOUSING TERMS & CRITERIA (Provided by the Southampton Housing Authority March 18, 2013) What is Affordable Housing? There are a number of definitions of affordable housing as federal
1 2 CONTENTS Executive Summary... 1 Introduction...2 What is Affordable Housing?... 10 Why Does Affordable Housing Matter?... 14 Demand and Supply Analysis... 17 What is the Current Demand in Mississauga?...
Page 1 5. THE BAKEWELL OFFICE MARKET (A610611/BT) Proposal 1 To review the office market in Bakewell in the light of pressures for change from office to residential in town centre sites. Within the context
CHAPER 11: ES BANK SOME ANSWERS AND COMMENS ON HE EX DISCUSSION QUESIONS 1. he family s income, the family s debt, and the family s having cash for the down payment and closing costs. he most common reason
THE THREE CITIES WITHIN Income Polarization Among Toronto s Neighbourhoods, 1970-2005 BY J. DAVID HULCHANSKI, UNIVERSITY OF THE THREE CITIES WITHIN This report is a 2006 Census update of the Centre for
M13 - Expiring Agreement? Providers Share Lessons on What They've Learned Expiry of Operating Agreements Reaction to Action PG Metis Housing Society November 23, 2015 Overview Introduction Context History
Catalogue no. 75-001-XIE ON LABOUR AND INCOME JUNE 2002 Vol. 3, No. 6 HOUSING: AN INCOME ISSUE PENSIONS: IMMIGRANTS AND VISIBLE MINORITIES Statistics Canada Statistique Canada Sophie Lefebvre HOUSING IS
HOUSING FOR ALL E-NEWSLETTER ISSUE 2 SUMMER 2012 Welcome to Bruce County s second Housing Newsletter! This newsletter is a collection of upcoming events, stories, resources and announcements to keep you
April 2014 Housing on Galiano: Trends, Needs and Demands Matt Thomson M. T h o m s o n C o n s u l t i n g Table of Contents Executive Summary... 2 1. Introduction... 4 1.1 Overview... 4 1.2 Purpose and
Competitive Analysis Economic Vision for the City of Burlington Burlington Economic Development Corporation DRAFT 1 Millier Dickinson Blais ACKNOWLEDGEMENT This report has been supported by the Ministry
Housing Markets in Six Metropolitan Areas and their Main Central Cities Rolf Pendall Director, Metropolitan Housing and Communities Policy Center, The Urban Institute Housing issues and opportunities at
Bristol Housing Market in 2015 A Summary In brief: Demand is up and there continues to be an undersupply of new homes, both for ownership and rent. There is evidence to suggest that, during the last year,
Multifamily Market Commentary November 2015 The Supply Gap is Substantial for Lower Income Households The demand for affordable rental housing continues to increase each year, yet the amount of new supply
Rental and Affordable Housing Strategy 355 West Queens Rd North Vancouver, BC V7N 4N5 604-990-2311 www.dnv.org Updated November 2016 Table of Contents 1 INTRODUCTION... 3 Intent of this strategy... 3 Public
FIVE YEAR STRATEGIC PLAN 2015-2020 Affordable Housing Working Group Revised: November 13, 2015 INTRODUCTION The Housing and Homelessness Partnership is a multi-stakeholder coalition committed to working
Community and Housing - Empty Property Strategy Strategic Objective: Epsom and Ewell Borough Council is committed to minimising the number of empty homes in the Borough The Council is committed to a Corporate
The Wholesale-Retail Rental Housing Split, Tax Forgiveness on Rollover and Implications for Tenants By Marion Steele Department of Economics, University of Guelph and Centre for Urban and Community Studies
Making Homes Affordable Labour s Plan for Housing Labour Making Homes Affordable.indd 1 10/02/2016 15:47 Every person should have access to good quality, secure, affordable housing, appropriate to their
Information Action 2011 Census Second Release December 2012 Consultation The Office for National Statistics (ONS) has now begun the Second Release of outputs from the 2011 Census at local authority level.
H o u s i n g M a r k e t I n f o r m a t i o n RENTAL MARKET REPORT Canada Highlights C a n a d a M o r t g a g e a n d H o u s i n g C o r p o r a t i o n Date Released: Fall 2010 Figure 1 Vacancy Rate
Savills World Research Policy Response Buy to Let Tax Relief Autumn 215 savills.co.uk/research In his May budget the Chancellor announced a limit on mortgage interest relief for buy to let investors in
O SMALL BANK Comptroller of the Currency Administrator of National Banks Washington, DC 20219 PUBLIC DISCLOSURE March 02, 2009 COMMUNITY REINVESTMENT ACT PERFORMANCE EVALUATION First National Bank of Michigan
Appendices To help augment the information provided in the HHAP, other relevant housing and homelessness information has been included in the following appendices. Wherever possible, references and sources
Workshop Discussion Notes: Housing Data & Civil Rights October 30, 2014 Washington, D.C. http://www.datacivilrights.org/ This document was produced based on notes taken during the Housing workshop of the
Solar barriers to entry for low and middle Income Marylanders: Identifying roadblocks and proposing solutions While Maryland ranks 14 th in the nation is solar capacity installed and the state has established
Centre for Urban & Community Studies UNIVERSITY OF TORONTO www.urbancentre.utoronto.ca RESEARCH BULLETIN 41 DECEMBER 2007 The Three Cities within Toronto: Income polarization among Toronto s neighbourhoods,
WINDSOR-ESSEX AND CITY OF WINDSOR POPULATION AND HOUSING PROJECTIONS: 2006-2031 AND AFFORDABLE HOUSING TARGETS Prepared by Lapointe Consulting Inc. For the City of Windsor Planning Department January 16,
Fannie Mae National Housing Survey What Younger Renters Want and the Financial Constraints They See Copyright 2014 by Fannie Mae May 2014 Table of Contents Research Methodology... 4 Executive Summary.....
Housing Affordability and Choice for Canadians: Building on Success Updating the Benefits of the Introduction: When the Goods and Services Tax (GST) was introduced in 1991, the federal government recognized
Mayor s Task Force on Preserving Dynamic & Diverse Neighborhoods November 24, 2014 Contents Gentrification Definitions Gentrification Mitigation Strategies Methods Used by Peer Cities City Incented Housing
NHT Use of NSP and Weatherization Funds to Preserve and Improve Multifamily Housing Background At the outset, it s important to recognize that both NSP and weatherization funds are not limited to single
Prepared for The Association of Residential Letting Agents ARLA Members Survey of the Private Rented Sector Fourth Quarter 2013 Prepared by: O M Carey Jones 5 Henshaw Lane Yeadon Leeds LS19 7RW December,
EXPLORING NEW IDEAS AND INNOVATIVE APPROACHES IN SOCIAL HOUSING PROGRAM 5 JULY 2016 OAKS ON COLLINS, MELBOURNE AT A GLANCE Ideas And A Way Forward For Affordable Housing Michael Lennon, Housing Choices
The Liberals Housing Affordability Policy Printed and Authorised by B Morton, 640 Murray Street, West Perth WA 6005 Policy Summary Affordable housing is fundamental to the continued growth of our State,
Knowing our Borough 2014 Housing 1 Introduction In Richmond Borough, the majority of households own their own home. The borough has the fourth smallest social housing sector in London. The local authority
SUBMISSION TO INQUIRY INTO AFFORDABLE HOUSING Prepared by National Policy Office March 2014 COTA Australia Authorised by: Ian Yates AM Chief Executive email@example.com 0418 835 439 Prepared by: Jo Root
STAFF REPORT ACTION REQUIRED Lawrence Heights Revitalization Corporate Implementation Actions and Social Development Plan Date: June 8, 2010 To: From: Wards: Community Development and Recreation Committee
The Key to Stabilizing House Prices: Bring Them Down Dean Baker December 2008 Center for Economic and Policy Research 1611 Connecticut Avenue, NW, Suite 400 Washington, D.C. 20009 202-293-5380 www.cepr.net
Manufactured Home Feasibility Study December 2009 Project Team: The Co-op Housing Federation of BC Darren Kitchen McClanaghan & Associates 4150 West 14 th Ave Vancouver, B.C. V6R 2X5 Phone: (604) 644-9844
Practicality and Resilience: Lessons learned from a housing-transportation case study Ren Thomas: PhD Candidate, UBC Community and Regional Planning Metropolis: March 25, 2011 Outline for the presentation
7.0 GOALS, OBJECTIVES & POLICIES The following Goals, Objectives and Policies specific to Housing are organized into broad categories including: 7.1: Housing Availability 7.2: Protection of Existing Neighborhoods
The Blueprint To End Homelessness In Toronto a two-part action plan WELLESLEY INSTITUTE a d v a n c i n g u r b a n h e a l t h The Blueprint to End Homelessness in Toronto Homelessness has a devastating
1.9.3.L1 Note taking guide Renting vs. Owning a Home Total Points Earned 30 Total Points Possible Percentage Name Date Class Housing is the largest personal expenditure Approximately of a person s income
2016/17 Budget proposal Integrated Impact Assessment (IIA) Informing our approach to fairness Name of proposal Fairer Housing Unit Date of original assessment 20 November 2015 Lead officer Amanda Senior,
Delaware Housing Coalition P.O. Box 1633 Dover, DE 19903-1633 (302) 678-2286 FAX (302) 678-8645 www.housingforall.org www.whynimby.org JUNE 1, 2011 David Culver General Manager New Castle County Department
Community Investing in Canada Written by: Susannah Cameron, Executive Director Canadian Community Investment Network Cooperative Canada TABLE OF CONTENTS Introduction... 1 Describing the community investing
PUBLIC HOUSING ASSET MANAGEMENT STRATEGY 2012 2017 January 2012 1 Contents 1. OVERVIEW... 3 2. THE CHALLENGES... 5 2.1 Age of stock... 5 2.2 Demand for public housing... 5 2.3 Matching stock and demand...
Second Quarter 2009 Special for Plan Sponsors Regarding Target Date Funds Bud Green, AIF Target date mutual funds have become increasingly popular as 401(k) plan investment options. Three years ago, about
Rhode Island Housing Page 1 of 3 Opting Out is Not an Option The preservation of our scarce inventory of affordable apartments has always been a priority for Rhode Island Housing. Faced with record-high
Town of Lakeshore Strategy Public Open House February 29, 2016 Issues and Policy Directions Report Purpose of the Study Town of Lakeshore Official Plan Review Residential Intensification Strategy Strategy
This Cambridge City Council Item To: Report by: Relevant scrutiny committee: Wards affected: Executive Councillor for Housing (and Deputy Leader): Councillor Catherine Smart Alan Carter, Head of Strategic
CONVERT-TO-RENT/ REHABILITATION ASSISTANCE PROGRAM (2015) More affordable rental housing is needed in the City of London. Additional rental housing through conversions contributes to neighbourhood revitalization
Our Commitment to Affordable Homes 2015-2020 Carmarthenshire County Council Increasing the supply of affordable homes should be done in a variety of ways, but they must be cost effective. It should also
HARRIS COUNTY, TEXAS NEIGHBORHOOD STABILIZATION PROGRAM SUBSTANTIAL AMENDMENT TO THE 2008-2012 CONSOLIDATED PLAN FY 2008 ANNUAL ACTION PLAN AMENDMENT APPLICATION Prepared by the Community Services Department
Affordable Housing in West End Toronto Affordable Housing in West End Toronto 12 7 8 9 10 11 6 5 2 3 4 City of Toronto 1 1. Scadding Cabin, Exhibition Place Built in 1794 for John Scadding, clerk to Upper
Constraining Choice: Civil Rights Research June 2015 The Role of Online Apartment Listing Services in the Housing Choice Voucher Program Introduction Increasingly, Americans are using online rental listing
RESIDENTIAL PROPERTY TAX INCENTIVE PROGRAMS in New York City A Guide to Basic Program Rules and Eligibility FEBRUARY 2011 ABOUT ENTERPRISE Enterprise is a leading provider of the development capital and
research highlight November 2006 Socio-economic Series 06-023 Introduction Public discussion and debate on seniors housing needs tend to focus on the development of new housing, particularly condominiums
HDC Glossary of Affordable Housing Terms and Acronyms Affordability Gap The difference between the home price a household can afford and the current market price of a typical home for that household size.
Are you in danger of losing your home? Help is at hand. Mortgage to Rent scheme Mortgage to Shared Equity scheme The Scottish Government Home Owners Support Fund What are the Mortgage to Rent and Mortgage
American Housing Survey Housing Units that Serve Both the Renter and Owner Markets November 2011 American Housing Survey Housing Units that Serve Both the Renter and Owner Markets PREPARED FOR: U.S. Department
St. Ambrose Housing Aid Center, Inc 321 E. 25 th St. Baltimore, MD 21218 1 St. Ambrose Housing Aid Center, Inc. 321 E. 25th St. Baltimore, MD 21218 Rental Services Mission Statement 2 St. Ambrose Housing
The Beginner s Guide to Housing in Canada Online (HiCO) Table of Contents Chapter One Introduction a) What Is HiCO? b) What Is the WDS? c) What this Guide Does Chapter Two Moving, Replacing and Nesting
A Housing & Homelessness Framework - the Opportunity of LHIN and Municipal Housing Collaboration James Meloche, Senior Director Jeanne Thomas, Lead, System Design September 24, 2014 Objective To provide
Itron White Paper Energy Forecasting Short-Term Forecasting in Retail Energy Markets Frank A. Monforte, Ph.D Director, Itron Forecasting 2006, Itron Inc. All rights reserved. 1 Introduction 4 Forecasting
CHAPTER 2 - Population and Economy Siler City is located in Western Chatham County West of Raleigh and the Triangle and South of Greensboro at the junction of US Highway 64 and US Highway 421. It was incorporated
Section 502/523/504 Programs Home Ownership Programs Section 502 Direct 100% Section 502 Guaranteed 100% Section 523 Self Help Program Home Repair Programs Section 504 Loan/Grant Program Section 502 Direct
THE REGIONAL MUNICIPALITY OF YORK Housing York Inc. Report of the General Manager NEW DEVELOPMENT OPPORTUNITY ESSEX AVENUE, RICHMOND HILL 1. RECOMMENDATIONS It is recommended that: 1. The Corporation enter
7 Housing In Ireland housing for people in need can take the form of local authority housing (already discussed in Chapter 2), housing provided by a housing association or shared or affordable housing.
Renters in Foreclosure: What Are Their Rights? by Attorney Janet Portman Federal legislation signed in May 2009 gives important rights to tenants whose landlords have lost their properties through foreclosure.
Jersey Household Income Distribution 2014/15 Statistics Unit: www.gov.je/statistics @JsyStats Key statistics Average (mean) household weekly income: 860 per week before, and 720 after, housing costs an
Overview of the regulation and the management of housing policies (Opportunities to use private rental stock for social purpose?) ESTONIA Ave Hussar, mag iur University of Tartu Faculty of Law Emerging
Housing Matters BC HOUSING STRATEGY FOR BRITISH COLUMBIA: A FOUNDATION FOR STRONG COMMUNITIES JANUARY 2014 Table of Contents MESSAGE FROM THE MINISTER... 3 OUR IMPACT... 4 TODAY S OPPORTUNITIES... 6 SUCCESS
Social Housing Policy in Hungary (a summary) Prepared by József Hegedüs Metropolitan Research Institute 2003 May 1. The state of the public housing sector Social housing has been a neglected area of the
Millennials and Their Homes: Still Seeking the American Dream The economy is getting better, albeit slowly, and a generation faced with numerous economic challenges is looking ahead. The weight of Millennial