Affordable Housing Review

George PenfoldRegional Innovation Chair

Selkirk College

Boundary Economic Development Committee Greenwood B.C., October 14,

2008

Background on housing industry

Background on population

Background on housing stock.

Census based needs assessment

Roles in responding to needs?

Presentation Themes

$183 M (70% of total) in Residential Building Permits RDKB 2005 - 2007

$97.7 M (53% of Total) Residential Permit Value in rural RDKB

$13.7 M Residential in Boundary Municipal 2005 – 2007

Annual house maintenance Boundary Area- Estimate $1.88B @ 1% = $18.8 M annually

Housing and the Regional Economy

Kootenay Development Region(East and West Kootenay) 1997 2007

Total employed, all industries ('000) 65.3 77.1Construction 3.6 9.2

Finance, insurance, real estate, leasing 3.0 3.2Business, building, support services 1.6 2.4Compared to:

Manufacturing 7.6 8.4Forestry, fishing, mining, oil and gas 4.1 5.4

RDKB Construction - 12% of all firms, Dec 2007

Housing and the Regional Economy

Assessed Developed Residential Property Value in Boundary Area (2008) - $1.883 B or approximately $147,000 per resident

Largest “equity” base for many households Big contributor to basic quality of life, comfort and to

“status” for many Homeowners contribute to lack of affordable inventory

by “up scaling,” “gentrifying”, “home makeovers” Many homes used commercially – vacation rentals,

B & B’s, suites, home based business, grow ops.

Housing and the Personal Economy

“Boomer” generation retiring. Creates housing demand for retired, semi retired “amenity migrants”

West Kootenay Labour Force projected needs - 7,100 new and replacement workers 2006 to 2011

Competing demands generate increasing prices if supply is not adequate

Average RDKB Occupied Dwelling value escalated more (51%) than average household income (14%), and rental rates (7.39%) - 2001 to 2006

Relationship to Economic and Demographic Change

Total Occupied Dwellings

Rented Occupied Dwellings

% Rented 2006

% Rented Change

2001 - 2006Grand Forks 1,885 400 21.48% -4.65%

Greenwood 315 35 9.75% -3.84%

Midway 280 35 11.71% -13.80%

RDKB “C” 665 40 2.84% -4.27%

RDKB “D” 1,340 115 8.17% -4.94%

RDKB “E” 1,000 175 5.61% -10.93%

B.C. 27.33% -3.84%

Boundary Dwellings and Values

Average Dwelling

Value 2006

Average Dwelling

Value Increase

2001-2006 (%)

Median Household

Income 2005

Median Household

Income Change 2000-

2005 (%)

Median Tenant

Monthly Rent 2006

% Average Rent

Payment Change

2001-2006

Grand Forks $176,251 49% $37,499 14% $623 1.2%

Greenwood $110,541 36% $32,436 10% $725 9.7%

Midway $151,526 17% $38,169 -12% $575 10.6%

RDKB “C” $240,679 34% $42,498 -3% $601 3.3%

RDKB “D” $290,496 100% $45,189 19% $601 2.3%

RDKB “E” $239,443 46% $34,500 4% $591 31.7%

Boundary Dwellings and Values

Boundary Population

 Population Year Kettle Valley

LHA Grand Forks

LHA

Total Population 1996 3,731 9,101

Total Population 2001 3,625 9,133

Total Population 2006  3,645 9,061

Projected Population 2016 3,647 9,057

Rural Population (58%) 2006  2,399 5,025

Village/City (42%) 2006  1,246 4,036

Boundary Population Cohorts

 Population Year Kettle Valley

LHAGrand Forks

LHA

0-17 yrs 2006  18.30% 16.60%

 Projected 2016 13.50% 15.20%

18-64 yrs 2006  62.30% 61.50%

  Projected 2016 61.40% 58.50%

65+ yrs 2006  19.40% 21.90%

  Projected 2016 25.00% 26.30%

Net International

Net Interprovincial

Net Intraprovincial

BC 42,757 15,520

RDKB 5 23 101

Population In Flow 2007

Boundary Non- Resident Ownership2001 2008

Total Private Parcels 13,234 14,511

Non Resident 34.7% 44.8%

GF/GWTR/RL

ML/SWRoBC

AltaRoC

Other

01,0

002,0

003,0

004,0

005,0

006,0

007,0

008,0

009,0

0010

,000

20082001

Property Type

Share of Titles 2001

Share of Titles 2008

SFD 13% 16%

Acreage Dwelling 18% 21%

Multi Family 37% 51%

Agricultural 15% 22%

Hotel/Resort 82% 83%

Commercial 32% 38%

Manufacturing 53% 77%

Boundary Non- Resident Ownership 2008

Housing and Labour MobilityCensus 2006 In Commute Out Commute Live/Work

Grand Forks 1,365 30 1,175

Greenwood 50 95 45

Midway 70 40 175

Kootenay Boundary C 50 255 135

Kootenay Boundary D 1,035

Kootenay Boundary E 90 245 325

Mobility 2006 Pop.

Same Address 1 year Ago (Age 1+)

Same Address 5 years Ago (Age 5+)

Area C 1,435 1,265 960

Area D 3,176 2,800 2,095

Area E 2,234 1,945 1,450

Grand Forks 4,036 3,295 2,045

Greenwood 625 460 295Midway 621 535 335

Population Mobility

Dwelling Type Boundary Area BC

Total private dwellings occupied by usual residents (54.8% Rural) 5,485 1,643,150Single-detached houses 83.7% 49.2%Multi Family 5.0% 10%

Apartments 4.6% 38%

Other dwellings (Mobile Homes) 6.0% 2.8%

Individuals/Families in supportive housing (units) 187

Boundary Occupied Dwellings - 2006

Location(2006 Census)

Avg. Dwelling Value 2006

Avg. Household Income 2005

Avg. Dwelling Value 2006/

Avg. Household Income 2005

Grand Forks $176,251 $38,722 4.55

Greenwood $110,541 $46,530 2.38

Midway $151,526 $53,011 2.86

Kootenay Boundary C $240,679 $54,450 4.42

Kootenay Boundary D $290,496 $51,185 5.68

Kootenay Boundary E $239,443 $45,011 5.32

BC $418,703 $67,675 6.2

Where do we stand on Affordability?

Where do we stand on affordability ?(30% or more of household income on housing)

Location (LHA - 2006 Census)

% Total HouseholdsSpending 30% or more

Proportion Rental of Total

Grand Forks area 21.4% 36.2%

Kettle Valley area 22.3% 22.4%

Greater Trail Area 17.0% 46.2%

Castlegar Area 18.1% 34.9%

BC 28.4% 45.5%

Who has Affordability Problems (Boundary) (30% or more of household income on housing)

One person Non-Family

Lone-parent family

Couple Family Without children

Couple Family With children

Grand Forks LHA (30%) 245 100 130 55

Kettle Valley LHA (30%) 295 55 165 60

Total Type 1,590 440 2,150 1,075

% of Type 34.0% 35.2% 13.7% 10.7%

Total Income(Tax filer 2005) Total

MedianIncome

AverageIncome

Pre Tax Low

Income

Couple economic families 7,945 $63,782 $70,176 6.2%

Male lone-parent economic families 305 $45,377 $47,926 14.8%

Female lone-parent economic families 780 $27,565 $33,720 34.0%

Males 15 years and over not in economic families 2,395 $27,751 $32,400 26.3%Females 15 years and over not in economic families 2,590 $20,086 $26,540 28.4%

RDKB Incomes –2005

Following are possible categories of housing need:

• basic shelter (emergency, homeless)• transition/care• subsidized rental housing• market rental housing• non-market housing• market housing

Local/Regional Government Role

Different partners and roles depending on what is being considered:

• Local and/or Regional Government• Provincial and Federal Government (BC

Housing, CMHC)• Local and/or Regional NGO’s/CBT• Private Sector

Local/Regional Government Role