Nipissing District Housing Needs, Supply & Affordability ... - dnssab

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Figure 6: Social Assistance, General Affordability Gaps, 2007 Rent ($ /month) $500 $400 $300 $200 $100 $0 Examples of Affordability Gaps for Social Assistance Recipients: North Bay, 2007 $900 Ave. Rent, $800 2-bdrm: $740 $700 Ave. Rent, 1-bdrm: $594 $600 $281 $294 ODSP $300 ODSP $459 Single Single Parent & Child Average Rent, 3-bdrm: $851 $266 ODSP $585 Couple with Two Children OW & ODSP: Maximum Rent @ 30% of Income Average Rent, 3-bdrm: $851 Average Rent, 2-bdrm: $740 Average Rent, 1-bdrm: $594 $431 $426 OW $168 OW $309 Single Single Parent & Child Affordability Gap $460 OW $391 Couple with Two Children Source, Rents: Canada Mortgage and Housing Corporation (CMHC) Rental Market Report (Ontario Highlights), Oct. 2007. Social assistance incomes: MCSS Rate Chart, OW (Dec. 2007), ODSP (Nov. 2007). Note: income includes the Basic Needs & Shelter Benefit only – no additional income or benefits. • Significant housing affordability gaps exist for people on social assistance (OW & ODSP). • For example, a single ODSP recipient (far left bar chart) has a starting income of $999 /mo. This leaves $300 /mo. to spend on affordable housing (the yellow part of the bar chart). Average market rent however is $594 which leaves a shortfall (gap) of $294 (the red part of the bar chart). • There are also housing supply issues: 80% of the caseload is single or are couples without children – this high demand for affordable, 1-bdrm. units exceeds the current supply: Figure 7: Central Social Housing Waiting List, 2002 - 2006 Total Waiting List (# people /mo.) 1600 1400 1200 1000 800 600 400 200 0 Social Housing, Total Waiting List (RGI & Market Rent combined): Nipissing District, 2006 - 2007 Jan 2006 Feb Mar Apr May June July Aug Sept Oct Nov Dec Jan 2007 Feb Mar Apr May June July Aug Sept Oct Nov Dec Total Waiting List Applicants Placed Trendline Data Source: Nipissing District Housing Corporation (NDHC). 120 100 80 60 40 20 0 Applicants Placed (# people /mo.) • Nipissing’s central housing waiting list is a key indicator of the demand for social housing. • Currently there are approximately 1,325 people waiting for social housing (either RGI or market-rent). • The list has increased 19.5% over the past 2- years. This increase is primarily from people waiting for market-rent housing vs., those waiting for RGI housing. • On average, 2.5% of the list is placed into housing each month (30 people) but this is offset by new applications. • The average waiting time for a 1-bdrm. social housing unit in North Bay is presently 4 years and for a 2-3 bdrm. unit it’s 2 years. Nipissing District Housing Needs, Supply & Affordability Study, May 2008. 9
Figure 8: Housing Starts & Completions in North Bay Housing Starts & Completions (#) 800 700 600 500 400 300 200 100 0 Housing Starts & Completions : North Bay, 1981 - 2007 1981 1982 1983 1984 1985 1986 1987 1988 1989 1990 1991 1992 1993 1994 Starts 1995 1996 1997 1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 Completions Source (1981-2005): Statistics Canada CANSIM Table 027-0006 (CMHC data). 2006, 2007 data Is from CMHC: Housing Now, Ontario Region; Q1 2007/ 2008. • As North Bay accounts for approximately 65% of the District’s population, its home-building & buying activity is a key housing indicator. • North Bay experienced a robust building period during the early 1980‘s to 1990’s. • Building activity peaked in 1987 at 618 units (720 starts). • In 1994 however, the market dropped out and housing construction decreased by 75%, significantly altering North Bay’s housing supply. • Construction activity has continued, but primarily in the single –detached homes market: Figure 9: Single-detached and Apartment Units, North Bay Housing Completions (#) 250 200 150 100 50 0 Housing Completions in North Bay: Single-detached Houses , Apartments & Other Types , 1981 - 2007 1981 1982 1983 1984 1985 1986 1987 1988 1989 1990 Single-detached 1991 1992 1993 1994 1995 1996 1997 1998 1999 2000 Apartments & other types 2001 2002 2003 2004 2005 2006 2007 Source: Statistics Canada CANSIM Table 027-0006 (CMHC data). 2006 data is from CMHC: Housing Now, Ontario Region; Q1 2007. • Single-detached houses have been the primary driver of North Bay’s housing construction industry since 1994. • This represents the more ‘expensive’ end of the market and it is relatively healthy – growth is averaging 12% annually. • This growth however does not include the construction of new affordable housing that existed prior to the early 1990’s. • Prior to that point, approximately half of the annual building permits were issued to Non-profits for the construction of affordable housing. Additionally, by 1995, the construction of apartments and other units had fallen to 0 – only 10 units have been completed since this time, vs. 1500 prior. • This sharp reduction in the supply of new apartments has contributed significantly to rental-housing pressure, especially for those on fixed /low incomes. Nipissing District Housing Needs, Supply & Affordability Study, May 2008. 10
Page 1 and 2: 800 Housing Starts & Completions (#
Page 3 and 4: ACKNOWLEDGEMENTS This study involve
Page 5 and 6: 3) Purpose This study is being unde
Page 7 and 8: All of Nipissing’s municipalities
Page 9 and 10: TABLE OF CONTENTS KEY FINDINGS . .
Page 11 and 12: TABLE OF CONTENTS 14.0 Supportive &
Page 13 and 14: LIST OF FIGURES Figure Page Section
Page 15 and 16: LIST OF FIGURES Figure Page 81 Aver
Page 17 and 18: LIST OF TABLES Table Page Section V
Page 19 and 20: KEY FINDINGS The following key find
Page 21 and 22: The Districts urban areas (Mattawa
Page 23 and 24: KEY FINDINGS Nipissing District’
Page 25 and 26: KEY FINDINGS In family terms, the
Page 27 and 28: KEY FINDINGS Structural type of hou
Page 29 and 30: KEY FINDINGS • The decrease in av
Page 31 and 32: KEY FINDINGS It can be noted fro
Page 33 and 34: 10-YEAR POPULATION & HOUSEHOLD FORE
Page 35 and 36: 10-YEAR POPULATION & HOUSEHOLD FORE
Page 37 and 38: • Based on 2006 household incomes
Page 39 and 40: RECOMMENDATIONS The following are t
Page 41 and 42: # RECOMMENDATION BACKGROUND LEAD 10
Page 43 and 44: The construction of Toronto’s Reg
Page 45 and 46: 1.1 Social Housing Devolution Accom
Page 47 and 48: SECTION II: NIPISSING’S KEY HOUSI
Page 49: Figure 4: Income Distribution, Nipi
Page 53 and 54: Figure 12: Housing Roles & Responsi
Page 55 and 56: Nipissing District is not exempt -
Page 57 and 58: Likewise, jumps along the continuum
Page 59 and 60: On the supply side as rental prices
Page 61 and 62: At the District level, affordable h
Page 63 and 64: ii) Affordable housing for the Abor
Page 65 and 66: As the map above indicates, Nipissi
Page 67 and 68: West Nipissing is the next largest
Page 69 and 70: The District’s population peak in
Page 71 and 72: Of particular significance is the i
Page 73 and 74: The 3.5% increase in the number of
Page 75 and 76: One of the main questions facing th
Page 77 and 78: By 1998, migration was still negati
Page 79 and 80: The municipalities are presented in
Page 81 and 82: During the 15-year period of declin
Page 83 and 84: The population of East Ferris has d
Page 85 and 86: Perhaps most significant for Bonfie
Page 87 and 88: As indicated by the dotted line on
Page 89 and 90: Below is a comparative summary of t
Page 91 and 92: In the past 20 years, Mattawa’s s
Page 93 and 94: As noted on the following chart, th
Page 95 and 96: Additionally, Chisholm has one of t
Page 97 and 98: The 20% increase in senior citizens
Page 99 and 100: Below is a comparative summary of t
Page 101 and 102:
After steady growth in the children
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ii) Aboriginal Groups: Nipissing Di
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X) Unorganized Areas: Nipissing Nor
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The steady growth in households is
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5.3 Household & Family Types: Nipis
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5.3 vi) Multiple- family households
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General household incomes for rente
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These profiles are for households i
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Although they comprise just 11% of
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5.4 iv) Rental-supply implications
Page 121 and 122:
Regarding the apartments that owner
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The number of Nipissing’s househo
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5.6 i) Period of Construction The t
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In 2006, there were 3,415 household
Page 129 and 130:
In comparing the types of housing t
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• Public housing and Urban Native
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6.0 Household Trends: Nipissing’s
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It can be noted from the above tabl
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The chart above shows the percentag
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Notes: 1) The geographical changes
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6.3.2, i) Single Households As seen
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6.4.3) Bonfield, East Ferris and Te
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6.4.2) North Bay Homeownership Leve
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• During the past 20 years, the p
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For West Nipissing renters, the mos
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The clear anomaly in the above char
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Figure 60: Population Projections:
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Figure 62: Population Projections,
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The following table displays these
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The table reveals that a large perc
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• $20,000 - $29,000: approximatel
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8.0 Population and Household Foreca
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In the present low- vacancy environ
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Table 36: Average Tenure by Headshi
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In terms of real growth, the $20K -
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During information sessions, they i
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The above table also shows that the
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SECTION VI: SOCIOECONOMIC CHARACTER
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• The local health region has a g
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Income Figure 66: Individual Income
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Figure 70: Lowest Level of Schoolin
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This is in keeping with one of the
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T he above table pro vides insight
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• Three of the above shelters do
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• Violence Against Women (VAW) is
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The following table lists the suppo
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Some of the points refer to systemi
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It does include PHARA however, whic
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Table 48: Summary Results from Hous
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It can be noted that since Jan. 200
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There are broad affordability indic
Page 203 and 204:
The other notable observation from
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Table 51: Housing Affordability Gap
Page 207 and 208:
t The above indicates that there ar
Page 209 and 210:
16.4) Information Session with Priv
Page 211 and 212:
It can be noted that Nipissing’s
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The above chart is for the period S
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$180 sq. ft. • It can cost $40-$5
Page 217 and 218:
Figure 87: Gaps along t he Nipissin
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18.2 Long-term Care (LTC) Facilitie
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- Renting a room in someone else’
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- This group of students has a larg
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Present Housing Arrangements - Appr
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- Another 23.5% of the employees pa
Page 229 and 230:
19.3 Social Assistance Recipients S
Page 231 and 232:
- For those who pay their rent & ut
Page 233 and 234:
Seniors Present Housing Arrangement
Page 235 and 236:
- In terms of requiring community h
Page 237 and 238:
20.0 Canada-Ontario Affordable Hous
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Complete and Occupied Location: Cou
Page 241 and 242:
The roles as defined in the second
Page 243 and 244:
Earlier in the report it was noted
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In view of the information containe
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The overlapping circles in the abov
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26.2 Housing and Education Intuitiv
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Trying to grow a workforce with a l
Page 253 and 254:
SECTION XI: BEST HOUSING PRACTICES
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27.3 Residential Intensification an
Page 257 and 258:
This document provides a framework
Page 259 and 260:
SECTION XII: MOVING FORWARD There a
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LIST OF ACRONYMS CA: Census Agglome
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Examples are shelters, lodging or r
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Long - Term Care (LTC) Long - Term
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Socioeconomic: Strong Communities S
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Bibliography Assembly of First Nati
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SHS Inc. (Social Housing Strategist
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The greater the difference between
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Additionally, population estimates
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Municipality /Area 1986 1991 1996 2
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) West Nipissing and Mattawa: House
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3.3) Household Type, 1986- 2006 Not
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Household Types: Airy /South Algonq
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East Nipissing Planning Area: House
Page 287 and 288:
3.5) Households by Structural Type,
Page 289 and 290:
Households by Structural Type: Airy
Page 291 and 292:
Number of Dwellings by Period of Co
Page 293 and 294:
Registry Wait List By Month/Area/Fa
Page 295 and 296:
North Bay, Top 25 Employers (based
Page 297 and 298:
Report prepared for the Ontario Pro
Page 299 and 300:
d. Supply of Residential Lots and/o
Page 301 and 302:
8. LAND USE DEVELOPMENT a. General
Page 303 and 304:
c. Household Average Size: d. Suppl
Page 305 and 306:
j. Accessory Apartments: West Nipis
Page 307:
12. PERFORMANCE MEASURES a. Monitor
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