george penfold regional innovation chair selkirk college nakusp development board, nakusp b.c. march...
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Affordable Housing Review
George PenfoldRegional Innovation Chair
Selkirk College
Nakusp Development Board, Nakusp B.C. March 12, 2009
Background on housing industry
Background on population
Background on housing stock.
Census based needs assessment
Roles in responding to needs?
Presentation Theme
$78.6 M (72% of total) in Residential Building Permits RDCK, 2007, $102.5 M in 2008
54% of Residential Permit Value in rural RDCK in 2007, 57% in 2008
Annual house maintenance - Estimate @ 1% = $63.5 M annually
Housing and the Regional Economy
Kootenay Development Region 1997 2007 2008
Total employed, all industries ('000) 65.3 77.1 71.5
Construction 3.6 9.2 8.0Finance, insurance, real estate, leasing 3.0 3.2 2.3Business, building, support services 1.6 2.4 1.6Manufacturing 7.6 8.4 4.6Forestry, fishing, mining, oil and gas 4.1 5.4 6.9
Housing and the Regional Economy
RDCK (2008) Assessed Developed Residential Property Value - $6.35 B ($113,400 per person)
Largest “equity” pool for many households
Big contributor to basic quality of life, comfort and to “status” for many
Housing and the Personal Economy
“Boomer” generation retiring. Creates housing demand for retired, semi retired and “amenity migrants”
West Kootenay Labour Force projected needs - 7,100 new and replacement workers 2006 to 2011
Competing demands generate increasing prices if supply is not adequate
Relationship to Economic Change
Homeowners contribute to affordable inventory by “up scaling,” “home makeovers”
Average RDCK dwelling value escalated more (62%) than average household income (14%), rental rates (8.35%) and minimum wage (0%) - 2001 to 2006
Relationship to Economic Change
Housing and Labour Markets
Census 2006 In Commute Out Commute Live/Work
Nakusp 280 460
New Denver 100 20 100
Silverton 25 25
RDCK E.A. K 235 65
RDCK E.A. H 290 945 205
Total 695 1,225 830
Arrow Lakes LHA Population 2006 - 2011
1996 2001 2006 2011 2016 20214,200
4,400
4,600
4,800
5,000
5,200
5,400
Total Population
Population Components 2006, 2016
0-17
18-24
25-64
65+
0.0% 10.0% 20.0% 30.0% 40.0% 50.0% 60.0%
20162006
% of Total Population
Dwellings 2006 Census
Arrow Lakes RDCK BC0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
MobileApartmentMulti FamilyDetached Dwelling
Assessment Summary
Agr
Com
m
Hot
/Res
M-H
Man
uM
-FRes
t
Rec/C
ulSF
D
SFD-V Sk
i
S-Co
ndo
TCU
Acrea
ge-V
Acrea
ge-D
207 237 45
257 201 17 94
1,337 1,411
2,078
1 31
517
2,542
815
Distribution of Property Titles by Type, Nakusp/Slocan/Silverton, 2008
Total Number of Property Titles: 9,790
Assessment Summary
N/S/S N/K S/C CG ML/SW RoBC ALTA RoC PGMA Other
3,278
103 6 33
774 620 490
66
4,237
183
Number of Property Titles by Location of Owner, Nakusp/Slocan/Silverton, 2008
Non- Regional Owners 2008 – 38.4%Non- Regional Owners 2001 – 37.5%
Rental Households
Arrow Lakes RDCK BC0.0%
5.0%
10.0%
15.0%
20.0%
25.0%
30.0%
35.0%
40.0%
Rental Households 2001 (%)Rental Households 2006 (%)
Area
Couples With
Children
Couple No
ChildrenOne
person Other
Lone parent families (part of other)
Total Households
Slocan Arrow Lakes 795 1,435 1,250 475 395 3,955
Nakusp 155 240 210 75 45 680
E.A. K 155 360 220 85 75 820Total Nakusp, E.A. K 310 600 430 160 120 1500
Household Types
Location(2006 Census)
Avg. Dwelling Value 2006
Avg. Household Income 2005
Avg. Dwelling Value 2006/Avg.
Household Income 2005
Arrow Lakes/Slocan $227,480 $44,804 5.1
Nelson Area $287,321 $54,250 5.3
RDCK $240,339 $51,574 4.7
BC $418,703 $67,675 6.2
Where do we stand Provincially?
Where do we stand on affordability ?(30% or more of household income on housing)
Location (2006 Census)
% Total HouseholdsSpending 30% or more
Proportion Rental
Slocan, Arrow Lakes 24.4% 33.9%
Nakusp 21.5% 42.3%
RDCK E.A. K 10.8% 28.6%
Nelson 27.9% 46.9%
RDCK 23.8% 41.5%
BC 28.4% 45.5%
Who has Affordability Problems? (30% or more of household income on housing - 2006)
Couple Family Without children
Couple Family With children
Lone-parent family
householdsOther family households
One person households Non-Family
RDCK E.A. K 30 10 20 10 15
Nakusp 20 10 25 25 70Total 50 20 45 35 85
Total Type 600 310 120 160 430% Type 8.3% 6.5% 37.5% 21.8% 19.8%
Total Income(Tax filer 2005) Total
MedianIncome
AverageIncome
Couple economic families 13,945 $57,197 $66,043
Male lone-parent economic families 480 $48,918 $50,667
Female lone-parent economic families 1,775 $27,918 $34,581
Males 15 years and over not in economic families 4,790 $23,143 $30,125
Females 15 years and over not in economic families 4,625 $18,744 $23,775
Family Incomes RDCK
Following are possible categories of housing need:
• basic shelter (emergency, homeless)• shelter/care• subsidized rental housing• market rental housing• non-market housing• market housing
Roles
Different partners and roles depending on what housing is being considered: Local and/or Regional Government Provincial and Federal Government (BC
Housing, CMHC) Local and/or Regional NGO’s, CBT Private Sector
Basic Question: who will invest in, and manage affordable housing development?
Roles