Windsor-Essex HARS Special Initiative Study Background ......Windsor-Essex HARS Special Initiative...

Windsor-Essex HARS Special Initiative Study

Background Report One: Housing Needs Analysis

FINAL March 2010

Prepared by:

Housing Analysis and Recommended Strategy (HARS) ii Background Report One: Housing Needs Analysis

Housing Analysis and Recommended Strategy (HARS) iii Background Report One: Housing Needs Analysis

Table of Contents 1.0 Introduction to Background Report One: Needs Analysis............................. 1

1.1 Background and Objective ............................................................. 1

2.0 Analysis of Housing Need ................................................................. 4

2.1.1 Population .......................................................................... 4

2.1.2 Household Growth ................................................................. 7

2.1.3 Household Size and Type ......................................................... 9

2.1.4 Condition of Housing Stock ......................................................11

2.1.5 Economic Characteristics ........................................................13

2.1.8 Changes in Household Tenure ...................................................18

2.1.9 Changes in Household Income...................................................20

2.1.10 Changes in OW, ODSP ............................................................25

2.2 Changes in Housing Supply ............................................................27

2.2.1 New Housing Supply ..............................................................27

2.2.2 Changes in Ownership Market ...................................................31

2.2.3 Changes in Rental Market ........................................................33

2.2.4 Changes in Social Housing .......................................................40

2.2.4.1 Summary of Public Consultation Results ....................................49

2.2.5 Changes in Emergency and Transitional Housing .............................51

2.2.6 Changes in Supportive Housing .................................................57

2.2.9 Inventory of Support Services ...................................................75

2.3 Changes in Housing Affordability ....................................................78

2.4 Changes in Housing Needs (2004-2009) .............................................79

2.5 Directions in Addressing Housing Needs.............................................88

Appendix A: Additional Tables ..................................................................91

Appendix B: Consultation Participants ....................................................... 101

Appendix C: Bibliography ...................................................................... 105

Housing Analysis and Recommended Strategy (HARS) iv Background Report One: Housing Needs Analysis

List of Tables Table 1: Population Growth Between 2001 and 2006 in Essex County ................................................................................ 5

Table 2: Trends in Household Size by Municipality, 1986 - 2006 ................... 9

Table 3: Condition of Dwellings by Municipality, 2006 ............................. 12

Table 4: Unemployment Rates throughout Windsor-Essex County, 1996-2006 . 14

Table 5: Labour Force by Industry in Essex County and Ontario, 2001 and 2006 ............................................................................................. 15

Table 6: Labour Force Characteristics in the Windsor CMA, January and February 2009 ............................................................................ 16

Table 7: Incidence of Low Income, 2006 ............................................. 24

Table 8: Average Ontario Works Caseload in Windsor-Essex County, 2004-200825

Table 9: Maximum Monthly Shelter Allowance for Ontario Works and Ontario Disability Support Program (ODSP) Recipients ....................................... 27

Table 10: Housing Starts in Windsor CMA, 2003-2008 .............................. 28

Table 11: Housing Starts in Leamington CA, 2005-2008 ............................ 29

Table 12: Housing Completions in Windsor CMA, 2003-2008 ...................... 30

Table 13: Housing Completions in Leamington CA, 2005-2008 .................... 30

Table 14: Historical Comparison of Housing Prices in the City of Windsor, 2004 - 2008 ........................................................................................ 32

Table 15: Resale Housing Activity in the Windsor CMA, 2003-2008 .............. 33

Table 16: Private Rental Market Vacancies and Rates in Windsor CMA, 2004-2008 ........................................................................................ 35

Table 17: Private Rental Market Vacancies and Rates in Leamington CA, 2004-2008 ........................................................................................ 36

Table 18: Gross Rent as a Percentage of 2005 Household Income for Tenant Households ................................................................................ 39

Table 19: Summary of Modified Units in Windsor-Essex County, As of February 2009 ........................................................................................ 44

Table 20: Total Non-Profit Housing Supply by Mandate, Windsor-Essex, As of January 2009 ............................................................................. 44

Table 21: Windsor-Essex Central Housing Registry Waiting List by Household Type and Unit Size Requested, 2007 and 2008 ...................................... 47

Table 22: A Comparison of Public Housing Demand and Supply in Windsor-Essex County by Unit Size, December 2009 ................................................. 48

Table 23: Summary of the Emergency and Transitional Housing Stock in Windsor-Essex, January 2009 .......................................................... 53

Table 24: Summary of Special Needs Housing Stock in Windsor-Essex, January 2009 ........................................................................................ 59

Table 25: Housing Providers with Support Agencies ................................ 60

Table 26: Fall-Term Enrolment for Full-Time Students at the University of Windsor, 2003 to 2008 .................................................................. 62

Table 27: Fall-Term Enrollment for Full-Time Students at St. Clair College, 2003 to 2008 .................................................................................... 63

Table 28: Population Aged 65+ by Municipality, Windsor-Essex, 2001-2006 .... 63

Background%20Report/Windsor%20HARS%20Background%20Report%20One%20-%20Needs%20Analysis%20-%20Final%20March%2030%202010.doc#_Toc257707945

Background%20Report/Windsor%20HARS%20Background%20Report%20One%20-%20Needs%20Analysis%20-%20Final%20March%2030%202010.doc#_Toc257707945


Table 29: Snapshot of Retirement Homes in Windsor and Essex County, 2007 and 2008 .................................................................................. 65

Table 30: Profile of Long-Term Care Homes in Windsor-Essex County .......... 67

Table 31: Long-Term Care Home Rates for Residents, as set by the Ontario Ministry of Health and Long-Term Cares ............................................. 68

Table 32: Comparison of Aboriginal and non-Aboriginal Households in the Windsor CMA and Leamington CA, 1991 - 2006 ...................................... 72

Table 33: Place of Birth for Recent Immigrants, Essex County, 2001 and 2006 73

Table 34: Summary of Support Services in Windsor-Essex ......................... 75

Table 35: Household Income by Percentage Breakdown in Windsor-Essex County, 2006 ............................................................................. 78

Table 36: Comparison of Average and Affordable Rents in the Windsor CMA, by Unit Size ................................................................................... 79

Table 37: Comparison of Average and Affordable Rents in the Leamington CA, by Unit Size ............................................................................... 79

Table 38: Comparison of Social Housing Demand and Supply, 2008 .............. 84

List of Figures Figure 1: Population Growth in Essex County, 1986-2006 ........................... 5

Figure 2: Percentage Growth in Essex County‟s Population, 1986-2006 ........... 6

Figure 3: Population Growth in Essex County by Age Cohort, 1986-2006 ......... 7

Figure 4: Household Growth by Municipality, 1986-2006 ............................ 8

Figure 5: Trends in Household Size in Essex County, 1986-2006 .................. 10

Figure 6: Household Types in Essex County, 1991-2006 (Proportion of Households) ............................................................................... 10

Figure 7: Household Types in Essex County, 1991-2006 (Absolute Numbers) ... 11

Figure 8: Age of Housing Stock in Essex County and Ontario in 2006 ............ 12

Figure 9: Labour Force Participation Rate in Essex County and Ontario, 2001 and 2006 .................................................................................. 13

Figure 10: Monthly Unemployment Rate in Windsor CMA, 2008-2009 ............ 17

Figure 11: Unemployment Rate Across Ontario on March 13, 2009 .............. 17

Figure 12: Household Tenure in Essex County, 2001 ............................... 19

Figure 13: Trends in Household Tenure in Essex County, 2006 ................... 19

Figure 14: Household Tenure in Essex County and Ontario, 1996-2006 .......... 20

Figure 15: Trends in Tenure in Essex County, 1986-2006 .......................... 20

Figure 16: Average and Median Incomes in Essex County by Municipality, 2005 21

Figure 17: Average and Median Income in Essex County, 1990-2005 ............. 22

Figure 18: Low-Income Population in Essex County, 1991-2006 .................. 23

Figure 19: Average Ontario Works Caseload in Windsor-Essex County, 2004-2008 ............................................................................................. 25

Figure 20: Average Monthly Caseload for Ontario Works in Windsor-Essex County, 2004-2008 ....................................................................... 26

Figure 21: Average Monthly Caseload for Ontario Disability Support Program (ODSP) in Windsor-Essex County, 2004-2008 ......................................... 26


Figure 22: Housing Completions in Windsor CMA (2003-20008) and Leamington CA (2005-2008) ........................................................................... 29

Figure 23: Rate of Homeownership in Essex County and City of Windsor, 1986-2006 ........................................................................................ 31

Figure 24: Average House Price in Windsor-Essex, 2004-2008 .................... 32

Figure 25: Average Resale Price in Windsor CMA, 2003-2008 ..................... 33

Figure 26: Vacancy Rates in Windsor CMA and Leamington CA, 2004-2008 ..... 36

Figure 27: Average Market Rents by Unit Size in Windsor CMA and Leamington CA, 2003-2008 ............................................................................ 37

Figure 28: Portion of Income Spent by Renter Households on Shelter in Windsor-Essex County, 1996-2006 ............................................................... 38

Figure 29: Social Housing Stock in Windsor-Essex County, by Type of Provider 40

Figure 30: Social and Non-Profit Housing Stock in Windsor-Essex County, by Program Name ........................................................................... 41

Figure 31: Social and Non-Profit Stock in Windsor-Essex County, by Location . 42

Figure 32: Social and Non-Profit Stock in Windsor-Essex County, by Unit Size . 42

Figure 33: Social and Non-Profit Housing Stock in Windsor-Essex County, by Building Mandate ........................................................................ 43

Figure 34: Social Housing Waiting List in Windsor-Essex County, 2004-2008.... 45

Figure 35: Social Housing Waiting List, as of December 31 2009 ................. 46

Figure 36: Households on Social Housing Waiting List in Windsor-Essex County in 2007 and 2008, by Household Type ................................................... 47

Figure 37: Number of People Served at the Salvation Army's Shelter in Windsor, 2004-2008 ................................................................................. 54

Figure 38: Number of People Served by Well-Come Shelter, 2005-2008 ........ 54

Figure 39: Number of People Served by Hiatus House, 2004-2008 ............... 55

Figure 40: Number of Clients Served by Unit 7 Drop-In Centre, 2004-2008 ..... 56

Figure 41: Seniors' Income in Windsor CMA and Ontario, 2000 and 2005 ........ 64

Figure 42: Vacancy Rates in South-western Ontario by County in 2008 ......... 65

Figure 43: Retirement Homes' Rental Rates in the City of Windsor and Essex County by Unit Type, 2006-2008 ...................................................... 66

Figure 44: Aboriginal Population in Essex County by Municipality, 1996-2006 . 70

Figure 45: Distribution of Aboriginal Population in Essex County by Municipality, 1996-2006 ................................................................................. 70

Figure 46: Shelter-to-Income-Ration (STIR) in Windsor CMA and Leamington CA, 1996-2006 ................................................................................. 71

Housing Analysis and Recommended Strategy (HARS) v Background Report One: Housing Needs Analysis

Housing Analysis and Recommended Strategy (HARS) 1 Background Report One: Housing Needs Analysis

1.0 Introduction to Background Report One: Needs Analysis

1.1 Background and Objective

The first component of the Windsor/Essex HARS Special Initiatives Study is the Housing Needs Analysis. Background Report One comprises this phase of the study. The analysis of housing need provides information and insight into the housing needs of Windsor/Essex. This report builds upon the HARS 2004 report and indicates where there have been changes in housing need. Similar to the 2004 report, although not as extensive, this report provides an overview of local population and household characteristics including an analysis of current economic and income conditions. It also outlines changes in the various housing sectors (rental market housing, ownership housing, social housing, emergency and transitional housing, and special needs housing). In identifying such changes this section of the study will identify opportunities to address future housing needs within the communities of Windsor/Essex (HAC Goal #5). It should be emphasized that this section of the study puts a particular emphasis on identifying accessibility needs and challenges (HAC Goal #2). The overall aim of this report is to provide an analysis of present and future housing needs facing Windsor/Essex.

1.2 Approach

The housing needs analysis incorporates a comprehensive review of current data, literature reviews and an extensive consultation process. This study has incorporated the findings of several data and research sources, these include:

Statistics Canada Community Profile data and Custom Tabulations

Research and data from agencies such as Canada Mortgage and Housing Corporation and Service Canada

Reports and data provided by local agencies and organizations, including local housing providers, the Windsor/Essex Community Housing Corporation, and municipal staff departments

Ongoing consultation with HAC

Community consultation process (see below) A complete bibliography can be found in Appendix C.


1.2.1 Community Consultation Process

This phase of the study incorporates a number of community consultation activities, including:

Project Announcement – a brief overview of the study, outlining the overall goals and deliverables of the project, was distributed to almost 100 individuals, agencies, and various organizations throughout the City and County.

Telephone Interviews – a series of telephone interviews were held with municipal and county staff, local agencies and organizations, and others to assist in identifying housing needs and in identifying opportunities to improve housing in Windsor/Essex. A list of who was interviewed can be found in Appendix B.

Focus Groups – a series of five focus groups were held throughout this study.

o Focus Group A – was aimed at identifying social housing needs. It was held in November 2008 and was attended by 12 participants.

o Focus Group B – was aimed at identifying special housing needs. It was held in November and was attended by 25 participants, including representation from 14 community agencies from various sectors (persons with physical disabilities, persons with developmental delays, Aboriginal services, homelessness, shelters, youth services, new immigrant services, multicultural services).

o Focus Group C – was held with social housing applicants and tenants and is aimed at identifying the dynamics of delivery and administration of programs. Focus Group C was held March, there was a session in the City and a second in the County. Approximately 60 participants attended the session in the City and 5 participants attended in the County.

A complete list of participants (by focus group) can be found in Appendix B. 1.3 Study Area

The study area for this Special Initiative study is the same area used in the 2004 HARS Report. The study area, therefore, is comprised of the County of Essex and the City of Windsor. This area includes the City of Windsor and seven municipalities. These municipalities are the:

Town of Amherstburg

Town of Essex

Town of Kingsville


Town of Lakeshore

Town of LaSalle

Municipality of Leamington

Town of Tecumseh The Township of Pelee is a separated municipality from the County of Essex, but it is included in the Service Manager‟s catchment area and in many of the statistics provided by Statistics Canada. For the purposes of this report, totals reported as „County‟ include the City of Windsor, County of Essex, and the Township of Pelee. For the purposes of CMHC data, the Windsor CMA includes the City of Windsor and the municipalities of Amherstburg, Lakeshore, LaSalle and Tecumseh. Leamington is a Census Agglomeration (CA) that includes Kingsville and Leamington.


2.0 Analysis of Housing Need

Population and household characteristics are important indicators in determining housing need. The following sections provide an update of the 2004 HARS report on housing need; this includes changes in housing demand (household characteristics, population characteristics, economic characteristics, and household income) and changes in housing supply (rental housing, homeownership housing, social housing, emergency and transitional housing, and special needs housing). 2.1 Changes in Housing Demand

2.1.1 Population

In 2006, Windsor/Essex had a total population of 393,402 persons. This represents an increase of almost 5% from 2001, which has slowed slightly from the growth rate of 7% experienced in the area from 1996 to 2001. The 5% growth rate from 2001 to 2006 is also slightly below the overall growth rate of 6.6% for the province during this time period. The Municipality of Lakeshore experienced the highest rate of population growth at 15.7%, followed by Pelee at 12.1%, Lasalle at 9.4%, Amherstburg at 6.9%, and Leamington by 6.2%. Both the municipalities of Essex and Tecumseh showed a decline in population growth by 53 and 881 individuals respectfully. Consultation activities have indicated that the 2008/2009 economic downturn appears to have led to an out-migration of individuals seeking employment opportunities elsewhere, although there is no detailed data available to measure the extent to which this is happening. The greatest proportion of the population remains in the City of Windsor, with 55% of the total population, followed by the Municipality of Lakeshore with 8.5% of the population.


Figure 1: Population Growth in Essex County, 1986-2006

21,748

20,032

20,908

33,245

27,652

28,833

287

24,224

216,473

20,339

20,085

19,619

28,746

25,285

27,138

256

25,105

208,402

19,273

19,437

18,409

26,127

20,566

25,389

283

23,151

197,694

17,578

18,386

17,330

23,720

16,628

22,696

272

19,320

191,435

16,447

16,976

16,649

21,450

14,001

21,760

284

15,684

193,122

0 50,000 100,000 150,000 200,000 250,000

Amherstburg

Essex

Kingsville

Lakeshore

LaSalle

Leamington

Pelee

Tecumseh

Windsor

Population

Mu

nic

ipali

ty

1986 1991 1996 2001 2006

Source: Statistics Canada, Community Profiles, 1986, 1991, 1996, 2001, and 2006

The 2004 HARS report found that Windsor/Essex displayed a younger population overall compared to provincial statistics. This remains accurate for 2006, although the gap is narrowing. The proportion of the population under the age of 19 in 2006 was 0.9% higher in Windsor/Essex compared to the province. Similarly, the proportion of the population over the age of 60 was 0.3% lower in Windsor/Essex compared with the province.

Table 1: Population Growth Between 2001 and 2006 in

Essex County

Location Growth (%)

Amherstburg 6.9%

Essex -0.3%

Kingsville 6.6%

Lakeshore 15.7%

LaSalle 9.4%

Leamington 6.2%

Pelee 12.1%

Tecumseh -3.5%

Windsor 3.9%

Essex County 4.9%

Ontario 6.6%

Source: Statistics Canada, Community Profiles, 2001 and 2006


Information for 2006 indicates that the population is getting increasingly older (by proportion). In general, the population under the age of 35 has demonstrated a steady decline in proportion from 1986 to 2001. While seeing some fluctuation, the population over the age of 35 has, overall, shown an increase in proportion. The proportion of the population under the age of 19, for example, decreased from 26.9% (2001) to 25.9% (2006). At the same time, the proportion of the population between the ages of 45 and 54 years increased by 1.0%. In addition, the proportion of the population over the age of 65 years increased by 0.5%.

Figure 2: Percentage Growth in Essex County’s Population, 1986-2006

29.4

%

25.2

%

13.6

%

10.0

%

10.1

%

6.7

%

5.0

%

28.1

%

24.1

%

15.0

%

10.7

%

9.3

%

7.6

%

5.2

%

27.4

%

23.0

%

15.6

%

12.4

%

8.6

%

7.7

%

5.3

%

26.9

%

21.2

%

16.5

%

13.6

%

9.0

%

7.0

%

5.8

%

25.9

%

19.7

%

15.6

%

14.6

%

10.8

%

6.9

%

6.4

%

0%

10%

20%

30%

40%

0-19 20-34 35-44 45-54 55-64 65-74 75+

Pro

port

ion

of

Cou

nty

Pop

ula

tion

Age Group

1986 1991 1996 2001 2006



Figure 3: Population Growth in Essex County by Age Cohort, 1986-2006

59.5%

16.5%

17.1%

9.2%

7.1%

27.3%

3.4%

-3.0%

8.2%

17.2%

33.9%

27.0%

11.2%

-0.5%

-4.6%

82.4%

12.4%

17.8%

24.0%

11.1%

42.6%

-1.1%

13.3%

11.6%

14.1%

-2.7%

-2.3%

-1.3%

1.9%

-0.9%

9.6%

1.1%

5.2%

4.3%

-1.2%

-20% 0% 20% 40% 60% 80% 100%

1986-2006

2001-2006

1996-2001

1991-1996

1986-1991

Population Growth

Ye

ar

0-19 20-34 35-44 45-54 55-64 65-74 75+


Based on population projections (January 2009), it is expected that the population growth will slow to a rate of 1.5% from 2006 to 2011 in Windsor/Essex. Following this slow down, the projections indicate that population will gradually return to higher levels of growth until 2021 when the population growth starts to decline as a result of the aging population. These findings are based on the Reference Scenario of the population projections. Recent data provided by Statistics Canada for the Windsor CMA, which includes the City of Windsor, and the municipalities of Amherstburg, Lakeshore, Lasalle, and Tecumseh, shows a total population of 273,100 as of February 2009. This represents an increase of 0.3% from February 2008. 2.1.2 Household Growth

While population is an important indicator of housing markets, housing need is more directly related to the number and type of households, as the range of dwelling units required in the housing market corresponds directly to


characteristics and trends of households comprising the Windsor/Essex housing market. From 1991 to 2006, the Windsor/Essex area saw the number of households increase by 26.1%. This is comparable to the overall growth experienced by the province (25.2%). The Municipality of LaSalle experienced considerable growth at 80.5%. Since 2001, the Windsor/Essex area has experienced a household growth rate of 6.8%. This is slightly below the provincial average of 8.0%. The Municipalities of Lakeshore (17.6%) and Lasalle (11.2%) and to a lesser extent Amherstburg (9.7%) and Kingsville (9.4%) experienced a higher than average (compared to the county or province) growth rate.

Figure 4: Household Growth by Municipality, 1986-2006

12.9%

6.4%

2.7%

24.8%

-13.0%

6.0%

22.4%

13.9%

6.7%

13.0%

12.0%

7.9%

9.2%

5.9%

23.0%

10.0%

11.3%

27.3%

13.2%

8.6%

9.8%

12.9%

7.5%

8.1%

6.0%

13.1%

-9.1%

6.1%

27.5%

12.4%

6.6%

6.5%

9.1%

8.0%

6.8%

5.5%

1.3%

5.9%

11.2%

17.6%

9.4%

3.0%

9.7%

-25% 0% 25% 50% 75% 100%

Ontario

Essex County

Windsor

Tecumseh

Pelee

Leamington

LaSalle

Lakeshore

Kingsville

Essex

Amherstburg

Population Growth (%)

Loca

tio

n

1986-1991 1991-1996 1996-2001 2001-2006



This growth resulted in an increase in total households from 112,410 in 1991 to 141,305 in 2001, to 150,845 by 2006. Thus, in the most recent Census period from 2001 to 2006, the Windsor housing market grew by approximately 9,500 households, or close to 2,000 per year. 2.1.3 Household Size and Type

Average household size in Windsor/Essex has remained stable at 2.6 persons per household from 2001 to 2006. Overall, in 2006 the average household size ranged from 2.5 to 3.0 persons per household. LaSalle recorded the largest average size at 3.0, while the City of Windsor was at the smaller end at 2.5 persons per household.

Table 2: Trends in Household Size by Municipality, 1986 - 2006

Location 1986 1991 1996 2001 2006

Amherstburg 3.1 3.0 2.9 2.8 2.7

Essex 3.0 2.8 2.8 2.7 2.6

Kingsville 3.0 2.9 2.8 2.7 2.8

Lakeshore 3.1 3.0 3.0 2.9 2.9

LaSalle 3.3 3.2 3.1 3.0 3.0

Leamington 2.9 2.8 2.8 2.8 2.9

Pelee 2.3 2.7 2.5 2.3 2.9

Tecumseh 3.2 3.2 3.1 3.0 2.9

City of Windsor 2.6 2.5 2.5 2.5 2.4

Essex County 2.8 2.7 2.6 2.6 2.6

Ontario 2.8 2.7 2.7 2.7 2.7

Source: Statistics Canada, 1986, 1991, 1996 & 2001 Census

The HARS Report (2004) reported an increase in the number of one and two person households from 51.2% in 1986 to 56.5% in 2001. This has further increased to 58.0% in 2006. This is comparable to the province which, based on the 2006 Census, had 56.1% of its households comprised of one or two persons. The number of households with more than six persons declined slightly to 3.1% in 2006, just slightly below the provincial average of 3.5%. Notably, while household size is in decline, there remains almost one-quarter (22.9%) of households comprised of four or five persons. Information received in the consultation sessions has indicated a recent trend toward some very large families in the Windsor/Essex area, largely as a result of an upswing in immigration from South Asia. Many of these large families are experiencing difficulty finding housing units with sufficient numbers of bedrooms to meet their needs at an affordable cost.


Figure 5: Trends in Household Size in Essex County, 1986-2006

26.1%

24.8%

24.1%

23.1%

22.4%

31.9%

31.7%

30.8%

30.3%

28.8%

16.0%

16.5%

17.0%

17.5%

17.3%

22.9%

23.7%

24.8%

25.8%

27.5%

3.1%

3.3%

3.3%

3.3%

4.0%

0% 20% 40% 60% 80% 100%

2006

2001

1996

1991

1986

Portion of Households

Ye

ar

1 Person 2 Persons 3 Persons 4-5 Persons 6+ Persons

Source: Statistics Canada, Community Profiles, 1986, 1991, 1996, 2001, and 2006 In Ontario, the share of family units was 72.5% in 2006. Windsor/Essex showed a similar trend at 71.2%; a slight decline from 2001 (72.4%). Overall, from 1991 to 2006 the County has seen a 2% decline in the number of family households. LaSalle showed the greatest proportion of family households at 83.8% while Pelee (35.0%) and the City of Windsor (34.8%) showed the greatest proportion of non-family households; just under two-thirds of the households in the City of Windsor were family households in 2006.

Figure 6: Household Types in Essex County, 1991-2006 (Proportion of Households)

71.2%

72.4%

71.7%

73.1%

28.8%

27.6%

28.3%

26.9%

0% 20% 40% 60% 80% 100%

2006

2001

1996

1991

Proportion of Households

Ye

ar

Family Non-Family

Source: Statistics Canada, Community Profiles, 1991, 1996, 2001, and 2006


Figure 7: Household Types in Essex County, 1991-2006 (Absolute Numbers)

107,355

102,295

93,690

87,420

43,490

39,000

36,980

32,235

0% 20% 40% 60% 80% 100%

2006

2001

1996

1991


Ye

ar

Family Non-Family

Source: Statistics Canada, Community Profiles, 1991, 1996, 2001, and 2006 2.1.4 Condition of Housing Stock

The age and condition of the current housing stock is an important indicator in meeting the housing needs in Windsor/Essex. It is critical for the existing housing stock to continue to provide adequate living standards to residents. The HARS Report (2004) found that the housing stock of Windsor/Essex is somewhat older than the province as a whole; a function of early settlement in the area. The housing stock in the City of Windsor is the oldest of all communities within the County with over one-fifth (20.8%) built prior to 1946 and 54.7% built prior to 1960. The Municipalities of Lakeshore (20.4%) and LaSalle (23.9%) as well as the Township of Pelee (31.6%) have the greatest proportion of their housing stock built between 1996 and 2006.


Figure 8: Age of Housing Stock in Essex County and Ontario in 2006

8.8%

8.9%

6.1%

5.8%

4.5%

15.2%

12.9%

19.7%

18.3%

9.2%

6.9%

6.4%

9.0%

7.4%

17.1%

14.1%

15.2%

14.9%

0% 5% 10% 15% 20%

2001 - 2006

1996 - 2000

1991 - 1995

1986 - 1990

1991 - 1985

1971 - 1980

1961 - 1970

1946 - 1960

Before 1946

Proportion of Housing Stock

Pe

riod

of

Con

stru

cti

on

Ontario Essex County

Source: Statistics Canada, Community Profiles, 2006 The following data summarizes the condition of the housing stock in Windsor/Essex as it was self-reported in the 2006 Census. Overall 5.9% of households felt that their home was in need of major repairs; slightly below the provincial average of 6.6% (2006) and slightly below the 2001 figure of 6.6%.

Table 3: Condition of Dwellings by Municipality, 2006

Location Regular

maintenance only Minor repairs

required Major repairs

required Total

# % # % # % #

Amherstburg 5,955 75.1% 1,515 19.1% 465 5.9% 7,930

Essex 5,285 69.2% 1,855 24.3% 500 6.5% 7,640

Kingsville 5,845 78.5% 1,585 21.3% 380 5.1% 7,450

Lakeshore 8,475 72.9% 2,585 22.2% 575 4.9% 11,630

LaSalle 7,415 79.6% 1,545 16.6% 360 3.9% 9,315

Leamington 7,170 73.1% 2,115 21.5% 530 5.4% 9,815

Pelee 65 65.0% 20 20.0% 10 10.0% 100

Tecumseh 6,645 78.2% 1,520 17.9% 330 3.9% 8,495

Windsor 63,310 71.6% 19,460 22.0% 5,690 6.4% 88,465

Essex County 109,805 72.8% 32,205 21.3% 8,830 5.9% 150,845

Ontario 3,092,900 67.9% 1,162,105 25.5% 300,020 6.6% 4,555,025

Source: Statistics Canada, 2006 Census


2.1.5 Economic Characteristics

The economic profile and changing economic conditions, such as industry growth or downturns and unemployment, impact housing demand within a community in terms of both the number of units being demanded and the ability of households to afford housing in the community. The economic profile of Windsor/Essex is reviewed within this section. This section provides a review of labour force activity, based mainly on Statistics Canada Census, as well as providing an overview of more recent economic activity to assist in determining a more current economic profile of the area. 2.1.6 Labour Force Activity

The review of labour force activity includes an analysis of labour force participation and unemployment rates, and labour force by industry. Labour force participation rates, defined as the percentage of working age persons either employed or actively seeking employment, have declined since 2001. Windsor/Essex dropped from 66.2% to 64.8% during this time period. The decline in Ontario, of 0.2%, was less than the decline experienced by Windsor/Essex (1.4%).

Figure 9: Labour Force Participation Rate in Essex County and Ontario, 2001 and 2006

66.2%

64.8%

67.3%67.1%

63%

64%

65%

66%

67%

68%

69%

2001 2006

Parti

cip

ati

on

Rate

Year

Essex County Ontario

Source: Statistics Canada, Community Profiles, 2001 and 2006 The Census reported that in 2006, the overall unemployment rate in Windsor/Essex stood at 7.9%; higher than the provincial rate of 6.4%. This varied from a low of 5.2% in LaSalle, to a high of 9.7% in the City of Windsor. All rates are up from 2001 and are comparable to 1996 rates. The recent economic crisis has brought an increase in unemployment in 2009. Changes in


the economy from 2006 to 2009, including more up to date unemployment rates are discussed in Section 2.1.7 found below.

Table 4: Unemployment Rates throughout Windsor-Essex County, 1996-2006

Unemployment Rates 1996 2001 2006 1996-2001 2001-2006 1996-2006

Unemployment Rate Change

Amherstburg 5.4 4.1 6.8 -1.3 2.7 1.4

Essex 6.4 4.5 5.6 -1.9 1.1 -0.8

Kingsville 6.1 4.2 5.6 -1.9 1.4 -0.5

Lakeshore 6.4 4.4 5.6 -2.0 1.2 -0.8

LaSalle 6.3 3.6 5.2 -2.7 1.6 -1.1

Leamington 6.4 4.5 6.6 -1.9 2.1 0.2

Pelee 10.3 N/A 0.0 N/A N/A -10.3

Tecumseh 6.1 3.8 5.7 -2.3 1.9 -0.4

City of Windsor 9.0 7.5 9.7 -1.5 2.2 0.7

Essex County 7.7 5.9 7.9 -1.8 2.0 0.2

Source: Statistics Canada, 1996, 2001 and 2006 Census

Manufacturing has been the predominant economic activity in the Windsor area for many years. Indeed, the 2006 Census reported that 23.9% of the labour force was employed in manufacturing at that time, compared to 13.9% for the province as a whole. While the manufacturing industry remained the largest employment sector in Windsor/Essex with 23.9% of the labour force in 2006, it experienced the first decline in many years; a decline of 4.2% from 2001. Manufacturing in Windsor/Essex represented approximately 28% of the labour force in the 1991, 1996 and 2001 Census. This decline is a result of more current economic struggles experienced in the manufacturing sector and in particular the automobile sector. It is likely that this decline has continued from 2006 to 2009. See also below „Economic Activity 2006-2009‟. Industries that showed an increase in proportion of the labour force, from 2001 to 2006, include; educational services (1.0%), professional/scientific services (0.6%), transportation and warehousing (0.4%), finance and insurance (0.3%), and public administration (0.3%). The construction industry remained at approximately 5% of the labour force from 2001 to 2006. The only industries, in addition to manufacturing, to show a decline include; health care and social assistance (1.0%), utilities (0.2%), arts and entertainment (0.3%), mining/oil and gas (0.1%), and administrative support/waste management (0.1%).

Housing Analysis and Recommended Strategy (HARS) 15 Draft: Background Report Part One

Table 5: Labour Force by Industry in Essex County and Ontario, 2001 and 2006

2001 2006

Essex County Ontario Essex County Ontario

# % # % # % # %

Agriculture, forestry, fishing and hunting 6,910 3.6% 123,675 2.1% 7,095 3.6% 114,345 1.8%

Mining and oil and gas extraction 485 0.3% 21,110 0.4% 365 0.2% 25,445 0.4%

Utilities 1,110 0.6% 46,230 0.8% 890 0.4% 50,215 0.8%

Construction 9,375 4.9% 332,250 5.5% 9,800 4.9% 384,780 5.9%

Manufacturing 54,115 28.1% 984,325 16.4% 47,475 23.9% 899,670 13.9%

Wholesale trade 5,230 2.7% 278,865 4.7% 5,900 3.0% 307,465 4.7%

Retail trade 20,870 10.8% 671,870 11.2% 21,960 11.0% 720,230 11.1%

Transportation and warehousing 7,680 4.0% 280,150 4.7% 8,800 4.4% 307,480 4.7%

Information and cultural industries 2,035 1.1% 171,750 2.9% 2,640 1.3% 172,795 2.7%

Finance and insurance 4,585 2.4% 292,550 4.9% 5,320 2.7% 316,170 4.9%

Real estate and rental and leasing 2,420 1.3% 108,890 1.8% 2,695 1.4% 126,440 2.0%

Professional, scientific and technical services 7,370 3.8% 429,100 7.2% 8,690 4.4% 471,620 7.3%

Management of companies and enterprises 110 0.1% 7,895 0.1% 155 0.1% 8,440 0.1%

Administrative and support, waste management and remediation services

6,630 3.4% 257,025 4.3% 6,470 3.3% 314,005 4.9%

Educational services 10,725 5.6% 371,195 6.2% 13,080 6.6% 433,485 6.7%

Health care and social assistance 16,850 8.8% 531,795 8.9% 19,540 9.8% 611,740 9.4%

Arts, entertainment and recreation 7,495 3.9% 121,950 2.0% 7,190 3.6% 140,830 2.2%

Accommodation and food services 14,465 7.5% 380,055 6.3% 15,415 7.7% 414,970 6.4%

Other services (except public administration) 8,150 4.2% 273,120 4.6% 8,825 4.4% 303,515 4.7%

Public administration 5,890 3.1% 308,960 5.2% 6,735 3.4% 350,075 5.4%

All industries 192,500 100.0% 5,992,760 100.0% 199,045 100.0% 6,473,735 100.0%

Source: Statistics Canada, 2001 and 2006 Census


2.1.7 Economic Activity 2006-2009

The current economic condition is one that presents many challenges for the Windsor/Essex communities. Trends in employment and fluctuations in industrial development have created an uncertain economic climate. Experts anticipate that 2009 will continue to present challenges particularly in the auto industry. Many are hopeful that by 2010 markets, including the automobile market, will begin to grow again. Other sources fear that it will take a few years for the automobile sector to fully recover from the current conditions. The unemployment rate in the Windsor CMA stood at 12.6% as of February 2009; this is an increase from 10.9% in January. As of February 2009, there were approximately 22,000 unemployed persons in the Windsor CMA; an increase of approximately 3,000 persons from January. Key sources have indicated that many people have moved out of the area in search of employment elsewhere. This has led to higher housing vacancies in the area.

Table 6: Labour Force Characteristics in the Windsor CMA, January and February 2009

Characteristic January

2009 February

2009 Change from last month

Change from last December

Change from twelve months ago

In thousands

(except rates) # % # % # %

Population 273.1 273.1 N/A 0.0 0.0 0.8 0.0 0.3

Labour Force 175.3 176.6 1.5 1.3 0.7 -0.8 0.7 -0.5

Employment (#) 156.2 154.2 1.5 -2.0 -3.8 -7.9 -1.3 -4.9

Unemployment (#) 19.1 22.3 0.8 3.2 4.5 7.0 16.8 45.8

Participation rate 64.2 64.7 0.6 0.5 0.3 -0.4 N/A N/A

Unemployment rate 10.9 12.6 0.4 1.7 2.5 4.0 N/A N/A

Employment rate 57.2 56.5 0.6 0.7 -1.4 -3.0 N/A N/A

Source: Statistics Canada, Labour Force Information, February 15 to 21, 2009, March 13 2009

The following Table shows the unemployment rate for the Windsor as published by HRSDC. This data shows a slightly lower unemployment rate of 12.1%compared to the Statistics Canada rate of 12.6% for the CMA. The data does show clearly the upward trend in unemployment over the past year, increasing by about 4% from January 2008 to March 2009. Comparatively, Windsor has the highest unemployment rate when compared to other Ontario communities. Thunder Bay showed the second highest unemployment rate of 10.4%.


Figure 10: Monthly Unemployment Rate in Windsor CMA, 2008-2009

8.2 8.3 8.4 8.47.9 7.9 8.2

8.99.6

10.2 10.4 10.3 10.2 10.5

12.1

0.0

2.0

4.0

6.0

8.0

10.0

12.0

14.0

Jan

13

-F

eb

9

Fe

b 1

0 -

Mar

8

Mar

9 -

Ap

r 5

Ap

r 6

-M

ay 1

0

May 1

1 -

Ju

ne

7

Ju

ne

8 -

Ju

ly 1

2

Ju

ly 1

3 -

Au

g 9

Au

g 9

-Se

pt

6

Se

pt

7 -

Oct

11

Oct

12

-N

ov 8

Nov 9

-D

ec 6

De

c 7

-Jan

10

Jan

11

-F

eb

7

Fe

b 8

-M

ar

14

Mar

15

-A

pr

11

2008 2009

Un

em

plo

ym

en

t R

ate

Date

Source: HRSDC, Unemployment Rates for the Unemployment Insurance (EI) Economic Regions, 2008, 2009

Figure 11: Unemployment Rate Across Ontario on March 13, 2009

4.7

6.9

5.4

7.48 8.3 8.4

9.5

8.5

9.5

12.1

9.19.9

7.57.9 7.6

10.4

0.0

2.0

4.0

6.0

8.0

10.0

12.0

14.0

Un

em

plo

ym

en

t R

ate

Economic Region

Source: Statistics Canada, Labour Force Information, February 15 to 21, 2009, March 13 2009 Based on Statistics Canada‟s Labour Force Survey and as reported in Service Canada‟s Labour Market Monitor (December 2008), an estimated 19,800 manufacturing jobs across the Tri-County1 area were lost in 2008. The manufacturing sector comprised almost 28% of the area‟s employment (this includes Kent County) and was reduced to 19% by the end of 2008. It is further

1 Tri-County refers to Chatham-Kent and the Counties of Essex and Lambton.


anticipated that workers in the automotive sector will continue to experience job loss for the coming year as a result of reduced demand. The Canadian government has approved loans to GM and Chrysler to help bridge their finances while restructuring takes place. Sources indicate that while abandoning the manufacturing industry is not an option, there is a need to shift some of the focus to high performance areas such as aerospace as well as areas such as construction and forestry. Local newspapers are publishing many articles of layoffs in the area, the auto sector in particular is experiencing substantial layoffs. Chrysler, for example, announced (early March 2009) that it is eliminating a third shift at its minivan plan in Windsor and placing an additional 1,200 workers on indefinite layoff. Such news is all too common in Windsor as the unemployment climbs to its highest levels. Overall, it is a challenging time for Windsor/Essex. Sources stress that this is not a typical economic downturn but rather a major economic restructuring of the economy. While some are optimistic, most sources indicate that improvement to the overall economy will take several years. Sources in the Windsor area are hopeful that they can redefine themselves as a world-class manufacturing hub that supports multiple industries, and will be in position to be a premier multi-modal transportation hub. 2.1.8 Changes in Household Tenure

As shown in the HARS Report (2004), the homeownership rate in Windsor/Essex had increased from 68.5% in 1986 to 72.9% in 2001. This has further increased to 75.5% as of 2006. Like most areas across the province and the country, lower interest rates and reduced downpayment requirements have made the homeownership market an opportunity for many more households. Although following the same increasing trend, the homeownership rate in Windsor/Essex was higher at 75.5% than the overall rate for the province (71.1%). The City of Windsor continues to have the lowest ownership rate at 67.3%; this is consistent with more urban centres which generally have a greater variety of housing options to choose from. Pelee had the highest homeownership rate in 2006, at 94.7%, followed by the Municipality of Lakeshore at 94.3%, and by Lasalle and Tecumseh at 91.9% respectively.


Figure 12: Household Tenure in Essex County, 2001

67.8%

72.9%

65.0%

90.7%

71.1%

88.1%

94.1%

82.6%

83.0%

82.6%

32.2%

27.1%

35.0%

9.3%

28.9%

11.8%

5.9%

17.4%

17.0%

17.4%

0% 20% 40% 60% 80% 100%

Ontario

Essex County

Windsor

Tecumseh

Leamington

LaSalle

Lakeshore

Kingsville

Essex

Amherstburg


Locati

on

Owned Rented

Source: Statistics Canada, Community Profile, 2001

Figure 13: Trends in Household Tenure in Essex County, 2006

71.0%

75.5%

67.2%

91.9%

94.7%

73.3%

91.9%

94.3%

87.4%

85.5%

85.8%

28.8%

24.5%

32.8%

8.1%

10.5%

26.7%

8.1%

5.7%

12.6%

14.5%

14.2%

0% 20% 40% 60% 80% 100%

Ontario

Essex County

Windsor

Tecumseh

Pelee

Leamington

LaSalle

Lakeshore

Kingsville

Essex

Amherstburg


Locati

on

Owned Rented



Figure 14: Household Tenure in Essex County and Ontario, 1996-2006

71.0%

75.5%

67.8%

72.9%

64.3%

70.1%

28.8%

24.5%

32.2%

27.1%

35.6%

29.9%

0% 20% 40% 60% 80%

Ontario

Essex County

Ontario

Essex County

Ontario

Essex County

20

06

20

01

19

96


Ye

ar

an

d L

ocati

on

Rented Owned

Source: Statistics Canada, Community Profiles, 1996, 2001, and 2006

Figure 15: Trends in Tenure in Essex County, 1986-2006

68.5% 69.8% 70.1% 72.9% 75.5%

31.5% 30.2% 29.9% 27.1% 24.5%

0%

20%

40%

60%

80%

100%

1986 1991 1996 2001 2006

Pro

port

ion

of

Hou

seh

old

s

YearOwned Rented

Source: Statistics Canada, Community Profiles, 1986, 1991, 1996, 2001, and 2006 2.1.9 Changes in Household Income

Essex County had an average household income of $72,900 in 20052; this is above the national average of $69,548 but below the provincial average of $78,365. From 2000 to 2005 Windsor/Essex had a 10.9% increase in average household income; below both the national and provincial growth rates.

2 Figures for income are based on the year prior to the Census period.


Median income in Windsor/Essex at $59,876 is consistent with the provincial level ($60,772) and higher than the national level ($53,634). Median income is often considered the most accurate income figure for comparison purposes, as it eliminates the influence of very high incomes. The Municipality of Tecumseh had the highest median income within the County in 2006 at $91,185. This is followed closely by Lasalle at $89,297. Leamington had the second lowest median income at $54,969 while the City of Windsor had the lowest at $51,070. Given the current economic climate, it is likely that this has brought a reduction in these income levels and is impacting the housing market accordingly.

Figure 16: Average and Median Incomes in Essex County by Municipality, 2005

$78,365

$72,900

$63,527

$102,243

$67,229

$99,461

$93,428

$78,542

$73,389

$86,544

$ 60,772

$ 59,876

$ 51,070

$ 90,185

$ 54,969

$ 89,297

$ 82,059

$ 66,556

$ 62,748

$ 73,555

$ 150,000 $ 100,000 $ 50,000 $ 0 $ 50,000 $ 100,000

Ontario

Essex County

City of Windsor

Tecumseh

Leamington

LaSalle

Lakeshore

Kingsville

Essex

Amherstburg

Income

Locati

on

Median Income Average Income

Source: Statistics Canada, Community Profiles, 2006


Figure 17: Average and Median Income in Essex County, 1990-2005

14.9%

21.3%

10.9%13.7%

14.7%

10.0%

0%

5%

10%

15%

20%

25%

1990-1995 1995-2000 2000-2005

Incom

e

Five-Year Time Period

Average Median

Source: Statistics Canada, Census 1991, 1996, 2001 and 2006 In 2005, there were 50,682 individuals living in low-income households, based on the Statistics Canada Low Income Cut-off3; this represented 13.1% of the Windsor/Essex population. This group, as a proportion of the population, has fluctuated over recent years. Low-income households represented 13.6% of the population in 1990, increasing to 14.5% in 1995, followed by a decline in 2000 to 12.3% before rebounding upwards in 2005. This pattern is repeated among low-income families and low-income singles. In 2005, these households comprised 10.3% of all families and 31.9% of all single person households. The percentage of low-income population was highest in the City of Windsor at 18.2%, followed by Leamington at 12.0%. Over three quarters (76.7%) of individuals living in low-income households reside in the City of Windsor. Similarly, 74.9% of low-income families and 81.5% of low-income singles reside in the City of Windsor.

3 Statistics Canada defines low income cut-off as, “income levels at which families or unattached individuals spend 20% more than average on food, shelter and clothing”.


Figure 18: Low-Income Population in Essex County, 1991-2006

11.5% 11.9%9.7% 10.3%

33.2%35.6%

31.9% 31.9%

13.6% 14.5%12.3% 13.1%

0%

10%

20%

30%

40%

1991 1996 2001 2006

Pro

port

ion

of

Fam

ilie

s

Year

Family households

Single Households

Total Low-Income Population

Source: Statistics Canada, Census Data 1991, 1996, 2001, and 2006


Table 7: Incidence of Low Income, 2006

Municipality Total

Families Low Income

Families Total Single Individuals

Low Single Individuals

Total Population in Households

Total Low Income Population

# # % # # % # # %

Amherstburg 6,285 358 5.7% 1,775 314 17.7% 21,550 1,401 6.5%

Essex 5,755 322 5.6% 2,035 374 18.4% 19,695 1,280 6.5%

Kingsville 5,910 272 4.6% 1,625 340 20.9% 19,885 1,173 5.9%

Lakeshore 9,680 445 4.6% 2,155 431 20.0% 33,090 1,886 5.7%

LaSalle 7,865 370 4.7% 1,610 280 17.4% 27,535 1,569 5.7%

Leamington 7,510 728 9.7% 2,535 730 28.8% 27,055 3,247 12.0%

Pelee 70 0 0.0% 25 0 0.0% 215 0 0.0%

Tecumseh 7,010 308 4.4% 1,615 289 17.9% 24,195 1,258 5.2%

Windsor 58,745 8,401 14.3% 33,775 12,260 26.3% 213,665 38,887 18.2%

Essex County 108,835 11,210 10.3% 47,155 15,042 31.9% 386,885 50,682 13.1%



2.1.10 Changes in OW, ODSP

Another indicator of the income characteristics of Windsor/Essex residents is the income support provided by government social assistance programs, including Ontario Works (OW) and the Ontario Disabilities Support Program (ODSP). Based on the average monthly caseloads, there were 8,190 participants of the Ontario Works program in the Windsor/Essex area as of 2008. This is an increase of 1,508 participants (22.6%) from 2004. The number of ODSP participants (based on annual caseloads) stood at 8,487; an increase of 1,606 participants or 23.3%. The increase of persons on social assistance is a function of the economic downturn and will likely lead to housing affordability challenges for an increasing number of households.

Table 8: Average Ontario Works Caseload in Windsor-Essex County, 2004-2008

Quarter 2004 2005 2006 2007 2008 2007-2008 2004-2008

Average Caseload Per Quarter (#) Change (%)

1st Qtr 6,762 7,014 7,740 8,282 8,264 -0.2% 22.2%

2nd Qtr 6,729 7,264 7,986 8,369 8,303 -0.8% 15.4%

3rd Qtr 6,619 7,276 8,002 8,046 8,158 1.4% 23.3%

4th Qtr 6,616 7,296 7,928 7,852 8,033 2.3% 21.4%

Source: Residential Support Services Office, City of Windsor

Figure 19: Average Ontario Works Caseload in Windsor-Essex County, 2004-2008

6,7

62

7,0

14

7,7

40 8,2

82

8,2

64

6,7

29 7,2

64

7,9

86

8,3

69

8,3

03

6,6

19 7

,276

8,0

02

8,0

46

8,1

58

6,6

16 7

,296 7

,928

7,8

52

8,0

33

5,000

6,000

7,000

8,000

9,000

2004 2005 2006 2007 2008

Ave

rage

Nu

mb

er

of

Case

s

Year

1st Qtr 2nd Qtr 3rd Qtr 4th Qtr



Figure 20: Average Monthly Caseload for Ontario Works in Windsor-Essex County, 2004-2008

6,682

7,212

7,9148,137 8,190

5,000

6,000

7,000

8,000

9,000

2004 2005 2006 2007 2008

Ave

rage

Mon

thly

Case

load

Year


Figure 21: Average Monthly Caseload for Ontario Disability Support Program (ODSP) in Windsor-Essex County, 2004-2008

6,8817,197

7,599

8,030

8,487

5,000

6,000

7,000

8,000

9,000

2004 2005 2006 2007 2008

Nu

mb

er

of

OD

SP

re

cip

ien

ts

Year

Source: Ontario Disability Support Program, Southwest Office Shelter allowances for Ontario Works and ODSP were set in 1995 and remained unchanged until 2004 when it was announced that rates would increase by 3%. These changes became effective in February and March of 2005. An additional increase of 2% was effective as of November/December 2006 and a further increase of 2% was effective as of November/December 2007. As of this time, the shelter allowance for a single person on OW is $356/month and $445/month for a single person on ODSP. From 1995 to 2004, minimum wage remained at $6.85/hour. Since then it has steadily increased to $8.75/hour and will increase further to $9.50/hour in March 20094 and up to $10.25/hour in March 2010.

4 This increase will take effect March 31st 2009.


Despite these recent adjustments for inflation, persons earning their income from these sources lost ground in terms of housing affordability during this period.

Table 9: Maximum Monthly Shelter Allowance for Ontario Works and Ontario Disability Support Program (ODSP)

Recipients

Benefit Unit Size Ontario Works Ontario Disability Support

Program (ODSP)

1 $356 $445

2 $560 $700

3 $607 $759

4 $660 $825

5 $711 $889

6 or more $738 $922

Source: Ministry of Community and Social Services, Shelter, Dir 6.2-2, December 2008; Shelter Calculation, 6.2, ODSP Branch, July 2008;

2.2 Changes in Housing Supply

Demographic changes continue to give rise to a growing diversity of household types and housing needs in the area. Accordingly, it is important that the housing being provided in the Windsor/Essex area reflects these changes. An important aspect of assessing housing availability is to compare recent housing activity to housing demand characteristics and trends to assess the extent to which supply matches demand and identify any gaps in the housing market. This section includes a review of recent housing supply activity. 2.2.1 New Housing Supply

Housing starts in the Windsor CMA have declined over the past five years; with a steeper decline occurring over the 2005 to 2008 period. From 2003 to 2008, housing starts declined by almost 75%. Over the past year (from 2007 to 2008), housing starts have declined by 12%. These declines are clear reflections of the impact of the recent economic situation. By type, single home starts stood at 417 in 2008; down from 1,632 in 2003. Apartment (rental) starts showed just 16 starts in 2008 representing 3.0% of all housing starts. Overall, the proportion of housing types being built has remained relatively constant over the five year period. Single starts, for example, represent approximately three-quarters of all housing starts. Conversely, apartment rental starts range from less than one percent of the starts (2006) to approximately 3% (2003, 2007, 2008), to their peak of 5.6% and 10.7% in 2004 and 2005 respectfully.


Row housing or townhome starts comprised approximately 16% of the housing starts in the Windsor CMA in 2008. This proportion has fluctuated slightly over the five year period from the low end in 2003 of 14.8% to the high in 2006 of 28.2% of the housing starts. Despite 58% of the households in Windsor/Essex in 2006 being comprised of one or two-person households, the housing starts continue to show that predominately single-detached homes (approximately three-quarters in 2008) are being built in the area. Changing patterns in household type and household size, as well as changes in the age of the population, give rise to the need for an increasingly diverse range of dwelling types. For the Leamington CA, which includes the municipalities of Leamington and Kingsville, housing starts have not seen the more drastic decline experienced in the CMA. From 2005 to 2008 starts remained relatively constant at 96 in 2005 increasing to 110 in 2008. Interestingly, the number of row house or townhouse starts were at 30 in 2008, up from 2006/2007 levels. Leamington and Kingsville are growing municipalities within the County, increasing their share of the County population to 12.6% in 2006. A news release issued by CMHC in January (2009), quoted Margot Stevenson Market Analyst for CMHC stating “Residential construction in Windsor fell to the lowest level since 1984”. She is further quoted stating “A combination of adequate choice in the resale market, job uncertainty and fragile consumer confidence resulted in less demand for new homes in the Windsor area”.

Table 10: Housing Starts in Windsor CMA, 2003-2008

Housing Starts (#)

Dwelling Type 2003 2004 2005 2006 2007 2008

Single-detached 1,632 1,539 1,110 692 416 417

Semi-detached 213 194 96 50 48 22

Row/Apt ownership 331 427 380 295 130 87

Apt rental/life-lease 61 127 160 8 20 16

Total 2,237 2,287 1,496 1,045 614 542

Proportion of Total Housing Starts (%)

Single-detached 73.0% 67.3% 74.2% 66.2% 67.8% 76.9%

Semi-detached 9.5% 8.5% 6.4% 4.8% 7.8% 4.1%

Row/Apt ownership 14.8% 18.7% 25.4% 28.2% 21.2% 16.1%

Apt rental/life-lease 2.7% 5.6% 10.7% 0.8% 3.3% 3.0%

Total 100.0% 100.0% 100.0% 100.0% 100.0% 100.0%

Source: CMHC, Housing Now Report, 2004, 2005, 2006, 2007, and 2008


Table 11: Housing Starts in Leamington CA, 2005-2008

Housing Starts (#)

Dwelling Type 2005 2006 2007 2008

Single-detached 40 22 118 72

Semi-detached 6 6 10 6

Row/Apt ownership 46 4 11 30

Apt rental/life-lease 4 0 0 2

Total 96 32 139 110

Proportion of Total Housing Starts (%)

Single-detached 41.7% 68.8% 84.9% 65.5%

Semi-detached 6.3% 18.8% 7.2% 5.5%

Row/Apt ownership 47.9% 12.5% 7.9% 27.3%

Apt rental/life-lease 4.2% 0.0% 0.0% 1.8%

Total 100.0% 100.0% 100.0% 100.0%

Source: CMHC, Housing Now Report, 2006, 2007, and 2008

Housing completions show similar trends to those identified above. Housing completions in the Windsor CMA declined by almost 75% between 2003 and 2008. In 2008, housing completions were at 551 units. The Leamington CA, however, showed consistency in the number of completions, only declining from 141 in 2005 to 138 in 2008.

Figure 22: Housing Completions in Windsor CMA (2003-20008) and Leamington CA (2005-2008)

344

423

801

1,180

1,638

1,635

32

40

36

138

184

322

36

42

98

418

358

359

139

8

16

143

52

0

0 500 1,000 1,500 2,000

2008

2007

2006

2005

2004

2003

Housing Completions

Ye

ar

Apt rental/life-lease Row/Apt ownership

Semi-detached Single-detached

Source: CMHC, Housing Now Report - Windsor CMA, 2004, 2005, 2006, 2007, and 2008

95

104

113

117

8

8

16

24

0

35

113

0

0

0

6

0

0 50 100 150

2008

2007

2006

2005

Housing Completions

Ye

ar

Apt rental/life-lease Row/Apt ownership

Semi-detached Single-detached

Source: CMHC, Housing Now Report - Ontario, 2006, 2007, and 2008


Table 12: Housing Completions in Windsor CMA, 2003-2008

Dwelling Type 2003 2004 2005 2006 2007 2008

Single-detached 70.6% 73.4% 62.8% 84.2% 82.5% 62.4%

Semi-detached 13.9% 8.2% 7.3% 3.8% 7.8% 5.8%

Row/Apt ownership 15.5% 16.0% 22.2% 10.3% 8.2% 6.5%

Apt rental/life-lease 0.0% 2.3% 7.6% 1.7% 1.6% 25.2%

Total 100.0% 100.0% 100.0% 100.0% 100.0% 100.0%

Source: CMHC, Housing Now Report, 2004, 2005, 2006, 2007, and 2008

Table 13: Housing Completions in Leamington CA, 2005-

2008

Dwelling Type 2005 2006 2007 2008

Single-detached 83.0% 45.6% 92.9% 68.8%

Semi-detached 17.0% 6.5% 7.1% 5.8%

Row/Apt ownership 0.0% 45.6% 31.3% 0.0%

Apt rental/life-lease 0.0% 2.4% 0.0% 0.0%

Total 100.0% 100.0% 100.0% 100.0%

Source: CMHC, Housing Now Report, 2006, 2007, and 2008

Based on the analysis provided in the 2004 HARS report it was recommended that an annual housing target of 2,168 units be set for Windsor/Essex in order to accommodate future demands for housing. Windsor/Essex exceeded these targets during the 2003 to 2004 period and was close to meeting them in 2005. Following this, however, starts declined well below the target during more recent years (2006 to 2008). Given the economic situation, it is clear the market was adjusting to lower levels of demand. Windsor/Essex and City of Windsor Population and Housing Projections 2006-2031 (Lapointe Consulting Inc.) show that from 2006 to 2011 the economic climate will result in a “continued decline of net migration to the area and a concurrent slowdown in new housing constructions”. It is further noted that after this time period it is expected that the local economy will be in recovering and housing demand would be expected to pick up and remain relatively stable with a annual production at approximately 2,000 new units. These projections further anticipate that 82% of new housing will be in the form of ownership housing and 18% will be in the form of rental housing; this is above the 2006 homeownership rate of 75.5%. Under the homeownership component of the Canada-Ontario Affordable Housing Program (AHP), the City of Windsor and County of Essex received an allocation of $981,000 for the development of affordable homeownership units. As of January 2009, Windsor/Essex added 104 units of affordable housing with an additional 15 units committed to purchase. Habitat for Humanity had seven


of the committed units. There is currently approximately $100,000 in uncommitted funds with nine applications in process. 2.2.2 Changes in Ownership Market

Homeownership is often viewed as the most important way to build personal assets, thereby helping to reduce poverty. It offers stability in day-to-day living. Home ownership is also viewed as the ideal form of personal investment. In essence, a mortgage is a form of forced savings. The higher the proportion of owner households in a community, generally the better that population is housed in terms of quality of living environment, security of tenure, and affordability. Of course, for those of lower income, frail health or special needs that are unable to afford or otherwise cope with home ownership, the lack of other options can cause significant hardship. The five-year mortgage rate has shown a steady decline since 1990. At that point it stood at 13.35%. Since then, it has seen a number of fluctuations (rising in 1994 and 2000). In 2004, the five-year mortgage rate stood at 6.23% rising slightly to a current (2008) rate of 7.10%. The rate of homeownership has shown a steady increase from 1986 and in 2006 reached a rate of 75.5% in Windsor/Essex; up from 73.0% in 2001. The average price of a two-storey home in the City of Windsor reached $236,634 in 2008; an 11.3% increase from the 2004 average price. The overall average house price in 2008 was $160,139; a decline from $162,300 seen in 2004.

Figure 23: Rate of Homeownership in Essex County and City of Windsor, 1986-2006

68.569.8 70.1

73.0

75.5

62.7 62.6 61.7

64.8

67.2

50

55

60

65

70

75

80

1986 1991 1996 2001 2006

Rate

of

Hom

eow

ne

rsh

ip

Year

Windsor-Essex County City of Windsor

Source: Statistics Canada, 2006 Census


Table 14: Historical Comparison of Housing Prices in the City of Windsor, 2004 - 2008

House Type 2004 2005 2006 2007 2008

Ranch $170,240 $173,702 $164,658 $169,311 $175,295

Raised Ranch $198,672 $207,937 $209,876 $200,797 $194,987

2-Storey Home $212,621 $215,418 $227,343 $204,404 $236,634

1 and 1/2 Storey Home $127,291 $124,205 $117,125 $96,456 $115,244

Bungalow $102,678 $102,338 $110,600 $103,466 $78,533

Source: Windsor-Essex County Real Estate Board, Statistics, December 2004, 2005, 2006, 2007, and 2008

Figure 24: Average House Price in Windsor-Essex, 2004-2008

$162,300

$164,720$165,920

$154,887

$160,139

$150,000

$155,000

$160,000

$165,000

$170,000

2004 2005 2006 2007 2008

Ave

rage

Pri

ce

Year

Source: Windsor-Essex Real Estate Board As reported in the Windsor/Essex County Real Estate Board December 2008 statistics report, existing home sales in Windsor/Essex will be moderate in 2009. It is expected that sales will soften a further 6% and the average price of resale home will decline to $157,500 in 2009 due to aggressive negotiating by a limited number of buyers. The report further states that LaSalle and South Windsor will continue to be attractive locations for purchases. The CMHC Housing Now Report for 2008 reported slightly lower prices at $159,700 as the average resale price for homes in the area. This is an overall increase from 2003; although a decline from 2007 of 2.1%.


Table 15: Resale Housing Activity in the Windsor CMA, 2003-2008

Year Annual Sales Annual New Listings Annual Average Price

# % Change # % Change # % Change

2003 5,472 3.9% 9,451 1.8% $151,948 3.2%

2004 5,850 6.9% 11,233 5.0% $159,618 5.0%

2005 5,661 -2.9% 11,297 -92.9% $163,001 2.1%

2006 5,047 -10.8% 11,802 4.5% $164,123 0.7%

2007 4,987 -0.8% 11,718 -0.7% $163,215 0.3%

2008 4,546 -8.8% 11,197 -4.4% $159,709 -2.1%

Source: CMHC, Housing Now Reports, 2005, 2006, 2007, 2008, and 2009

Figure 25: Average Resale Price in Windsor CMA, 2003-2008

$151,948

$159,618

$163,001$164,123 $164,351

$159,700

$150,000

$155,000

$160,000

$165,000

$170,000

2003 2004 2005 2006 2007 2008

Ave

rage

Re

sale

Pri

ce

Year

Source: CMHC, Housing NowReports, 2003, 2004, 2005, 2006, 2007, and 2008 2.2.3 Changes in Rental Market

Rental housing fulfils a number of roles in the housing market. It offers a flexible form of accommodation, provides relief from day-to-day maintenance of homeownership, and often provides more modest unit sizes. Beyond lifestyle advantages, the main role of rental housing in any community is its affordability relative to most forms of homeownership. Rental dwellings in most cases tend to require lower monthly payments than the principal, interest, taxes, utilities and maintenance costs associated with home ownership. There is also no need to pay down payments (other than first and last month‟s rent), legal and closing fees, land transfer tax and other costs associated with the purchase of a home. It is critical that all communities provide a sufficient range of rental housing to meet the needs of the local population and that this supply expand as the population grows. It is also important that this supply consist primarily of permanent, purpose-built rental housing in order to ensure the stability and


security of tenants and that a considerable portion of this rental housing be affordable to households of low and moderate income. Overall the number of rented dwellings in Windsor/Essex decreased by approximately 1,100 units from 2001 to 2006; a decline of 3%. Owned units, conversely, increased by 11,030 units or by 11%. A decline in rental occupancy is generally an indicator that some investors who have held units such as row houses on a rental basis may have sold them to owner-occupants, thereby resulting in a decline in the rental stock. Other factors that can cause a decline in rental stock include demolition and condominium conversion. This decline illustrates the importance of ensuring a permanent stock of purpose-built rental housing. Canada Mortgage and Housing Corporation (CMHC) undertakes an annual survey of rental housing in urban centres across Canada. The following provides an analysis of rental vacancy rates and rental rates derived from CMHC‟s Rental Market Survey Reports. In 2008, vacancy rates for apartments in the Windsor CMA were far higher than the 2003 levels reported in the HARS Report (2004) and virtually the highest of any urban centre in Ontario. The overall vacancy rate stood at 14.6% in 2008; an increase from 12.8% in 2007 and an increase from 4.3% in 2003. The vacancy rate for one-bedroom suites was slightly higher at 15.7% (2008). These high vacancy rates are clear evidence of the current economic decline and likely reflect an outmigration of population to other areas. For the Leamington CA, which includes the Municipalities of Leamington and Kingsville, the overall vacancy rate for rental apartments was 5.5% in 2008; 9.1% lower than that of the Windsor CMA. Although this represents an increase from 2005 levels (3.3%) the increase is not as sharp as that experienced in the City of Windsor and the CMA overall. Vacancy rates in 2008 for rental row houses (or townhomes) stood at 11.7% in 2008 for the Windsor CMA, and 37.8% overall for the Leamington CA. It should be noted that where CMHC has listed data N/A it is a result of a low universe and therefore is unreported. The supply of rental townhomes in the Leamington CA, for example, is quite low and therefore much of the data is unreported. While these rates would indicate that there is likely an adequate supply of rental housing to meet demand, it is unclear (based on this data alone) as to whether this supply is suitable, affordable, or in adequate condition. Also, of note, the increase shown in vacancy rates does create opportunities to work with private landlords on innovative approaches to providing affordable rental housing to those in need.


See “Changes in Housing Needs” below for further affordability analysis of the private rental market housing supply.

Table 16: Private Rental Market Vacancies and Rates in Windsor CMA, 2004-2008

Apartments Townhouses

Units 2004 2005 2006 2007 2008 2006 2007 2008

Bachelor

Vacant Units 128 147 149 146 146 N/A N/A N/A

Universe 1,165 1241 1,109 1,076 1076 N/A N/A N/A

Percent Vacant 11.0 11.9 13.5 13.5 13.6 N/A N/A N/A

1 Bedroom

Vacant Units 620 824 797 1,023 1175 N/A N/A N/A

Universe 7,567 7848 7,819 7,691 7505 N/A 20 17

Percent Vacant 8.2 10.5 10.2 13.3 15.7 4.6 N/A N/A

2 Bedrooms

Vacant Units 531 566 579 697 771 N/A 23 28

Universe 5,774 5837 5,806 5,810 5740 N/A 222 223

Percent Vacant 4.9 9.7 10.0 12.0 13.4 4.2 10.5 12.5

3 Bedrooms

Vacant Units 39 35 42 52 47 N/A 56 33

Universe 445 363 377 388 345 N/A 355 333

Percent Vacant 6.0 N/A 11.2 13.5 13.5 13.6 15.8 10.0

Total

Vacant Units 1,317 1573 1,568 1,918 2139 10 82 67

Universe 14,951 15289 15,111 14,968 14666 45 598 574

Percent Vacant 8.8 10.3 10.4 12.8 14.6 9.9 13.7 11.7

Source: Canada Mortgage Housing Corporation, Rental Market Reports - Windsor CMA 2004 - 2008


Table 17: Private Rental Market Vacancies and Rates in Leamington CA, 2004-2008

Apartments Townhomes

Units 2004 2005 2006 2007 2008 2005 2006 2007 2008

Bachelor

Vacant Units 55 N/A N/A N/A 0 N/A N/A N/A N/A

Universe 1,256 N/A 16 12 29 N/A N/A N/A N/A

Percent Vacant 4.3 N/A N/A N/A 0.0 N/A N/A N/A N/A

1 Bedroom

Vacant Units N/A 16 18 35 30 N/A N/A N/A N/A

Universe N/A 489 502 558 557 N/A N/A N/A N/A

Percent Vacant N/A 3.2 3.5 5.9 5.4 N/A N/A N/A N/A

2 Bedrooms

Vacant Units 23 25 21 32 34 13 10 19 17

Universe 508 710 690 606 591 40 40 40 40

Percent Vacant 4.6 3.5 3.1 5.2 5.8 32.5 25.0 47.5 42.5

3 Bedrooms

Vacant Units 30 N/A N/A N/A N/A N/A N/A N/A N/A

Universe 716 N/A 26 21 38 N/A N/A N/A N/A

Percent Vacant 4.2 0.0 N/A N/A N/A N/A N/A N/A N/A

Total

Vacant Units N/A 42 41 70 66 13 10 20 17

Universe N/A 1,244 1,235 1,227 1,215 45 45 45 45

Percent Vacant N/A 3.3 3.3 5.7 5.5 28.9 22.2 44.4 37.8


Figure 26: Vacancy Rates in Windsor CMA and Leamington CA, 2004-2008

8.8

10.3 10.4

12.8

14.6

3.3 3.3

5.7 5.5

0

2

4

6

8

10

12

14

16

2004 2005 2006 2007 2008

Vacan

cy R

ate

Year

Windsor CMA Leamington CA

Source: Canada Mortgage Housing Corporation, Rental Market Reports for Windsor CMA and Ontario Provicinai Highlights, 2004, 2005, 2006, 2007, and 2008


The average market rent in the Windsor CMA, based on CMHC survey results, stood at $645 for a one-bedroom, $772 for a two-bedroom, and $883 for a three-bedroom in 2008. Overall these rates have remained fairly constant over the six year period; fluctuating by $4 to $9/month with the exception of the three-bedroom unit. Three-bedroom units have shown an overall decline in rent by approximately $80/month although fairly stable from 2006 to 2008 at approximately $880. This decline in the demand for three bedroom units likely reflects the decrease in larger households in the area. The Windsor CMA had the highest apartment vacancy rate in Ontario in 2007 and in 2008. The 2008 rate of 14.6% was the highest rate ever recorded in Windsor or any other city reported in Where‟s Home 20085. Where‟s Home (2008) further reports that CMHC predicts that the vacancy rate will reach 17% in 2009. The report further speculates, however, that the construction of the new 1.5 billion dollar border crossings in late 2009 should improve the unemployment and vacancy rates by the end of 2009. It is interesting to note that, despite the large increase in vacancy rates in recent years, average rent levels have not dropped at a corresponding rate. Landlords do not appear to have adjusted their rent levels to meet the market reality. This is having an impact on affordability, which is discussed in the next section. Average market rents for the Leamington CA are slightly lower compared with the CMA. The average market rent for a one-bedroom in 2008 stood at $603; slightly below the CMA average of $645. Similarly, the average rent for a two-bedroom in Leamington was $726; $46/month below the CMA average rent.

Figure 27: Average Market Rents by Unit Size in Windsor CMA and Leamington CA, 2003-2008

$494 $488 $498 $494 $495 $503

$650 $650 $650 $650 $641 $645

$776 $776 $780 $774 $773 $772

$963

$903

$959

$881 $878 $883

$400

$500

$600

$700

$800

$900

$1,000

2003 2004 2005 2006 2007 2008

Re

nt

Year

Bachelor 1 Bedroom 2 Bedrooms 3 Bedrooms

Source: CMHC, Rental Market Reports - Windsor CMA, 2003, 2004, 2005, 2006, 2007 and 2008

$651 $646

$426 $533

$483

$767 $774

$596 $596$616 $603

$886 $898

$710 $710 $721 $726

$1,084$1,107

$914$888 $899

$400

$500

$600

$700

$800

$900

$1,000

$1,100

$1,200

2003 2004 2005 2006 2007 2008

Re

nt

Year

Bachelor 1 Bedroom 2 Bedrooms 3 Bedrooms

Source: CMHC, Rental Market Reports - Windsor CMA, 2003, 2004, 2005, 2006, 2007 and 2008 While higher vacancies would indicate that there are increased opportunities for persons to access more permanent housing, often the private rental market is still out of reach for persons in low income.

5 Where‟s Home is a joint research publication by the Ontario Non-Profit Housing Association (ONPHA) and the Co-operative Housing Federation of Canada Ontario Region.


In 2005, approximately 45% of households in Windsor/Essex were spending more than 30% of their income on rent; an increase from 42.4% in 2000. This is comparable to the province, which had 42.2% of renters paying more than 30% of their income in 2001 and 43.6% in 2005. The City of Windsor had a higher proportion of renters spending more than 30% of their income on rent at 46.5% in 2006; an increase from 44.1% in 2000. One-fifth of all renter households, in Windsor/Essex, were spending more than 50% of their income on rent in 2005. This has remained relatively unchanged from 2000. It is likely, however, given the current economic situation, that these figures have increased since the 2006 Census.

Figure 28: Portion of Income Spent by Renter Households on Shelter in Windsor-Essex County, 1996-2006

6,795

7,695

6,860

13,445

14,100

14,165

8,820

7,975

8,765

7,695

8,120

8,975

2005

2000

1995

Renter Households

Ye

ar

Less than 15% 15% to 30% 30.1% to 50% More than 50%

Source: Statistics Canada, custom tab


Table 18: Gross Rent as a Percentage of 2005 Household Income for Tenant Households

Type of Household Less than

15% 15% - 30%

30%-50% 50% and

over

City of Windsor

One family household 20.1% 39.8% 21.3% 18.8%

All couples 26.3% 42.5% 17.8% 13.3%

Couples with children 23.6% 44.4% 18.4% 13.4%

One-family households: Lone parents 9.6% 35.2% 27.2% 28.1%

Multiple-family households 30.5% 40.7% 16.9% 11.9%

Non family households 13.7% 33.5% 26.5% 26.3%

Non-family households: One person only 12.8% 33.3% 27.4% 26.6%

Non-family households: Two or more persons 20.2% 35.0% 20.7% 23.9%

Total Renter Households 16.9% 36.6% 24.0% 22.5%

Essex County


All couples 27.9% 42.6% 17.9% 11.7%








Ontario


All couples 22.8% 46.3% 18.9% 11.9%








Source: Statistics Canada, Custom tabulations, 2006

Discussions with sources at the Labour Sponsored Community Development Group indicate that the two key challenges facing private landlords are the high vacancy rates and maintenance costs. Vacancy rates have been increasing resulting in a decline in revenue for landlords. Keeping up with repairs and


regular maintenance is becoming increasingly challenging. The current Housing Allowance Program, which provides a flat-rate subsidy to households eligible to be on the social housing waiting list, has been successful in the Windsor area. Sources indicate that this program is helpful in providing more affordable housing to residents in need as well as assisting private landlords in the community. Since the 2004 HARS report, there has been the addition (either built or under construction) of 130 new units of affordable housing built under the Canada-Ontario Affordable Housing Program. Of these units, 59 are located within the City of Windsor, 25 in Kingsville, 21 in Amherstburg, 11 in Leamington, 10 in Tecumseh, three elsewhere in the County, and one in Lakeshore. 2.2.4 Changes in Social Housing

In addition to the supply of private market rental housing, there is also a supply of social housing in Windsor/Essex accommodating a range of household types. These units provide affordable rental housing for people whose income prevents them from obtaining affordable housing in the private market. Most of these units are provided on a rent-geared-to-income basis. The maximum rent would be is 30% of household income or the market rent for a unit, whichever is lower. The social housing portfolio is comprised of public housing (managed by the Windsor-Essex Community Housing Corporation (CHC)), and non-profit housing providers. There are currently (January 2009) 7,911 units within the entire portfolio; 3,538 public housing units, and 4,373 non-profit units (1,915 federal non-profits, 2,438 provincial non-profits and 20 municipal non-profit). The number of public housing units has remained unchanged since the 2004 HARS report.

Figure 29: Social Housing Stock in Windsor-Essex County, by Type of Provider

Total Fed1,91522%

Total Prov2,43828%

Public3,53941%

Rent Supplement

8299%

Total Fed Total Prov Public Rent Supplement

Source: Cityof Windsor, Social Housing Department


In addition to this stock there are 829 rent supplement units within Windsor/Essex. These units provide rent-geared-to-income accommodation in buildings owned and operated by private sector landlords (45%) and non-profit housing providers (55%). Rent supplement units are first offered to the private sector and failing full take-up of the units, they are allocated to non-profit providers. Many of the rent supplement units added since the 2004 HARS Report (approximately 122 units) were part of the Housing Allowance Rent Supplement Program. As a result of the high vacancy rate 59 units through the Housing Allowance program were added through the acquisition of existing rental buildings. Agreements under this program will expire in 2013. Figure 30: Social and Non-Profit Housing Stock in Windsor-Essex County, by Program Name

3,538

160

293

201

175

772

1,059

20

2,438

0 1,000 2,000 3,000 4,000

Public housing

Private or Commercial

Former OCHAP / CSHP programs

Strong Communities

Housing Allowance

Non-Profit 'Low-Rental'

Non-Profit 2% write down

Municipal Non-Profit (Municipal/Federal)

Provincially Reformed Non-Profit Housing …

Number of Units

Pro

gra

m N

am

e

Provincial Federal Rent Supplement Municipal

Source: City of Windsor, Social Housing Department

The public housing buildings are located throughout the City and County. These units are located in 39 locations throughout Windsor/Essex. The City of Windsor has 86.7% of the total social housing stock, with 6,861 units. Amherstburg has the second highest proportion of the stock with 260 units or 3.3% of the stock. Of the 7,911 social housing units, 45% are comprised of one-bedroom units, 20% are two-bedroom, 27% are three-bedroom, 5% are bachelor, and 3% are four-bedroom or more. Approximately 90% of the larger units (three-bedroom or more) are located within the City of Windsor. Almost all bachelor units, with the exception of seven located in Leamington, are located within the City of Windsor.


Figure 31: Social and Non-Profit Stock in Windsor-Essex County, by Location

Amherstburg2603%

Essex1612%

Kingsville1121%

Lakeshore771% LaSalle

711%

Leamington2814%

Tecumseh881%

Windsor6,86187%

Amherstburg Essex Kingsville Lakeshore

LaSalle Leamington Tecumseh Windsor


Figure 32: Social and Non-Profit Stock in Windsor-Essex County, by Unit Size

Bachelor3825%

1 bedroom3,58045%

2 bedrooms1,56720%

3 bedrooms2,14527%

4+ bedrooms2373%

Bachelor 1 bedroom 2 bedrooms

3 bedrooms 4+ bedrooms

Source: City of Windsor, Social Housing Department Looking solely at the non-profit housing stock, 39%, or 1,687 units, are dedicated to seniors, 35% or 1,517 units are integrated (meaning they are for seniors, singles or families), 20%, or 899 units, are dedicated to families, 4%, or 186 units, are dedicated to singles, and 2%, or 84 units, are Urban Native Homes (federal). While there are integrated units located throughout the County, all dedicated family units are located within the City of Windsor. This is also the case for dedicated single units. Some 93.3% of dedicated seniors‟ buildings are located within the City of Windsor.


Figure 33: Social and Non-Profit Housing Stock in Windsor-Essex County, by Building Mandate

Family227929%

Integrated178622%

Senior292337%

Single84011%

Native841%

Family Integrated Senior Single Native

Source: City of Windsor, Social Housing Department By mandate, some 37% of the total social housing stock is dedicated to seniors, 11% is dedicated to singles, 29% is dedicated to families, 1% is dedicated to Native families and 22% is integrated (families and adults). Within the social housing stock, there are 142 modified units; 118 within the non-profit stock and 24 within the public stock. Most of these units (84% or 119 units) are located within the City of Windsor. Overall, about 2% of the social housing stock is modified to accommodate persons with physical disabilities. The 2004 HARS report recommended expanding this supply to 5%. The Ontario Non-Profit Housing Association (ONPHA) defines a modified unit as a housing unit with accessibility modifications which allow tenants with a physical disability to perform daily household activities as independently as possible. There are two categories used in Windsor/Essex to define a modified unit. Category A defines units that have all of the following features:

Halls/doors wide enough for wheelchair

Lowered light switches

Lowered kitchen cupboards

Lowered front knobs on stove

Bathroom mirror slanted or lowered

Bathroom cabinet and sink lowered

Access under bathroom sink

Grab bars at bathtub Category B units have all of the above features in addition to a roll-in-shower. Modified units, therefore, refer to units that have been adapted to assist persons with a physical disability or impairment.


Overall, there are 33 units with Category B design features and 109 units with Category A design features.

Table 19: Summary of Modified Units in Windsor-Essex County, As of February 2009

Design Bedrooms (Size) Modified Units (#)

A One bedroom 55

A Two bedrooms 40

A Three bedrooms 12

B One bedroom 19

B Two bedrooms 10

B Three bedrooms 2

B Four bedrooms 1


Information on the application process for modified units as well as further information on procedures is provided in Options Report: Strategies for the Coordination of Housing Policies, Programs and Actions.

Table 20: Total Non-Profit Housing Supply by Mandate, Windsor-Essex, As of January 2009

Type of Housing Bachelor 1 Bedrm 2 Bedrms 3 Bedrms 4 Bedrms Total

City of Windsor

Family 0 54 338 413 24 829

Integrated 11 277 400 495 17 1,200

Seniors 99 1,122 268 0 1 1,574

Single 75 106 5 0 0 186

Native 0 1 3 58 22 84

Total 185 1,560 1,014 966 64 3,873

Amherstburg

Integrated 0 0 18 22 5 45

Seniors 0 93 30 0 0 123

Total 0 93 48 22 5 168

Kingsville

Seniors 0 18 28 12 2 60

Total 0 18 28 12 2 60

Lakeshore


Seniors 0 15 5 0 0 20

Total 0 15 20 20 2 57

LaSalle

Family 0 0 20 35 15 70


Table 20: Total Non-Profit Housing Supply by Mandate, Windsor-Essex, As of January 2009

Type of Housing Bachelor 1 Bedrm 2 Bedrms 3 Bedrms 4 Bedrms Total

Total 0 0 20 35 15 70

Leamington

Integrated 0 0 58 56 11 125

Seniors 0 52 2 0 0 54

Total 0 52 60 56 11 179

Tecumseh


Total 0 0 20 26 4 50

Total Projects

Family 0 54 358 448 39 899

Integrated 11 277 511 619 39 1,457

Senior 99 1,300 333 12 3 1,831

Single 75 106 5 0 0 186

Native 0 1 3 58 22 84

Total 185 1,738 1,210 1,137 103 4,457

Proportion of Social Housing Stock

4.2% 39.0% 27.1% 25.5% 2.3% 100.0%


Data provided by the Ontario Non-Profit Housing Association (ONPHA) reports that, as of 2008, there were 2,031 applicants waiting for social housing in Windsor/Essex. This represents an increase of 284 applicants (16.3%) from 2004. The number of applicants peaked in 2006 at 2,168 followed by a decline of 137 applicants in 2007, then remained steady from 2007 to 2008.

Figure 34: Social Housing Waiting List in Windsor-Essex County, 2004-2008

1,747

2,0072,168

2,031 2,031

0

260161

-137

0

-500

0

500

1,000

1,500

2,000

2,500

2004 2005 2006 2007 2008

Hou

seh

old

s on

th

e W

ait

ing L

ist

Year

Active Households Difference from previous year

Source: ONPHA andTim Welch Consulting, July 2008


Data obtained from the Central Housing Registry of Windsor/Essex, show that there were 1,951 applicants for social housing in 2008; an increase from 1,830 in 2007. This data reflects the periods from January 2007 to December 2007 and January 2008 to October 2008, whereas the data provided by ONPHA was as of January 2008. As of January 2009, there were a total of 1,809 applicants waiting for units and this number jumped to 2,309 by the end of the year in December. This represents an increase of 358 applicants in less than a year.

Figure 35: Social Housing Waiting List, as of December 31 2009

Bachelor8

1 bedroom980

2 bedrooms447

3 bedrooms

379

4 bedrooms177

5 bedrooms48

Bachelor 1 bedroom 2 bedrooms

3 bedrooms 4 bedrooms 5 bedrooms

Source: City of Windsor, Central Housing Registry, 2010 During this time of economic uncertainty it might be expected that there would be an increase in the number of applicants on the social housing waiting list. It is likely, however, that some potential applicants have left the area, while others are still receiving benefits and assistance from their previous employers that enable them to remain in the private market. Others may be finding rental housing in the private market in light of the current high vacancy rates. From the data on social housing stock, it can be seen that dedicated seniors units represent 39% of the non-profit housing stock, whereas the waiting list data show that approximately 8% of applicants are seniors. This mismatch between the supply and demand is reflective in the wait times for units. Seniors have a wait time of one to six months while non-senior singles are usually waiting a minimum of five-years.


Table 21: Windsor-Essex Central Housing Registry Waiting List by Household Type and Unit Size Requested, 2007 and 2008

Unit Size With dependants No dependents Seniors Total

January 1, 2007 to December 31, 2007

Bachelor 0 3 1 4

1 Bedroom 0 775 159 934

2 Bedroom 296 67 6 369

3 Bedroom 322 2 0 324

4 Bedroom 143 0 0 143

5 Bedroom 56 0 0 56

Total 817 847 166 1,830

January 1, 2008 to October 15, 2008

Bachelor 0 7 2 9

1 Bedroom 0 880 158 1,038

2 Bedroom 285 67 6 358

3 Bedroom 312 7 0 319

4 Bedroom 166 0 0 166

5 Bedroom 61 0 0 61

Total 824 961 166 1,951

Source: Windsor-Essex Central Housing Registry

Figure 36: Households on Social Housing Waiting List in Windsor-Essex County in 2007 and

2008, by Household Type

3 1 7 2

775 159 880 158

296

67 6

285

67 6

322

2

312

7

143 166

56 61

817 847 166 824 961 166

With dependants

No dependents

Seniors With dependants

No dependents

Seniors

January 1 to December 31, 2007 January 1 to October 15, 2008

Nu

mb

er

of

Ap

pli

cati

on

s on

th

e W

ait

ing L

ist

Household Type on Waiting List

Bachelor 1 Bedroom 2 Bedroom 3 Bedroom



Looking back at the supply, the demand for one-bedroom units as well as larger family units exceeds the supply (by proportion). In January 2009, 57% percent of waiting list applicants are seeking one-bedroom units, while only 45% of the supply is comprised of one-bedroom units. In addition, 12% of applicants on the waiting list are seeking four or five-bedroom units, while just 3% of the supply is comprised of four or more bedroom units. This mismatch is resulting in longer wait times for such units. Wait times for one-bedroom units and for larger units (four or more bedrooms) were a minimum of five years and three years respectively. Conversely, in the case of three-bedroom units, 27.0% of the supply is comprised of three-bedrooms while 15% of applicants are waiting for a three-bedroom unit. Accordingly, wait times for three-bedroom units range from three months to three years. These numbers have since changed with the proportion of applicants interested in one-bedroom units dropping down to 48.1% while the number of applications for two-bedroom units has increased to 21.9%. Requests have increased for other unit sizes, particularly for two- and three-bedroom units, now 21.9% and 18.6% of all applications in December respectively.

Table 22: A Comparison of Public Housing Demand and Supply in Windsor-Essex County by Unit Size,

December 2009

Unit Size Units Applicants

# % # %

Bachelor 196 5.5% 8 0.4%

1 bedroom 1,845 52.1% 980 48.1%

2 bedrooms 357 10.1% 447 21.9%

3 bedrooms 1,008 28.5% 379 18.6%

4 bedrooms 113 3.2% 177 8.7%

5 bedrooms 20 0.6% 48 2.4%

Comm. 1 0.0% 0 0.0%

Total 3,540 100.0% 2,039 100.0%

Source: Windsor-Essex County Central Housing Registry, April 2009

Importantly, 85% of applicants on the waiting list earn less than $20,000/year. Clearly, social housing is responding to a critical need in the Windsor/Essex area. Without social housing, such individuals would not be able to afford the average market rents. With the current economic climate, it is possible that many more households will be in need of such assistance. ONPHA‟s 2008 Report on Waiting List Statistics for Ontario finds that the number of households looking for assisted housing across Ontario has grown by 2,306 households from January 2007 to January 2008. Respondents to this


survey indicated that, while many of their waiting lists had remained fairly static over the 2007 to 2008 period, there are many applicants who are discouraged by long wait times and simply do not bother to apply. Consistent with findings for the Windsor/Essex area, results from the waiting list survey indicate that the longest wait times in most Municipal Service Manager areas are experienced by single persons (under the age of 65). Most had wait times of at least six years. The largest numbers of applicants on waiting lists are families at 38.7%. Seniors are generally the most manageable with wait times averaging one to six months. Specific to Windsor, this report finds that there is selectivity of some households applying for assisted housing based on geography. This is important when considering the location of any new proposed assisted (social) housing. 2.2.4.1 Summary of Public Consultation Results

Affordability Discussions from focus group sessions conducted as part of this study indicate many individuals and families are struggling to find affordable housing in the Windsor area. Participants, in particular, commented on a lack of one-bedroom units as well as larger units for large and extended families. Several social housing survey respondents commented that they like their housing because it is affordable. Two respondents commented further that they like the direct payment from ODSP as it is very convenient. The affordability of single family homes within the social housing portfolio, however, was also questioned as a result of the high utility costs of such units. Community Acceptance Participants also reflected on stereotypes and discrimination in obtaining housing (in general); in particular for youth and for persons with disabilities, as well as persons of low income. Even with higher vacancies within the private rental market, landlords are not always accepting of younger tenants. Concerns were voiced that opportunities should be explores to fill vacant market rent units with rent-geared-to-income tenants. Some current tenants and applicants expressed concern about a lack of respect and responsiveness from some property managers and community relations workers. Modified Units Concerns were also raised with respect to modified units. It was noted that modified units do not always meet the needs of persons with disabilities. For example, units are often modified for persons with mobility impairments; however, there is also a need for modified units to meet the needs of persons with visual impairments. It was also observed that support services should be tied to modified units and that the location of modified units can be an issue. Persons waiting for a modified unit also expressed long wait times and a feeling


of being „stuck on the waiting list‟. Some survey respondents indicated waiting for one to two years. Other respondents, approximately five from the County, commented that the wait time was „good‟ or „quick‟ or „approximately three months‟. Survey respondents noted the need for automatic doors for people in wheel chairs. Discussions with advocacy groups underscore the above concerns. The age of the current social housing stock in many cases has resulted in a level of accessibility which is inadequate to meet the housing needs of persons with a higher level of disability. Sources emphasized that support services that are tied to modified units are one of the biggest keys to achieve a successful living environment for someone with a disability, but often this is difficult to achieve. Safety and Security Several survey respondents noted concerns with drugs on the property as well as „unstable individuals‟ around the property. Location The location of some social housing units was also noted as a concern. Units located in downtown areas can be a vulnerable setting for individuals that are not familiar with such settings. Some focus group participants as well as key agency sources indicated that some properties are located in higher crime areas and are of poor quality. On the other hand, many survey respondents noted that one of the things they like most about their housing is that it is close to amenities and support services. Maintenance Other concerns raised through interviews and focus groups indicate that the cleanliness of some social housing units is inappropriate. Some focus group participants commented that the level of maintenance has grown worse over the years. Some situations were more severe than others, such as backed-up toilets and infestations; many of the more severe issues seem to be in the downtown Windsor buildings. Some survey respondents (approximately 5) noted concerns with excessive noise, others commented on lack of privacy and lack of cleanliness. Priority Status Questions and suggestions, were also raised at the focus group with regard to priority status for social housing. Currently, there are three categories for placement; chronological (social housing waiting list), Priority 1 and Priority 2. Priority 1 is for victims of domestic violence as required by the Social Housing Reform Act (SHRA). Currently, Priority 2 must meet the eligibility requirements for rent-geared-to-income (RGI) or special needs and must meet


the requirement of homelessness. In essence, one would need to be homeless (i.e. living in a shelter, with no permanent residence, or living in substandard living conditions), or in the case of a family where a child, or children, may be taken away if appropriate housing is not secured, or if designated by the Service Manager. Discussion at the focus group included changing the priority groups for Priority 2 status. It was indicated that transitional housing clients need to move to permanent affordable housing and should be considered under Priority 2. The Priority 2 placement procedure is currently being reviewed by the Central Housing Registry. Additional concerns and questions were raised surrounding some of the processes (i.e. application procedures) surrounding social housing. These are discussed further in Background Report Three. Discussions with social housing providers confirm that the demand for one-bedroom units is the greatest and singles waiting for housing experience the longest wait times. Sources indicate that it can be challenging, however, to fill some two and three-bedroom units. Moreover, some applicants are turning down social housing as a result of more availability in the private sector. Sources indicated that if tenants can manage, some find it more attractive to stay in private rental units. Economic Slowdown/Recession Concerns regarding the current economic slowdown were also emphasized during the consultation activities. The uncertainty experienced by many households today and the impact on housing were highlighted by several participants. For some individuals and families that have not required assistance before, the current downturn in the economy has required them to seek local assistance whether through a meal program or employment program. The overall impact on housing, in particular social housing, is still uncertain. Further results from consultation sessions, in particular Focus Group C which was held with applicants and tenants of social housing, are discussed in Background Report Three: Delivery of Social Housing Programs. This section also outlines a complete summary of key themes to emerge from the sessions. 2.2.5 Changes in Emergency and Transitional Housing

A number of factors can contribute to the need for emergency and transitional housing in a community. Family break-ups, loss of employment, mental illness, unexpected crisis such as fires, and other unforeseen events can place families and individuals in need of emergency and temporary accommodation. A lack of suitable housing affordable to persons in a housing crisis, such as those identified above, can also result in the need for emergency and transitional housing for individuals and families.


There are currently 159 emergency and transitional beds within Windsor/Essex. The only new emergency beds added since the 2004 HARS report were the Downtown Mission emergency beds for adult men and women. The Downtown Mission opened 20 shelter beds in November of 2007. Canadian Mental Health Association (CMHA) also offers emergency beds through its Justice Diversion Program. The Inn of Windsor continues to provide transitional housing to women within the Windsor/Essex area with a total of 12 units. There have been some additions to the transitional housing supply since the 2004 HARS Report. The Salvation Army currently has 10 transitional units; 10 shelter beds were transferred to transitional units. Can-Am Homes have also added two family transitional housing units (one four-bedroom and one three-bedroom) for Native families. These were added using funding from the Service Canada Homelessness Partnering Strategy. Four two-bedroom family units were also added to the supply through Housing Information Services (HIS). These units were also added using HPS funding. Sources indicate that there is strong demand for such units and that this program is very successful. Sources also indicate that two additional units will be added onto the Well-Come Centre. There are currently no family emergency housing providers within the area. Sources state that often families are referred to motels in the area for shelter. In 2008 a total of 573 persons (46 men, 327 women, and 200 children) received emergency hotel assistance. This is not an ideal option, as such locations cannot offer the support and access to services available through a shelter or supportive housing environment. Representatives within the emergency sector comment that it is very difficult to help families in need within the area. Until recently, there were no youth shelter (or transitional) housing within the City or County. The Windsor Residence has just acquired funding to add 2 transitional housing units to their existing projects. Sources state that there is a lack of awareness of the youth in the area. Focus group participants emphasized a real lack of options for youth in the area and a “high need for housing for youth”. Further it was stated that often shelters are not appropriate for youth and other forms of emergency housing options for youth are needed.


Table 23: Summary of the Emergency and Transitional Housing Stock in Windsor-Essex, January 2009

Housing Provider Client Group Support Services Number of Beds

In 2004 In 2009

Can-Am Urban Native Homes

Aboriginal families that are unhoused, subhoused, or

underhoused

Assistance in finding housing, family counselling, childcare, child birthing needs, and family skills teaching

N/A 2

(transitional)

Canadian Mental Health Association

Mental illness* Case management; access facilitation to psychiatric treatment and

mental health case management services N/A 2

Downtown Mission of Windsor

Men and Women Hot lunches; food bank; emergency clothing bank; showers

available for use; information and referral services; recreation and training opportunities; legal advice; prayer service

N/A 20

Hiatus House Women and Children Crisis intervention; Transitional and Housing Support Program

(THSP); assistance with securing housing, social services, legal and counselling services; and support groups offered for children

42 42

Inn of Windsor - Residential Program

Females 13 to 18 Counselling and treatment; re-integration for clients; life skills

training, recreation activities, school tutoring, and summer program; and follow-up services

12 12

(transitional)

Matthew House Men and Women Settlement services and assistance; network with community

resources; and help finding permanent housing and furnishings 6 6

Salvation Army Homeless Men Meals on-site; and arrangements made for families with children 61 61 (10

transitional)

Well-Come Home Homeless Women Meal provision; assistance in securing short/long term housing;

assistance in linking and networking with other community agencies; and counselling

11 11

Windsor Y Residence Men and Women Counselling available 5 7 (2

transitional)

Total Emergency and Transitional Housing Stock 140 163

* These are specific CMHA Justice Diversion Program

Source: Erie-St Clair Community Information Database and community agencies as listed above


Data provided from the Salvation Army show that there has been a dramatic increase in the number of people served from 692 clients in 2004 to 1,424 clients in 2008; an increase of 732 persons or 106%. The number of clients served spiked between 2005 and 2006, increased again in 2007 yet decreased (by 176 persons) in 2008. Sources at the Salvation Army indicated that this is likely a result of a „slow‟ summer. Many people left the City in search of employment. It was noted, however, that November and December 2008 as well as the early months of 2009 have been “unbelievably busy”. Many clients are first time users of the shelter, and many are older men. It is believed that this is a direct result of the recent economic crisis. Figure 37: Number of People Served at the Salvation Army's Shelter in Windsor, 2004-2008

692745

1,5451,600

1,424

0

250

500

750

1,000

1,250

1,500

1,750

2004 2005 2006 2007 2008

Nu

mb

er

of

Pe

op

le S

erv

ed

Year

Source: Salvation Army The Well-Come Centre also experienced an overall increase in the number of clients served; from 274 in 2004 to 396 in 2008. Similar to trends identified above, the number of clients steadily increased from 2004 to 2007 followed by a decline in 2008 (by 50 persons).

Figure 38: Number of People Served by Well-Come Shelter, 2005-2008

274

408446

396

0

100

200

300

400

500

2005 2006 2007 2008

Tota

l In

take

s

Year

Source: Well-Come Shelter


The Hiatus House has shown an overall decline in the number of women served over the 2004-2008 time period. In 2004, there were 533 women and children served declining to 443 in 2008; a reduction of 90 women/children. Sources at the Hiatus House indicate that the number of children at the shelter has been in decline. Many women are fearful of losing their children and therefore do not access the shelter. It was further indicated that some women are able to access housing more readily given the current economic conditions. With higher vacancy rates, women can move from their current environment into new housing without having to necessarily access the shelter. With the transitional worker program, provided by Hiatus House, women can also access the special priority placement waiting list for social housing without accessing the shelter first. Women in an abusive relationship, therefore, are able to access permanent housing more readily.

Figure 39: Number of People Served by Hiatus House, 2004-2008

533 515

462493

443

285266 252

271227

0

100

200

300

400

500

600

2004 2005 2006 2007 2008

# o

f P

eop

le A

dm

itte

d

Year

Total Number Served Women Served

Source: Hiatus House Representatives within the emergency housing sector have indicated a strong increase in demand for programs such as food bank services and meal programs as a result of the current economic downturn. Even families who are still earning some income, but a reduced income, are turning to the food banks in the area to try to keep food on the table. The number of people calling into „211‟ to access services has also been increasing in the area. The Unit 7 Drop-in Centre provides 24–hour information and referral to low income families within the City of Windsor. The 2004 HARS report states that in 2002 the Unit 7 Drop-in Centre served 229 new clients. This has more than doubled to 613 new clients in 2008 (an increase of 384 new clients or 167.7%). The number of recurring clients has also steadily increased, reaching 15,575 in 2008.


Figure 40: Number of Clients Served by Unit 7 Drop-In Centre, 2004-2008

372 419 468 597 613

6,792

9,97610,503

12,911

15,575

0

2,500

5,000

7,500

10,000

12,500

15,000

17,500

2004 2005 2006 2007 2008

# o

f C

lie

nts

Year

First-Time Clients Recurring Clients

Source: Unit 7 Drop-In Centre

Data provided in the Windsor/Essex Community Plan (for homelessness) 2007-2009 shows that in 2006 there were 16,734 households served by the Social Services Department homelessness initiatives. The Plan also anticipates that this figure will increase given the current economic situation in Windsor/Essex. The Community Plan identified several priorities for the Windsor/Essex area. The first priority is to increase the supply of transitional housing within the area. Other priorities include gaining a greater understanding of the hidden homeless, improving the accessibility and appropriateness of homelessness services, and establishing youth at-risk planning committees. The City of Windsor, the County of Essex, Legal Assistance of Windsor, the School of Social Work at the University of Windsor, and the United Way/Centraide Windsor Essex County have partnered to

Hostels to Homes

The goal of the Hostels to Homes (H2H) Emergency Hostel Redirect Pilot Project was to stabilize the use of emergency hostel services and return its delivery to short-term and infrequent use. The pilot program was to provide the six participating municipalities, which include Windsor, with the flexibility to use or reallocate existing funds in order to create innovative cross-sector supports to appropriately house and support individuals who are homeless (Bernard, 2 2007).

The purpose of this program is to help fifteen homeless participants to determine and achieve their personal goals. The first component of the program was to work with a social worker who would provide assistance while they were in the shelter to help them move out into their own accommodations in the community. The support component of this program is central to its success. For 18 months, social workers provided intensive care management to fifteen individuals and worked with Ontario Works staff and community partners towards the participant‟s goals. All participants were required to be eligible for Ontario Works so that they can also develop a suitable employment or educational work plan. The process of phasing out occurs after the 12th month of the program.

[Continued on next page]


propose a multi-sectoral regional plan to reduce poverty, “Pathway to Potential”. This poverty reduction strategy has led to 5 sub-committees around 5 key areas of poverty reduction: childcare, affordable housing, health, education and skills training, and income supports. 2.2.6 Changes in Supportive

Housing

Supportive housing can be defined as the integration of housing and support services for individuals who require specific services to maintain their housing and well-being. The following section outlines the changes in supportive housing, including the housing needs of persons with disabilities (including developmental, physical and mental). Changes in the housing needs of seniors, Aboriginal persons, students, and new immigrants are also examined. The main providers of supportive housing for persons in the Windsor/Essex area include; Canadian Mental Health Association (CMHA), Iris Inns, Inn of Windsor, and the Salvation Army. These agencies provide a total of 344 beds; including 181 beds through the CMHA Homelessness Initiative. Most providers have maintained their supply from 2004. CMHA, however, has added 8 beds under its group home program (for persons with mental illness) as well as 78 beds under the Homelessness Initiative. The CMHA Homelessness Initiative provides a rent subsidy as well as supports to persons in need. This program has been successful in the Windsor/Essex area in assisting persons with disabilities and persons who are homeless access housing with appropriate supports to be able to live independently. Discussions with sources at CMHA indicated that while the program is successful it is a stop-gap; there is

Hostels to Homes

The pilot program ran from February to October 2007, though a large majority of participants began the program in April. Four participants exited the pilot program during its course but eleven participants completed the program. Of the eleven remaining participants, all were housed and none of the H2H participants were living in shelters at the end of the program. Many found employment or went back to school full-time; and most participants also took steps towards rehabilitation, 12-step programs, or counselling support programs made readily available through H2H. The intensive case management was vital to fostering a relationship built on trust and mutual respect between the participants, the social workers and the project coordinator. Measures of success were most evident in participants that followed through and were serious about the program, had support services and circles, and were willing to recognize and deal with addictions or other internal barriers.

The program is very successful. Its success, however, is dependent on rent supplements. The City of Windsor Housing Services provided H2H participants with rent supplements. The support component of the program is also central to its long-term success. Some challenges include internal trials such as substance abuse or addiction. Other challenges include the rigidity of the eligibility criteria, restrictions around replacing lost participants, and time constraints.

The pilot phase of Hostels to Homes is essentially complete, as most participants completed the program as of September 30, 2008 and the final participant will finish on April 30, 2009. Currently, there are fourteen participants in Phase II of the program, which

is designed in the same manner as the pilot.


no feasible location that residents can be transitioned to. Initially CMHA provides supports to a client; however after some time only minimal supports may be required for some clients. Opportunities to move individuals into permanent affordable housing with minimal supports would allow a new individual into the program that was in need of a more significant level of support. In addition to the above supportive housing units, there are a number of units with support services within the social housing portfolio. The largest such provider is the Windsor “Y” Residence; with a total of 80 units with support services. In addition to the Windsor “Y” units there are 16 supportive units within the social housing portfolio. In addition to the supply of supportive housing identified above there are also a total of 142 modified units within the supply of social housing in Windsor/Essex. See Section 2.2.4 for further information.


Table 24: Summary of Special Needs Housing Stock in Windsor-Essex, January 2009

Type and/or Provider Needs Served Support Services Number of Beds

In 2004 In 2009

CMHA - Group Homes for Persons with Mental Illness

Individuals with a mental illness living in Windsor and Essex County over the age of 16 involved in intensive case management with CMHA-WECB

Collateral case management services (support is provided through intensive case management services and interaction on a regular basis)

15 23

CMHA - Homeless Inititiative

Individuals with a mental illness living in Windsor and Essex County over the age of 16 involved in intensive case management with CMHA-WECB and/or other appropriate mental health services

Safe housing; community based housing; search for affordable housing; and landlord/tenant resolution provision

103 181

CMHA - Housing for Persons with Severe Mental Illness (HARSP Housing)

Individuals with a mental illness living in Windsor and Essex County over the age of 16 involved in intensive case management with CMHA-WECB

Assertive outreach; assessments; services and resources support and coordination; individual service plans; counselling; crisis planning, intervention, prevention; help with symptom/behavior management; medication support; skill development; family support and education

10 10

Inn of Windsor - Supportive Apartment Living Transition Program (SALT)

Males and females aged 16 - 21 years who do not need 24-hour live-in staff

Counselling, life skills, school liaison, healthy lifestyle, social skills, referral services and follow-up

15 15

Iris Inns - Mental Illness Persons with a persistent serious mental illness (PSMI); persons at risk of homelessness

Medical treatment and vocational opportunities; and comprehensive rehabilitation and support

55 55

Salvation Army - Mental Illness

People with a diagnosed mental health issue who have had a breakdown in their community based living arrangements

Life skills, medication awareness and mental health issue education

26 26

Salvation Army - Substance Abuse

Homeless men with a chemical dependency 40 day addictions program offering counselling, education and support services

24 34

Total Special Needs Housing Units 248 344

Source: City of Windsor and Community Agencies listed above


Table 25: Housing Providers with Support Agencies

Housing Provider Project Name Units Client Group # Support

units Support agency

Source of funding

Services provided

Belle River Co-operative Homes Inc.

Belle River Coop Homes - Belle Court

Homes 37

Chronically Mentally ill

1 ACL MOH 24 Hour Care

Glengarry Non-Profit Housing Corp.

Glengarry NPHC - Thompson Towers

69 Developmentally

Disabled 1 ACL MCSS

24 Hour Supervision – one 4-bdrm units for max of 8 beds congregate living

Glengarry NPHC (Phase II)

Glengarry NPHC - II at 680 Aylmer Ave

82 Developmentally/ Physically Disabled

2 ACL MCSS

24 Hour Supervision – two 4-bdrm units for max of 16 beds congregate living

John Moynahan Co-Operative Homes Inc.

John Moynahan Co-Operative Homes

Inc. - Foster Avenue 66

Developmentally/ Physically Disabled

2 ACL MCSS, MOH 24 Hour Support

Labour Community Service Centre

Labour Community Service Centre


4 CLSS MCSS 24 Hour Support

Labour Community

Service Centre 1

Developmentally/ Physically Disabled

4 CLSS MCSS 24 Hour Support

Windsor Essex Community Housing Corporation

MacDonell Manor 56 Young Women –

(Maternity) 1

Inn of Windsor

Other Homemaking

McPhail Manor 50 Young Men 1 Inn of

Windsor Other Homemaking

Windsor Residence Inc. Windsor Residence

Inc. – Dougall Residence


5 APPD MOH 5 units with 24 hour support from APPD; on-site counseling

Windsor Residence

Inc. – McDougall Residence


75* SUPTODL Other Counselling

Source: City of Windsor, Social Housing Department Note: There are a total of 80 units within this building five of which are dedicated to emergency housing while the remaining are supportive units.


Discussions from the Focus Group sessions held in November as part of this study pointed to the need for more supportive housing for persons with intellectual disabilities. It was stated that often such individuals do not wish to have shared accommodation but would prefer more choice in living environments. Further, it was noted that persons in receipt of Ontario Disability Support Program (ODSP) are experiencing challenges in finding appropriate affordable housing. On a positive note, however, it was commented that the integration of persons with developmental disabilities into the community was proving successful; following the closing of the Southwestern Regional Centre. Another concern was that the location of some of the supportive housing was not ideal and that there should be emphasis on having new units in more suitable locations, close to amenities etc. Participants also raised the concern that there is a need for a range of activities for persons with disabilities; it was emphasized that funding is the issue and that inadequate funding is resulting in a poorer quality of life. Participants in the focus group also expressed the need for increased accessibility within their communities. It was noted that it would be ideal for all new housing to be universally accessible and stressed that accessible design needs to be incorporated at the construction stage as retro-fits to existing buildings are a much greater expense. Participants noted that many buildings, including seniors housing, do not have the accessibility features in place to meet the current needs of residents. It was also stated that there is a greater need by the City/County to consult with the Accessibility Committee for upcoming projects. The City of Windsor Council approved the Facility Accessibility Design Standards (FADS) in November of 2006. The FADS provide guidance to designers, builders, architects, and contractors in the construction and modification of barrier-free environments. The FADS direct the City when undertaking new projects or retrofitting existing buildings. A barrier is defined within the FADS as “anything that prevents a person with a disability from fully participating in all aspects of society because of his or her disability”. The FADS address various forms of barriers including physical barriers, architectural barriers, informational and communicational barriers, technological barriers, and policy and practice barriers. FADS serve as requirements of the City of Windsor and are guidelines for other private and public facilities. Under the Accessibility for Ontarians with Disabilities Act (AODA 2005), accessibility standards are being developed that will be applied to both the private and public sectors. There are five committees in place as part of the


Act; transportation, customer service, information and communications, built environment and employment. Customer service standards and transportation standards are in place and the information and communications standards are under review. Built form and employment standards are still in development. These standards are an important step in ensuring access and equity for persons across the province. The development of these standards will have far-reaching impacts to housing administrators throughout the province. It is important, at this time, to following the development of the standards and to begin to take the necessary steps to appropriately plan for their implementation. 2.2.7 Student Housing

Overall, enrolment at the University of Windsor increased from 2003 to 2006 followed by a decline (655 students) in 2007 and eventually increasing slightly (129 students) in 2008 to reach a total enrolment of 12,970 students. Enrolment at St. Clair College increased steadily from 6,185 students in 2003 to 6,940 students in 2008. Enrolment of students from outside the Tri-Country area remained relatively constant at St. Clair College while the University of Windsor saw a decline in outside enrolment of 8.3%. The HARS report (2004) stated that the “student population is putting increasing pressure on affordable housing”. Currently, there is not a waiting list at the University of Windsor or at St. Clair College for residence. Both campuses are able to meet the demand for student residence. Further, both campuses have current listings of multiple housing options for students currently (February 2009) seeking housing off-campus. This combined with the rise in vacancy rates within the private rental market would indicate that this pressure has subsided.

Table 26: Fall-Term Enrolment for Full-Time Students at the University of Windsor, 2003 to 2008

Year Students from Windsor-Essex County

Students Outside the Tri-County Area

Total Full-Time Enrolment

# % # % #

2003 5,558 43.5% 7,217 56.5% 12,775

2004 5,933 44.9% 7,288 55.1% 13,221

2005 6,257 46.6% 7,157 53.4% 13,414

2006 6,542 48.5% 6,954 51.5% 13,496

2007 6,434 50.1% 6,407 49.9% 12,841

2008 6,714 51.8% 6,256 48.2% 12,970

Source: University of Windsor, Institutional Analysis' Undergraduate Program Review Data and Institutional Analysis Office Representative


Table 27: Fall-Term Enrollment for Full-Time Students at St. Clair College, 2003 to 2008

Year Students from Windsor-Essex County

Students Outside the Windsor-Essex Area

Total Full-Time Enrollment

# % # % #

2003 4,639 75.0% 1,546 25.0% 6,185

2004 4,699 75.1% 1,560 24.9% 6,259

2005 4,672 75.0% 1,557 25.0% 6,229

2006 4,630 75.0% 1,543 25.0% 6,173

2007 4,871 75.0% 1,620 25.0% 6,491

2008 5,205 75.0% 1,735 25.0% 6,940

Source: St. Clair College Enrollment Statistics

2.2.8 Seniors Housing

The 2004 HARS Report emphasized the rapid growth of seniors within the Windsor/Essex area. Further, it stated that a wide range of accommodation and support services are required to meet the needs of an aging population. In 2006, there were 52,460 seniors (persons 65 years and over) living in the Windsor/Essex area. This is an increase of 4,480 seniors or 9.3% from 2001 to 2006. This is almost double the rate of increase of the population as a whole (5.0%). Section 2.1.1 further describes the aging of the population. Overall, Leamington has the greatest proportion of seniors at 15.4% in 2006, followed by Kingsville at 14.7% and Essex and the City of Windsor at 14.3% respectively.

Table 28: Population Aged 65+ by Municipality, Windsor-Essex, 2001-2006

Location Total Seniors Proportion of Seniors Within Windsor-Essex

Proportion of Seniors Within Municipality

2001 2006 2001 2006 2001 2006

Amherstburg 2,325 2,570 4.9% 4.9% 11.4% 11.8%

Essex 2,585 2,865 5.4% 5.5% 12.9% 14.3%

Kingsville 2,610 3,075 5.4% 5.9% 13.3% 14.7%

Lakeshore 2,755 3,220 5.7% 6.1% 9.6% 9.7%

LaSalle 1,990 2,710 4.1% 5.2% 7.9% 9.8%

Leamington 4,035 4,435 8.4% 8.5% 14.9% 15.4%

Pelee 45 35 0.1% 0.1% 17.6% 12.3%

Tecumseh 2,295 2,510 4.8% 4.8% 9.1% 10.4%

Windsor 29,340 31,020 61.2% 59.1% 14.1% 14.3%

Essex County 47,980 52,460 100.0% 100.0% 12.8% 13.3%



Of concern is the number of seniors living at low income. While the number of seniors earning less than $20,000 declined from 2000 to 2005, there remained 15,415 seniors, or 38.6% of seniors, earning less than $20,000. The median income of seniors within the area was $24,554 in 2005. The median income for the County as a whole was $59,876 in 2005.

Figure 41: Seniors' Income in Windsor CMA and Ontario, 2000 and 2005 8.6

%

6.9

%

7.5

%

7.4

%

42.0

%

31.7

%

41.4

%

36.0

%

20.2

%

22.7

%

20.0

%

21.2

%

12.1

%

16.9

%

12.0

%

13.6

%

6.5

%

8.4

%

6.8

%

7.6

%

4.2

%

5.0

%

4.2

%

5.0

%

2.1

%

3.5

%

2.6

%

3.3

%

1.3

%

1.8

%

1.6

%

1.8

%

3.1

%

3.1

%

3.9

%

4.1

%

0%

10%

20%

30%

40%

50%

2000 2005 2000 2005

Windsor CMA Ontario

Pro

port

ion

of

Se

nio

rs

Year and Location

Under $10,000 $10,000 - $19,999 $20,000 - $29,999

$30,000 - $39,999 $40,000 - $49,999 $50,000 - $59,999

$60,000 - $69,999 $70,000 - $79,999 $80,000 and over

Source: Statistics Canada, 2006 Census of Population (Topic-based Tabulations), Catalogue No. 97-563-XCB2006005 Retirement homes are privately owned and operated rental housing residences. They offer minimal to moderate levels of on-site support such as meals, homemaking, and personal care. The data provided for retirement homes is based on the CMHC Retirement Homes Reports (2007 and 2008). In 2008, there were 31 retirement homes in the Windsor/Essex area. These retirement homes provide a total of 2,665 beds. Eight of the homes, representing almost half of the beds, are located in the City of Windsor. From 2004 to 2008 there was an increase of 1,439 beds; an increase in supply by 117%. Clearly, the retirement home sector is responding to growth in seniors population.


Table 29: Snapshot of Retirement Homes in Windsor and Essex County, 2007 and 2008

Units 2007 2008

Essex County City of Windsor Essex County City of Windsor

Ward 12 0 8 0

Semi-Private 212 94 160 92

Private 899 474 1,092 522

Suite 471 240 526 265

Total Spaces 1,594 808 1,786 879

Retirement Homes 21 7 23 8

Total Residents 1,438 765 1,575 695

Capture Rate 75+ 5.7% N/A 6.1% N/A

Source: Canada Mortgage Housing Corporation, Retirement Homes Report Ontario, 2007 and 2008

The overall vacancy rate for the County was 17.1% in 2008; comparable to other western Ontario locations. A further breakdown of vacancy rates by monthly rent ranges is provided in Appendix A.

Figure 42: Vacancy Rates in South-western Ontario by County in 2008

20.6

13

17.6

14.7

19.7

5.8

9.2

13.4

9.5

12.9

8.6

13.6

0

5

10

15

20

25

Vacan

cy R

ate

County

Source: CMHC Ontario Retirement Home Report, 2008 The majority of retirement beds are private (71%). The average rate per month for a private room was approximately $2,500. Although retirement homes fill an important need in the area, such costs are generally out of reach to seniors of low and moderate income.


Figure 43: Retirement Homes' Rental Rates in the City of Windsor and Essex County by Unit Type, 2006-2008

$1,5

65

$1,7

10

$1,7

05

$1,6

85

$1,6

60$

2,3

60

$2,4

75

$2,4

30

$2,5

30

$2,4

65

$2,5

50

$2,9

85

$3,0

45

$2,9

35

$2,8

95

$3,0

65

$2,9

10

$0

$500

$1,000

$1,500

$2,000

$2,500

$3,000

$3,500

Essex County

City of Windsor

Essex County

City of Windsor

Essex County

City of Windsor

2006 2007 2008

Rate

s P

er M

on

th

Year and Place

Semi-Private Private Suite

Source: Canada Mortgage Housing Corporation, Retirement Homes Report - Ontario, 2007 and 2008 There are a total of 2,353 long-term care (LTC) beds within the Windsor/Essex area. Of these 54% are located in the City of Windsor, 17% are located in Leamington, 8% are located in Tecumseh, 7% are located in Kingsville, 5% are located in Amherstburg, 4% are located in Essex, and 4% are located in Lakeshore. Wait times for LTC beds vary by location ranging from less than one month up to over two years for some locations. Buildings that appear to have longer wait times include Extendicare Southwood Lakes, Extendicare Tecumseh, Heron Terrace, Huron Lodge, River Side and Malden Park. These buildings have average wait times of over one year for all unit types. With the exception of Extendicare Tecumseh, the above mentioned facilities are all located in the City of Windsor. Leamington Mennonite Home, Royal Oak, and Iler Lodge all have a minimum of a two-year wait for ward units but lower (one month to one year) wait times for other unit types. Richmond Terrace, located in Amerstburg, has longer wait times for private units with shorter wait times for semi-private and ward units.


Table 30: Profile of Long-Term Care Homes in Windsor-Essex County

Long-Term Care Home Number of Beds Waiting Times

Usual Other (if applicable) Approximate

Richmond Terrace Nursing Home 115 2 short-stay beds (pre-booked) More than 6 months

Amherstburg Total 115 2 short-stay beds

Iler Lodge Long Term Care 104 N/A More than 6 months

Essex Total 104 N/A

Royal Oak Long-Term Care Home 160 N/A More than 1 month

Kingsville Total 160 N/A

Country Village Health Care Centre 104 N/A 1 month - 1 year

Lakeshore Total 104 N/A

Leamington Mennonite Home and Apartments 84 N/A More than 1 month

Franklin Gardens LTC Home/ Leamington Nursing Home

120 N/A 0 months - 1 year

Sun Parlor Home for Senior Citizens 206

2 short-stay beds (pre-booked) 2 Veteran Priority Access beds

Less than 1 year

Leamington Total 410 2 short-stay beds

2 Veteran Priority Access beds

Brouillette Manor 60 N/A 1 month - 1 year

Extendicare Tecumseh 128 N/A More than 2 years

Tecumseh Total 188 N/A

Banwell Gardens 142 2 short-stay beds (pre-booked) 0 - 6 months

Chateau Park Long Term Care Home 59 N/A 1 month - 1 year

Extendicare Southwood Lakes 150 N/A More than 1 year

Heron Terrace Long Term Care Residence 140 N/A More than 2 years

Huron Lodge 224 2 short-stay beds (pre-booked) More than 2 years

Malden Park Continuing Care Centre 145

2 short-stay beds (pre-booked) 14 convalescent beds

5 Veterans Priority Access beds

More than 6 months

Regency Park Long Term Care Home 72 N/A Less than 1 year

Riverside Place 96 N/A More than 2 years

Windsor Place 244 N/A Less than 1 month

Windsor Total 1,272

6 short-stay beds 14 convalescent beds

5 Veterans Priority Access beds

Windsor-Essex County Total 2,353 12 short-stay beds14

convalescent beds7 Veterans Priority Access beds

Source: Erie St. Clair Community Care Access Centre, Placement Service, January 27 2009


Monthly rent amounts for LTC homes range from $1,578 for basic accommodation up to $2,125 for private accommodation.

Table 31: Long-Term Care Home Rates for Residents, as set by the Ontario Ministry of Health and Long-Term Cares

Type of Accommodation Co-Payment Daily

Amount Co-Payment

Monthly Amount

Long-Stay Program

Basic or standard accommodation - various styles

$51.88 $1,578.02

Preferred accommodation - Semi-private room

$59.88 (Basic plus a maximum of $8.00)

$1,821.35

Preferred accommodation- Private room

$69.88 (Basic plus a maximum of $18.00)

$2,125.52

Short-Stay Program

$33.75 1026.56

Source: Government of Ontario, Ministry of Health and Long-Term Care, July 1 2008

Age requirements for seniors housing varies and has caused concern for seniors. Age requirements can range from 55 to 60 to 65 years of age. Participants attending consultation sessions for this study confirmed this concern and suggested lowering age requirements for seniors units to age 50 for all portfolios. It was also expressed that more options are needed for seniors such as smaller housing units and single-level units for seniors who are not in need of a lot of support but who can no longer maintain a large home. Sources from the Windsor Seniors‟ Advisory Committee echo these concerns and further express that more affordable options are needed. Sources emphasize that the aging of the population will continue to put a strain on the need for accessible affordable housing in the future.

Life Lease Developments

Live Lease developments are generally built and operated by community-based non-profit agencies who continue to own the units. Seniors pay a one-time upfront payment to occupy the unit for life, plus a monthly maintenance fee. Southwinds, initiated by Community Living Among Seniors (CLAS), is one such project. Southwinds consists of 161 units in three high-rise buildings in the City of Windsor. The project is financed through resident life-lease agreements, donations and fundraising, and construction financing from the developer. Prices range from $80,000 for a one-bedroom unit and den up to $165,000 for a two bedroom unit and den. These prices are about 15% below comparable condo units. Generally, this form of housing is more affordable than other private home options for seniors. The long-term affordability, however, is not secured and resale prices are less affordable and are more reflective of market levels. It may be possible in future life-lease agreements to protect the long-term

affordability of units.


The Erie St. Clair Local Health Integration Network (LHIN) services the regions of Windsor/Essex, Chatham-Kent, and Sarnia/Lambton. LHINs are community-based, non-profit organizations funded by the Ministry of Health and Long-Term Care (MOH-LTC). LHINs plan, fund, and coordinate services delivered by hospitals, long-term care homes, community care access centres, community support agencies, mental health and addiction agencies, and community health centres. The Erie St. Clair LHIN is entering the process of developing its second Integrated Health Service Plan; a three-year plan. This will be developed in late 2009. Aboriginal Housing Aboriginal housing is an important element in the current Windsor/Essex housing market. Essex County is in close proximity to numerous reserves, with the largest being Walpole Island. From 1996 to 2006, the Aboriginal population more than doubled (an increase of 136%) in the Windsor/Essex area. The Aboriginal population increased from 2,700 in 1996 to 6,380 in 2006. This increase parallels similar increases in Aboriginal population being experienced across Canada. The proportion of the Aboriginal community residing outside the City of Windsor has also increased. In 1996, 27.3% of the Aboriginal population resided outside the City while by 2006 this had increased to 37.9%. Amherstburg, Lakeshore and Tecumseh all showed an increase in their proportion of the Aboriginal population from 1996 to 2006.


Figure 44: Aboriginal Population in Essex County by Municipality, 1996-2006

6,380

3,960

335

305

280

595

180

305

410

4,450

2,860

165

150

255

360

150

165

330

2,700

1,945

65

195

45

65

80

200

90

0 1,000 2,000 3,000 4,000 5,000 6,000 7,000

Essex County

Windsor

Tecumseh

Leamington

LaSalle

Lakeshore

Kingsville

Essex

Amherstburg

Aboriginal Population

Locati

on

1996 2001 2006


Figure 45: Distribution of Aboriginal Population in Essex County by Municipality, 1996-2006

3.4

%

7.4

%

3.0

%

2.4

%

1.7

%

7.3

%

2.4

%

72.4

%

7.4

%

3.7

%

3.4

%

8.1

%

5.7

%

3.4

%

3.7

%

64.5

%

6.4

%

4.8

%

2.8

% 9.3

%

4.4

%

4.8

%

5.3

%

62.1

%

0%

10%

20%

30%

40%

50%

60%

70%

80%

Pro

port

ion

of

Ab

ori

gin

als

Location

1996 2001 2006


The following data compares the average household income and shelter costs of Aboriginal and non-Aboriginal households. As shown, the average income for Aboriginal households in the Windsor CMA is less than the overall average


household income by approximately $7,000 in 2006. The average shelter cost however is slightly higher; by approximately $10. This trend is similar for the Leamington CA. Average shelter-cost-to-income ratio (STIR) refers to the proportion of total before-tax household income spent on shelter6. In 2006, the average STIR for an Aboriginal household in the Windsor CMA was 26.1%, higher than the overall average by about 5%. This means that Aboriginal households are spending a greater proportion of their income on shelter when compared with non-Aboriginal households. Figure 46: Shelter-to-Income-Ration (STIR) in Windsor CMA and Leamington CA, 1996-2006

21.3

19.0

28.0

21.3

20.7

29.8

19.8

19.9

24.9

20.7

21.6

17.5 19.9

19.9

26.1

21.6

21.7

27.2

20.0

20.1

0.0

5.0

10.0

15.0

20.0

25.0

30.0

35.0

Aboriginal Households

Non-Aboriginal Households

Total Households

Aboriginal Households

Non-Aboriginal Households

Total Households

Windsor CMA Leamington CA

Ave

rage

sh

elt

er-

cost

-to

-in

com

era

tio

(STI

R)

Household Types and Location

1991 1996 2001 2006

Source: CMHC, HiCO, 2006

6 The shelter-cost-to-income ratio is calculated for each household individually by dividing its total annual shelter cost by its total annual income. The average STIR is then computed by taking the average of the individual households' STIRs. The average STIR is not calculated by dividing the average shelter cost by the average household income. For renters, shelter costs include rent and any payments for electricity, fuel, and water and other municipal services. For owners, they include mortgage payments (principal and interest), property taxes, and any condominium fees, along with payments for electricity, fuel, and water and other municipal services. Household income is the sum of the incomes of all household members aged 15 or over.


Table 32: Comparison of Aboriginal and non-Aboriginal Households in the Windsor CMA and Leamington CA, 1991 - 2006

Year Household

Count

Average Household

Income

Average Shelter Cost

Household Count

Average Household

Income

Average Shelter Cost

Aboriginal Households - Windsor CMA Aboriginal Households - Leamington CA

1996 1,075 $42,568.00 $688.00 135 $41,370.00 $859.00

2001 1,995 $60,765.00 $846.00 145 $57,745.00 $677.00

2006 2,870 $68,794.20 $963.40 225 $62,586.50 $1,083.80

Non Aboriginal Households - Windsor CMA Non Aboriginal Households - Leamington

CA

1996 99,185 $56,612.00 $700.00 13,125 $52,258.00 $643.00

2001 110,700 $68,600.00 $807.00 14,960 $63,043.00 $757.00

2006 117,315 $75,944.60 $952.60 16,245 $73,940.40 $894.80

Total Households - Windsor CMA Total Households - Leamington CA

1991 92,450 $48,683.00 $573.00 11,480 $46,565.00 $553.00

1996 100,265 $56,461.00 $700.00 13,265 $52,145.00 $645.00

2001 112,700 $68,461.00 $808.00 15,110 $62,992.00 $756.00

2006 120,185 $75,773.80 $952.90 16,465 $73,785.90 $897.40

The household count refers to the number of households being examined. Average household income refers to the total annual before-tax household income from all

sources for all members of the household 15 years of age or over.

Source: CMHC, HICO, 2006

Can-Am Native Homes (CANH) remains the only housing provider that has a mandate specific to housing Aboriginal persons. CANH has 84 family homes in the Windsor/Essex area. The homes are comprised of one one-bedroom unit, three two-bedroom units, 58 three-bedroom units, and 22 four-bedroom units. CANH offers a community mental health worker and Aboriginal life long care program as part of their support services to residents. Focus group participants commented that there is still a need for housing for Aboriginal singles, childless couples, and seniors. Participants also noted that there is a need for additional supports for Aboriginal persons with HIV/AIDS and with fetal-alcohol syndrome. Results from the Off-Reserve Aboriginal Housing Trust Engagement Session, held in London Ontario last spring, identified housing for Aboriginal seniors as a top priority. The Urban Aboriginal Task Force: Final Report (2007) found that adequate and affordable housing is a major challenge for urban Aboriginal people and that homeownership remains unattainable for the vast majority of Aboriginal households. Moreover, the report states that a coordinated range of services, including affordable housing, are required to create stable and positive living environments.


Housing for New Immigrants Windsor/Essex continues to be a significant settlement area for new Canadians. Many are attracted to the perception of lower cost of living, milder climate and proximity to the United States. A challenge, however, is the higher than average unemployment rates; which have been heightened in this time of economic crisis for the Windsor area. The total immigrant population reached 87,170 in 2006; an increase of 7,395 persons or 9.3% from 2001 to 2006.

Table 33: Place of Birth for Recent Immigrants, Essex County, 2001 and 2006

Place of Birth 2001 2006

# % # %

United States of America 1,235 7.7% 1,680 11.1%

Central America 670 4.2% 1,010 6.7%

Caribbean and Bermuda 50 0.3% 220 1.5%

South America 45 0.3% 595 3.9%

The Americas 2,000 12.5% 3,505 23.1%

Western Europe 100 0.6% 130 0.9%

Eastern Europe 1,410 8.8% 1,190 7.8%

Southern Europe 1,755 11.0% 1,120 7.4%

Northern Europe 245 1.5% 255 1.7%

Europe 5,510 34.5% 2,695 17.8%

Western Africa 10 0.1% 315 2.1%

Eastern Africa 145 0.9% 380 2.5%

Northern Africa 155 1.0% 490 3.2%

Central Africa 30 0.2% 60 0.4%

Southern Africa 115 0.7% 75 0.5%

Africa 455 2.8% 1,320 8.7%

West Central Asia and the Middle East 2,370 14.8% 2,660 17.5%

Eastern Asia 1,775 11.1% 1,705 11.2%

Southeast Asia 420 2.6% 645 4.3%

Southern Asia 2,645 16.6% 2,590 17.1%

Asia 12,050 75.5% 7,600 50.1%

Oceania and other 2,785 17.4% 30 0.2%

Total recent immigrants 15,965 100.0% 15,165 100.0%


Often immigrant and refugee households include extended families that want to be together. Focus group participants in this study indicated that this can be challenging. Challenges can be caused by a limited number of large units as


well as the affordability of units; often larger units are not affordable to families. Sources at the Multicultural Council of Windsor Essex expressed concern that a number of immigrants coming to Canada have many needs; for example, many have health issues, some are seniors or persons with disabilities that do not have family caregivers. Sources also echoed focus group comments that it is often difficult to find housing for larger or extended immigrant families. Additional concerns included a lack of life skills for some new immigrants and financial difficulties. Gaps in housing for new immigrants included a lack of wheelchair accessible housing, high utility costs, lack of communication services, and housing regulations surrounding larger families. Sources from other agencies such as the New Canadians Centre of Excellence confirm concerns surrounding the need for more subsidized housing, in particular for larger families. Newcomers waiting for social housing are often paying more than 50% of their income on housing and are often forced to choose between food and rent. Sources further expressed that housing close to amenities, such as schools for English classes, was a key concern for newcomers. Sources further articulated that more education around tenant rights as well as around community services is needed. It was also stressed that financial incentives for new immigrants would help alleviate some of the financial challenges experienced by residents when first arriving in Canada. The Federation of Canadian Municipalities Quality of Life Report, Theme Report #5: Immigration and Diversity in Canadian Cities (March 2009), analyzes a number of indicators regarding housing and housing affordability of established immigrants and recent immigrants for cities across Canada, including the City of Windsor. Of particular interest is that while new immigrants are much more likely to be renters compared to the overall population (approximately 70% in Windsor), established immigrants move out of rental accommodation at rates higher than non-immigrants. In Windsor, for example, approximately 30% of non-immigrant households were renters while approximately 25% of established immigrants were renters. Interestingly, the report finds that in Windsor, the proportion of immigrant households spending more than 30% of their income on rent is less than non-immigrant households. In 2006, approximately 41% of recent immigrant households were spending more than 30% of their income on rent while approximately 44% of non-immigrant households were spending more than 30% of their income on rent; approximately 29% of established immigrants were spending more than 30% of their income on rent. This was contrary to most cities within the report which showed a higher proportion of recent immigrants spending more than 30% of their income on rent when compared to non-


immigrant households. Nonetheless, approximately one-third of all immigrant households were spending more than 30% of their income on rent in 2005. Approximately 15% of recent immigrants were spending more than 50% of their income on rent in 2005. The report further highlights that in Windsor approximately 60% of lone-parent families are living in low-income; higher than non-immigrant and established immigrant households (approximately 30%). A research paper titled A Community Dialogue on Homelessness among Immigrants and Refugees in Windsor and Essex County (Anucha, 2006) found, through conducting interviews, that Windsor was often chosen as a location for settlement as a „survival strategy‟; it was perceived to have a lower cost of living, it was milder in temperature, it was close to the United States, and many had family members in the area. Participants of the research found that while the rent might be more affordable the unemployment rate was higher. Some participants made note of the poor housing conditions of some social housing units, but all agreed that social housing alleviated the pressures from unemployment and created some sense of security. What must also be underscored is that new immigrants come from all over the world to live in Windsor. Their housing needs, therefore, will be varied and responses need to reflect this diversity. As exemplified in the consultation for this study, some new immigrants are seniors and/or are persons with disabilities requiring supports and accessible features, many have language barriers requiring access to services such as schools, and many show a variety in skill level requiring different levels of training and employment support. In many cases there is a need to have better linkage between housing and supports in order to better meet the diversity of needs of newcomers. 2.2.9 Inventory of Support Services

In addition to the supply of emergency, transitional housing, and supportive housing, a number of agencies in the community provide support services to persons in need. The following Table provides a summary of the support services available to residents within Windsor/Essex.

Table 34: Summary of Support Services in Windsor-Essex

AGENCY SERVICES PROVIDED MUNICIPALITY

Access to Housing

Central Housing Registry Windsor–Essex County

Assists applicants in Windsor and Essex County seeking accommodation in social or non-profit housing through the use of a coordinated access system

Windsor, Essex

Addiction Recovery and Rehabilitation

Can-Am Indian Friendship Centre of Windsor Inc,

Aboriginal Alcohol and Drug Worker

Culturally appropriate counselling services provides cultural activities that are free of drugs and alcohol; treatment programs include working with inmates in local jails, community education on drug and alcohol abuse and individual counselling.

Windsor




John Howard Society

Provides practical support systems and counselling, with a focus on adults and youths in conflict with the law and their families. Also provides substance abuse counselling, anger management, emotional/behavioural support, life skills, and cognitive skills programs.

Windsor

Advocacy Groups

CERA - Centre for Equality Rights in Accommodation

Assistance for low-income people experiencing discrimination related to housing through information on tenants' human rights protections; negotiations with landlords about discriminatory tenant selection practices; and assistance for tenants who wish to file a complaint with the Ontario Human Rights Commission.

Windsor (one staff member in

Windsor; main office in Toronto)

Association for Persons with Physical Disabilities

Provides services to adults with physical disabilities as an independent living service provider such as attendant services for outreach and supportive housing, acquired brain injury services, employment services, and day programs.

Windsor

Homeless Coalition of Windsor-Essex County

Coalition of 30 community partners on homelessness issues provides a mechanism to identify and develop a community strategy to address homelessness and issues, related to the prevention of homelessness, in Windsor-Essex County.

Windsor

HIV/AIDs

AIDS Committee of Windsor

Points/HIV/IDU Prevention and Support, harm reduction and safe sex supplies, counselling, referrals, and holistic health services. Also has a meth and drug testing clinic, which offers help and support to those with addictions to opiates.

Windsor

Hospitals and Health Care

Erie St. Clair Local Health Integrated Network

Community-based, non-profit organization funded by the Ministry of Health and Long-Term Care to plan, fund and coordinate services delivered by hospitals, long-term care homes, community care access centres, community support service agencies, mental health and addiction agencies, and community health centres.

Chatham-Kent, Sarnia/Lambton

and Windsor/Essex

Windsor Regional Hospital

Large multi-site health service hospital provides acute medical and surgical services including Emergency, Paediatric Services, Critical Care, Complex Continuing Care, Long Term Care, Mental Health/Addictions, and Physical Rehabilitation Services for all of Windsor and Essex County.

Windsor

Teen Health Centre Community health centre services youth and young adults through medical clinic services; counselling and support services; and education, prevention and information services

Windsor

Multi-Service Agency

YMCA of Windsor and Essex County

Recreational facility and community programming with recreational facilities; educational, recreational and instructional programs for all ages; and leadership training and development. Specific programs are available for new Canadians, youth, seniors, and families.

Windsor

Downtown Mission of Windsor Inc

Multi-service agency providing services to the homeless/at risk of homeless through basic needs services (hot meals, clothing banks, etc.) and general services (information and referrals, basic computer classes, etc).

Windsor




Drouillard Place

Non-profit centre provides educational and community-based services such as crisis counseling; support groups; community development; and Community Access Program (CAP) for Internet use. Also operates two Ontario Early Years Centres, a Teen Centre, and a Youth Centre at Grandview.

Windsor

New Canadians

Multicultural Centre of Windsor and Essex County

Multi-service charitable umbrella organization serving Canadian citizens, landed immigrants and refugees: provides English language training (LINC/ESL), employment and job search skills training, translation and interpretation services, settlement assistance, multicultural health, and Canadian Citizenship testing preparation courses.

Windsor

New Canadians Centre of Excellence Inc.

Services for newcomers to Canada to provide integration into the community through services for employment, settlement, and translation. Programs for youth include leadership and summer programs.

Windsor

Matthew House Windsor

In addition to providing temporary accommodation for newly landed refugee claimants to the area, agency offers settlement services, assistance with immigration procedures, help with translation/language, and help finding permanent housing and needed community services.

Windsor

Windsor Refugee Office Refugee support office provides advocacy for refugee claimants, assistance with refugee claims, referrals to community services, orientation to the community, and settlement services.

Windsor

Physical and Developmental Disabilities

Ontario March of Dimes, Windsor South-West

Regional Office

Provides conductive education, employment/training, mobility aids, attendant care, AccessAbility services, support groups, recreation, and home and vehicle modification; for people with physical disabilities.

Windsor

Community Living Essex Provides a range of supports services for children and adults with intellectual disabilities and their families. Supports are developed in partnership with individuals and their families or others closest to them with respect for choices and with a focus on inclusion in the community. Range of support services include in and out of home respite services, Special Services at home, Day Supports,

Community Employment Supports, and Supported Living options.

Kingsville, Essex

Community Living Windsor Windsor

Resource / Drop-In Centres

Unit 7 Homeless Drop-In Centre

Drop-in centre for the homeless and those at risk of homelessness includes a 24-hour information window; a safe storage facility; health care product distribution; and laundry services. Street Help offers referrals to community services while Street Patrollers distribute sleeping bags and warm clothing.

Windsor

Source: Windsor-Essex Community Information Online Consortium, 2009; websites of community agencies listed above


2.3 Changes in Housing Affordability

The following Table provides an analysis of housing affordability in Windsor/Essex. In the case of homeownership, analysis is based on property taxes equal to 0.125% of house value, a 10% down payment, a mortgage interest rate of 5.8% fixed for five years and a 25 year amortization period. Using the overall average house price of $160,139 would require an annual income of approximately $45,500 for the housing to be considered affordable. The homeownership market is generally not affordable to households earning less than $30,000. There are some options depending on area and for smaller housing types for households earning between $30,000 and $40,000. The market generally becomes affordable to households earning more than $40,000. To afford the average price of a two-storey bungalow ($262,000 in 2008) a family would need a household income of approximately $65,000.

Table 35: Household Income by Percentage Breakdown in Windsor-Essex County, 2006

Household Income Proportion of All

Households Affordable Rent

Affordable Ownership (Unit Cost)

# %

Under $10,000 6,850 4.6% Under $250 Under $36,221

$10,000 to $19,999 13,590 9.1% $250 to $500 $36,221 to $72,439

$20,000 to $29,999 13,635 9.1% $500 to $750 $72443 to $108,661

$30,000 to $39,999 14,575 9.7% $750 to $1,000 $108,664 to $144,882

$40,000 to $49,999 13,690 9.1% $1,000 to $1,250 $144,886 to $181,103

$50,000 to $59,999 12,650 8.4% $1,250 to $1,500 $181,107 to $217,325

$60,000 to $69,999 11,535 7.7% $1,500 to $1,750 $217,328 to $253,546

$70,000 to $79,999 10,485 7.0% $1,750 to $2,000 $253,550 to $289,767

$80,000 to $89,999 9,410 6.3% $2,000 to $2,250 $289,771 to $325,989

$90,000 to $99,999 7,745 5.2% $2,250 to $2,500 $325,992 to $362,210

$100,000 + 35,560 23.7% More than $2,500 More than $362,214

Total 149,730 100.0%

Source: Statistics Canada, Custom Tabulations, 2006; SHS Calculations

In the case of renter households, the analysis is based on a guideline of a maximum of 30% of household income being spent on shelter costs. The affordable rent calculations are based on CMHC market rent levels in 2008 for the Windsor CMA and the Leamington CA. Based on this analysis, generally rents were affordable to most households earning more than $20,000/year. Larger units sizes (three-bedroom and some two-bedroom) would not be affordable to households earning less than $30,000. In 2006 approximately 20,000 households earned less than $20,000.


Affordable options for such households (and some earning up to $30,000) are likely rent-geared-to-income (RGI) units and rooming houses/rooms in homes. For individuals on assistance, affordability in the private rental market is particularly challenging.

Table 36: Comparison of Average and Affordable Rents in the Windsor CMA, by Unit Size

Household Income Renter

Households Affordable

Monthly Rent Bachelor

$503 1 Bedrm

$644 2 Bedrm

$772 3 Bedrm

$883

Under $10,000 12.9% Under $250 Not affordable

$10,000 to $19,999 23.8% $250 to $500 Not affordable

$20,000 to $29,999 17.0% $500 to $750 Affordable Not affordable

$30,000 to $39,999 14.4% $750 to $1000 Affordable

$40,000 to $49,999 10.1% $1000 to $12,500 Affordable

$50,000 and over 21.9% $12,500 and over Affordable

Source: Statistics Canada Custom tabulations and CMHC Fall 2008 Rental Market Report for Windsor CMA

Table 37: Comparison of Average and Affordable Rents in the Leamington CA, by Unit Size

Household Income Renter

Households Affordable

Monthly Rent Bachelor

$483 1 Bedrm

$603 2 Bedrm

$726 3 Bedrm

$899

Under $10,000 6.0% Under $250 Not affordable

$10,000 to $19,999 15.3% $250 to $500 Affordable Not Affordable

$20,000 to $29,999 21.0% $500 to $750 Affordable Not affordable

$30,000 to $39,999 18.9% $750 to $1000 Affordable

$40,000 to $49,999 10.1% $1000 to $12,500 Affordable

$50,000 and over 28.8% $12,500 and over Affordable

Source: Statistics Canada Custom tabulations and CMHC Fall 2008 Rental Market Report for Ontario - Provincial Highlights

2.4 Changes in Housing Needs (2004-2009)

Based on the analysis found in Section 2.0 and based on key findings from the Windsor/Essex HARS Report (2004), this section provides a summary of the changes in housing needs from 2004 to 2009. 2.4.1 Changes in Population and Household Characteristics

2.4.1.1 Population Growth Has Slowed

While the population of Windsor/Essex grew by 5% from 2001 to 2006, its rate of growth has slowed from the 7% experienced from 1996 to 2001. The 5% growth rate from 2001 to 2006 is also slightly below the overall growth rate of 6.6% for the province during this time period. There is some evidence that population has started to decline during the recent economic downturn as individuals leave the area in search of employment.


2.4.1.2 Aging of Population Continues

The proportion of the population under the age of 35 declined from 2001 to 2006 while the proportion of the population between the ages of 45 and 65, as well as the proportion of the population over the age of 75 years, increased. The proportion of the population between the ages of 65 and 74 years declined by 0.1%.

2.4.1.3 Household Growth Also Slowing

From 2001 to 2006, Windsor/Essex experienced a household growth rate of 6.8% down slightly from 8.1% from 1996 to 2001, and slightly below the provincial average rate of 8.0%. Here again, the decline in housing starts and high vacancy rates point to a likely decline in household formation during the recent economic crisis, as individuals leave the area in search of employment elsewhere.

2.4.1.4 Need for More Diverse Housing Remains

Household size remained constant from 2001 to 2006 at 2.6 persons per household, yet has declined from 1986 to 2006. The number of one and two-person households increased from 56.5% in 2006 to 58.0% in 2006. Smaller households and the growing diversity of household types continue to point to the need for a diverse range of dwellings, in particular smaller housing units.

2.4.1.5 Concerns of an Aging Housing Stock are Emerging

Approximately two-thirds of the housing stock in Windsor/Essex is over 30 years old; including 38% that is 45 years old. An important aspect of meeting housing needs is the ability of the existing stock to continue to provide adequate and acceptable living standards to residents. Consultation activities conducted as part of this study indicate significant concerns with the aging of the housing stock, in particular the social housing stock. Increasing repair and maintenance costs as well as increasing energy costs are concerns to homeowners and landlords as well as the Windsor/Essex Community Housing Corporation.

2.4.1.6 Current Economic Crisis is Creating Much Uncertainty

The unemployment rate stood at 12.6% for Windsor as of February 2009. The current economic condition is one that presents many challenges for the Windsor/Essex communities. Trends in employment and fluctuations in industry development have created an uncertain economic climate. Based on Statistics Canada‟s Labour Force Survey and as reported in Service Canada‟s Labour Market Monitor (December 2008), an estimated 19,800 manufacturing jobs across the Tri-County7 area were lost in 2008. The

7 Tri-County refers to Chatham-Kent and the Counties of Essex and Lambton.


manufacturing sector comprised almost 28% of the area‟s employment (this includes Kent County) in 2001 and was reduced to 19% by the end of 2008. For some individuals and families that have not required assistance before, the current downturn in the economy has required them to seek local assistance whether through a meal program or employment program, thus creating a new demographic for many service providers. The direct impact on housing, in particular social housing, is still uncertain.

Overall, it is a challenging time for Windsor/Essex. While some sources remain optimistic, many estimate that the economic crisis will take years for Windsor/Essex to recover from.

2.4.1.7 Average Income Increases but Not at National and Provincial Levels

Essex County had an average household income of $72,900 in 20058; this is above the national average of $69,548 but below the provincial average of $78,365. From 2000 to 2005 Windsor/Essex had a 10.9% increase in average household income; below both the national and provincial growth rates.

Median income, perhaps a more reliable measure as it eliminates the influence of very high incomes, in Windsor/Essex at $59,876 is more consistent with the provincial average ($60,772) and higher than the national average ($53,634). Here again, the recent economic situation may be placing downward pressure on these income figures.

2.4.1.8 Incidence of Low-Income Increased

Overall, 13.1% of the population in Windsor/Essex is considered, based on the Statistics Canada definition of low-income cut-offs, to be living below the poverty line. This includes 10.3% of families and 31.9% of single individuals. The greatest concentrations of low income households are found in the City of Windsor (18.2%) and the Municipality of Leamington (12.0%).

2.4.2 Changes in Homeownership and Private Rental Market

2.4.2.1 Homeownership Still Prominent Choice for Residents

Homeownership in Windsor/Essex increased from 68.5% in 1986 to 72.9% in 2001, followed by another increase of 2.6% reaching 75.5% in 2006.

2.4.2.2 Housing Starts Showing Sharp Decline

From 2003 to 2008, housing starts declined by almost 75%, clearly reflecting the economic downturn in the area. From 2007 to 2008, starts declined by 13.3%. Overall the type of housing being built has remained relatively

8 Figures for income are based on the year prior to the Census period.


constant. Single housing starts, for example, represent approximately three-quarters of all starts. Apartment rental starts were at 3% in 2008. Row housing or townhome starts comprised approximately 16% of the housing starts in the Windsor CMA in 2008. Based on the analysis provided in the 2004 HARS report it was recommended that an annual housing target of 2,168 units be set for Windsor/Essex in order to accommodate future demands for housing. Windsor/Essex exceeded these targets during the 2003 to 2004 period and was close to meeting them in 2005. Following this, however, starts declined well below the target during more recent years (2006 to 2008). This is further evidence of the market adjusting to declining economic conditions.

2.4.2.3 Housing Market Softens

While the average price of a two-storey home increased by approximately 11% from 2004 to 2008, the overall average house price dropped from $162,300 in 2004 to $160,139 in 2008. As reported in the Windsor/Essex County Real Estate Board December 2008 statistics report, existing home sales in Windsor/Essex will be moderate in 2009. It is expected that sales will soften a further 6% and the average price of resale homes will decline to $157,500 in 2009 due to aggressive negotiating by a limited number of buyers. The report further states that LaSalle and South Windsor will continue to be attractive locations for purchases and that ranch style homes will be the most popular.

2.4.2.4 Vacancy Rates Soar

The overall vacancy rate for the Windsor CMA stood at 14.6% in 2008; an increase from 12.8% in 2007 and a major increase from 4.3% in 2003. The vacancy rate for one-bedroom suites was slightly higher at 15.7% (2008). For the Leamington CA, which includes the Municipalities of Leamington and Kingsville, the overall vacancy rate for rental apartments was 5.5% in 2008; 9.1% lower than that of the Windsor CMA. Although this represents an increase from 2005 levels (3.3%) the increase is not as sharp as that experienced in the City of Windsor and the CMA overall. High vacancy rates are proving to be the biggest challenge facing landlords in the area.

2.4.2.5 Rents Remain Fairly Constant

Rents showed moderate fluctuations from 2003 to 2008 in the Windsor CMA; increasing or decreasing by $4-$9/month depending on unit size. Three-bedroom units, however, declined in rent by approximately $80/month over this time period. Rents in the Leamington area were lower, by $46/month


for a one bedroom, and also experienced steeper declines in rent from 2003 to 2008.

2.4.3 Number of Private Rental Units Decline

Overall the number of rented dwellings decreased by approximately 1,100 units from 2001 to 2006; a decline of 3%. Owned units, on the other hand, increased by 11,030 units or by 11%. These figures point to the importance of ensuring a permanent supply of purpose-built rental housing.

2.4.4 Changes in Social Housing

2.4.4.1 130 New Units of Affordable Housing In Windsor/Essex

Under the Canada-Ontario Affordable Housing Program 130 new units of affordable housing were built or are being built in Windsor/Essex. Of these units, 59 are located within the City of Windsor, 25 in Kingsville, 21 in Amherstburg, 11 in Leamington, 10 in Tecumseh, three elsewhere in the County, and one in Lakeshore.

2.4.4.2 Social Housing Stock Not Able to Keep Up to Demand

There are currently (January 2009) 7,911 units within the entire portfolio; 3,538 public housing units, and 4,373 non-profit units. While there have been some additions to the social housing stock in recent years, such as the units mentioned under the AHP, very little new supply has been built. The supply has not being keeping pace with the demand and long waiting lists continue.

2.4.4.3 Mismatch of Demand and Supply of Social Housing

Overall the demand for one bedroom units as well as larger units (4 or more units) exceeds the supply (by proportion). Fifty-seven percent of waiting list applicants (2008) are seeking one-bedroom units, while only 45% of the supply is made up of one-bedroom units. In addition, 12% of applicants on the waiting list are seeking a four or five-bedroom units, while just 3% of the supply is comprised of four or more bedroom units. This mismatch is resulting in longer wait times for such units. Wait times for one-bedroom units and for larger units (four or more bedrooms) are a minimum of five years and three years respectively. Wait times are lower, from three months up to two years, for a two or three-bedroom unit. Discussions with social housing providers confirm that the demand for one-bedroom units is the greatest and singles waiting for housing experience the longest wait times. Sources indicate that it can be challenging, however, to fill some two and three-bedroom units.


Table 38: Comparison of Social Housing Demand and Supply, 2008

Unit Size Demand Supply Difference

(Demand over Supply)

Wait Times

Bachelor n/a 5.0% -0.4% Approx. 4 to 7 years

1 bedroom 57.0% 45.0% 12.0% Approx. 5 to 8 years

2 bedrooms 16.0% 20.0 -4.0% 6 months to 2 years

3 bedrooms 15.0% 27.0% -12.0% 3 months to 3 years

4+ bedrooms 12.0% 3.0% 9.0% Over 3 years


By mandate, seniors have the shortest wait times of between one to six months. Seniors units comprise 39% of the non-profit housing supply while seniors represent only 8% of the wait list. Single individuals, on the other hand, are facing a minimum of a four year wait (if not on a priority placement list).

2.4.4.4 Location and Quality of Social Housing Are Emerging Issues

For some, location means access. For many individuals such as new immigrants being in close proximity to services (such as schools for language classes) is vital to their success. For persons with disabilities and seniors, similarly proximity to services and amenities are important. Concerns around some downtown locations, however, were voiced by consultation participants. For some applicants living in a downtown setting, in particular one with concerns around crime, can be overwhelming. These concerns were also noted in the ONPHA 2008 Report on Waiting List Statistics for Ontario. The report found that there is selectivity of households applying for assisted housing based on geography. Consultation participants also raised concerns around the quality of social housing properties. Many are getting old, and some are having trouble keeping up with maintenance issues. Sources indicated that some tenants, if they can manage, find it more attractive to stay in private rental units.

2.4.4.5 Modified Units Not Always Meeting Need

Consultation participants raised concerns with respect to modified units. Units are often modified for persons with mobility impairments; however, there is also a need for modified units to meet the needs of persons with visual impairments. The age of the current social housing stock in many cases has resulted in a level of accessibility which is inadequate to meet the housing needs of persons with a higher level of disability. Sources emphasize that support services that are tied to a modified unit are one of the biggest keys to achieve a successful living environment for someone


with a disability, but often this is extraordinarily difficult. The location of some social housing units was also echoed as a concern.

Overall, about 2% of the social housing stock is modified to accommodate persons with physical disabilities. The 2004 HARS report recommended expanding this supply to 5%.

2.4.5 Changes in Emergency and Transitional Housing Needs

2.4.5.1 Need for Transitional Housing, in Particular for Youth, Remains

Since the 2004 HARS Report ten units at the Salvation Army Emergency Shelter were converted to transitional units. There was also the addition of four two-bedroom units through Housing Information Services (HIS) as well as two transitional units for Native families. There continues, however, to be a need for transitional housing in Windsor/Essex, in particular for youth. The Inn of Windsor does provide transitional housing for young women (12 beds); however there is no emergency/transitional housing for young men. Focus group participants emphasized a real lack of options for youth in the area and a “high need for housing for youth”.

2.4.5.2 Difficult to Help Families in Crisis

There are currently no family emergency housing providers within the area. Sources state that often families are referred to motels in the area for shelter. In 2008 a total of 573 persons (46 men, 327 women, and 200 children) received emergency hotel assistance. This is not an ideal option, as such locations cannot offer the support and access to services available through a shelter or supportive housing environment. Representatives within the emergency sector comment that it is very difficult to help families in need within the area. The addition of some family transitional units, through HIS and Can-Am Native Homes is helping some families in the area but there are still more in need.

2.4.5.3 Economic Downturn Creates Fluctuations in Emergency Housing

Needs

While the need for services provided by the Salvation Army experienced an overall increase from 2004 to 2008, figures were down slightly (176 persons) from 2007 to 2008. Sources at the Salvation Army indicated that this is likely a result of a „slow‟ summer, as many individuals left the City in search of employment. It was noted, however, that November and December 2008 as well as the early months of 2009 have been “unbelievably busy”. Many clients are first time users of the shelter, and many are older men. It is believed that this is a direct result of the recent economic situation.


Hiatus House, an emergency shelter for women and children, showed an overall decline in clients served from 2004 to 2008. Sources indicated that this is a result of less children coming to the shelter; many women are fearful of losing their children to Children‟s Aid. Also, due to the transitional worker program provided by Hiatus House, women can access the special priority placement waiting list for social housing without accessing the shelter first. With higher vacancies in the private market, women can also move more readily into permanent housing. Representatives within the emergency housing sector have indicated a strong increase in demand for programs such as food bank services and meal programs as a result of the current economic situation. Even families who are still earning some income, but a reduced income, are turning to the food banks in the area to try to keep food on the table. The number of people calling into „211‟ to access services has also been increasing in the area. The number of clients served through the Unit 7 Drop-in Centre more than doubled from 2004 to 2008; including an increase of 384 new clients.

2.4.6 Changes in Supportive Housing Needs

2.4.6.1 Need for Supportive Housing Units Remains

The 2004 HARS Report estimated that approximately 100 new units were needed for persons with mental health disabilities within the City and County. CMHA has added a total of eight beds under its group home program and an additional 78 beds under the Homelessness Initiative. Consultation participants indicate, however, that there is still a need for more supportive housing units.

2.4.6.2 Location and Accessibility of Supportive Housing Units Raising

Concern

The location of some of the supportive housing was noted by consultation participants as not ideal and that there should be emphasis on having new units in more suitable locations, close to amenities etc. Participants noted that many buildings, including seniors housing, do not have the accessibility features in place to meet the current needs of residents. It was also stated that there is a greater need to consult with the Accessibility Committee by the City/County for upcoming projects. Accessibility concerns were also raised by Aboriginal consultation participants.

2.4.6.3 Impact of the Accessibility for Ontarians with Disabilities Act

(AODA) Still to be Realized

While not all standards are in place yet, three of out five have been drafted while the Built Form Standards are expected out in late spring, the implementation of these standards will have far-reaching impacts to housing administrators throughout the province. It is important, at this time, to


following the development of the standards and to begin to take the necessary steps to appropriately plan for their implementation.

2.4.6.4 Student Housing Demand Subsided

While enrolment continues to increase at the University of Windsor and St. Clair College, the demand for student housing appears to have subsided. High vacancy rates have provided greater opportunities for housing off-campus. Both campuses further noted that they are able to meet demand for on-campus housing, and both have current listings for available off-campus housing.

2.4.6.5 Choice and Affordability Key Housing Concerns for Seniors

The number of seniors living at low-income remains a concern. In 2005, 15,415 seniors or 38.6% of seniors earned less than $20,000. The median income for seniors was $24,554.

Consultation participants representing seniors commented that there is a need for greater choice in housing, such as smaller and single-level units. More affordable options were also emphasized as needs in the community. Location of units is also a concern as many seniors wish to be close to amenities. Wait times for long-term care beds indicate longer waiting periods for beds located within the City of Windsor.

2.4.6.6 Aboriginal Population Continues to Grow

The Aboriginal population in Windsor/Essex continues to grow, reaching 6,380 in 2006. A large proportion of Aboriginal households have below average incomes. The average income for an Aboriginal household in 2005 was $62,586 compared to an overall average of $73,785. Focus group participants commented that there is still a need for housing for Aboriginal singles, childless couples, and seniors. Participants also noted that there is a need for additional supports for Aboriginal persons with HIV/AIDS and with fetal-alcohol syndrome. Results from the Off-Reserve Aboriginal Housing Trust Engagement Session, held in London Ontario last spring, identified housing for Aboriginal seniors as a top priority.

2.4.6.7 Current Housing Stock Not Meeting Needs of Many Newcomers

The total immigrant population reached 87,170 in 2006; an increase of 7,395 persons or 9.3% from 2001 to 2006. Local agencies serving new immigrants expressed concerns in finding affordable housing for families, in particular large families. There are a


limited number of large units within the social housing stock and often large private market units are unaffordable to new immigrant families. Additional concerns included a lack of life skills for some new immigrants and financial difficulties. Gaps in housing for new immigrants included a lack of wheelchair accessible housing, high utility costs, lack of communication services, and housing regulations surrounding larger families.

2.4.7 Changes in Housing Affordability

2.4.7.1 Private Rental Market Still Unaffordable to Many Households

In general, the private rental market was affordable to households earning more than $20,000 with larger units affordable to households earning a minimum of $30,000. In 2006 approximately 20,000 households (13.7%) earned less than $20,000 and about 34,000 households (22.8%) earned less than $30,000. Affordable options for such households are likely rent-geared-to-income (RGI) units and rooming houses/rooms in homes. Alternatively, many households are paying more than 30% of their income on rent. For individuals on assistance, affordability in the private rental market is particularly challenging. Despite high vacancy rates in the private market, rent levels have not declined.

2.4.7.2 Homeownership Generally Affordable to Households Earning More

than $40,000

Using the overall average house price of $160,139 would require an annual income of approximately $45,500 for the housing to be considered affordable. To afford the average price of a two-storey bungalow ($262,000 in 2008) a family would need a household income of approximately $65,000. There are some options available to households earning between $30,000 and $40,000, depending on area and style of home.

2.5 Directions in Addressing Housing Needs

The above summary describes the changes and trends in housing needs since the 2004 HARS Report. It also identified a number of current and future challenges facing the Windsor/Essex area. This analysis has led to the identification of several key housing issues. These Key Housing Issues are discussed below; they are not presented in priority of importance. Strategies and options to address these key housing issues are discussed in the Windsor/Essex HARS Special Initiative Options Report: Strategies for Coordination of Housing Policies, Programs and Actions.


1. Changing demographic, social and economic trends point to the need for a more diverse and flexible housing supply.

Population and household growth has slowed as a result of the current economic situation

Aging of population continues

The number of smaller households is increasing

Current economic downturn is creating much uncertainty

Housing starts have declined sharply

Average house prices are expected to decline further

Vacancy rates soar to as high as 14.6% in 2008

Immigrant population growing and many are struggling to find affordable and adequate housing

Aboriginal population growing

2. There is a need to provide a continuum of care and supportive housing for persons with disabilities and seniors.

There is a need for more supportive housing units

The location and accessibility of supportive housing units are not always meeting needs

The Accessibility for Ontarians with Disabilities Act will need to be closely monitored

Choice and affordability are key concerns for seniors and persons with disabilities

Consultation participants identified a need for more supportive housing for senior Aboriginal persons

Accessibility concerns in supportive housing were raised in consultation activities

3. There is a need to address the imbalance in the demand and supply of

social housing.

Wait times for social housing are very long, in particular for one-bedroom units and larger (4+ bedroom) units

Wait times are lower for two and three-bedroom units

Seniors have much lower wait times than singles and families

Modified units are not meeting the current needs

4. There is a need to monitor the need for emergency housing in particular transitional housing for youth and families.

There are few transitional housing units that are available to youth males

Consultation participants emphasize a high need for youth housing

There are currently no family emergency/transitional housing providers in the area


The current economic climate has caused fluctuations in emergency housing needs

5. The aging and quality of the housing stock is an emerging concern in

particular for the rental housing stock (private as well as social).

Approximately two-thirds of the housing stock is over 30 years old

Increasing repairs and maintenance costs are an increasing concern

Consultation participants expressed concerns regarding quality of social housing stock

Age of social housing stock in many cases has resulted in a level of accessibility which is inadequate to meet the housing needs of persons with a higher level of disability

6. More affordable housing options are needed to meet the needs of

low-income households, in particular Aboriginal persons, persons with disabilities, single persons, and seniors.

The incidence of low-income in Windsor/Essex increased from 2001 to 2006

Average income in Windsor/Essex did not grow at provincial and national rates

The number of rental housing units declined

Economic climate is causing uncertainty for families and housing providers

A large proportion of Aboriginal households have below average incomes

Private rental market is still unaffordable to many households, including persons on OW and ODSP, as well as low-income seniors

Homeownership generally affordable to households earning more than $40,000 (67.5% of households based on 2005 income levels)


Appendix A: Additional Tables


Appendix Table 1: Historical Population and Comparative Growth by Municipality, 1986 - 2006

Historical Population

Location 1986 1991 1996 2001 2006

# % # % # % # % # %

Amherstburg 16,447 5.2% 17,578 5.4% 19,273 5.5% 20,339 5.4% 21,748 5.5%

Essex 16,976 5.4% 18,386 5.6% 19,437 5.5% 20,085 5.4% 20,032 5.1%

Kingsville 16,649 5.3% 17,330 5.3% 18,409 5.3% 19,619 5.2% 20,908 5.3%

Lakeshore 21,450 6.8% 23,720 7.2% 26,127 7.5% 28,746 7.7% 33,245 8.5%

LaSalle 14,001 4.4% 16,628 5.1% 20,566 5.9% 25,285 6.7% 27,652 7.0%

Leamington 21,760 6.9% 22,696 6.9% 25,389 7.2% 27,138 7.2% 28,833 7.3%

Pelee 284 0.1% 272 0.1% 283 0.1% 256 0.1% 287 0.1%

Tecumseh 15,684 5.0% 19,320 5.9% 23,151 6.6% 25,105 6.7% 24,224 6.2%

Windsor 193,122 61.0% 191,435 58.5% 197,694 56.4% 208,402 55.6% 216,473 55.0%

Essex County 316,362 100.0% 327,365 100.0% 350,392 100.0% 374,975 100.0% 393,402 100.0%

Ontario 9,101,694 N/A 10,084,885 N/A 10,753,573 N/A 11,410,046 N/A 12,160,282 N/A

Comparative Growth

Location 1986 - 1991 1991-1996 1996 - 2001 2001 - 2006 1986 - 2006

# % # % # % # % # %

Amherstburg 1,131 6.9% 1,695 9.6% 1,066 5.5% 1,409 6.9% 5,301 32.2%

Essex 1,410 8.3% 1,051 5.7% 648 3.3% -53 -0.3% 3,056 18.0%

Kingsville 681 4.1% 1,079 6.2% 1,210 6.6% 1,289 6.6% 4,259 25.6%

Lakeshore 2,270 10.6% 2,407 10.1% 2,619 10.0% 4,499 15.7% 11,795 55.0%

LaSalle 2,627 18.8% 3,938 23.7% 4,719 22.9% 2,367 9.4% 13,651 97.5%

Leamington 936 4.3% 2,693 11.9% 1,749 6.9% 1,695 6.2% 7,073 32.5%

Pelee -12 -4.2% 11 4.0% -27 -9.5% 31 12.1% 3 1.1%

Tecumseh 3,636 23.2% 3,831 19.8% 1,954 8.4% -881 -3.5% 8,540 54.5%

Windsor -1,687 -0.9% 6,259 3.3% 10,708 5.4% 8,071 3.9% 23,351 12.1%

Essex County 11,003 3.5% 23,027 7.0% 24,583 7.0% 18,427 4.9% 77,040 24.4%

Ontario 983,191 10.8% 668,688 6.6% 656,473 6.1% 750,236 6.6% 3,058,588 33.6%

Source: Statistics Canada, 1986, 1991, 1996, 2001 and 2006 Census


Appendix Table 2: Trends in Age Distribution

Essex County Ontario

Age Group

1986 1991 1996 2001 2006 2006

# % # % # % # % # % # %

0-4 21,375 6.8% 22,485 6.9% 23,995 6.8% 23,655 6.3% 23,200 5.9% 670,765 5.5%

5-9 21,935 6.9% 22,585 6.9% 24,185 6.9% 25,940 6.9% 24,810 6.3% 721,595 5.9%

10-14 23,770 7.5% 22,740 6.9% 23,940 6.8% 25,985 6.9% 26,935 6.8% 818,440 6.7%

15-19 26,020 8.2% 24,170 7.4% 23,825 6.8% 25,350 6.8% 27,090 6.9% 833,110 6.9%

20-24 28,530 9.0% 24,675 7.5% 25,670 7.3% 25,495 6.8% 26,380 6.7% 797,260 6.6%

25-29 51,225 16.2% 27,130 8.3% 25,965 7.4% 26,030 6.9% 24,385 6.2% 743,695 6.1%

30-34 * * 27,250 8.3% 28,910 8.3% 27,940 7.5% 26,865 6.8% 791,960 6.5%

35-39 42,910 13.6% 25,140 7.7% 28,710 8.2% 31,455 8.4% 28,820 7.3% 883,985 7.3%

40-44 ** ** 23,815 7.3% 25,910 7.4% 30,445 8.1% 32,375 8.2% 1,032,415 8.5%

45-49 31,490 10.0% 19,135 5.8% 24,350 7.0% 26,675 7.1% 30,515 7.8% 991,970 8.2%

50-54 *** *** 15,855 4.8% 19,040 5.4% 24,425 6.5% 26,915 6.8% 869,405 7.1%

55-59 31,855 10.1% 15,035 4.6% 15,645 4.5% 18,610 5.0% 24,250 6.2% 774,525 6.4%

60-64 **** **** 15,340 4.7% 14,575 4.2% 14,985 4.0% 18,415 4.7% 581,980 4.8%

65-74 21,345 6.7% 25,025 7.6% 27,085 7.7% 26,280 7.0% 27,175 6.9% 868,185 7.1%

75+ 15,850 5.0% 16,970 5.2% 18,530 5.3% 21,700 5.8% 25,285 6.4% 781,000 6.4%

Total 316,305 100.0% 327,350 100.0% 350,335 100.0% 374,970 100.0% 393,400 100.0% 12,160,280 100.0%

Source: Statistics Canada, 1986, 1991, 1996, 2001 and 2006 Census

Note: * included in the 25-29, **included in 35-39, *** included in 45-49, ****included in 55-59


Appendix Table 3: Persons per Household in Windsor and Essex County, 1986 - 2006

Household Size

1986 1991 1996 2001 2006

# % # % # % # % # %

1 Person 25,190 22.4% 27,660 23.1% 31,515 24.1% 34,980 24.8% 39,390 26.1%

2 Persons 32,330 28.8% 36,205 30.3% 40,265 30.8% 44,805 31.7% 48,080 31.9%

3 Persons 19,445 17.3% 20,925 17.5% 22,170 17.0% 23,350 16.5% 24,150 16.0%

4-5 Persons 30,955 27.5% 30,885 25.8% 32,405 24.8% 33,555 23.7% 34,525 22.9%

6+ Persons 4,485 4.0% 3,975 3.3% 4,320 3.3% 4,615 3.3% 4,720 3.1%

Total 112,405 100.0% 119,650 100.0% 130,675 100.0% 141,305 100.0% 150,860 100.0%

Source: Statistics Canada, 1986, 1991, 1996 , 2001 and 2006 Census

Appendix Table 4: Historical Population by Household Type In Essex County

1991 1996

Location Family Non-Family Family Non-Family

# % # % # % # %

Amherstburg 4,730 80.7% 1,130 19.3% 5,300 80.1% 1,315 19.9%

Essex 5,245 80.1% 1,305 19.9% 5,445 78.0% 1,535 22.0%

Kingsville 4,775 81.2% 1,105 18.8% 5,145 80.6% 1,240 19.4%

Lakeshore 6,505 83.7% 1,265 16.3% 7,330 83.4% 1,460 16.6%

LaSalle 4,575 88.7% 585 11.3% 5,735 87.3% 835 12.7%

Leamington 6,005 76.6% 1,835 23.4% 6,725 77.1% 2,000 22.9%

Pelee 75 78.9% 20 21.1% 90 81.8% 20 18.2%

Tecumseh 5,245 86.9% 790 13.1% 6,395 86.1% 1,035 13.9%

Windsor 50,455 67.6% 24,200 32.4% 51,540 65.2% 27,530 34.8%

Essex County 87,420 73.1% 32,235 26.9% 93,690 71.7% 36,980 28.3%

Ontario 2,668,000 73.3% 970,370 26.7% 2,857,065 72.8% 1,067,445 27.2%

1991 1996

Location Family Non-Family Family Non-Family

# % # % # % # %

Amherstburg 5,785 80.0% 1,450 20.0% 6,235 78.6% 1,695 21.4%

Essex 5,735 77.2% 1,690 22.8% 5,700 74.6% 1,945 25.4%

Kingsville 5,460 80.3% 1,340 19.7% 5,870 78.8% 1,580 21.2%

Lakeshore 8,220 83.1% 1,670 16.9% 9,570 82.3% 2,060 17.7%

LaSalle 7,210 86.1% 1,160 13.9% 7,805 83.8% 1,510 16.2%

Leamington 7,130 77.0% 2,130 23.0% 7,455 76.0% 2,360 24.0%

Pelee N/A N/A N/A N/A 65 65.0% 35 35.0%

Tecumseh 7,080 84.4% 1,305 15.6% 6,980 82.2% 1,515 17.8%

Windsor 55,595 66.3% 28,230 33.7% 57,685 65.2% 30,780 34.8%

Essex County 102,295 72.4% 39,000 27.6% 107,355 71.2% 43,490 28.8%

Ontario 8,155,565 70.5% 3,407,410 29.5% 3,301,125 72.5% 1,253,900 27.5%

Source: Statistics Canada, Community Profiles, 1991, 1996, 2001 and 2006


Appendix Table 5: Private Rental Market Vacancies by Rent Range in Windsor CMA, 2004-2008

Units 2004 2005 2006 2007 2008

Bachelor

Less than $500 15.3 12.0 16.7 15.0 19.6

$500 - $599 8.7 9.2 14.8 14.6 11.3

$600 - $699 N/A 12.5 8.0 3.6 N/A

$700 - $799 N/A 0.0 N/A N/A N/A

$800 - $899 N/A N/A N/A N/A N/A

$900 + N/A 0.0 0.0 N/A N/A

Total 11.0 11.9 13.5 13.5 13.6

1-Bedroom

Less than $500 14.3 22.3 17.1 21.6 19.4

$500 - $599 13.1 16.7 18.3 18.3 25.0

$600 - $699 9.8 9.8 10.3 15.9 17.5

$700 - $799 5.3 8.5 6.4 10.4 9.8

$800 - $899 N/A 1.5 4.6 N/A N/A

$900 + N/A 3.9 4.2 6.4 3.1

Total 8.2 10.5 10.2 13.3 15.7

2-Bedrooms

Less than $500 N/A N/A N/A N/A N/A

$500 - $599 18.1 23.3 23.9 N/A 30.0

$600 - $699 14.9 17.1 17.8 17.9 19.2

$700 - $799 12.0 13.9 13.6 12.0 14.7

$800 - $899 6.5 5.0 6.3 10.5 9.3

$900 + 5.0 3.7 5.1 7.6 6.3

Total 9.2 9.7 10.0 12.0 13.4

3-Bedrooms

Less than $500 N/A N/A 100.0 N/A N/A

$500 - $599 N/A 0.0 8.3 N/A N/A

$600 - $699 N/A N/A N/A N/A N/A

$700 - $799 N/A N/A 0.0 N/A N/A

$800 - $899 N/A 5.1 N/A N/A N/A

$900 + N/A 3.7 N/A 7.2 4.9

Total 8.8 N/A 11.2 13.5 13.5

Total

Less than $500 14.0 16.9 16.5 18.7 20.5

$500 - $599 12.8 16.1 18.3 19.0 22.8

$600 - $699 11.0 11.9 11.8 16.2 17.7


Appendix Table 5: Private Rental Market Vacancies by Rent Range in Windsor CMA, 2004-2008

Units 2004 2005 2006 2007 2008

$700 - $799 8.9 10.8 9.4 11.3 12.2

$800 - $899 6.8 4.5 6.6 10.9 9.9

$900 + 5.9 3.7 5.4 7.4 5.9

Total 8.8 10.3 10.4 12.8 14.6


Appendix Table 6: Age of Dwellings in Essex County and Ontario

Location Amherstburg Essex Kingsville Lakeshore

# % # % # % # %

Before 1946 1,330 16.8% 1,460 19.1% 1,685 22.6% 1,370 11.8%

1946 to 1960 1,060 13.4% 1,280 16.8% 1,215 16.3% 1,355 11.7%

1961 to 1970 870 11.0% 830 10.9% 785 10.5% 1,330 11.4%

1971 to 1980 1,540 19.4% 1,670 21.9% 1,385 18.6% 1,675 14.4%

1991 to 1985 360 4.5% 335 4.4% 235 3.2% 475 4.1%

1986 to 1990 640 8.1% 560 7.3% 325 4.4% 950 8.2%

1991 to 1995 680 8.6% 455 6.0% 435 5.8% 945 8.1%

1996 to 2000 690 8.7% 615 8.0% 655 8.8% 1,390 12.0%

2001 to 2006 760 9.6% 440 5.8% 725 9.7% 2,145 18.4%

Total 7,930 100.0% 7,640 100.0% 7,450 100.0% 11,630 100.0%

Location LaSalle Leamington Pelee Tecumseh

# % # % # % # %

Before 1946 505 5.4% 2,060 21.0% 45 47.4% 725 8.5%

1946 to 1960 885 9.5% 1,800 18.3% 15 15.8% 935 11.0%

1961 to 1970 1,135 12.2% 1,245 12.7% 10 10.5% 740 8.7%

1971 to 1980 1,080 11.6% 1,295 13.2% 0 0.0% 1,180 13.9%

1991 to 1985 285 3.1% 595 6.1% 10 10.5% 645 7.6%

1986 to 1990 945 10.1% 645 6.6% 0 0.0% 1,445 17.0%

1991 to 1995 1,315 14.1% 635 6.5% 0 0.0% 1,130 13.3%

1996 to 2000 1,850 19.9% 795 8.1% 20 21.1% 1,135 13.4%

2001 to 2006 1,305 14.0% 745 7.6% 10 10.5% 550 6.5%

Total 9,315 100.0% 9,815 100.0% 95 100.0% 8,495 100.0%


Location Windsor Essex County Ontario

# % # % # %

Before 1946 18,405 20.8% 27,575 18.3% 677,875 14.9%

1946 to 1960 21,135 23.9% 29,670 19.7% 690,155 15.2%

1961 to 1970 12,465 14.1% 19,405 12.9% 640,660 14.1%

1971 to 1980 13,095 14.8% 22,935 15.2% 776,745 17.1%

1991 to 1985 3,770 4.3% 6,715 4.5% 338,575 7.4%

1986 to 1990 3,230 3.7% 8,730 5.8% 410,160 9.0%

1991 to 1995 3,540 4.0% 9,145 6.1% 291,480 6.4%

1996 to 2000 6,270 7.1% 13,420 8.9% 312,215 6.9%

2001 to 2006 6,565 7.4% 13,245 8.8% 417,165 9.2%

Total 88,465 100.0% 150,845 100.0% 4,555,025 100.0%


Appendix Table 7: Retirement Home Vacancies and Percent Distribution, 2006-2008

Essex County

Units 2006 2007 2008

Vacancy Distribution Vacancy Distribution Vacancy Distribution

< $2,000 16.3 12.4 4.4 11.5 17.2 3.2

$2,000 - $2,399 5.5 63.7 13.5 50.2 14.3 43.4

$2,400 - $2,699 17.1 15.8 7.5 22.2 21.8 26.4

$2,700 - $2,999 0.0 2.2 28.2 5.0 27.7 16.4

$3,000 - $3,599 0.0 5.9 16.7 7.6 19.5 9.6

$3,600 + N/A 0.0 10.7 3.6 11.1 1.0

City of Windsor

Units 2006 2007 2008

Vacancy Distribution Vacancy Distribution Vacancy Distribution

< $2,000 9.3 10.8 5.1 13.0 27.8 4.4

$2,000 - $2,399 3.3 52.6 13.3 36.6 30.3 32.2

$2,400 - $2,699 16.9 22.3 9.9 26.7 23.6 25.9

$2,700 - $2,999 0.0 3.3 5.0 4.4 7.7 15.9

$3,000 - $3,599 0.0 11.0 16.7 13.2 20.0 19.5

$3,600 + 0.0 0.0 10.7 6.3 11.1 2.2

Source: Canada Mortgage Housing Corporation, Retirement Homes Report Ontario, 2007 and 2008


Appendix Table 8: Ontario Works Caseload for 2008, According to Types of Support

Category Resident IWS Non-Resident Sole Support Total

County of Essex (not including the City of Windsor)

January 555 0 77 488 1,120

February 590 0 76 491 1,157

March 577 0 70 491 1,138

April 596 0 72 490 1,158

May 572 0 66 491 1,129

June 540 0 67 489 1,096

July 545 0 65 487 1,097

August 517 0 65 478 1,060

September 491 0 74 470 1,035

October 490 0 72 447 1,009

November 506 0 74 441 1,021

December 542 0 83 457 1,082

Year-to-Date Total 6,521 0 861 5,720 13,102

Average Per Month 543 0 72 477 1,092

County of Essex

January 3,660 4 738 2,691 7,093

February 3,675 4 758 2,709 7,146

March 3,707 3 746 2,681 7,137

April 3,740 3 746 2,666 7,155

May 3,732 6 749 2,703 7,190

June 3,736 7 716 2,723 7,182

July 3,713 7 709 2,741 7,170

August 3,684 6 672 2,721 7,083

September 3,633 8 666 2,722 7,029

October 3,624 10 667 2,700 7,001

November 3,618 8 642 2,652 6,920

December 3,769 8 645 2,645 7,067


Average Per Month 3,691 6 705 2,696 7,098

Total

January 4,215 4 815 3,179 8,213

February 4,265 4 834 3,200 8,303

March 4,284 3 816 3,172 8,275

April 4,336 3 818 3,156 8,313

May 4,304 6 815 3,194 8,319

June 4,276 7 783 3,212 8,278


Appendix Table 8: Ontario Works Caseload for 2008, According to Types of Support

Category Resident IWS Non-Resident Sole Support Total

July 4,258 7 774 3,228 8,267

August 4,201 6 737 3,199 8,143

September 4,124 8 740 3,192 8,064

October 4,114 10 739 3,147 8,010

November 4,124 8 716 3,093 7,941

December 4,311 8 728 3,102 8,149


Average Per Month 4,234 6 776 3,173 8,190



Appendix B: Consultation Participants


Focus Group A: Rationalization of Housing Stock

Contact Organization

Snjezana Gracesca Grachanica Non-Profit Housing Corporation

Jann Wild Drouillard Place

Marina Clemens HAC & Douillard

Paul Miron City of Windsor – Housing Admin and Policy

Michael Cooke City of Windsor – Planning

Mike Deimling City of Windsor – Planning

Steve Vrablik Canadian Slovak Villa of Windsor Inc.

Emmanuel Chayer Residence Richelieu

Margaret Messenger Can-Am Urban Native Homes

Eric Hill Can-Am Urban Native Homes

Tracey Pillon-Abbs Municipality of Leamington – Planning

Chris Vickers Windsor Y Residence Inc.

Focus Group B: Special Housing Needs


Derek Rudy Canadian National Institute for the Blind (CNIB)

Margaret Messenger Can-Am Urban Native Homes

Elayne Isaacs Can-Am Urban Native Homes

Chris Aspila City of Windsor

Debbie Cercone City of Windsor

Jean Marc Smith City of Windsor

Mike Deimling City of Windsor

Ronna Warsh City of Windsor, Social and Health Services

Domenic Ditmore Community Living Windsor

Rukshini Ponniah Distress Centre

Marina Clemens HAC

Heather Mullins Homeless Coalition of Windsor-Essex

Heather Mantle Matthew House

Heather McNamara Multicultural Council of Windsor and Essex County

Sophia Demitri Multicultural Council of Windsor and Essex County

Marlene Dufault Salvation Army

Lynne Adams Senior Advisory Committee Windsor

Ruol Bil Sudanese Community of Windsor

Liz Atkinson Teen Health Centre

Bob Pocock Town of Essex Accessibility Advisory Committee

Danielle Truax Town of Kingsville, Planner

Chris Vickers Windsor Y Residence Inc.


Focus Group B: Special Housing Needs


Jackie Nicholls Windsor Y Residence Inc.

Jessica Basken Windsor Y Residence Inc.

Lorraine Goddard Youth & Family Resource Network

List of Interviewees


Gayle Jones Accessibility/Diversity Officer, City of Windsor

Lynn Calder Association for Persons with Disabilities

Steve Govette Canadian Mental Health Association

Josephine Heuton Central Housing Registry Windsor-Essex County

Mike Voegeli Chief Building Official, Town of Tecumseh

Lynne Adams City of Windsor Seniors' Advisory Committee

Carol Jefferys Community Living Windsor

Brian Hillman Director, Planning and Building Services, Town of Tecumseh

Larry Silani Director, Planning and Development Services, Town of LaSalle

Barry Furlonger Downtown Mission of Windsor Inc

Vivian Cattaneo Hiatus House

Jacqui Brooker Hostels to Homes Coordinator, City of Windsor

Janet Vetor Inn of Windsor

Jim Church J.A. & Associates Consulting

Anna Angelidis Labour Sponsored Community Development Group

Mary Ellen Bernard Manager of Residential Support Services, City of Windsor

Kim Darroch Manager, Development Services, Town of Lakeshore

Tom Hunt Manager, Planning Policy, City of Windsor

Tracey Pillon-Abbs Manager, Planning Services, Municipality of Leamington

Heather Mantle Matthew House

Zoran Konjicija New Canadians Centre of Excellence

Jeff Wilson Planner, Town of Essex

Danielle Truax Planner, Town of Kingston

Lory Bratt Planning Coordinator, Town of Amherstburg

Marlene Dufault Salvation Army Windsor Community and Rehabilitation Centre

Dr. Tony Faria University of Windsor

Joyce Zuk Well-Come Centre for Human Potential

Jim Steele Windsor Essex Community Housing Corporation

Dave Laframboise Windsor-Essex Community Housing Corporation Tenant

Labak Mohammed Windsor-Essex Community Housing Corporation Tenant

Patrick Persichilli Windsor Essex Development Commission


Housing Provider Survey


Margie Derikx (Tillbury West) TWC Development Corp

Maureen Crawford Amherstburg Non-Profit Seniors Housing

Elayne Isaacs Can-Am Urban Native Homes

Judy Williamson Labour Community Service Centre of Windsor &

Essex County Inc.

Tim Atkins Parkwood Non-Profit Housing Corporation

Bob and Helen Senchuk Shevchenko Senior Citizens Apartments/

Ukrainian Senior Citizen Home of Taras H. Shevchenko


Appendix C: Bibliography


Bibliography 211 Windsor-Essex Community Information Database and Community

Information Online Consortium (CIOC). “Organization/Program Search”. 2009.

Anucha, Uzo. A Community Dialogue on Homelessness among Immigrants and

Refugees in Windsor and Essex County. September 2006. Joint Centre of Excellence for Research on Immigration and Settlement (CERIS) – Metropolis. 9 June 2009. Available at CERIS web site at http://ceris.metropolis.net/Virtual%20Library/RFPReports/Anucha2004.pdf

Canada Mortgage and Housing Corporation (CMHC). Housing in Canada Online

(HiCO). 1996-2006. 3 March 2009. Available at CMHC web site at http://data.beyond2020.com/cmhc/HiCOMain_EN.html

Canada Mortgage and Housing Corporation (CMHC). Housing Now – Windsor.

2005-2008. 24 October 2008. Available online at the CMHC Order Desk at https://www03.cmhc-schl.gc.ca/b2c/b2c/init.do?language=en

Canada Mortgage and Housing Corporation (CMHC). Rental Market Reports –

Provincial Highlights. 2005-2008. 24 October 2008. Available online at the CMHC Order Desk at https://www03.cmhc-schl.gc.ca/b2c/b2c/init.do?language=en

Canada Mortgage and Housing Corporation (CMHC). Rental Market Reports –

Windsor. 2005-2008. 24 October 2008. Available online at the CMHC Order Desk at https://www03.cmhc-schl.gc.ca/b2c/b2c/init.do?language=en

Erie St. Clair Community Care Access Centre. List of Long-Term Care Homes in Windsor-Essex – Appendix A. 1 July 2009. 10 July 2009. http://www.ccac-ont.ca/Upload/esc/General/WE_LTC_Info_Pckg_July_1_2009.pdf Federation of Canadian Municipalities (FCM) and CH2M HILL. Quality of Life in

Canadian Communities: Immigration and Diversity in Canadian Cities and Communities. 19 March 2009. Part of the Quality of Life series (#5). Web. Available at the FCM web site at http://www.fcm.ca/English/View.asp?mp=1055&x=1089

Homeless Coalition of Windsor-Essex County, Canada Mortgage and Housing

Corporation, and others. Windsor Essex County Homelessness and Housing Research Forum. 28 November 2006. Accessed November 23 2009.

http://ceris.metropolis.net/Virtual%20Library/RFPReports/Anucha2004.pdf

http://ceris.metropolis.net/Virtual%20Library/RFPReports/Anucha2004.pdf

http://data.beyond2020.com/cmhc/HiCOMain_EN.html

https://www03.cmhc-schl.gc.ca/b2c/b2c/init.do?language=en




http://www.ccac-ont.ca/Upload/esc/General/WE_LTC_Info_Pckg_July_1_2009.pdf

http://www.ccac-ont.ca/Upload/esc/General/WE_LTC_Info_Pckg_July_1_2009.pdf

http://www.fcm.ca/English/View.asp?mp=1055&x=1089


Available at the Homeless Coalition web site at http://www.homelesscoalitionwindsor-essex.com/pdf_file/forum.pdf

Human Resources and Skills Development Canada. “Unemployment Rates for

the EI Economic Regions”. Government of Canada. Accessed 19 March 2009. Available at the HRSDC web site at http://srv129.services.gc.ca/eiregions/eng/rates_hist.aspx

Statistics Canada. “Essex_2006 Census.ivt” (Community Profile). 2006 Census

Statistics Canada. Created 28 October 2008. CD-ROM. Beyond 20/20. Statistics Canada. “E01297 Table 1” (Custom Tabulations). 2006 Census -

Statistics Canada. Created 12 January 2009. CD-ROM. Beyond 20/20. Tim Welch Consulting Inc. “2008 Report on Waiting List Statistics for Ontario”.

July 2008. Ontario Non-Profit Housing Association (ONPHA). Accessed 20 January 2009. Available at the ONPHA web site at http://www.onpha.on.ca/AM/Template.cfm?Section=Waiting_Lists&Template=/CM/ContentDisplay.cfm&ContentID=3123

Windsor Essex County Real Estate Board, “News & Statistics”. 2005-2008.

Accessed 15 January 2009. Available at the Windsor Essex County Real Estate Board web site at http://www.windsorrealestate.com/newsStats.aspx

http://www.homelesscoalitionwindsor-essex.com/pdf_file/forum.pdf

http://srv129.services.gc.ca/eiregions/eng/rates_hist.aspx

http://www.onpha.on.ca/AM/Template.cfm?Section=Waiting_Lists&Template=/CM/ContentDisplay.cfm&ContentID=3123

http://www.onpha.on.ca/AM/Template.cfm?Section=Waiting_Lists&Template=/CM/ContentDisplay.cfm&ContentID=3123

http://www.windsorrealestate.com/newsStats.aspx

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