The latest developments in housing policy from across Canada:
NATIONAL
- Despite modest rent decreases in 2024, affordability remains out of reach
The Canada Mortgage and Housing Corporation 2024 Fall Rental Market Report reveals that a historically high supply of purpose-built rentals in 2024 (4.1 per cent growth rate) helped slow the pace of rent growth and increase vacancy rates across Canada. However, the report shows that newly available units are too expensive for low- to moderate-income renters, doing little to address affordability. Rent increases on turnover units remained unchanged from 2023 and accounted for over 40 per cent of rent growth in 2024.
Relatedly, the latest report from the Parliamentary Budget Officer on the National Housing Strategy (NHS) shows federal funding has failed to address housing affordability. Despite the NHS goal to reduce core housing need, the report shows that over 600,000 additional households are now in core housing need compared to when the NHS was launched in 2017 (totaling 2.4 million in 2024), and this number is expected to grow to nearly one million by 2027 (totaling 2.6 million). This is a result of NHS investments prioritizing private market rental supply over affordable, non-market supply, as evidenced by a 19 per cent decrease in funding for housing assistance programs and a nearly 9,000 per cent increase in funding for market housing over the last 10 years.
- Liberals table the Fall Economic Statement amidst cabinet shuffle
On December 16, the federal government tabled the Fall Economic Statement (FES), which reiterates housing-related investments announced in the 2024 budget, with new funding mainly directed towards low-cost lending for private developers. $2 billion is earmarked for the construction of 4,000 new market homes, while affordable housing programs will receive an additional $100 million. The release of the FES coincided with the resignation of the Minister of Finance and the Minister of Housing, Infrastructure and Communities. Toronto MP Nathaniel Erskine-Smith was sworn in as the new Housing Minister and CCHR sent him a congratulatory letter outlining our priorities and opportunities to act on the housing crisis in the short and long-term. Minister Erskine-Smith stated that he will “build on the work” of his predecessor. - NDP introduces legislation to recognize housing as a human right
On December 11, NDP Infrastructure and Communities Critic Bonita Zarillo tabled Bill C-423, An Act to Amend the National Housing Strategy Act (NHSA). The Bill proposes to strengthen the right to adequate housing in Canada by addressing the financialization of housing and the erosion of affordable supply. Key measures include establishing federal guidelines to strengthen rent control, tackle unfair business practices, deter bad faith evictions and prevent discrimination in housing. The bill also proposes strengthening language in the NHSA around the right to housing, reducing financial incentives for investors, and consulting with other levels of governments on protecting affordable rentals and upholding renters’ rights. - New data highlights troubling housing inequalities for people with disabilities
On December 3, the Canadian Human Rights Commission (CHRC) and the Federal Housing Advocate (FHA) shared new findings on housing outcomes of people with disabilities. The research indicates that Canada is not meeting its human rights obligations under the National Housing Strategy Act (NHSA) and the United Nations Convention on the Rights of Persons with Disabilities (CRPD). It found that people with disabilities were more likely to experience homelessness or live in inadequate housing, and are often living in homes that are not accessible. In addition, new data shows that people with disabilities are also more likely to live in unsafe housing and lack the means and supports to secure adequate, affordable and accessible housing. Financial hardship and domestic violence were cited as drivers of housing insecurity leading to homelessness for people with disabilities, particularly women.
The research results will inform Canada’s forthcoming report to the United Nations on the implementation of the CRPD. The FHA is also preparing to request the establishment of a Review Panel by the National Housing Council on the right to housing for people with disabilities.
PROVINCIAL / TERRITORIAL
New Brunswick
- New rent regulations coming to N.B., though critical loopholes remain
On December 13, Bill 3, An Act to Amend the Residential Tenancies Act received Royal Assent. The new legislation introduces rent increase guidelines applicable to all rental properties and will enter into force on February 1, 2025. The Bill ties rent increases to changes in the Consumer Price Index and allows for additional increases in case of major renovations. For 2025, the maximum allowable rent increase is three per cent and the upper limit for an above guideline rent increase is nine per cent.
While advocates see the bill as a promising step, ACORN and the New Brunswick Coalition for Tenants Rights argued that there are loopholes in the legislation and that it does not protect renters against unfair rent increases and economic evictions. For example, the legislation does not prevent the use of fixed-term leases, which are common in New Brunswick and often used by landlords to displace renters and increase rents beyond the provincial guidelines when new renters move in. In addition, the legislation does not require landlords to prove that renovations are necessary and does not effectively protect renters against renovictions. CCHR echoed these concerns in our submission on the Bill and called on the government to end vacancy decontrol, prohibit the use of fixed-term leases and ensure above-guideline rent increases are thoroughly monitored and evaluated before being approved.
Ontario
- Ontario tables legislation to address rising rates of encampments
Following several weeks of local advocacy and pushback, on December 12, Ontario introduced Bill 242, the Safer Municipalities Act, which would increase police and municipal powers to evict encampment residents and impose severe penalties on people experiencing homelessness. With growing rates of homelessness across the province, advocates, opposition leaders and mayors decried the proposed legislation and said it amounted to the criminalization of homelessness and a violation of the Charter of Rights and Freedoms. They also noted that the legislation would not be effective in removing encampments but would only displace them to more remote, less serviced areas or to less punitive municipalities. The Premier said that he is willing to use the notwithstanding clause to prevent the courts from overturning the new legislation.
Echoing concerns from other advocates, CCHR expressed the need for greater investments in supports for housing stabilization, an increase in the supply of deeply affordable housing and improved monitoring and targets to prioritize the needs of people most impacted by the housing and homelessness crisis.
Manitoba
- Manitoba and Winnipeg working together to permanently house encampment residents
The City of Winnipeg and the province announced a new plan to gradually move people from encampments into permanent housing starting in 2025. The plan relies on a staircase model of housing stabilization, whereby encampment residents will be supported through emergency shelters and then move into new social housing that the province is in the process of acquiring and building, in partnership with other levels of government and the non-profit sector. Within 30 days, encampment residents will be moved into housing with wraparound addictions and mental health support, though the provincial government remained vague about the number of people supported and the number of social housing units that will be available.
Alberta
- Alberta changes its funding approach to address homelessness
In response to a surge in rural homelessness, Alberta’s Minister of Seniors, Community and Social Services announced key new measures for the province’s homelessness response plan. A panel of experts will be formed to assess government programs and funding, with a focus on homelessness in rural areas and Indigenous communities. Funding will also be centralized and provided directly to frontline service providers by the province. Currently, funding is administered through seven non-profit organizations in Alberta’s largest urban centres. The Chief of the Enoch Cree Nation welcomed the news, saying that it will allow Indigenous-led organizations to be more effective. However, the NDP Housing Critic and several advocates expressed reservations about the new funding model and how it may leave more people “falling through the cracks.”
British Columbia
- NDP and Greens join forces to tackle B.C.’s housing affordability crisis
On December 12, the B.C. NDP and Green Party entered into an agreement to work jointly on building more affordable housing, strengthening healthcare and growing a sustainable economy, amongst other priorities. This agreement is expected to help reinforce the NDP minority government and work towards several of the two parties’ common goals, such as increasing non-market housing supply, expanding rental assistance programs, and improving homelessness response across the province.
MUNICIPAL / LOCAL
- Toronto’s Ombudsman shares report on refugees’ exclusion from shelter services
On December 12, the City of Toronto’s Ombudsman published the results of their investigation into the City’s decision to limit access to the shelter system for refugees between April 2022 and October 2023. The report shows that about 45 per cent of refugee claimants were turned away by the shelter intake system, most of whom were Black and from African countries. While the report recognized that Toronto’s shelter system continues to be strained, the Ombudsman stated that the City’s decision amounted to anti-Black racism and was inconsistent with the City’s Housing Charter and the Ontario Human Rights Code. The Ombudsman issued 14 recommendations to address discrimination in the shelter system and uphold the City’s obligations to progressively realize the right to housing.
City Manager Paul Johnson disagreed with the report findings and said that he would not act on the recommendations, adding that he viewed the right to housing as “aspirational.” In response, Right to Housing Toronto and a coalition of Black-led organizations and advocates urged City Council to review and implement the Ombudsman’s recommendations. On December 18, Council decided to accept the recommendations but did not adopt them.
- Calgary tightens rules on short-term rentals
Calgary City Council voted in favour of new amendments to its Business License Bylaw, which regulates short-term rentals. The new rules will address previous gaps related to rental agreements of up to 180 days and will require property owners to obtain a business license to operate short-term rentals, with higher fees for short-term rentals that are not primary residences. There are about 5,000 short-term rentals in Calgary, 42 per cent of which are not primary residences. The City further intends to collect taxes on non-primary residences, and will impose a moratorium on new non-primary residences when the vacancy rate drops below 2.5 per cent.