Building-Citizen-Advocacy-for-Affordable-Housing-in-Niagara-Social-Justice-FINAL
Building-Citizen-Advocacy-for-Affordable-Housing-in-Niagara-Social-Justice-FINAL
Building-Citizen-Advocacy-for-Affordable-Housing-in-Niagara-Social-Justice-FINAL
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<strong>Build<strong>in</strong>g</strong> <strong>Citizen</strong> <strong>Advocacy</strong> <strong>for</strong><br />
Af<strong>for</strong>dable <strong>Hous<strong>in</strong>g</strong> <strong>in</strong> <strong>Niagara</strong>
History of <strong>Social</strong><br />
<strong>Hous<strong>in</strong>g</strong> <strong>in</strong> <strong>Niagara</strong><br />
Dick Halverson<br />
Development Consultant
Almshouses<br />
• Funded by alms<br />
(donations <strong>for</strong> the needy)<br />
and taxes<br />
• Grew out of 10 th century<br />
hospices <strong>for</strong> pilgrims<br />
• Almshouses still active <strong>in</strong><br />
Brita<strong>in</strong> serv<strong>in</strong>g 35,000<br />
Bur<strong>for</strong>d England – Built 1457, rebuilt 1829<br />
Served 10 widowed and s<strong>in</strong>gle women
Current co-op build<strong>in</strong>g – 1984
Houses of Refuge<br />
• Related to 18 th c. British<br />
workhouses.<br />
• Enlightened social movement to<br />
serve the deserv<strong>in</strong>g poor<br />
• Houses of Refuge Act of 1890 –<br />
grants to counties to purchase<br />
45 acres of farm land<br />
Dunnville House of Refuge – by<br />
1905 all counties were required to<br />
have a house of refuge.<br />
• Local reeve and council decided<br />
who was deserv<strong>in</strong>g<br />
• Gradually served only seniors
Common Themes to 1945<br />
• Institutional – Sick, weak, <strong>in</strong>sane, elderly, orphaned, or poor.<br />
All were <strong>in</strong>mates.<br />
• Work is essential character build<strong>in</strong>g<br />
• Deserv<strong>in</strong>g vs. Undeserv<strong>in</strong>g Poor<br />
• Segregated – out <strong>in</strong> the country, at the edge of town,<br />
separate build<strong>in</strong>gs.<br />
• Governments augment<strong>in</strong>g <strong>in</strong>dividual or church led charity
First Federal Program<br />
1945 Veteran’s <strong>Hous<strong>in</strong>g</strong>
Ontario <strong>Hous<strong>in</strong>g</strong> Corporation<br />
1967- 1975<br />
84,000 Units<br />
Regent Park, Toronto<br />
McLaughl<strong>in</strong> St., Welland
Federal / Prov<strong>in</strong>cial Programs<br />
• 1978 – 1992 Federal and then Prov<strong>in</strong>cial programs (some comb<strong>in</strong>ed)<br />
– New Construction (mostly)<br />
• Subsidized <strong>in</strong>terest rates <strong>for</strong> 35 to 50 years<br />
• Operat<strong>in</strong>g subsidies<br />
• Maximum unit costs <strong>for</strong> construction lead<strong>in</strong>g to poor quality<br />
build<strong>in</strong>gs<br />
• Private non-profit and cooperatives<br />
– Rent Supplements <strong>for</strong> private rentals
Programs Stop and Start<br />
• 1993 Feds announce it will not fund new programs with<br />
mortgage subsidies<br />
• 1995 394 projects cancelled <strong>in</strong> one day of “common sense”<br />
• 2001 <strong>Hous<strong>in</strong>g</strong> devolved to municipalities<br />
• 2005 Canada / Ontario Af<strong>for</strong>dable <strong>Hous<strong>in</strong>g</strong> Program (AHP)<br />
– Grants (roughly 60% of costs) to build units rented at 80% of<br />
market average <strong>for</strong> 25 years<br />
– Non-profit and <strong>for</strong>-profit developers
Fund<strong>in</strong>g Changes Aga<strong>in</strong><br />
• 2007 Focus starts to turn to rehabilitation and retrofit of old<br />
stock<br />
• 2009 Families and s<strong>in</strong>gles rema<strong>in</strong> greatest need. Feds<br />
require new AHP units be <strong>for</strong> seniors and disabled only.<br />
• 2010 Prov<strong>in</strong>ce affirms community based plann<strong>in</strong>g <strong>for</strong> hous<strong>in</strong>g<br />
and homelessness solutions<br />
• 2011 “New” fund<strong>in</strong>g – all programs now <strong>in</strong> one pot but less<br />
money - Very little new hous<strong>in</strong>g
Current Mix <strong>in</strong> Ontario<br />
Municipal Non-Profits<br />
238,000 Units
Common Themes After 1945<br />
• Institutional – Af<strong>for</strong>dable hous<strong>in</strong>g sector created as advocates<br />
and providers - CHFC, ONPHA<br />
• More than hous<strong>in</strong>g is needed supportive programs <strong>for</strong><br />
mental health, life skills tra<strong>in</strong><strong>in</strong>g<br />
• Segregation of the poor – still kept apart at the edge of town,<br />
separate build<strong>in</strong>gs/complexes<br />
• Resentment – NIMBY (“Not <strong>in</strong> my backyard!”) deserv<strong>in</strong>g vs.<br />
undeserv<strong>in</strong>g<br />
• Governments play<strong>in</strong>g hot potato with fund<strong>in</strong>g
<strong>Niagara</strong><br />
Snapshot<br />
Lora Beckwith<br />
General Manager
What is Unaf<strong>for</strong>dable <strong>Hous<strong>in</strong>g</strong>?<br />
<strong>Hous<strong>in</strong>g</strong> is considered unaf<strong>for</strong>dable when 30% or more of a<br />
household’s <strong>in</strong>come goes towards shelter costs<br />
Homeowners<br />
• There are 118,785 owner households <strong>in</strong> the <strong>Niagara</strong> CMA<br />
• 22,535 (19%) of these households are <strong>in</strong> unaf<strong>for</strong>dable hous<strong>in</strong>g<br />
• Average <strong>in</strong>come: $35,352<br />
• On average these households exceed their monthly hous<strong>in</strong>g<br />
budget by $491<br />
Rental Units<br />
• There are 40,855 rental households <strong>in</strong> <strong>Niagara</strong> CMA<br />
• 17,830 (43.6%) of these households are <strong>in</strong> unaf<strong>for</strong>dable hous<strong>in</strong>g.<br />
• Average <strong>in</strong>come: $21,103<br />
• On average these households exceed their monthly hous<strong>in</strong>g<br />
budget by $336<br />
Statistics Canada, National Household Survey, 2011
Who <strong>in</strong> <strong>Niagara</strong> is liv<strong>in</strong>g <strong>in</strong><br />
unaf<strong>for</strong>dable hous<strong>in</strong>g?<br />
Households liv<strong>in</strong>g <strong>in</strong> unaf<strong>for</strong>dable hous<strong>in</strong>g broken down by household type<br />
38.4% of all lone parent households are liv<strong>in</strong>g <strong>in</strong> unaf<strong>for</strong>dable<br />
hous<strong>in</strong>g compared to 14.7% of two parent households
Income and Employment <strong>in</strong> <strong>Niagara</strong><br />
Unemployment <strong>in</strong> <strong>Niagara</strong> is 8.6% this is the highest unemployment<br />
rate of all major metropolitan areas across Canada<br />
$40,000 and Over<br />
68.6% (119,885 households)<br />
$30,000 - $39,999<br />
10.3% (17,970 households)<br />
$20,000 - $29,999<br />
10.0% (17,535 households)<br />
$10,000 - $19,999<br />
7.8% (13,660 households)<br />
$0 - $ 9,999<br />
3.2% (5,625 households)<br />
• 21% of households <strong>in</strong> <strong>Niagara</strong> have<br />
an <strong>in</strong>come of less than $30,000<br />
• Sales and service occupations<br />
make up 30% of jobs <strong>in</strong> <strong>Niagara</strong><br />
• An af<strong>for</strong>dable rent <strong>for</strong> an <strong>in</strong>dividual<br />
mak<strong>in</strong>g m<strong>in</strong>imum wage would be<br />
$430 per month<br />
• Average market rent:<br />
– One Bedroom- $733<br />
– Two Bedroom- $872<br />
– Three Bedroom- $1,012
Rental <strong>Hous<strong>in</strong>g</strong><br />
The rental hous<strong>in</strong>g <strong>in</strong> <strong>Niagara</strong> consists of older stock with<br />
considerable capital replacement needs<br />
• The rental stock <strong>in</strong> <strong>Niagara</strong> is ag<strong>in</strong>g, with 58% of units built over 40<br />
years ago<br />
– Only 3% of the current private market rental stock <strong>in</strong> <strong>Niagara</strong> has<br />
been built between 2001 and 2011 compared to 7.8% <strong>in</strong> Ontario<br />
– Estimates <strong>in</strong>dicate a need <strong>for</strong> capital fund<strong>in</strong>g over the next 10<br />
years <strong>in</strong> excess of $130 million <strong>for</strong> the exist<strong>in</strong>g af<strong>for</strong>dable<br />
hous<strong>in</strong>g stock<br />
• Construction of purpose built rental hous<strong>in</strong>g is down as it is not<br />
considered as good an <strong>in</strong>vestment compared to ownership<br />
development
Af<strong>for</strong>dable <strong>Hous<strong>in</strong>g</strong> Wait<strong>in</strong>g List<br />
Currently households wait between 1.25 and 12 years<br />
to get <strong>in</strong>to hous<strong>in</strong>g depend<strong>in</strong>g on<br />
the location and type of unit they request<br />
• Over 6,000 households (11,015 people) are on the af<strong>for</strong>dable<br />
hous<strong>in</strong>g wait<strong>in</strong>g list <strong>in</strong> <strong>Niagara</strong>:<br />
– 37.2 % are senior households<br />
– 29.3 % are households without dependents<br />
– 33.4 % are households with dependents<br />
• Over the past 10 years the wait<strong>in</strong>g list has <strong>in</strong>creased by 60%
Af<strong>for</strong>dable <strong>Hous<strong>in</strong>g</strong> Stock<br />
There are over 8,200 units of af<strong>for</strong>dable hous<strong>in</strong>g <strong>in</strong> <strong>Niagara</strong> under various programs<br />
Bach. 1 Bed 2 Bed 3 Bed 4 Bed 5 Bed<br />
Total<br />
Units<br />
NRH Owned 70 1,761 208 509 165 45 2,758<br />
<strong>Hous<strong>in</strong>g</strong> Provider<br />
48 1,381 1,382 1,101 69 2 3,983<br />
Rent Supplement 456 159 30 1 0 646<br />
New Development 530<br />
<strong>Hous<strong>in</strong>g</strong> Allowances 285<br />
Total 118 3,531 1,749 1,640 235 47 8202<br />
• The majority of bachelor and one bedroom units are mandated <strong>for</strong> seniors.<br />
• Only 11.5% of the current stock is available <strong>for</strong> households between the ages of<br />
16 and 54. These households have the longest wait times <strong>for</strong> af<strong>for</strong>dable<br />
hous<strong>in</strong>g.
Consequences of Poverty<br />
The Report “Are the Consequences of Poverty Hold<strong>in</strong>g <strong>Niagara</strong> Back?”<br />
by the <strong>Niagara</strong> Community Observatory <strong>in</strong>dicates that poverty costs <strong>Niagara</strong><br />
$1.38 billion per year<br />
Without secure hous<strong>in</strong>g it is difficult <strong>for</strong> <strong>in</strong>dividuals or families<br />
to succeed <strong>in</strong> other areas.
10-year <strong>Hous<strong>in</strong>g</strong> and Homelessness<br />
The plan is based on four goals:<br />
Action Plan (HHAP)<br />
Developed through consultation with residents, service providers and<br />
other stakeholders, the HHAP considers the entire hous<strong>in</strong>g cont<strong>in</strong>uum<br />
and provides a ten year plan to achieve the vision of “A Home <strong>for</strong> All”<br />
• Goal 1: <strong>Hous<strong>in</strong>g</strong> people who do not have a home<br />
Improve access to services, <strong>in</strong>vest <strong>in</strong> programs (<strong>Hous<strong>in</strong>g</strong> First, transitional hous<strong>in</strong>g,<br />
homelessness prevention etc.)<br />
• Goal 2: Help<strong>in</strong>g people f<strong>in</strong>d and reta<strong>in</strong> their home<br />
Expand supports and f<strong>in</strong>ancial assistance to assist households<br />
• Goal 3: Increas<strong>in</strong>g opportunities and options across the hous<strong>in</strong>g<br />
cont<strong>in</strong>uum<br />
Reta<strong>in</strong>, protect and <strong>in</strong>crease the supply of rental hous<strong>in</strong>g and af<strong>for</strong>dable hous<strong>in</strong>g<br />
through f<strong>in</strong>ancial <strong>in</strong>centives and plann<strong>in</strong>g policies<br />
• Goal 4: <strong>Build<strong>in</strong>g</strong> capacity & improv<strong>in</strong>g the effectiveness of the hous<strong>in</strong>g<br />
system<br />
Increase hous<strong>in</strong>g awareness and coord<strong>in</strong>ate resources
On the Ground<br />
Look at Af<strong>for</strong>dable <strong>Hous<strong>in</strong>g</strong><br />
Lori Beech<br />
Executive Director
Transitional Supportive <strong>Hous<strong>in</strong>g</strong><br />
•27 unit apartment security<br />
build<strong>in</strong>g<br />
•Temporary subsidized hous<strong>in</strong>g<br />
•Intake Worker<br />
•Life Skills Programs<br />
•On-site Support Workers<br />
•Early Learn<strong>in</strong>g Centre<br />
Bethlehem Place, Welland Ave., St. Cathar<strong>in</strong>es
Permanent Supported <strong>Hous<strong>in</strong>g</strong><br />
•Two 40 apartment security<br />
build<strong>in</strong>gs <strong>in</strong> <strong>Niagara</strong> Falls and St.<br />
Cathar<strong>in</strong>es with four units <strong>in</strong> each<br />
<strong>for</strong> people with disabilities<br />
•Three community homes with 10<br />
apartments<br />
•13 Households <strong>in</strong> <strong>Hous<strong>in</strong>g</strong> First<br />
rental units<br />
•Integrated Liv<strong>in</strong>g Model Approach<br />
•On-site Support Workers<br />
Kenmore Court, Kalar Road, <strong>Niagara</strong> Falls
Community Outreach Programs<br />
•Four Early Learn<strong>in</strong>g Centres<br />
•Activities and Community Development<br />
program at Genesis Court location<br />
•Skills of Success<br />
•Community Support Workers
Referral Sources<br />
/ Reasons <strong>for</strong> Referral<br />
Homelessness<br />
•At Risk of Homelessness<br />
•Homelessness<br />
Poverty<br />
•Low <strong>in</strong>come<br />
Wayside<br />
House<br />
Self Referrals<br />
Family Breakdown<br />
•Need<strong>in</strong>g Basic Life Skills<br />
•Parent<strong>in</strong>g Skills Needed<br />
•Family Breakdown<br />
•Unfamiliar with Resources<br />
•Child Reunification<br />
Abuse<br />
•Victim of Abuse<br />
•Victim of Domestic Violence <strong>in</strong> Past Year<br />
•Safety Concerns<br />
•Pattern of Domestic Violent Relationships
Support Services Critical<br />
to <strong>Hous<strong>in</strong>g</strong> Success<br />
Individualized and client-driven supports recognizes that <strong>in</strong>dividuals are<br />
unique, and so are their needs.<br />
Once housed, some people will need m<strong>in</strong>imum supports while other people<br />
will need supports <strong>for</strong> the rest of their lives. Support services may address<br />
hous<strong>in</strong>g stability, health and mental health needs, and life skills.<br />
Here’s what some of our clients said . . .<br />
“I hope that you always have this service at your build<strong>in</strong>gs because I am only one story out of a whole<br />
build<strong>in</strong>g full of stories. I know that the services provided by both the Community Support Worker and<br />
Property Manager at Kenmore Court are used regularly. I am so grateful <strong>for</strong> this service offered, and I<br />
know <strong>in</strong> my heart my grandson and I would still be try<strong>in</strong>g to open these doors to get help if these th<strong>in</strong>gs<br />
were not available <strong>in</strong> the build<strong>in</strong>g <strong>for</strong> us. Thank you, thank you, thank you <strong>for</strong> hav<strong>in</strong>g these services<br />
available <strong>for</strong> us!!!!”<br />
“. . . I have jo<strong>in</strong>t custody of my son. I still work closely with my Community Support worker from<br />
Bethlehem who really helped me with my custody rights and cont<strong>in</strong>ues to meet with me on a regular<br />
basis. I also have a great place to live through Bethlehem’s hous<strong>in</strong>g program. If it wasn’t <strong>for</strong><br />
Bethlehem help<strong>in</strong>g me get back on my feet and get my son back I don’t know where I would be today.”
<strong>Hous<strong>in</strong>g</strong> First Model<br />
Prov<strong>in</strong>ce wide ‘<strong>Hous<strong>in</strong>g</strong> First’ program is a recovery-oriented<br />
approach to end<strong>in</strong>g homelessness that centers on quickly<br />
mov<strong>in</strong>g people experienc<strong>in</strong>g homelessness <strong>in</strong>to <strong>in</strong>dependent and<br />
permanent hous<strong>in</strong>g and then provid<strong>in</strong>g additional supports and<br />
services as needed.<br />
Homeless Hub 2013<br />
Af<strong>for</strong>dable hous<strong>in</strong>g organizations such as Bethlehem:<br />
• Partner with landlords <strong>in</strong> a positive supportive relationship<br />
• Adm<strong>in</strong>ister the program<br />
– <strong>Hous<strong>in</strong>g</strong> First <strong>in</strong>cludes a component of subsidized hous<strong>in</strong>g<br />
• Provide the supports specific to the <strong>in</strong>dividual’s needs
The Future and <strong>Advocacy</strong><br />
What can you do?<br />
Dick Halverson<br />
Development Consultant
The Likely Future<br />
1. No new massive Federal/Prov<strong>in</strong>cial fund<strong>in</strong>g <strong>for</strong> af<strong>for</strong>dable<br />
hous<strong>in</strong>g<br />
2. Proponents will have to cobble together funds – by any<br />
means<br />
3. Tax laws will change to provide American style private<br />
sector <strong>in</strong>vestment <strong>in</strong> af<strong>for</strong>dable hous<strong>in</strong>g<br />
4. Alternative f<strong>in</strong>anc<strong>in</strong>g and home ownership (equity build<strong>in</strong>g)<br />
will be a trend<br />
5. Energy efficiency, CMHC flexibility, social f<strong>in</strong>ance,<br />
fundrais<strong>in</strong>g, and partnerships will be become more<br />
important
Municipal Contribution<br />
• Municipalities are now fund<strong>in</strong>g partners<br />
– Development Charge and fee waivers<br />
– Land donations<br />
– Property Tax relief or deferment<br />
– Loan guarantees<br />
• As of right zon<strong>in</strong>g <strong>for</strong> af<strong>for</strong>dable hous<strong>in</strong>g<br />
– Accessory suites<br />
– Granny flats<br />
– Mixed use commercial/residential zon<strong>in</strong>g
<strong>Advocacy</strong><br />
1. Support education on poverty<br />
2. Don’t discuss deserv<strong>in</strong>g vs. underserv<strong>in</strong>g<br />
3. Insist all have a right to safe, af<strong>for</strong>dable hous<strong>in</strong>g, as a matter<br />
of justice<br />
4. Recognize most af<strong>for</strong>dable hous<strong>in</strong>g ef<strong>for</strong>ts are Band-Aids,<br />
that a lack of af<strong>for</strong>dable hous<strong>in</strong>g is systemic, rooted <strong>in</strong><br />
<strong>in</strong>come <strong>in</strong>equality<br />
5. Encourage all sectors to coord<strong>in</strong>ate participation - all have<br />
a role and responsibility<br />
6. Seek to end segregated poverty hous<strong>in</strong>g as normal practice<br />
7. Advocate <strong>for</strong> a Guaranteed Livable Income
Federation of Canadian Municipalities<br />
Federal Budget Campaign<br />
1. Encourage your local council to pass a resolution<br />
support<strong>in</strong>g the campaign.<br />
2. Write a personal letter to the M<strong>in</strong>ister of Employment and<br />
<strong>Social</strong> Development Canada. (Respond to any response.)<br />
3. Write a letter to the editor of your local newspaper.<br />
4. Organize a hous<strong>in</strong>g roundtable <strong>in</strong> your community.<br />
5. Tweet about the #hous<strong>in</strong>gcrunch<br />
6. Talk to your local MP about hous<strong>in</strong>g issues <strong>in</strong> your<br />
community. (Talk to council members.)
F<strong>in</strong>al Comments<br />
1. Become <strong>in</strong>volved <strong>in</strong> local ef<strong>for</strong>ts to create, susta<strong>in</strong>, or<br />
support af<strong>for</strong>dable hous<strong>in</strong>g. Talk is cheap. Credibility as an<br />
advocate comes with personal action and participation.<br />
2. Make this personal by seek<strong>in</strong>g appropriate hous<strong>in</strong>g <strong>for</strong><br />
yourself. It is hard to promote hous<strong>in</strong>g justice when your<br />
own home demonstrates <strong>in</strong>equality.
Thank you!