George PenfoldRegional Innovation Chair

Selkirk College

LCCDT, Trail B.C., September24, 2008

Background on housing industry

Background on population

Background on housing stock.

Census based needs assessment

Roles in responding to needs?

$183 M (70% of total) in Residential Building Permits RD Kootenay Boundary 2005 - 2007

53% of Total Residential Permit Value in rural RD Kootenay Boundary

$72 M in LCCDT Municipal 2005 – 2007

Annual house maintenance LCCDT Area- Estimate $1.56B @ 1% = $15.6 M annually

Kootenay Development Region(East and West Kootenay) 1997 2007

Total employed, all industries ('000) 65.3 77.1Construction 3.6 9.2Finance, insurance, real estate, leasing 3.0 3.2Business, building, support services 1.6 2.4Compared to:

Manufacturing 7.6 8.4Forestry, fishing, mining, oil and gas 4.1 5.4

RDKB Construction - 12% of all firms, Dec 2007

Assessed Developed Residential Property Value in LCCDT Area (2008) - $1.56 B or approximately $80,000 per person

Largest “equity” base for many households

Big contributor to basic quality of life, comfort and to “status” for many

Homeowners contribute to lack of affordable inventory by “up scaling,” “gentrifying”, “home makeovers”

“Boomer” generation retiring. Creates housing demand for retired, semi retired “amenity migrants”

West Kootenay Labour Force projected needs - 7,100 new and replacement workers 2006 to 2011

Competing demands generate increasing prices if supply is not adequate

Average RDKB Occupied Dwelling value escalated more (51%) than average household income (14%), and rental rates (7.39%) - 2001 to 2006

2001 2008

Total Parcels 10,737 11,042

Non Resident 9.5% 13.8%

Property Type

Share of Titles

SFD 8%Acreage Dwelling 8%Multi Family 19%Agricultural 3%Hotel/Resort 24%Commercial 25%Manufacturing 55%

In Commute Out Commute

In Commute Out Commute

Dwelling Type LCCDT Area BCTotal private dwellings occupied by usual residents (17% Rural) 8,240 1,643,150

Single-detached houses 80.3% 49.2%

Multi Family 4.2% 10%

Apartments 11.9% 38%

Other dwellings (Mobile) 3.6% 2.8%

Individuals/Families in supportive housing 358

Location (2006 Census)

Total Rental Households 2006

% Change 2001-2006

LCCDT Area1,610

(19.7% of total Dwellings) -5.8%

Castlegar Area 935 -13.0%

Nelson/Salmo 2,295 -2.5%

CBT 14,420 -9.0%

BC493,995

(30% of Total Dwellings) -3.6%

Location(2006 Census)

Avg. Dwelling Value 2006

Avg. Household

Income 2005

Avg. Dwelling Value 2006/Avg.

Household Income 2005

LCCDT Area $169,976 $59,560 2.9

Nelson/Salmo $267,855 $52,424 5.1

Castlegar Area $209,049 $62,132 3.4

CBT $238,823 $57,534 4.2

BC $418,703 $67,675 6.2

Location (LHA - 2006 Census)

% Total HouseholdsSpending 30% or more

Proportion Rental of Total

LCCDT Area 17.0% 46.2%

Nelson/Salmo 28.4% 46.3%

Castlegar Area 18.1% 34.9%

CBT 21.1% 40.5%

BC 28.4% 45.5%

One person Non-

Family

Lone-parent family

Couple Family

Without children

Couple Family With

children

Two or more

person Non-Family

Other family

735 235 195 165 45 15

52.7% 16.8% 14.0% 11.8% 3.2% 1.1%

Total Rental Owned1,395 645 750

Total Income(Tax filer 2005) Total

MedianIncome

AverageIncome

Pre Tax Low

Income Couple economic families 7,945 $63,782 $70,176 6.2%

Male lone-parent economic families 305 $45,377 $47,926 14.8%

Female lone-parent economic families 780 $27,565 $33,720 34.0%

Males 15 years and over not in economic families 2,395 $27,751 $32,400 26.3%Females 15 years and over not in economic families 2,590 $20,086 $26,540 28.4%

% of population 0-64 receiving IA

% of children 0-18 receiving IA

% of Total Seniors Receiving

Maximum GIS

LCCDT 5.00% 4.32% 1.03%

Castlegar area 3.82% 3.40% 1.75%

Nelson area 6.09% 5.87% 2.29%

Basin* 3.93% 3.52% 1.59%

BC 3.48% 3.14% 3.48%

Following are possible categories of housing need:

• basic shelter (emergency, homeless)• transition/care• subsidized rental housing• market rental housing• non-market housing• market housing

Different partners and roles depending on what is being considered:

• Local and/or Regional Government• Provincial and Federal Government (BC

Housing, CMHC)• Local and/or Regional NGO’s/CBT• Private Sector