CHALLENGES ASSOCIATED WITH HOUSING NEWCOMERS IN SMALL AND MID- SIZED COMMUNITIES

Transcription

1 CHALLENGES ASSOCIATED WITH HOUSING NEWCOMERS IN SMALL AND MIDSIZED COMMUNITIES (AN OVERVIEW) Presenta>on by Tom Carter To Canadian Housing and Renewal Associa>on 47 th Na>onal Congress Winnipeg MB CANADA April 30 th 2015

2 Presenta>on Objec>ves An Overview of Immigra>on to small and midsized communi>es The housing circumstances of new arrivals Barriers to increasing the supply of affordable housing Moving towards solu>ons Concluding comments

3 Immigra>on to Provinces and Territories Immigrants and Refugees Source: Ci>zenship and Immigra>on Canada Small Communi>es Large Urban Centres

4 Temporary Foreign Workers: Permit Holders December 31 st each year TFWs Source: Ci>zenship and Immigra>on Canada

5 Interna>onal Mobility Program Permit Holders December 31 st each year Permit Holders Source: Ci>zenship and Immigra>on Canada

6 Foreign Workers Present on December 1st Temporary Foreign Workers Source: Ci>zenship and Immigra>on Canada Small Communi>es Large Urban Centres

7 Immigrant and Refugee Arrivals in Selected Manitoba Centres Centre Arrivals % of Total Arrivals Winnipeg 109, Winkler 6, Steinbach 4, Brandon 6, Morden 1, Top 5 127, Other Centres 11, Manitoba 139, Close to 150 centres in Manitoba have been immigrant des>na>ons Reten>on rates between 8590% Source: Manitoba Labour and Immigra>on

8 Temporary Foreign Workers Also Increase Housing Demand Manitoba (Resident in the Province as of December 1 st each year) 6,000 5,000 4,000 3,000 2,000 1, Winnipeg Other Manitoba Total Manitoba Source: Ci>zenship and Immigra>on Canada

9 The Des>na>on of Newcomers Over the period Na>onally, approximately 6% of immigrants and refugees located outside major urban centres 40% of TFWs located outside major urban centres Manitoba figures for % of TFWs located outside Winnipeg vs 21% of immigrants and refugees On average, 130,000 newcomers move to small and midsized centres in Canada annually Reten>on rates in small and midsize centres are affected by the ability of newcomers to find adequate, affordable housing

10 THE HOUSING CIRCUMSTANCES OF NEWCOMERS

11 Observa>ons on Newcomers Housing Many immigrants require affordable, not necessarily low income, housing Most newcomers are unable to invest in ownership immediately, so require rental units Housing demand ogen has to be accommodated on a regional level Generally a lack of rental units, accessory suites Staff housing rarely provided except in tourist towns Lack of affordable, appropriate housing has nega>ve effects on reten>on.

12 Many Newcomers are Poorly Housed Lack of good, recent na>onal data Depend on selected/scakered studies Suggest one in four face serious housing difficul>es TFWs and large families face the most serious housing problems Lack of a vehicle limits housing search no public transporta>on Most available rental units are very small.

13 Housing Case Study Immigrant working in the metal fabrica>on industry Hourly wage $14.26 x 40 hours = $570/week Monthly wage $2, Married with two children 4 and 6 Rents two bedroom duplex for $950 per month plus heat & electricity Average total monthly housing costs $1,100 Renttoincome ra>o 48% Wife unable to find a job (few secondary jobs) Survives by working over>me Experiences both affordability and suitability problems

14 Housing Case Study [cont d] TFW working in the meat processing industry Hourly wage $14.00 x 40 hours = $560/week Monthly wage $2, Shares motel unit (two queen beds) with three other workers Room rent approximately $3,000/month $750/month each No cooking facili>es eat out Renttoincome ra>o 33.5% Affordability and serious suitability problems Housing circumstances very tenuous no long term guaranteed occupancy Shortage of other long term affordable accommoda>on

15 Hierarchy of Newcomer Needs in Smaller Centres Increasing Levels of Need TWFs Large Families Refugees Tourist Workers Low Skilled Immigrants SemiSkilled immigrants High skilled/professional Immigrants Increasing Levels of Homeownership

16 BARRIERS TO INCREASING THE SUPPLY OF AFFORDABLE HOUSING

17 Current Housing Policy in Canada Heavy focus on major urban centres Homelessness, renova>on of exis>ng social housing stock, accommoda>on of special needs, housing shelter component of social assistance, end of housing agreements are priori>es Rela>vely few efforts to integrate housing, immigra>on, and regional economic development policies Very likle new subsidized supply being built in smaller to midsized communi>es.

18 Current Immigra>on Policy Objec>ves Trying to akract significant numbers of immigrants to address labour force needs Reverse a trend toward an aging popula>on Increase investment, generate jobs Address humanitarian objec>ves The longest period of sustained immigra>on since the late 1800s.

19 Immigra>on and Housing Policy in Smaller Centres Moving in Opposite Direc>ons Immigration Policy Housing Policy

20 THE COMMUNITY

21 Characteris>cs of Smaller Communi>es Ogen single industry communi>es Rela>vely few secondary jobs (affects reten>on) Local popula>on not always welcoming Considerable resistance to change Many have been slow growth communi>es over long periods. Not a climate that akracts investment

22 Small Centre Housing Markets are Characterized by Low vacancy rates An aging housing inventory poor condi>on Housing stock dominated by single family dwellings Very few rental units Rela>vely few social housing units (most targeted to seniors) Limited supply of serviced lots and shortage of serviceable land Lack of capacity in the housing and development industry

23 Municipal Challenges to Increasing the Supply of Affordable Housing Costs of infrastructure upgrading Shortage of land Outdated plans Lack of exper>se Need for regional approaches

24 What is Missing at the Community Level? Leadership Partnerships A good assessment of assets and needs Linkages between community and government businesses community government Knowledge of what is available Reluctance to work on a regional basis If there is no ini>a>ve at the community level it is not going to happen

25 THE DEVELOPER

26 Challenges to Increasing the Supply of Affordable Housing: The Private Sector Uncertain long term sustainable demand Beker returns from inves>ng money in other areas Limited flexibility to raise rents Narrower range of income groups One industry towns Limited exper>se of building and development industry Economies of scale are absent Lack of good market investment informa>on.

27 Investment in Condominiums Carries Less Risk Get money out quickly Sell to investors and owners Investors rent, but not at affordable rates Reduces risk for developers but does not necessarily produce affordable housing

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31 2 Bedroom Entry Level Home Ownership Purchase Price $184,000

32 WORKING TOWARD SOLUTIONS

33 Providing Housing Requires Partnerships at Several Levels Capacity Building Level/Agencies Comments Local capacity building Regional capacity building Central capacity building Community Service Agencies Local businesses Private housing sector Residents Local housing authori>es Region Surrounding municipali>es Regional development/ planning organiza>ons Provincial/Na>onal Provincial depts./agencies Federal depts./agencies Mul>sectoral collabora>on Community support is required Assessment of local condi>ons Iden>fica>on of assets Development of objec>ves Mobilize groups and individuals Welcoming community ini>a>ves Overcome regional compe>>on Regional collabora>on ogen has low priority Requires structural reorganiza>on Integra>on of policy ini>a>ves (housing, immigra>on, community development, etc.) Access to informa>on Access to programs

34 Minnedosa Old Town Office Converted to Temporary Housing

35 Conversion of Nonresiden>al to Residen>al Use (Town of Minnedosa) Arrival of health care workers to work in local hospital Extreme shortage of rental space Renova>on of vacant office space in old town office Town covered cost of materials, two surrounding municipali>es the cost of furnishings Volunteer labour did the work (plumbers, carpenters, electricians) Total cost approximately $5,000 Rented to four health care workers $800 per month $200 each They sekled/stayed and eventually moves to other accommoda>on

36 Conversion of Nonresiden>al to Residen>al Use (Town of Minnedosa) [cont d] Space subsequently rented to tourists, TV crew, sound crew, TFWs from Neepawa. Lessons Crea>ve example of conversion of nonresiden>al to residen>al Local ini>a>ve Partnerships Flexibility for future use No senior government support.

37 Conclusions Solu>ons have to involve the private sector There will be rela>vely small addi>ons to subsidized affordable stock Building capacity and leadership at the community level is crucial Mul>sectoral collabora>on is required Beker policy and planning integra>on is needed Housing is only one component of a broader akrac>on, integra>on, and reten>on plan when trying to build communi>es through immigra>on.