property rebate on the GST, directed the Canada
Mortgage and Housing Corporation and the new
Canada Infrastructure Bank to provide financing to
developers, and pledged to conduct an inventory of
all available federal lands and buildings that could
be repurposed.
Funds for retrofitting existing facilities and the
construction of additional units were announced
in the 2017 provincial budget. The 2018 budget
continued the Government of Alberta’s $1.2
billion commitment over five years to maintain
and improve access to safe, secure, and affordable
housing for all Albertans.
Housing audits, however, in Edmonton and
Calgary in 2018 revealed that affordable housing
strategies in both cities lag in implementation. In
some cases, there has been a failure to properly
track funding. In other instances, the actual
commitment to create a specified number of units
was only a fraction of the goal that was established.
Furthermore, anticipated federal and provincial
funding did not materialize.
Shortcomings in dealing with the development
industry were also identified. The plan was to
have 5% of the units in any development offered
at a discount, with developers charging 80% of
the market value. The Edmonton audit indicated
that the City of Edmonton has barely touched that
portion of the affordable housing program.
The audits also pointed out that four of the five
policy initiatives in the affordable housing program
are decades out of date and need revisiting.
Non-profit organizations play a significant
role in the provision of affordable housing
and other supports for low-income families
in any community. In the past, non-profit
organizations partnered with municipal and
provincial governments to provide affordable
housing. Funding through the Affordable Housing
Partnership Initiative and municipal incentives
Even though the various branches of
government tend to support the concept
of increased availability of low-cost
housing, little development has occurred
to address the insufficiency.
made purchasing or building rental properties
possible. This kind of cooperation is no longer
possible because the program is no longer available.
The lack of availability of rental units in general
has significantly impacted those nearly 50,000
households in Edmonton (and comparable numbers
in other Alberta cities) that spend 30%, and often
much more, of their income on accommodation.
Recent changes in mortgage stress tests have made
it more difficult for families to qualify for home
ownership. Consequently, they continue to reside
in rental properties. Despite current depressed
housing prices, some people are staying out of the
home ownership market because they expect prices
to go even lower. They, too, are often living in rental
accommodation. Although house prices have gone
down, a corresponding reduction in rental charges
has not occurred due, in part, to low vacancy rates
for rental properties. Collaboration with all levels of
government that involves funding, legislation, and
policy changes is required to provide stable housing
for the homeless, new refugee families, Albertans of
modest means, and an increasing number of seniors
in Alberta who are entering the rental market.
Solutions will require a multi-faceted approach.
With the upcoming provincial and federal
elections, now is the time to advocate for
low-cost housing for low- and fixed-income
Albertans. Commitments are required from
all elected officials. ●
news&views SPRING 2019 | 25