Defining Need: What Constitutes Affordable and Cost. Effective Housing? Matt Thomson M. Thomson Consulting & Sunshine Coast Affordable Housing Society
Overview • What do we mean when we say affordable? • What’s already available on the Coast? • What is the need, and how do we determine where to focus our efforts?
What is affordability? • According to CMHC: “A household is said to be in core housing need if its housing falls below at least one of the adequacy, affordability or suitability, standards and it would have to spend 30% or more of its total before-tax income to pay the median rent of alternative local housing that is acceptable (meets all three housing standards). • Adequate housing are reported by their residents as not requiring any major repairs. • Affordable dwellings costs less than 30% of total before-tax household income. • Suitable housing has enough bedrooms for the size and make-up of resident households, according to National Occupancy Standard (NOS) requirements. ”
What is Affordable Housing Spectrum Emergency shelters Transitional Housing Special Needs/Supporti ve Housing Emergency and Supportive Housing Affordable Rental Housing Affordable Home Ownership Non-Market Housing Market Rental Home Ownership Market Housing
Housing on the Sunshine Coast Emergency and Supportive Housing Population Served Lead and Partner Agencies Name of Housing Community Number of Units Homeless St. Hilda’s Anglican Church Sunshine Coast Community Services Society Community service and faith groups Extreme Weather Emergency Shelter (October-March) Sechelt 8 beds Women and children fleeing abuse Sunshine Coast Community Services Society Yew Transition House Thyme Second Stage Housing Sechelt 7 beds 4 units Individuals with developmental disabilities Sunshine Coast Association for Community Living Group homes Sechelt 10 staffed residential beds, 3 respite beds, in 3 staffed residential facilities
Housing on the Sunshine Coast Emergency and Supportive Housing Population Served Lead and Partner Agencies Name of Housing Community Number of Units Individuals with mental illness Vancouver Coastal Health Sunshine Coast Community Services Society Housing with Mental Health Supports Independent living with some associated programs Coast-wide Sechelt 9 beds 23 Supported Independent Living subsidies 8 units Frail seniors Good Samaritan Society Christenson Village Lions Housing Society Kiwanis Greenecourt Seniors Housing Kiwanis Village Gibsons Sechelt Gibsons 120 units/beds 22 units 42 units
Housing on the Sunshine Coast Non-Market Housing Population Served Lead and Partner Agencies Name of Housing Community Number of Units Independent seniors Lions Housing Society BC Housing Shelter Aid for Elderly Renters (SAFER) Greenecourt Seniors Housing Scattered site Sechelt Coast-wide 117 units 91 subsidies Families and individuals with disabilities BC Housing Rental Assistance Subsidy Coast Housing Society Scattered site Mountainview Court Coast-wide Sechelt 92 subsidies 21 family units 2 units for individuals with disabilities Aboriginal families and individuals M’akola Housing Society Scattered site Coast-wide 20 units Individuals with developmental disabilities Sunshine Coast Assocation for Community Living Independent living Sechelt 4 units
Who can’t afford their current housing? 90. 0% 79. 5% 80. 0% 74. 0% 70. 0% 60. 0% 51. 0% 50. 0% 49. 0% 40. 0% 26. 0% 30. 0% 20. 5% 20. 0% 10. 0% Owners Renters Spending more than 30% Spending less than 30% Source: Statistics Canada National Household Survey, 2011 Total
Housing Cost $2, 500 $1, 916 $2, 000 $1, 760 $1, 430 $1, 500 $1, 000 $688 $788 $900 $875 $1, 100 $938 $964 $847 $500 $0 Bachelor 1 -Bedroom 2016 HIL 2 -Bedroom 2014 3 -Bedroom 2016 Source: BC Housing; Thomson, 2014; limited rental market survey
Income determines affordability Household Type Median Income* Affordable Housing Payment Less than median income Affordable Housing Payment Couples with children $90, 868 $2, 272 $72, 695 $1, 817 Single-parents $56, 130 $1, 403 $44, 904 $1, 123 Non-family households $28, 794 $720 $23, 035 $576 *Sechelt had a high global non-response rate, which can impact income statistics. Source: Statistics Canada National Household Survey, 2011
What’s the affordability gap? Household Type Affordable Housing Affordability Payment Gap (Median (Less than Income) Median) Couples with children (three-bedroom) $2, 272 $356 $1, 817 ($99) Single-parents (twobedroom) $1, 403 ($357) $1, 123 ($637) $720 ($180) $576 ($324) Non-family households (Onebedroom)
Where are we going? Core Housing Need Projections for Renters 3, 500 3, 174 3, 000 2, 500 2, 794 2, 400 2, 000 1, 500 1, 000 840 1, 166 1, 023 774 326 500 0 2011 2021 Rental Demand 2036 Core Need Source: BC Non-Profit Housing Association, 2012 Increase 2011 -2036
Conclusions • In Sechelt, single-parents and individual renters tend to be at highest risk of housing affordability issues-even when earning median income for their household type • Rents appear to be increasing dramatically (in Sechelt and Coast-wide), while vacancy rates drop • There also a high number of owners who are experiencing affordable housing issues • Core housing need is projected to climb to over 1, 000 renter households on the Sunshine Coast by 2021
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