Nate and Carolyn Whitzman talk about her recent book Home Truths, Canada's housing needs, and different historical and international approaches that should inform how we build market, non-market, and supportive housing. Carolyn is a housing and social policy researcher, an expert advisor to UBC's Housing Assessment Resource Tools, and a senior housing researcher at U of T's School of Cities. She is also the author of Home Truths, Fixing Canada's Housing Crisis.

How many homes do we need to build? How should we go about building them? And who should we be serving?

Chapters:

00:00 Introduction to Housing Crisis in Canada01:52 Understanding Housing Needs Assessments05:14 Historical Context of Housing in Canada09:09 Long-Term Solutions for Housing16:10 Market vs. Non-Market Housing22:24 Addressing NIMBYism and Zoning Reform27:39 International Examples of Non-Market Housing34:53 Financing Non-Market Housing39:56 Protecting Renters and Tenant Rights41:21 Addressing Homelessness with Compassion46:39 Conclusion and Future Directions

Transcript:

Nate:Welcome to Uncommons. I'm Nate Erskine-Smith. For those of you who are tuning in more recently, I'm the Member of Parliament for Beaches-East York. And this Uncommons podcast is a series of interviews with experts in their respective fields with colleagues of mine in parliament really focused on Canadian politics and policy in relation to that politics.

And today I'm joined by Carolyn Whitzman. She is an expert in housing policy, one of the most important issues at all levels of government that need to be addressed in a comprehensive, serious way. You'll hear all politicians sort of trip over themselves with different housing plans.

And the question for Carolyn is, how many homes do we need to build? How should we go about building them? And who should we be serving? And how are we going to get out of this housing crisis that this country faces and that all regions face in their own respective ways?

Now, Carolyn is a housing and social policy researcher. She's an expert advisor to UBC's housing assessment resource tools. She's a senior housing researcher at U of T's School of Cities. And most importantly, having just read her book, she is the author of Home Truths, Fixing Canada's Housing Crisis.

Nate:Carolyn, thanks for joining me.

Caroyln:Great to join you, Nate.

Nate:So you came highly recommended to me by virtue of Mark Richardson, who's a constituent and an advocate on housing and someone I, you know, anything he says on housing is to be believed.

And he's, you know, he highly recommended your book, Home Truths, but he also suggested you as a podcast guest. So I really, really appreciate the time. And much of your work, you know, your main work, other than being an expert in all things housing, but a core expertise that you have is really on the needs assessment in terms of what the housing market in Canada needs in particular in different regions. And there are different needs.

There are market needs, there are non-market needs, there's deeply affordable needs for people who are experiencing homelessness.

And so how would you break down, you know, if you've got Sean Fraser coming to you and saying, what are the needs assessments? How would you break down the needs assessments on housing in this country?

Caroyln:Well, funny you should say that because Sean's office and housing and infrastructure has come to me. So I did some work with a project called the Housing Assessment Resource Tools Project based at UBC that was funded by the CMHC that did what the CMHC used to do and unfortunately no longer does, which is look at housing need by income categories.

Canada has been doing that since 1944 during World War II when a report by a relatively conservative economist named Curtis said that for low-income people, probably some form of public housing was going to be necessary to meet their needs.

For middle-income people, there needed to be a lot more purpose-built rental housing, he said that in 1944. And he also said in 1944 that there needed to be some way to control rent increases and he suggested cooperative housing. And then for higher-income people, definitely scale up while located home ownership.

To some extent the Canadian government listened. Between 1944 and 1960, there were about a million homes enabled through government land financing design replication that were for moderate-income starter households.

In those days it was mostly one-earner households, like a man at home and a woman, sorry, a woman at home and a man at work. And the homes were two to three bedrooms between $7,000 and $8,000. So pretty remarkably that's like $80,000 to $90,000 in today's terms.

Nate:That would be nice.

Carolyn:Yeah, wouldn't it be nice? Once they were sold, they lost our affordability.

So since then, and certainly in the 1970s and 1980s when the federal government was building, well again enabling, about one in five homes to be built by public housing, cooperative housing, other non-profit housing, that housing was affordable to what they called low- and moderate-income households, so the lowest two quintiles of household income. Home ownership was easily affordable to moderate in most places and middle-income households.

So there's always been some housing needs, but there wasn't widespread homelessness. There wasn't the kinds of craziness that you see today where new rental housing isn't affordable to middle-income earners, where new homeowners are limited to the highest quintile, like the highest 20% of population.

So we simply use the same kinds of categories, also the kinds of categories that are used in the U.S. and other countries. Low income, moderate income, median income, and then higher income.

Unfortunately with provincial social assistance rates being what they are, we have to add a very low income, which is like 20% of median income, and really isn't enough to afford a room let alone an apartment. But yeah, that's the way we look at housing need.

Nate:But then, so let's be maybe, that's at a high level for how we look, how we analyze it,

and then when we look at the Canadian context today, so you talk about the Curtis Report

post-war and on my reading of, I found your historical examples very interesting, international

examples interesting too, which we'll get to, but this was one of the most interesting

ones because here you have the Curtis Report proposing annual targets that you say is effectively the equivalent of 4 million homes over 10 years. But then they break this down into a particular categories.

Then you've got, you know, two years ago, two and a bit of years ago, you had CMHC issued a report to say we effectively need 5.8 million homes by 2030. So 2.3 million in business as usual. And then you've got this 3.5 million additional homes required. And that's impossible for us to achieve based upon the current trajectory at all levels of government, frankly, but especially at the provincial level.

And so when you look at the needs assessment today, so Curtis Report has 4 million over

10 years, what do we need today? Is CMHC right?

It's 5.8 million, although they don't break it down into these different categories, or should we be more specific to say, as you do, it's 200,000 new or renovated deeply affordable supportive homes over 10 years, and then you've got different categories for market and non-market.

Carolyn:Well, I think it's important to prioritize people whose lives are literally being shortened because of lack of housing. So I think that ending homelessness should be a priority. And there's no doubt that we can't end homelessness without a new generation of low-cost housing.

So I wouldn't disagree that we need 6,000 new homes. I did a report last year for the Office of the Federal Housing Advocate that argued that we need 3 million new and acquired homes for low-income people alone at rents of about $1,000 a month or less, certainly less if you're on social assistance.

So the deed is pretty large. We have to recognize the fact that it's taken 30 to 50 years of inaction, particularly federal inaction, but also the Fed's downloaded to provinces, and as you say, provinces have done an extremely poor job to get there.

And I think that what we see from countries that work, like France and Finland, Austria, is that they think in terms of like 30-year infrastructure categories, just like any other infrastructure. If we were to have a really viable public transit system, we'd need to start thinking in terms of what are we going to do over the next 30 years.

Similarly, I think we need to look at a kind of 30-year time span when it comes to housing, and I think we need to look once again at that rule of thirds, which is a rule that's used in a lot of, in Germany and again in France and Finland, Denmark, about a third of it needs to be pretty deeply affordable low-income housing, about a third of it needs to be moderate-income rental, but with renter rights to ensure that the rents don't go up precipitously, and about a third of it needs to be for home ownership.

Nate:You mentioned a 30-year window a few times there, and it strikes me that we need more honesty in our politics in that there's no quick solution to most of these challenges. That it's, you know, in your telling of the story, which I think is exactly right, this i