There is at least one thing that almost everybody agrees on: there is a housing crisis in Calgary and we need more affordable housing. The devil, as they say, is in the details.
The mayor has made the issue a priority and now the city is taking its first tentative steps towards creating an affordable housing strategy. A report was presented to the priorities and finance committee on March 4 outlining some of the issues in Calgary and some possible strategies to address them.
“Today’s report was really about starting us off on a process…. I hate to say community-wide discussion because it will be more than that, but to really examine the whole affordable housing system, the relationship between the federal, provincial and city governments, as well as the role of the private sector and the role of non-profits,” said Mayor Naheed Nenshi during the committee meeting.
While all members of the committee appeared to agree that steps need to be taken to address the current lack of housing, and voted unanimously to move forward with a strategy, the concern centred on finances — no one wants to be left with responsibility without the dollars to back it up. This is of particular concern with both the provincial and federal governments scaling back funding for affordable housing.
“It’s disappointing that we see no interest at the federal level, because cities can’t go it alone, and the issue is larger and requires a more complicated solution than what we can provide with property tax,” says Coun. Druh Farrell in an interview the day prior to the meeting.
The issue will be brought up with the province during negotiations on creating city charters.
The city and the agencies that provide housing are not able to keep up with demand. The combination of high rents, the flood, continued migration to the city and an aging population are all taking their toll, with over 3,000 applicants on the Calgary Housing Corporation’s waiting list.
The city’s exact role would have to determined, but the main thrust of the report places the city as a facilitator between the various housing organizations and developers to ensure that Calgary’s affordable housing stock grows in a way that best serves the community.
The city would likely resort to a combination of tools to grow the stock, including tax incentives, inclusionary zoning and mandated minimum affordable housing units in new developments.
Farrell, who appeared frustrated at Tuesday’s meeting with the lack of momentum on this topic over the years, says it’s time for more radical solutions to address the crisis. She would like to see rules around condominiumization (where lost rental stock would have to be replaced elsewhere), discussions about rent control and mandated affordable housing in new developments, but says the city would need provincial approval for such moves.
“We’re committed to affordable housing,” she says. “What we’re not seeing, we’re not seeing the market provide affordable market housing and that is one of the big struggles in Calgary.”
Of course, when dealing with issues of housing and homelessness, it’s not as simple as throwing up affordable units and walking away. There are various levels of need under the umbrella of affordable housing, from those working and unable to afford Calgary’s sky-high prices, to those who require services and support in transition from homelessness.
Judy Lapointe lives in a Calgary Homeless Foundation building operated by the YWCA in Lower Mount Royal. The former computer programmer, who now lives on AISH, is stressed at the moment because her building is transitioning to a more secure facility housing people with greater needs, and essentially forcing those tenants already in the building to move. This has left her suffering from anxiety.
“About three weeks ago, they gave everyone in the building notices that they have to move,” says Lapointe. “Our worker was on vacation at the time, so you just traumatized trauma victims and provided zero support whatsoever.”
She is critical of the foundation, accusing it of not listening to tenants, not providing enough warning for evictions or building changeovers, and for programs she says set you up for failure. “I’m so sick to death of being told that I’m mentally ill, when my behaviour is a reaction to mentally ill programs,” says Lapointe, who lists delusion, schizophrenia, paranoia, bipolar and personality disorder as her diagnoses. “Nobody would be acting normally and healthy if you’re in a box that says you’re set up to fail.”
Louise Gallagher, communications manager for the Calgary Homeless Foundation, which supports the city’s move to a housing strategy, says all those currently in Lapointe’s building will be provided housing and that the organization tries to work with all residents to address their concerns.
That level of complexity in dealing with individuals is just one aspect of the housing issue, highlighting just how long it might take to muscle through details at city council. But with more people moving to Calgary, a rental market with approximately one per cent vacancy and the average price for a single family home sitting at $482,529 in February, this is a problem that is going to continue to grow.
“Like it or not, this is a democracy, and when the problem affects the majority, the majority will create the change, but not until it reaches the majority — and we’re nowhere near that yet,” says Lapointe. “But the rate and speed at which it’s happening, it won’t take long.”