George PenfoldRegional Innovation Chair

Selkirk College

Nelson B.C., September 13, 2008

Lack of affordable housing affects our economy.

People need to live where they work and go to school, but what happens when they can’t afford to do so.

How does this impact our local economy’s vitality?

What is local government’s role in connecting affordable housing to business?

$78.6 M (72% of total) in Residential Building Permits RDCK, 2007

54% of Residential Permit Value in rural RDCK

Annual house maintenance - Estimate @ 1% = $63.5 M annually

Kootenay Development Region

(East and West Kootenay) 1997 2007Total 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

Assessed Developed Residential Property Value in RDCK (2008) - $6.35 B or approximately $113,400 per person in RDCK.

Approximately 15% of assessed residential value and 19% of all titles are held by non-residents

Largest “equity” pool 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,” “home makeovers”

House Lust -America's Obsession with Our Homes (Doubleday) - Dan McGinn

Real-life examples and research to reveal why so many of us have turned a basic need –shelter- into an arms race for square footage and eye popping digs.

“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 RDCK dwelling value escalated more (62%) than average household income (14%), and rental rates (8.35%) - 2001 to 2006

Location (2006 Census) In Commute Out Commute

Nelson 2,955

Rural Nelson (E.A.'s E.,F.) 2,000 55

Slocan Valley 425 85

Castlegar Area (Castlegar, I, J) 325 210

Salmo Area (Salmo, G) 180

Salmon Arm, Vernon 50

Trail 25

Upper Kootenay Lake (Kaslo, D.) 25

Rossland 20

Creston Valley (Creston, A., B., C.) 20 40

Calgary 35

Total Non-Nelson 3,070 425

Dwelling TypeTotal RDCK

Rural RDCK BC

Total private dwellings occupied by usual residents (52% Rural) 24,680 12,940 (52%) 1,643,150

Single-detached houses 77.7% 85% 49.2%

Semi-detached houses 1.4% 3.1%

Row houses 2.2% 0.7% 6.9%

Apartments, duplex 3.1% 10.0%

Apartments with fewer than five storey 6.8% 2.3% 20.9%

Apartments with five or more storey's 0.1% 7.1%

Other dwellings (Mobile) 8.7% 13% 2.8%

Individuals/Families in supportive housing 1232

Location (2006 Census)

Total Rental Households 2006

% Change 2001-2006

Nelson, Salmo 2,295 -2.5%

Upper Kootenay Lake 275 17.0%

Slocan Valley 665 -27.3%

Creston Valley 1,085 -6.9%

Castlegar Area 935 -13.0%

RDCK Total 5,255 (22%) -8.5%

CBT 13,170 -8.7%

BC 493,995 (30%) -3.6%

Location(2006 Census)

Avg. Dwelling

Value 2006

Avg. Household

Income 2005

Avg. Dwelling Value 2006/Avg.

Household Income 2005

Nelson Salmo $267,855 $52,424 5.1

Upper Kootenay Lake $232,095 $44,822 5.2

Slocan Valley $227,480 $44,804 5.1

Creston Valley $238,575 $46,490 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 (2006 Census)

% Total HouseholdsSpending 30% or more

Proportion Rental

Nelson Salmo 28.4% 46.3%

Upper Kootenay Lake 30.0% 33.8%

Slocan Valley 24.4% 33.9%

Castlegar Area 18.1% 34.9%

Creston Valley 21.0% 44.8%

CBT 21.1% 40.5%

BC 28.4% 45.5%

Location(2006 Census)

One Person Households

Lone-parent family

households

Couple Family Without children

Couple Family With

children

Nelson Salmo 45.8% 15.6% 15.4% 13.5%

Upper Kootenay Lake 43.7% 12.7% 15.5% 25.4%

Slocan Valley 46.6% 15.3% 20.1% 12.2%

Castlegar Area 50.3% 10.6% 15.9% 16.4%

Creston Valley 48.3% 11.2% 22.4% 15.1%

Central Kootenay RD 46.8% 13.9% 17.7% 14.7%

CBT 46.4% 14.0% 17.9% 15.5%

BC 40.8% 12.1% 14.9% 21.6%

Total Income(Tax filer 2005) Total

MedianIncome

AverageIncome

Couple economic families 13,945 $57,197 $66,043

Male lone-parent economic families 480 $48,918 $50,667

Female lone-parent economic families 1,775 $27,918 $34,581

Males 15 years and over not in economic families 4,790 $23,143 $30,125

Females 15 years and over not in economic families 4,625 $18,744 $23,775

Different partners and roles depending on what is being considered: (affordable, accessible, labour market, social, supportive, etc.)

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

Local and/or Regional Government Provincial and Federal Government Local and/or Regional NGO’s Private Sector

Need to start thinking about, collaborating, and developing strategies for housing in Labour Market and Housing Market contexts