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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.


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