Castlegar Area Affordable Housing Review

George Penfold Regional Innovation Chair

Selkirk College

City of Castlegar, May 19, 2009

Housing and Labour Markets

Background on housing industry

Background on population and housing

Census based needs assessment

Roles in responding to needs

Presentation Themes – Castlegar Area(Castlegar, E.A.’s I and J)

Castlegar Area Labour Markets

In Commute Out Commute

Castlegar Area Labour Markets

In Commute Out Commute

RDCK Residential Building Permits: - $78.6 M in 2007 - $102.5 M in 2008

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

RDCK Rural Development: - 54% of value and 49% of units in 2007 - 57% of value and 40% of units in 2008

Housing and the Regional Economy

Kootenay Development Region

(East and West Kootenay) 1997 2007 2008

Total employed ('000) 65.3 77.1 71.5

Construction 3.6 9.2 8.0Compared to:

Manufacturing 7.6 8.4 4.6Forestry, fishing, mining, oil and gas 4.1 5.4 6.9

Kootenay Development Region Construction - 14% of all firms, Dec 2007

Housing and the Regional Economy

RDCK (2008) Assessed Residential Property Value - $6.35 B ($113,400 per person)

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”

Housing and the Personal Economy

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

Recreational “non-resident” demand 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

Housing Relationship to Economic and Demographic Change

Castlegar Area Populationand Household Forecast (BC Stats)

Year Population Households

2001 13,517 5,516

2006 13,071 5,499

2011 13,241 5,813

2016 13,231 6,072

2021 13,245 6,168

Change 2006 – 2016 +160 +573

2006 2016Change

2006 - 2016Population

Age 13,071 13,231 +160

0-17 2,598 2,074 -525

18-24 1,361 1,067 -294

25-64 7,041 7,414 +373

65+ 2,071 2,676 +605

Castlegar Area Demographic Forecast

Castlegar Area Non- Resident Ownership

2001 2008

Total Parcels 7,644 7,741

Non Resident 17.7% 18.3%

Salmo/CrestonNelson/Kaslo

Slocan/Arrow LkMainland/SW

Rest BCAlta

Rest Can.Other

0 100 200 300 400 500 600

20082001

Property Type Share of Titles - 2008

Single Family Dwelling 7%

Acreage Dwelling 14%

Multi Family 18%

Agricultural 30%

Hotel/Resort 28%

Commercial 33%

Manufacturing 74%

Castlegar Area Non- Resident Ownership

Dwelling Type Castlegar Area BCTotal private dwellings occupied by usual residents 5,245 1,643,150Single-detached houses 78.1% 49.2%Multi Family 5.0% 10%

Apartments 7.7% 38%

Other dwellings (Mobile) 9.2% 2.8%Individuals/Families in supportive housing 346

Castlegar Area Occupied Dwellings - 2006

Location (2006 Census)

Total Rental Households 2006(% of all Households)

% Change 2001-2006

Castlegar Area 935 (17.8%) -13.0%

City of Castlegar 660 (20.5%) -11.4%

Trail 985 (28.0%) -2.0%

Nelson 1,540 (34.8% ) -1.3%

CBT Area 14,420 (21.4) -9.0%

BC 493,995 (30%) -3.6%

Castlegar Area Rental Households

2006 Census Area 2006Change 2001 - 2006

Average Dwelling Value RDCK $240,339 61.6%Castlegar Area $209,049 42.4%BC $418,703 82%

Castlegar Area Manufactured $76,900 50%2001, 2008 Assessment Multi $277,500 55.4%

Single Family $245,000 92.8%Acreage $309,000 99.8%

Average Rental Rate RDCK $623 8.35%Castlegar Area $572 -3.54%

Housing Prices

Area Average Household Income

Change 2001 - 2006

Castlegar Area $62,132 17.8% RDCK $51,574 13.8%BC $67,675 18.0%

Minimum wage $8.00/hour 0%

Household Income

Location(2006 Census)

Avg. Dwelling Value 2006

Avg. Household

Income 2005

Avg. Dwelling Value 2006/Avg.

Household Income 2005

Castlegar Area $209,049 $62,132 3.4

City of Castlegar $197,863 $62,941 3.1

Trail $142,303 $51,155 2.8

Nelson $273,287 $51,717 5.3

CBT $238,823 $57,534 4.2

BC $418,703 $67,675 6.2

Where do we stand on affordability ?

Where do we stand on affordability ?

Census Definition: households spending 30% or more of household income on major payments (rent or mortgage) for shelter.

Where do we stand on affordability ?

Location (2006 Census)% Total Households

Spending 30% or more

Proportion Rental of

Total

Castlegar Area 18.1% 35.3%

City of Castlegar 20.4% 42.4%

Trail Area 17.0% 40.1%

Nelson Area 27.9% 48.6%

CBT 21.1% 40.5%

BC 28.4% 45.5%

Who has Affordability Problems - 2006?

Total Rental Owned

Castlegar Area 945 330 (35.3%) 615 (14.4%)

City of Castlegar 625 265 (40.2%) 360 (15.0%)

Castlegar Area

One Person Lone-Parent Family

Couple Family With

Children

Couple Family Without Children

Number of Households 1,425 505 1,290 1,845AffordabilityChallenged 475 100 155 150

% of Total Affordability Challenged 50.3% 10.6% 16.4% 15.9%% Household Type 33.3% 19.8% 12.0% 5.6%

Who has Affordability Problems – 2006?

Total Income(Tax filer 2005)

MedianIncome

AverageIncome

Couples $72,062 $82,517

Male lone-parents $51,853 $53,931

Female lone-parents $31,784 $38,881

Males 15 years and over not in economic families $26,361 $29,726

Females 15 years and over not in economic families $18,492 $20,694

City of Castlegar Incomes –2005

Single Person Households

Couple Households, no Children

Rental Households

Castlegar 65.3% of 880 64.9% of 970 38.2% of 655

E.A. I 45.8% of 240 63.8% of 345 16% of 125

E.A. J 63.3% of 300 53.1% of 405 36.6% of 150

Primary Householders 55+ (2006)

Following are possible categories of housing need:

• Basic shelter (emergency, homeless)• Transition/care• Subsidized rental housing• Market rental housing• Non-market housing• Market housing (economic development)• Live work housing (economic development)

Housing Needs Types

Different partners and roles depending on what is being considered:

• Local and/or Regional Government• BC Housing, CMHC• Local and/or Regional NGO’s/CBT• Private Sector Basic Question: who will invest in, and manage housing development

Housing Strategies

gpenfold@selkirk.cahttp://selkirk.ca/research/ric/ housing-resources