Housing Research Review

George PenfoldRegional Innovation Chair

Selkirk College

Selkirk College, EDCO, Nelson B.C., December 9, 2008

Research to date

Background on housing industry

Background on population

Background on housing stock.

Census based needs assessment

Roles in responding to needs

Presentation Themes

Background from State of the Basin and other Census data (CBT)

2001, 2008 Assessment Role analysis and comparison (CBT, Real Estate Foundation, SSHRC)

Inventory of Social Housing Assets (Real Estate Foundation)

Research to Date

$78.6 M (72% of total) in Residential Building Permits RDCK, 2007

54% of Residential Permit Value in rural RDCK

Annual house maintenance - Estimate @ 1% = $63.5 M annually

Housing and the Regional Economy

Kootenay Development Region 1997 2007

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

Housing and the Regional Economy

Assessed Residential Property Value in RDCK (2008) - $6.35 B or approximately $113,400 per person.

Largest “equity” pool for many households

Homeowners contribute to lack of affordable inventory by “up scaling,” “home makeovers”

Big contributor to basic quality of life, comfort and to “status”

Approximately 15% of assessed residential value and 19% of all residential titles are held by non-residents

Housing and the Personal Economy

“Boomer” generation retiring. New housing demand for “amenity migrants” and vacation home owners

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

Increases 2001- 2006:o Average house value RDCK 62%o Average household income 14%o Average rental rates 8.4%, o Minimum wage 0%

Relationship to Economic Change

Housing and Labour Markets

Dwelling TypeTotal RDCK

Rural RDCK BC

Total private dwellings occupied by usual residents 24,680 12,940 (52%) 1,643,150Single-detached houses 77.7% 85% 49.2%Semi-detached houses 1.4% 3.1%Row houses 2.2% 0.7% 6.9%

Apartments, duplex 3.1% 10.0%

Apartments with fewer than five storey 6.8% 2.3% 20.9%Apartments with five or more storey's 0.1% 7.1%

Other dwellings (Mobile) 8.7% 13% 2.8%

Individuals/Families in supportive housing 1,232

Housing Stock

Location (2006 Census)

Total Rental Households 2006

% Change 2001-2006

Nelson, Salmo 2,295 -2.5%

Upper Kootenay Lake 275 17.0%

Slocan Valley 665 -27.3%

Creston Valley 1,085 -6.9%

Castlegar Area 935 -13.0%

RDCK Total 5,255 (22%) -8.5%

CBT 13,170 -8.7%

BC 493,995 (30%) -3.6%

Rental Households

Assessment Summary

Agr

Comm

Hot

/Res

M-H

Man

uM

-FRes

t

Rec/C

ulSFD

SFD-V Ski

S-Con

doTC

U

Acrea

ge-V

Acrea

ge-D

1,180

1,541

233

2,504

717

1,031

897

4,077

13,788

6,748

8 679

1,462

8,352

5,929

Distribution of Properties by Type, RD Central Kootenay, 2008

Total Number of Property Titles:2008: 49,1462001: 48,206

Assessment Summary

RDCK ML/SW RoBC ALTA RoC PGMA Other

29,193 2,406 2,630 3,167 476 10,532 742

Number of Property Titles by Location of Owner, RD Central Kootenay, 2008

Non- Regional Private Owners 2008 – 24.4%Non- Regional Private Owners 2001 – 22.4%

2001 29,359 2,213 2,862 2,045 412 963

Location(2006 Census)

Avg. Dwelling

Value 2006

Avg. Household

Income 2005

Avg. Dwelling Value 2006/Avg.

Household Income 2005

Nelson Kaslo $279,588 $52,930 5.3

Slocan Valley $227,480 $44,804 5.1

Castlegar Area $209,049 $62,132 3.4

Salmo Creston $222,731 $45,553 4.9

CBT $238,823 $57,534 4.2

BC $418,703 $67,675 6.2

Affordability - Where do we stand Provincially?

Regionally - Where do we stand on affordability ?

(30% or more of household income on housing)

Location

% Total HouseholdsSpending 30% or

more 2006

Proportion Rental of total

2006

Nelson Kaslo 28.2% 47.4%

Slocan Valley 24.4% 33.9%

Castlegar Area 18.1% 34.9%

Salmo Creston 22.8% 46.9%

RDCK 23.9% 45.6%

CBT 21.1% 40.5%

BC 28.4% 45.5%

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

Location

% Total Households Spending 30% or

more 2001

% Total Households Spending 30% or

more 2006

Nelson 30.7% 30.8%

Kaslo 33.3% 27.6%

Castlegar 21.4% 20.4%

Salmo 29.2% 30.0%

RDCK 23.6% 23.9%

BC 27.8% 28.4%

Location(2006 Census)

One Person Households

Lone-parent family

households

Couple Family Without children

Couple Family With

children

Nelson Kaslo 46.6% 15.3% 20.1% 12.2%

Slocan Valley 46.8% 13.9% 17.7% 14.7%

Castlegar Area 50.3% 10.6% 15.9% 16.4%

Salmo Creston 46.2% 12.8% 22.6% 14.4%

Central Kootenay RD 46.8% 13.9% 17.7% 14.7%

CBT 46.4% 14.0% 17.9% 15.5%

BC 40.8% 12.1% 14.9% 21.6%

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

Total Income(Tax filer 2005) Total

MedianIncome

AverageIncome

Couple economic families 13,945 $57,197 $66,043

Male lone-parent families 480 $48,918 $50,667

Female lone-parent economic families 1,775 $27,918 $34,581

Males 15 years and over not in economic families 4,790 $23,143 $30,125

Females 15 years and over not in economic families 4,625 $18,744 $23,775

Family Incomes RDCK

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 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 Government Role

Household survey and seniors focus groups (CBT, Real Estate Foundation)

Strategic Planning for Affordable Housing◦ SPAN – Greater Nelson◦ LCCDT – Greater Trail◦ Arrow Lakes/Slocan

Next Steps