Post on 17-Jan-2018
description
Castlegar Area Affordable Housing Review
George Penfold Regional Innovation Chair
Selkirk College
City of Castlegar, May 19, 2009
Housing and Labour Markets
Background on housing industry
Background on population and housing
Census based needs assessment
Roles in responding to needs
Presentation Themes – Castlegar Area(Castlegar, E.A.’s I and J)
Castlegar Area Labour Markets
In Commute Out Commute
Castlegar Area Labour Markets
In Commute Out Commute
RDCK Residential Building Permits: - $78.6 M in 2007 - $102.5 M in 2008
RDCK Annual house maintenance - Estimate @ 1% = $63.5 M annually
RDCK Rural Development: - 54% of value and 49% of units in 2007 - 57% of value and 40% of units in 2008
Housing and the Regional Economy
Kootenay Development Region
(East and West Kootenay) 1997 2007 2008
Total employed ('000) 65.3 77.1 71.5
Construction 3.6 9.2 8.0Compared to:
Manufacturing 7.6 8.4 4.6Forestry, fishing, mining, oil and gas 4.1 5.4 6.9
Kootenay Development Region Construction - 14% of all firms, Dec 2007
Housing and the Regional Economy
RDCK (2008) Assessed Residential Property Value - $6.35 B ($113,400 per person)
Largest “equity” pool 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,” “home makeovers”
Housing and the Personal Economy
“Boomer” generation retiring. Creates housing demand for retired, semi retired “amenity migrants”
Recreational “non-resident” demand 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
Housing Relationship to Economic and Demographic Change
Castlegar Area Populationand Household Forecast (BC Stats)
Year Population Households
2001 13,517 5,516
2006 13,071 5,499
2011 13,241 5,813
2016 13,231 6,072
2021 13,245 6,168
Change 2006 – 2016 +160 +573
2006 2016Change
2006 - 2016Population
Age 13,071 13,231 +160
0-17 2,598 2,074 -525
18-24 1,361 1,067 -294
25-64 7,041 7,414 +373
65+ 2,071 2,676 +605
Castlegar Area Demographic Forecast
Castlegar Area Non- Resident Ownership
2001 2008
Total Parcels 7,644 7,741
Non Resident 17.7% 18.3%
Salmo/CrestonNelson/Kaslo
Slocan/Arrow LkMainland/SW
Rest BCAlta
Rest Can.Other
0 100 200 300 400 500 600
20082001
Property Type Share of Titles - 2008
Single Family Dwelling 7%
Acreage Dwelling 14%
Multi Family 18%
Agricultural 30%
Hotel/Resort 28%
Commercial 33%
Manufacturing 74%
Castlegar Area Non- Resident Ownership
Dwelling Type Castlegar Area BCTotal private dwellings occupied by usual residents 5,245 1,643,150Single-detached houses 78.1% 49.2%Multi Family 5.0% 10%
Apartments 7.7% 38%
Other dwellings (Mobile) 9.2% 2.8%Individuals/Families in supportive housing 346
Castlegar Area Occupied Dwellings - 2006
Location (2006 Census)
Total Rental Households 2006(% of all Households)
% Change 2001-2006
Castlegar Area 935 (17.8%) -13.0%
City of Castlegar 660 (20.5%) -11.4%
Trail 985 (28.0%) -2.0%
Nelson 1,540 (34.8% ) -1.3%
CBT Area 14,420 (21.4) -9.0%
BC 493,995 (30%) -3.6%
Castlegar Area Rental Households
2006 Census Area 2006Change 2001 - 2006
Average Dwelling Value RDCK $240,339 61.6%Castlegar Area $209,049 42.4%BC $418,703 82%
Castlegar Area Manufactured $76,900 50%2001, 2008 Assessment Multi $277,500 55.4%
Single Family $245,000 92.8%Acreage $309,000 99.8%
Average Rental Rate RDCK $623 8.35%Castlegar Area $572 -3.54%
Housing Prices
Area Average Household Income
Change 2001 - 2006
Castlegar Area $62,132 17.8% RDCK $51,574 13.8%BC $67,675 18.0%
Minimum wage $8.00/hour 0%
Household Income
Location(2006 Census)
Avg. Dwelling Value 2006
Avg. Household
Income 2005
Avg. Dwelling Value 2006/Avg.
Household Income 2005
Castlegar Area $209,049 $62,132 3.4
City of Castlegar $197,863 $62,941 3.1
Trail $142,303 $51,155 2.8
Nelson $273,287 $51,717 5.3
CBT $238,823 $57,534 4.2
BC $418,703 $67,675 6.2
Where do we stand on affordability ?
Where do we stand on affordability ?
Census Definition: households spending 30% or more of household income on major payments (rent or mortgage) for shelter.
Where do we stand on affordability ?
Location (2006 Census)% Total Households
Spending 30% or more
Proportion Rental of
Total
Castlegar Area 18.1% 35.3%
City of Castlegar 20.4% 42.4%
Trail Area 17.0% 40.1%
Nelson Area 27.9% 48.6%
CBT 21.1% 40.5%
BC 28.4% 45.5%
Who has Affordability Problems - 2006?
Total Rental Owned
Castlegar Area 945 330 (35.3%) 615 (14.4%)
City of Castlegar 625 265 (40.2%) 360 (15.0%)
Castlegar Area
One Person Lone-Parent Family
Couple Family With
Children
Couple Family Without Children
Number of Households 1,425 505 1,290 1,845AffordabilityChallenged 475 100 155 150
% of Total Affordability Challenged 50.3% 10.6% 16.4% 15.9%% Household Type 33.3% 19.8% 12.0% 5.6%
Who has Affordability Problems – 2006?
Total Income(Tax filer 2005)
MedianIncome
AverageIncome
Couples $72,062 $82,517
Male lone-parents $51,853 $53,931
Female lone-parents $31,784 $38,881
Males 15 years and over not in economic families $26,361 $29,726
Females 15 years and over not in economic families $18,492 $20,694
City of Castlegar Incomes –2005
Single Person Households
Couple Households, no Children
Rental Households
Castlegar 65.3% of 880 64.9% of 970 38.2% of 655
E.A. I 45.8% of 240 63.8% of 345 16% of 125
E.A. J 63.3% of 300 53.1% of 405 36.6% of 150
Primary Householders 55+ (2006)
Following are possible categories of housing need:
• Basic shelter (emergency, homeless)• Transition/care• Subsidized rental housing• Market rental housing• Non-market housing• Market housing (economic development)• Live work housing (economic development)
Housing Needs Types
Different partners and roles depending on what is being considered:
• Local and/or Regional Government• BC Housing, CMHC• Local and/or Regional NGO’s/CBT• Private Sector Basic Question: who will invest in, and manage housing development
Housing Strategies
gpenfold@selkirk.cahttp://selkirk.ca/research/ric/ housing-resources