george penfold regional innovation chair selkirk college nelson b.c., september 13, 2008
TRANSCRIPT
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