Canada's housing crisis poised to worsen without major reforms, RBC report says - The Globe and Mail | Canada News Media
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Canada's housing crisis poised to worsen without major reforms, RBC report says – The Globe and Mail

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A series of apartment buildings in Ottawa on May 16, 2022.Spencer Colby/The Globe and Mail

Canada’s housing affordability crisis will hit even more alarming levels in the coming years without a bold set of policy reforms to boost supply, the economics department at Royal Bank of Canada said Monday in a report.

The country needs to complete roughly 320,000 housing units annually from now until 2030, simply to meet the new demand that will arise over that period, according to RBC estimates. This would amount to an increase of nearly 50 per cent from recent completion levels – and it would require a record pace of construction.

If anything, Canada is moving in the wrong direction. There were around 240,000 housing unit starts in 2023, down from roughly 271,000 in 2021, according to figures from Canada Mortgage and Housing Corp. This doesn’t bode well for completions over the rest of the decade.

The RBC report outlines dozens of potential ways to mitigate the housing shortage – everything from speeding up project approvals to encouraging more people to enter the skilled trades. In some cases, governments are already moving to implement the solutions that are mentioned.

However, the RBC report says more action is needed and soon, especially when it comes to bulking up the stock of affordable units through rentals and social housing.

“It is imperative for Canada to find solutions and very quickly, because the pressures are there already,” said RBC assistant chief economist Robert Hogue, who wrote the report. “Time is of the essence.”

Once relegated to a handful of pricey cities, the housing crisis has boiled over in recent years and spread throughout Canada. The national benchmark home price is about $720,000 – less than in early 2022, but still around $200,000 higher than at the outset of 2020, according to figures from the Canadian Real Estate Association.

The rental market is also stressed. Vacancy rates have fallen to record lows, and with so much demand for units, rents have risen sharply in most places.

The situation has become a major political headache for various parties, but especially the federal Liberals, who have been languishing in polls for months.

Ahead of the April 16 budget, Ottawa has announced a spate of housing policy proposals, such as a $1.5-billion fund to acquire rental units and ensure they remain affordable. Last Tuesday, the government said it will add $400-million to its $4-billion Housing Accelerator Fund, which provides funding to municipalities that agree to certain conditions, such as loosening zoning rules.

And last September, the federal government removed the GST from new rental construction, a move that was matched by some provinces through the suspension of their own sales taxes.

“There’s a recognition, by all levels of government, that efforts should be deployed to really unlock the supply side and grow our housing stock,” Mr. Hogue said.

Despite those plans, the RBC report said the construction industry is bumping up against capacity pressures and that prices for building materials have soared over the past few years, which could hinder the affordability push. For example, one-fifth of construction workers have reached retirement age or will hit that point in the next decade.

The report said that home-building skills should be prioritized in the immigration system, perhaps by awarding more points to candidates with needed qualifications, while “ambitious targets” should be set for trade school enrolments.

“We’d like to see some very aggressive measures on skilled trades in immigration,” Mr. Hogue said.

Governments should incentivize developers to use prefabricated components that are built off-site, which could speed up completion times for projects, the RBC report said. It noted that restrictions should be eased on the use of cost-effective materials, such as mass timber, and that development charges could be reduced or deferred for purpose-built rental construction. Such charges could be waived for affordable housing projects.

On the demand side, the federal government recently said it will set targets to restrict the number of temporary residents, who have contributed to the strongest population growth that Canada has seen in decades.

While recent growth was “not sustainable” and will moderate in the years ahead, Mr. Hogue said demand for housing will continue to climb. He projects there will be an additional 1.9 million households formed by 2030.

Last week, a separate RBC report said it was the “toughest time ever” to afford a home in Canada, based on ownership costs as a proportion of median household income.

The Bank of Canada is widely expected to lower interest rates around the middle of the year, which should ease some affordability pressures. However, “it won’t be enough to make a meaningful difference,” Monday’s report said.

The housing crisis is having wide-ranging effects on the economy. For instance, Mr. Hogue noted that some employers in Vancouver are having trouble recruiting workers to the area because of high housing prices.

“The crisis now affects middle-income Canadians and extends beyond major cities,” the report said. “It strikes at the core of the Canadian dream of owning a home and is creating intense inter-generational tensions.”

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Economy

B.C.’s debt and deficit forecast to rise as the provincial election nears

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VICTORIA – British Columbia is forecasting a record budget deficit and a rising debt of almost $129 billion less than two weeks before the start of a provincial election campaign where economic stability and future progress are expected to be major issues.

Finance Minister Katrine Conroy, who has announced her retirement and will not seek re-election in the Oct. 19 vote, said Tuesday her final budget update as minister predicts a deficit of $8.9 billion, up $1.1 billion from a forecast she made earlier this year.

Conroy said she acknowledges “challenges” facing B.C., including three consecutive deficit budgets, but expected improved economic growth where the province will start to “turn a corner.”

The $8.9 billion deficit forecast for 2024-2025 is followed by annual deficit projections of $6.7 billion and $6.1 billion in 2026-2027, Conroy said at a news conference outlining the government’s first quarterly financial update.

Conroy said lower corporate income tax and natural resource revenues and the increased cost of fighting wildfires have had some of the largest impacts on the budget.

“I want to acknowledge the economic uncertainties,” she said. “While global inflation is showing signs of easing and we’ve seen cuts to the Bank of Canada interest rates, we know that the challenges are not over.”

Conroy said wildfire response costs are expected to total $886 million this year, more than $650 million higher than originally forecast.

Corporate income tax revenue is forecast to be $638 million lower as a result of federal government updates and natural resource revenues are down $299 million due to lower prices for natural gas, lumber and electricity, she said.

Debt-servicing costs are also forecast to be $344 million higher due to the larger debt balance, the current interest rate and accelerated borrowing to ensure services and capital projects are maintained through the province’s election period, said Conroy.

B.C.’s economic growth is expected to strengthen over the next three years, but the timing of a return to a balanced budget will fall to another minister, said Conroy, who was addressing what likely would be her last news conference as Minister of Finance.

The election is expected to be called on Sept. 21, with the vote set for Oct. 19.

“While we are a strong province, people are facing challenges,” she said. “We have never shied away from taking those challenges head on, because we want to keep British Columbians secure and help them build good lives now and for the long term. With the investments we’re making and the actions we’re taking to support people and build a stronger economy, we’ve started to turn a corner.”

Premier David Eby said before the fiscal forecast was released Tuesday that the New Democrat government remains committed to providing services and supports for people in British Columbia and cuts are not on his agenda.

Eby said people have been hurt by high interest costs and the province is facing budget pressures connected to low resource prices, high wildfire costs and struggling global economies.

The premier said that now is not the time to reduce supports and services for people.

Last month’s year-end report for the 2023-2024 budget saw the province post a budget deficit of $5.035 billion, down from the previous forecast of $5.9 billion.

Eby said he expects government financial priorities to become a major issue during the upcoming election, with the NDP pledging to continue to fund services and the B.C. Conservatives looking to make cuts.

This report by The Canadian Press was first published Sept. 10, 2024.

Note to readers: This is a corrected story. A previous version said the debt would be going up to more than $129 billion. In fact, it will be almost $129 billion.

The Canadian Press. All rights reserved.

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Mark Carney mum on carbon-tax advice, future in politics at Liberal retreat

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NANAIMO, B.C. – Former Bank of Canada governor Mark Carney says he’ll be advising the Liberal party to flip some the challenges posed by an increasingly divided and dangerous world into an economic opportunity for Canada.

But he won’t say what his specific advice will be on economic issues that are politically divisive in Canada, like the carbon tax.

He presented his vision for the Liberals’ economic policy at the party’s caucus retreat in Nanaimo, B.C. today, after he agreed to help the party prepare for the next election as chair of a Liberal task force on economic growth.

Carney has been touted as a possible leadership contender to replace Justin Trudeau, who has said he has tried to coax Carney into politics for years.

Carney says if the prime minister asks him to do something he will do it to the best of his ability, but won’t elaborate on whether the new adviser role could lead to him adding his name to a ballot in the next election.

Finance Minister Chrystia Freeland says she has been taking advice from Carney for years, and that his new position won’t infringe on her role.

This report by The Canadian Press was first published Sept. 10, 2024.

The Canadian Press. All rights reserved.

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Nova Scotia bill would kick-start offshore wind industry without approval from Ottawa

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HALIFAX – The Nova Scotia government has introduced a bill that would kick-start the province’s offshore wind industry without federal approval.

Natural Resources Minister Tory Rushton says amendments within a new omnibus bill introduced today will help ensure Nova Scotia meets its goal of launching a first call for offshore wind bids next year.

The province wants to offer project licences by 2030 to develop a total of five gigawatts of power from offshore wind.

Rushton says normally the province would wait for the federal government to adopt legislation establishing a wind industry off Canada’s East Coast, but that process has been “progressing slowly.”

Federal legislation that would enable the development of offshore wind farms in Nova Scotia and Newfoundland and Labrador has passed through the first and second reading in the Senate, and is currently under consideration in committee.

Rushton says the Nova Scotia bill mirrors the federal legislation and would prevent the province’s offshore wind industry from being held up in Ottawa.

This report by The Canadian Press was first published Sept. 10, 2024.

The Canadian Press. All rights reserved.

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