HOUSING RESEARCH REPORT. Household Mobility and Housing Choices

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1 HOUSING RESEARCH REPORT Household Mobility and Housing Choices

2 CMHC helps Canadians meet their housing needs. Canada Mortgage and Housing Corporation (CMHC) has been helping Canadians meet their housing needs for more than 70 years. As Canada s authority on housing, we contribute to the stability of the housing market and financial system, provide support for Canadians in housing need, and offer unbiased housing research and advice to Canadian governments, consumers and the housing industry. Prudent risk management, strong corporate governance and transparency are cornerstones of our operations. For more information, visit our website at or follow us on Twitter, LinkedIn, Facebook and YouTube. You can also reach us by phone at or by fax at Outside Canada call or fax to Canada Mortgage and Housing Corporation supports the Government of Canada policy on access to information for people with disabilities. If you wish to obtain this publication in alternative formats, call The information in this publication is a result of current research and knowledge. Readers should evaluate the information, materials and techniques cautiously for themselves and consult appropriate professional resources to see if the information, materials and techniques apply to them. The images and text are guides only. Project and site-specific factors (climate, cost, aesthetics) must also be considered.

3 Household Mobility and Housing Choices Elena Simonova Housing Indicators and Analytics Division Policy, Research and Public Affairs Sector CMHC February 8,

4 Table of Contents Executive summary Introduction Who moves in Canada? Mobility is highest among young households Recent immigrants are highly likely to move Household mobility rates were similar at different income levels for each of renters and owners, except for the lowest-income group Mobility patterns vary substantially across provinces The destination housing of movers Movers are more likely to rent than to own their homes Movers preferences towards structural types of dwelling vary considerably Movers are less likely to be mortgage-free but tend to own housing of greater value Location Conclusions Annex A: Concepts and definitions Annex B: Data source and limitations Acknowledgements List of Figures Figure 1 Residential move and migration rates, by age of primary household maintainer... 8 Figure 2 Residential move and migration rates, by household type... 9 Figure 3 Share of movers, by household type Figure 4 Residential move and migration rates, by immigrant status of primary household maintainer.. 11 Figure 5 Residential move and migration rates of immigrant households, by period of immigration Figure 6 Household mobility rate, by before-tax household income Figure 7 Household mobility rate, by before-tax household income and tenure Figure 8 Residential move and migration rates, by Province and Territory Figure 9 Residential move and migration rates, by CMA Figure 10 Tenure of movers Figure 11 Homeownership rates of movers, by type of mobility and age of primary household maintainer Figure 12 Proportion of movers in condominium tenure, by age of primary household maintainer Figure 13 Tenure of movers, by Province and Territory Figure 14 Structural types of dwelling, movers vs. non-movers Figure 15 Structural types of dwelling, by type of mover Figure 16 Presence of a mortgage among movers, by type of ownership tenure Figure 17 Presence of a mortgage among movers, by age of primary household maintainer Figure 18 Median reported value of dwellings owned by movers Figure 19 Destination of movers, by Province and Territory Figure 20 Destination of movers, by CMA

5 Executive summary Household mobility has become an integral part of modern societies and economies; it plays a crucial role in distributing and re-distributing population across communities, and shaping housing demand. A better understanding of patterns of household mobility and of housing preferences of movers allows one to more effectively anticipate future housing needs of Canada s evolving population. This report uses data from the 2011 National Household Survey (NHS) to examine the rates at which households move and the destination housing of movers. Two types of household mobility are considered in this report residential moves, and internal and external migration. 1 Mobility is examined based on the usual place of residence of the primary household maintainer on May 10, 2011 (Census Day) in relation to the place of residence on the same date one year earlier (i.e., May 10, 2010). 2 Key findings: Residential moves have a greater impact on housing turnover than migration. Residential moves occurred more often than migration. This was the case for all age groups of household primary maintainers. Some 7.5% of all households made a residential move within the year prior to 2011 Census Day, whereas only 4.7% of households migrated over the same period. The impact of household mobility on housing turnover is greater in the rental market than in the housing market. Movers are more likely, after their move, 3 to be renters than owners. Some 60% of movers resided in a rented dwelling after the move while only 40% owned their new housing. Internal migrants were the most likely group, and external migrants the least likely group, to be homeowners immediately after the move. The homeownership rate was the lowest among residential movers in Quebec and Prince Edward Island, and among migrants who moved to Nova Scotia and Alberta. Condominiums are popular among movers. Movers, in all age groups, who remained or became homeowners were much more likely to live in condominium tenure after the move compared to households that did not move. Housing demand generated by movers is shaped primarily by preferences of younger households. The residential move and migration rates were highest among the youngest households and progressively declined for higher household ages. Households aged 15 to 34 represented the lion s share (47%) of all movers, whereas senior households made up only 8%. 1 Residential move takes place when the destination housing is within the same city, town, township, village or Indigenous community. Migration takes place when the household moves to a different city, town, township, village or Indigenous community within Canada (internal migration), or moves to the current Canadian location from outside Canada (external migration). 2 See Annex A for details on concepts and definitions. 3 Tenure information is not available for the residence moved from. 3

6 Two-or-more person non-family households had the highest propensities to make a residential move or to migrate. Income is not generally a defining factor in the intensity of household mobility. Overall, lower-income households were more likely to move compared to higher-income households; this was the case among all age groups. However, when movers were divided into renters, owners and those who moved into a band housing, the household mobility rate within each tenure group of owners and renters was rather similar across all incomes except those with income less than $10,000. Movers who remained or became homeowners are less likely to be mortgage-free but tend to own housing of greater value, compared to non-movers. Only 22% of homeowners that moved did not have a mortgage on their new dwelling; this proportion stood at 41% among non-movers. The median reported value of dwellings owned by movers was 7% higher compared to that of homes owned by non-movers. External migrants who bought homes tended to own more expensive homes compared to internal migrants and residential movers. External migrants were also the most likely type of movers to be mortgage-free. Movers have varied preferences for structural type of dwelling. Residential movers were most likely to move into apartments in low-rise buildings, while internal migrants had a particularly strong preference for single-detached houses. External migrants were most likely to settle in either low-rise or high-rise apartment buildings. Households propensity to move into a particular structural type of dwelling also varied considerably between owners and renters, and across age groups. Residential move and migration rates are relatively high for recent immigrants. Immigrant households were about as likely to have made a residential move, but less likely to have migrated internally compared to non-immigrant households. However, the residential move and internal migration rates of recent immigrants 4 were substantially higher compared to those of other immigrant or non-immigrant households. Mobility patterns varied substantially across regions. The residential move rate was lower in most of Atlantic Canada compared to that in the Western provinces, whereas migration rates varied across provinces with no particular pattern. Ontario, Quebec, British Columbia and Alberta were the most preferred relocation destinations of movers. However, no apparent relationship existed between the level of residential moves within a particular region and the level of migration into that region. The above-mentioned key findings allow to conclude that i. housing demand generated by movers is strongly influenced by preferences of residential movers; ii. household mobility is an important contributor to high occupancy turnover in apartment dwellings; and iii. an effective anticipation of housing needs associated with household mobility requires analysis at the local level. 4 Recent immigrants are those who came to Canada between January 1, 2006 and May 10,

7 A number of socio-economic transformations continue to unfold in Canada, including the aging of the population, and diversification of employment arrangements and education delivery methods. These trends may alter the future makeup and intensity of household mobility, and subsequently have an impact on the dynamics of the housing market. 5

8 1. Introduction Household mobility has become an integral part of modern societies and economies; it plays a crucial role in distributing and re-distributing population across communities and neighbourhoods. Household mobility affects many aspects of the economy and society. Mobility shapes the demographic and socio-economic makeup of communities. It can, for example, impact labour markets, household incomes, and need for social programmes. Household mobility is also one of the important factors underlying housing demand. Mobility is deeply intertwined with a person s life span and life cycle. Numerous other factors influence household mobility as well, including household characteristics, family considerations, housing and labour markets, availability of schooling, and government policies. Attaining a better understanding of patterns of household mobility and of housing preferences of movers allows one to more effectively anticipate future housing needs of Canada s evolving population. This report uses data from the 2011 National Household Survey (NHS) to explore the rates at which households move and the destination housing of those who move. Section 2 of the report discusses types of household mobility and examines mobility rates of various categories of households. Section 3 analyses housing and location preferences of movers. Section 4 provides a brief consolidation of key conclusions. 2. Who moves in Canada? Two specific forms of household mobility are examined: residential move and migration (see Annex A for more detailed information on concepts and definitions). These forms are distinct in their geographical reach and the underlying motivation for changing the place of residence. A residential move takes place when the destination housing is within the same city, town, township, village or Indigenous community. Residential moves do not typically involve a change in people s daily activities or workplace, and are often motivated by the desire to change tenure or type of housing, improve its quality or size, shorten commuting time, obtain better access to amenities, 5 or change neighbourhoods. Levels of residential moves are primarily influenced by changes in household income and wealth, changes in the size of the household, housing affordability, occurrence of force majeure events, and changes in community characteristics such as perceived safety. The decision whether or not to make a residential move is motivated by an expected increase in overall satisfaction from the new housing arrangements compared to the level of satisfaction with the current ones. Migration takes place when the household moves to a different city, town, township, village or Indigenous community within Canada (termed internal migration), or moves to the current Canadian location from outside Canada (termed external migration). Migration is often motivated by economic reasons such as employment or education opportunities, or the end of 5 Amenities may include banking, shopping and religious establishments, entertainment and recreational facilities, health, educational and emergency services. 6

9 such opportunities in the case of return migration. The decision whether or not to migrate is driven by the anticipation that the expected benefits of being in an alternative location will exceed the costs of moving. The expected benefits from moving may include employment and income opportunities; differences in the cost of living and amenities; and differences in government services, transfers, or taxes. In turn, costs of moving to another region include actual financial costs but also psychological costs associated with leaving existing social networks, and loss of social capital. 6 This report discusses household mobility for each of the two mentioned categories; i.e., residential move and migration. Household mobility is examined based on the place of residence of the primary household maintainer on May 10, 2011 (Census Day) in relation to the place of residence on the same date in the previous year (i.e., May 10, 2010) (see Annex B for more details) Mobility is highest among young households Of approximately 13.3 million households in 2011, about 1.6 million reported moving at least once in the year prior to the 2011 Census; this resulted in an overall household mobility rate of 12.1%. Movers included 993,680 residential movers and 622,245 migrants corresponding to residential move and migration rates of 7.5% and 4.7%, respectively. Among migrants, 541,055 were internal migrants and 81,190 were external migrants resulting in internal and external migration rates of 4.1% and 0.6%, respectively. 6 Audas, R. and J.T. McDonald (2003), Employment Insurance and geographic mobility: Evidence from the SLID, Social Research and Demonstration Corporation, Working Paper Series

10 The propensity of a household to move varied with age. 7 Residential move and migration rates were highest among the youngest households and progressively declined for higher household ages. This was the case for all types of households and for all forms of housing tenure at the destination. At any age, households were more likely to move within the same residential area than to migrate (see Figure 1). The age structure of movers was also dominated by younger households. Households aged 15 to 34 represented 47% of all movers while senior households aged 65 and older made up only 8% of all movers. Figure 1 Residential move and migration rates, by age of primary household maintainer 35% 30% 32.1% 31.5% 27.4% 25% 20% 15% 19.7% 20.7% 13.6% 10% 5% 12.6% 8.3% 9.5% 7.4% 5.8% 4.6% 3.8% 3.2% 2.8% 5.9% 2.6% 4.3% 3.5% 2.9% 2.6% 2.4% 2.1% 1.6% 0% Residential move rate Migration rate 7 Age refers to the age of the primary household maintainer. 8

11 Overall, two-or-more-person non-family households had the highest residential move and migration rates (see Figure 2). Figure 2 Residential move and migration rates, by household type Two-or-more-person non-family household 10.4% 18.1% Female lone-parent family household Male one-person household Female one-person household 4.5% 4.8% 6.1% 8.2% 10.5% 10.0% Male lone-parent family household 3.7% 7.8% Couple family household without children Couple family household with children Multiple-family household 5.8% 4.4% 5.4% 3.7% 5.1% 2.9% 0% 5% 10% 15% 20% Residential move rate Migration rate 9

12 However, the most mobile types of households did not form the bulk of movers (see Figure 3). Figure 3 Share of movers, by household type 1% 10% 22% 10% 17% 22% 16% 2% Two-or-more-person non-family household Male one-person household Male lone-parent family household Couple family household with children Female lone-parent family household Female one-person household Couple family household without children Multiple-family household 10

13 2.2. Recent immigrants are highly likely to move Immigrant households constituted about one-fifth of all movers. They were about as likely to have made a residential move, but less likely to have migrated internally compared to nonimmigrant households (see Figure 4). The residential move and migration rates of households headed by non-permanent residents were much higher compared to other households; however, households led by non-permanent residents constituted only 3% of all households that moved. Figure 4 Residential move and migration rates, by immigrant status of primary household maintainer 22% 20% 18% 16% 14% 12% 10% 20.7% 18.2% 8% 6% 4% 2% 0% 7.4% 7.2% 5.8% 4.4% 3.0% 1.4% 0.2% Non-immigrants Immigrants Non-permanent residents Residential move rate Internal migration rate External migration rate 11

14 The likelihood of an immigrant household to move was the highest among recent immigrants 8 and subsequently declined as the time spent in Canada increased (see Figure 5). Residential move and internal migration rates of recent immigrants were substantially higher than that of other households which may be a reflection of post-immigration adjustment moves. Immigrant households that moved were notably older compared to non-immigrant movers. The largest age group of immigrant movers (29%) was formed by those in their late 30s and early 40s while the largest group of non-immigrant movers (33%) was formed by households in their late 20s and early 30s. Figure 5 Residential move and migration rates of immigrant households, by period of immigration 18% 17.9% 16% 14% 12% 10% 8% 6% 4% 2% 0% 6.1% 9.8% Landed 5 or less years ago 11.5% 4.7% Landed 6 to 10 years ago 8.6% 3.6% 7.0% 2.9% 3.5% 1.8% 0.7% 0.6% 0.4% 0.2% Landed 11 to 15 years ago Landed 16 to 25 years ago Landed more than 25 years ago Residential move rate Internal migration rate External migration rate Note: Period of landing refers to the period prior January 1, 2011; for those landed 5 or less years ago, the period of landing refers to the period between January 1, 2006 and May 10, Recent immigrants are those who came to Canada between January 1, 2006 and May 10,

15 2.3. Household mobility rates were similar at different income levels for each of renters and owners, except for the lowest-income group Overall, lower-income households were more likely to move compared to higher-income households. 9 The household mobility rate progressively declined along the income continuum from being the highest among the poorest households to being the lowest among the most affluent households (see Figure 6). Such a relationship between the level of income and the propensity of households to move was present among all age groups. Figure 6 Household mobility rate, by before-tax household income 25% 24.5% 20% 15% 16.0% 14.9% 13.8% 13.1% 12.5% 11.7% 10.8% 10.0% 9.7% 10% 8.9% 8.0% 7.2% 5% 0% Under $10,000 $20,000 - $29,999 $40,000 - $49,999 $60,000 - $69,999 $80,000 - $89,999 $100,000 - $124,999 $150,000 and over 9 The dataset used for the analysis allowed the examination of income dynamics only for movers, and not separately for residential movers and migrants. 13

16 However, the negative relationship between the likelihood of moving and income did not hold when movers were divided into renters, owners and those who moved into band housing (see Figure 7). The household mobility rate across all income groups (except those with the least income) was quite similar among renters and among owners when those two groups are considered separately. 10 In turn, the mobility rate of households that moved into band housing did not show a particular trend across various income groups. Figure 7 Household mobility rate, by before-tax household income and tenure 35% 34% 30% 25% 21% 23% 23% 23% 24% 23% 23% 22% 22% 23% 22% 23% 20% 15% 10% 5% 11% 8% 8% 8% 8% 8% 6% 6% 6% 7% 7% 8% 8% 7% 7% 7% 7% 6% 7% 7% 6% 5% 5% 5% 4% 5% 0% Under $10,000 $20,000 - $29,999 $40,000 - $49,999 $60,000 - $69,999 $80,000 - $89,999 $100,000 - $124,999 $150,000 and over Renters Owners Band housing 10 Figure 6 is a weighted average of the components of Figure 7. A higher proportion of renters are low income, while a higher proportion of owners are higher income. 14

17 2.4. Mobility patterns vary substantially across provinces Household mobility patterns varied substantially across provinces (see Figure 8). 11 The residential move rate was weaker in Atlantic Canada compared to that in the Western provinces, whereas migration rates varied across provinces with no particular pattern. Households in Nunavut and the Northwest Territories were among the most mobile in the country. No apparent relationship existed between the rate of residential moves within a particular province and the rate of migration into that province; however, migration rates were generally lower than residential move rates. Figure 8 Residential move and migration rates, by Province and Territory 12% 10.7% 11.3% 10% 8% 6% 4% 9.6% 8.8% 8.1% 7.9% 7.1% 7.2% 7.4% 7.1% 6.5% 6.1% 5.9% 5.2% 5.4% 5.0% 5.1% 4.2% 3.9% 4.2% 4.7% 4.7% 4.9% 4.3% 3.6% 7.1% 2% 0% NL PE NS NB QC ON MB SK AB BC YT NT NU Residential move rate Migration rate The residential move rate was significantly lower in rural Canada compared to that observed in urban centers, whereas the migration rates were nearly equal in urban and rural areas. The age structure of residential movers was fairly similar across urban and rural areas; among migrants, though, households moving into rural areas were much more likely to be in their 50s and early 60s compared to households moving into urban centres. 11 Household mobility in this report is based on the place of residence after the move. Therefore, the mobility rate for a province includes only households who settled in it after the move and does not consider households that migrated out of it. The residential move rate for a province reflects households that move within the same city, town, township, village or Indigenous community within that province. The migration rate for a province reflects households that moved into it from elsewhere. 15

18 Mobility rates also varied substantially across different Census Metropolitan Areas (CMAs) (see Figure 9). Calgary and Saskatoon had the highest rates of residential moves, while Oshawa and St. Catharines-Niagara had the lowest. For migration, different sets of cities were among the most- and least-favoured destinations: Vancouver, Barrie and Kingston had the highest levels of migrants among their residents, whereas Saguenay, Greater Sudbury/Grand Sudbury and Thunder Bay were at the lower end of the spectrum. No apparent relationship was observed between the rates of residential moves and migration across different CMAs. Figure 9 Residential move and migration rates, by CMA Calgary Saskatoon Sherbrooke Halifax Edmonton Winnipeg London Victoria Ottawa-Gatineau Regina Greater Sudbury/Grand Sudbury Moncton Kelowna Québec Trois-Rivières Saguenay Vancouver Thunder Bay Kingston Abbotsford-Mission Montréal Kitchener-Cambridge-Waterloo Guelph Toronto Windsor St. John's Peterborough Brantford Hamilton Saint John Barrie St. Catharines-Niagara Oshawa 0% 2% 4% 6% 8% 10% 12% Residential move rate Migration rate 16

19 Moving frequently was not uncommon among households. At least 26% of households who changed their address within one year prior to the 2011 Census were found to have moved more than once over the five-year period preceding the 2011 Census. 12 Some 3% of households that moved in the year preceding the Census Day were return movers; these households lived at a different address one year prior to the 2011 Census but at the same address as on Census Day five years prior to it. 3. The destination housing of movers Households that move choose tenure, dwelling type, and location at the new destination. Each of those is discussed below Movers are more likely to rent than to own their homes Overall, Canadian households are more likely to be owners than renters. However, the reverse tendency was observed among movers (see Figure 10). Internal migrants were the most likely group, and external migrants the least likely group, to be homeowners immediately after the move. Less than 1% of movers were in band housing after the move. Living in subsidized housing was not very prevalent among movers: as few as 6% of residential movers and 4% of internal and external migrants resided in subsidized housing after changing their residence. Figure 10 Tenure of movers 80% 70% 60% 61.9% 54.5% 75.1% 50% 40% 30% 37.9% 45.2% 24.9% 20% 10% 0% 0.3% 0.3% n.a Owned Rented Band housing Residential movers Internal migrants External migrants Note: n.a. not available due to insufficient sample size. Estimates are provided for samples of 50 or larger. 12 The proportion of frequent movers encompasses households that moved in the preceding year and who: (i) lived at a different address one year before but at the same address five years before, (ii) lived at a different address and in a different census subdivision one year before but in the same census subdivision five years before, (iii) lived at a different address in the same census subdivision one year before but in a different census subdivision five years before, (iv) lived outside of Canada one year before but in Canada five years before, and (v) lived in Canada one year before but outside Canada five years before. Such a composition of frequent movers may underestimate the actual prevalence of frequent moves as it does not account for households who made multiple residential moves. 17

20 The rate of homeownership is known to rise rapidly with age, peaking at age 60 to 64 and declining gradually in older age groups. 13 Among movers, the relationship between age and homeownership varied by type of mobility. The rate of homeownership of residential movers peaked at age 35 to 44 and then gradually declined among subsequent age groups (see Figure 11). For internal migrants, the likelihood of homeownership was nearly equal among a wide range of ages (including those in their late 30s through early 50s, and senior households aged 65 and older), but peaked at age 55 to 64. The homeownership rate of external migrants increased with age. Figure 11 Homeownership rates of movers, by type of mobility and age of primary household maintainer 65% 60% 55% 50% 45% 40% 35% 30% 25% 20% 15% 10% 5% 0% Residential movers Internal migrants External migrants Tenure of movers varied across different types of households. Multiple-family households that moved had the highest propensity to be homeowners. Couple families with children were the second most likely type of household to be in an owned home after the move. Non-family households that moved, particularly those that were formed by two or more persons, were the most likely to be renters. Lone-parent family households, mainly those who made a residential move, were the second most likely type of household to rent their new home. Immigrant households that moved were owners of their new home more often (at 44%) than non-immigrant movers (at 40%); however, among recent immigrants, homeownership was notably less prevalent (at 30%). Renting was particularly widespread among movers who were non-permanent residents: only 12% of such movers owned their homes after the move while 88% of them rented. 13 CMHC (2014), Canadian Housing Observer, Figure 2-11, p (available at 18

21 Movers were much more likely (at 23%) to live in condominium tenure compared to households that did not change their address (at 12%). Among various types of movers, external migrants had a particularly high likelihood (at 34%) of living in condominium tenure. The greater propensity of movers to live in condominium tenure was common across all age groups. Among residential movers, older households had the highest likelihood of living in condominium tenure while among internal and external migrant homeowners, youngest households were the most likely age group to live in condominium tenure (see Figure 12). Figure 12 Proportion of movers in condominium tenure, by age of primary household maintainer 60% 50% 40% 30% 20% 10% 0% Residential movers Internal migrants External migrants

22 NL PE NS NB QC ON MB SK AB BC YT NT NU NL PE NS NB QC ON MB SK AB BC YT NT NU Across provinces, residential movers in Alberta and Saskatchewan had the highest homeownership rates whereas those in Quebec and Prince Edward Island had the lowest (see Figure 13). Among migrants, those who moved to New Brunswick and Ontario had the highest homeownership rates, while migrants settling in Nova Scotia and Alberta were the least likely to be homeowners after the move. Movers in Nunavut and the Northwest Territories were much less likely to own their homes compared to movers elsewhere. Figure 13 Tenure of movers, by Province and Territory 100% 90% 80% 70% 60% 50% 40% 30% 20% 10% 0% Owners Renters Residential movers Migrants 20

23 3.2. Movers preferences towards structural types of dwelling vary considerably The structural types of the destination housing 14 of movers differed from that occupied by nonmovers (see Figure 14). The majority of non-movers lived in single-detached houses in 2011 while apartments in low-rise buildings constituted second, but much less popular, housing option. Movers, however, were nearly as likely to live in an apartment in a low-rise building as in a single-detached house. Figure 14 Structural types of dwelling, movers vs. non-movers 60% 58.1% 50% 40% 30% 32.5% 31.9% 20% 16.0% 16.0% 19.4% 15.1% 10% 0% 8.5% 1.4% 1.2% Non-movers Movers Single-detached house Apartment in a low-rise building Apartment in a high-rise building Other multiple dwelling Movable dwelling 14 This report examines five structural types of dwelling: (i) single-detached houses, (ii) apartments in low-rise buildings (i.e., buildings that have fewer than five storeys), (iii) apartments in high-rise buildings (i.e., buildings that have five or more storeys), (iv) other multiple dwellings, including semi-detached houses, row houses, apartments or flats in a duplex, and other single-attached houses, and (v) movable dwellings. 21

24 Preferences towards different structural types of dwelling varied across different groups of movers. Residential movers were most likely to move into apartments in low-rise buildings; however, living in single-detached houses was also quite common among residential movers (see Figure 15). Internal migrants had a particularly strong presence in single-detached houses, while external migrants were most likely to settle in either low-rise or high-rise apartment buildings after migrating to Canada. Figure 15 Structural types of dwelling, by type of mover 40% 39.9% 35% 30% 29.6% 33.7% 34.4% 28.2% 31.5% 25% 20% 15% 10% 18.5% 15.4% 11.9% 20.3% 18.4% 15.4% 5% 0% Single-detached house Apartment in a Apartment in a low-rise building high-rise building Other multiple dwelling 1.0% 1.7% 0.2% Movable dwelling Residential movers Internal migrants External migrants The propensity to live in a given structural type of dwelling varied considerably between movers who owned their housing at the new destination and those who rent. Those who moved and remained or became homeowners settled primarily a single-detached house; this was particularly the case among internal migrants. However, renters moved primarily into low-rise apartment buildings; and this tendency was almost equally prevalent among all types of movers. Those moving into band housing overwhelmingly lived in single-detached homes after the move. The age of movers influenced the structural type of dwelling at the destination. Younger households aged 15 to 24 that changed their address were much more likely (at 44%) to move into apartments in low-rise buildings than to occupy any other type of dwelling. Households aged 35 to 54 were most likely (at 46%) to settle in a single-detached house. The proportions of senior household movers (aged 65 and over) were nearly equally split (at 31% and 30%) between apartments in low-rise buildings and single-detached housing. Immigrant households that moved had a somewhat lower propensity of settling in singledetached homes and apartments in low-rise buildings compared to non-immigrant movers. 22

25 Instead, immigrant movers were much more likely (at 25%) to move into apartments in highrise buildings compared to non-immigrant movers (at 11%) Movers are less likely to be mortgage-free but tend to own housing of greater value Movers were less likely than other households to have mortgage-free ownership of their homes. Some 43% of Canadian homeowners that did not move were mortgage-free in 2011; however, only 22% of homeowners that moved did not carry a mortgage on their new dwelling. Residential movers who owned the homes to which they had moved were the least likely group to be mortgage-free, while homeowners who migrated from outside Canada were the most likely type of movers to not carry a mortgage. Residential movers and internal migrants who owned under condominium tenure were somewhat more likely to be mortgage-free compared to their counterparts whose tenure was not condominium (see Figure 16). Figure 16 Presence of a mortgage among movers, by type of ownership tenure 90% 80% 70% 60% 50% 77.7% 73.3% 68.3% 81.6% 76.7% 67.6% 40% 30% 20% 10% 31.7% 26.7% 22.4% 23.3% 18.4% 32.4% 0% With mortgage Without mortgage With mortgage Without mortgage Condominium Not condominium Residential movers Internal migrants External migrants 23

26 Younger homeowners aged 15 to 24 were more likely be mortgage-free compared to homeowners aged 25 to 44. This was true for non-movers and all categories of movers. The case of external migrants aged 15 to 24 notably stood out: the likelihood to own a home without a mortgage among the youngest households who migrated from outside Canada was more than twice that of other movers in this age group (Figure 17). Figure 17 Presence of a mortgage among movers, by age of primary household maintainer 90% 80% 70% 60% 50% 40% 30% 20% 10% 0% Non-movers Residential movers Internal migrants External migrants Non-movers Residential movers Internal migrants External migrants With mortgage Without mortgage

27 Homes occupied by movers tended to be of higher value than those occupied by households who did not move. The median reported value of dwellings 15 owned by movers was $299,751 in 2011, or 7% higher than the median value of homes owned by non-movers. Households that migrated from outside Canada tended to purchase more expensive homes compared to internal migrants and residential movers; this was the case for all types of dwellings except movable dwellings (see Figure 18). The above-mentioned differences in the value of properties owned by external migrants and those owned by other categories of movers were present across all age groups of households. Figure 18 Median reported value of dwellings owned by movers ($ 000s) $450 $449 $400 $350 $300 $250 $321 $299 $250 $230 $309 $319 $309 $350 $300$299 $370 $200 $150 $100 $90 $90 $85 $50 $0 Single-detached house Apartment in a low-rise building Apartment in a high-rise building Other multiple dwelling Movable dwelling Residential movers Internal migrants External migrants 15 Value of dwelling refers to an amount estimated by the owner if the dwelling were to be sold. 25

28 3.4. Location About 87% of households that moved in the year prior to the 2011 Census settled in Ontario, Quebec, British Columbia or Alberta; Prince Edward Island and the three territories were the least frequent destinations for movers (see Figure 19). Figure 19 Destination of movers, by Province and Territory 35% 34.5% 30% 25% 24.9% 20% 15% 12.5% 15.0% 10% 5% 0% 2.7% 3.4% 3.1% 1.2% 2.0% 0.4% 0.1% 0.2% 0.1% NL PE NS NB QC ON MB SK AB BC YT NT NU The majority of movers settled in larger cities: 73% moved to a CMA. Some 14% moved to smaller cities; i.e., Census Agglomerations (CAs), while 13% moved into a rural (non- CMA/CA) area. 26

29 In the four provinces that absorbed the vast majority of movers, their largest city (Toronto, Montréal, Vancouver and Calgary) was the most popular destination of households that moved. Some 40% of all movers settled in those cities. There were 20 CMAs which each accounted for 1% or fewer of all movers (see Figure 20). Figure 20 Destination of movers, by CMA Toronto Montréal Vancouver Calgary Edmonton Ottawa-Gatineau Québec Winnipeg Hamilton London Kitchener-Cambridge-Waterloo Halifax Victoria Saskatoon St. Catharines-Niagara Sherbrooke Oshawa Windsor Regina Kelowna St. John's Kingston Trois-Rivières Barrie Moncton Greater Sudbury/Grand Sudbury Abbotsford-Mission Saguenay Guelph Thunder Bay Peterborough Brantford Saint John 4.4% 4.2% 4.1% 2.6% 2.3% 1.9% 1.7% 1.5% 1.5% 1.4% 1.0% 1.0% 0.8% 0.8% 0.8% 0.7% 0.7% 0.6% 0.6% 0.5% 0.5% 0.5% 0.5% 0.5% 0.4% 0.4% 0.3% 0.3% 0.3% 0.3% 8.0% 12.9% 14.7% 0% 5% 10% 15% 27

30 4. Conclusions The analysis in the preceding sections provided insights into the patterns of household mobility during the year preceding the Census Day, May 10, 2011, and the destination housing of households that moved. A number of conclusions may be derived from this analysis: Housing demand generated by movers is strongly influenced by preferences of residential movers, and by factors propelling residential moves (such as income, wealth, household formation, housing affordability, and community characteristics). Household mobility contributes to relatively high occupancy turnover in apartment dwellings as movers have a strong preference to living in apartment buildings. An effective anticipation of housing needs associated with household mobility requires analysis at the local level as patterns of household mobility vary substantially across communities. 28

31 Annex A: Concepts and definitions Private dwelling is one that was built or adapted for the purpose of human habitation, and which has a private (that is, non-shared) entrance as well as a separate set of living quarters. Private household is a person or a group of persons (other than foreign residents) who occupy a private dwelling and do not have a usual place of residence elsewhere in Canada. Primary household maintainer is the first person in the household identified as someone who pays the rent or the mortgage, or the taxes, or the electricity bill, and so on, for the dwelling. Household mobility consists of residential moves and migration. Residential move takes place when the destination housing is within the same city, town, township, village or Indigenous community. Migration takes place when the household moves to a different city, town, township, village or Indigenous community within Canada (internal migration), or moves to the current Canadian location from outside Canada (external migration). Household mobility during a given period (such as 1 year) is determined based on the mobility of the primary household maintainer. Mover is a household where the primary household maintainer lived at a different address at the beginning of the period compared to the person s usual place of residence on Census Day. Movers include residential movers and migrants. Residential mover is a household where the primary household maintainer lived at a different address but in the same census subdivision at the beginning of the period compared to the person s usual place of residence on Census Day. Migrant is a household where the primary household maintainer lived in a different census subdivision (internal migrant), or outside Canada (external migrant), at the beginning of the period compared to the person s usual place of residence on Census Day. Frequent mover is a mover that moved more than once during the period. Non-mover is a household where the primary household maintainer lived at the same address on Census Day as he or she did at the beginning of the period. Household mobility rate refers to a percentage share of movers in all private households. Residential move rate refers to a percentage share of residential movers in all private households. Migration rate refers to a percentage share of migrants in all private households. Family households comprise couples with children, couples without children, lone parents, and multiple-family households. Non-family members may also be present. A couple may be of the opposite or same sex. Couple with children is a household containing a married or common-law couple with at least one child. Couple without children is a household containing a married or common-law couple without children (including empty nesters whose children have moved out). 29

32 Lone-parent household is a lone parent living with one or more children. Non-family members may also be present. Multiple-family household is a household containing two or more families (couples with or without children or lone-parent families). Non-family households comprise one-person and two-or-more person non-family households. One-person household is a person living alone. Two-or-more person non-family household refers to two or more people who share a dwelling and who do not constitute a family. Immigrant household is a household where the primary household maintainer is an immigrant (individual who is, or has ever been, a landed immigrant and who has been granted the right to live in Canada permanently by immigration authorities). Recent immigrant household is a household whose primary household maintainer immigrated to Canada between January 1, 2006 and May 10, Non-permanent resident household is a household composed of persons from another country who, at the time of the census, held a Work or Study Permit, or who were refugee claimants, and any non-canadian-born family member living in Canada with them. Before-tax household income refers to total household income before tax from all sources for Condominium is a type of tenure in which dwelling units are owned individually while common elements are held in joint ownership with others. Subsidized housing includes rent geared to income, social housing, public housing, government-assisted housing, non-profit housing, rent supplements and housing allowances. Census Metropolitan Area (CMA) and Census Agglomeration (CA) are formed by one or more adjacent municipalities centred on a population centre (known as the core). A CMA must have a total population of at least 100,000 of which 50,000 or more must live in the core. A CA must have a core population of at least 10,000. To be included in the CMA or CA, other adjacent municipalities must have a high degree of integration with the core, as measured by commuting flows. 30

33 Annex B: Data source and limitations Data source Data used for this report are from the 2011 National Household Survey. Data are analyzed for all private households. Data limitations The definition of household mobility used in this report is based on the relationship between the household s primary maintainer usual place of residence on Census Day and his or her usual place of residence at a specified point in time in the past (see Annex A: Concepts and definitions). 16 The abovementioned definition of household mobility entails a number of analytical limitations. For example, the frequency of household mobility as well as attributes of the most recent move cannot be examined. Information on household characteristics and household housing prior to the move are not available. The data is collected for private households only; this limits understanding of the extent of mobility and types of lodging of households that move from a private home to a nursing home or other type of institution. Household mobility reflects the move of only the primary household maintainer leaving unexplored incidences of mobility among other members of the household, as well as their characteristics. Such limitations are likely to be more pronounced when household mobility is measured over a longer period of time (for instance, over a 5-year period rather than over a 1-year period). A greater time span over which the mobility is measured is more likely to result in an inaccurate interpretation of socio-demographic characteristics of movers. Likewise, the number of unaccounted incidences of frequent and return moves is also likely to increase with the expansion of the time period. Indirect evidence for this may be drawn from the comparison of the 5-year and 1-year household mobility rates. Specifically, the 2011 NHS data suggest that the 5-year household mobility rate was 38.7% in 2011; this implies that on average some 7.7% of all households moved every year over the 5-year period, including the year preceding the Census Day. However, the mobility rate over the year preceding the Census Day computed based on actual household responses measures at 12.1% which substantially exceeds the 7.7% average rate. This suggests that the 5-year mobility rate underestimates the actual number of household moves over that period. Taking into account this reasoning, the analysis in this report is based on the 1-year mobility rate. Other limitations The analysis presented in this report is based on data collected in May Since May 2011, some notable demographic and societal transformations have continued to unfold in Canada. 16 Household mobility may be defined based on the relationship between the usual place of residence of all household members on Census Day and their usual place of residence at a specified point in time. I.e. a household may be defined as having moved if all members of the households lived at a different address at the specified point in time compared to their place of residence on Census Day. Such definition is, for instance, used by Statistics Canada (see Statistics Canada (2013), Homeownership and shelter costs in Canada, Catalogue no X ). However, using such a definition would likewise entail most of the analytical limitations discussed in Annex B. 31

34 Canada s population has been aging; this affects the intensity of household mobility as older individuals are less likely to move. Demographic changes may also alter the size of the origin and destination populations, and the socio-economic makeup of neighbourhoods. Young adults have become more likely to remain in their parents homes instead of moving out and forming independent households. Technological advancements have enabled a rapid development of e- learning systems that allow greater number of students earn degrees without leaving their home communities. Spread of information and communications technologies and increased technical capabilities have increasingly enabled companies to work in virtual offices and use telecommuting employment options. The above-mentioned trends may alter the future makeup and intensity of household mobility, particularly migrants whose decisions to move are often motivated by employment and learning opportunities. 32

35 Acknowledgements CMHC provides funding for housing content on the Census of Canada and on Statistics Canada surveys. Statistics Canada information is used with the permission of Statistics Canada. Users are forbidden to copy and redisseminate data for commercial purposes, either in an original or modified form, without the express permission of Canada Mortgage and Housing Corporation and, where applicable, Statistics Canada. More information on Statistics Canada data can be obtained from its Regional Offices, at or at For further information on CMHC s NHS/Census-based housing data, refer to Housing in Canada Online on the CMHC website, at To inquire or comment on this Highlight or make suggestions for further research, please contact us. CMHC Researcher: Elena Simonova, Senior Researcher, Housing Indicators, Housing Indicators and Analytics Division Housing Research at CMHC Under Part IX of the National Housing Act, the Government of Canada provides funds to CMHC to conduct research into the social, economic and technical aspects of housing and related fields, and to undertake the publishing and distribution of the results of this research. To find Research Highlights and Research Insights plus a wide variety of information products, visit our website at or contact: Canada Mortgage and Housing Corporation, 700 Montreal Road Ottawa, Ontario K1A 0P7 Phone: Fax:

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