Non-Market Housing = Non-Speculative Housing

Housing is an essential public good and a key social determinant of health. The critical lack of safe, adequate affordable housing is particularly difficult to address from an upstream perspective, because housing is treated as a commodity, and increasingly, financial actors are using housing as a tool for investor profits (called the “financialization of housing”) and as a wealth-building asset.

Non-market housing is an important solution, because it permanently de-commodifies housing, decoupling it from the rapidly escalating real estate market. Stephan Corriveau, Executive Director of the Community Housing Transformation Centre suggests that we “rename ‘non-market housing’ to ‘non-speculative housing’: It needs to be made clear that the aim of non-market housing is, in fact, non-speculative.” In this kind of housing, rent is set at the cost to operate it, without a profit motive. While the costs to build and operate these homes may start off at non-affordable levels (given the high costs of land and construction), it quickly becomes more affordable over time. Check out this video from About Here that explains how this works.

Unfortunately, after several decades without public investment in non-market housing, we have very little of this type of housing in Canada. A report from the Federal Housing Advocate notes that social housing represents just 3.5% of Canada’s total housing stock, or 655,000 homes. Researchers Yushu Zhu and Hanan Ali describe how this current crisis stems from policies in the 1980s that restructured the housing system, cultivating a culture of homeownership and market supremacy.

A recent report by the CCPA makes the case that “A bold BC-wide plan to build a new supply of dedicated, non-market affordable housing should aim for a quarter of a million homes over the next decade.” The Federal Housing Advocate also suggests that government investments should prioritize non-market housing so it represents at least 20% of the rental housing stock in Canada, and the non-market housing sector should be supported to build its capacity to develop and operate more housing. 

We envision an upstream solution: a supportive local ecosystem for grassroots advocates who want to collaborate to increase community ownership of wealth-building assets such as land, housing and local businesses. We believe this is an essential strategy to enable communities to exercise meaningful control over their local economic futures and address complex root causes of inequities in health and wellbeing. 

The KFPC takes a systems-change approach to food sovereignty and housing for all. We acknowledge that colonial, capitalist, racist, patriarchal systems are holding unjust and inequitable food and housing systems in place. More community-based ownership of land and wealth generating assets can create meaningful community-led power for change. 

“It is time to reorient housing systems across the world away from financialization and toward housing as a social good and fundamental human right” (Make the Shift).

The Importance of Housing Diversity

Think about your neighbourhood. Are you surrounded by people living in the same style of dwelling that you inhabit—a single family home on an individual lot, or an apartment or condo in a building with many stories? Many urban planners—and citizens—think that the best neighbourhoods are not homogenous, but feature a diversity of housing types that cater to different family sizes, ages, preferences, needs, incomes and lifestyles. Increasing the density and variety of homes in a neighbourhood has a wide range of benefits: it helps reduce the critical need for additional housing, increases affordability and creates places where a diversity of people can connect with neighbours. Planning such neighbourhoods to include green spaces or other public common areas, and to be within walking distance of amenities like grocery stores, schools, etc. allows people to be physically active, as they meet their needs close to home. It also creates opportunities for community gardens, fruit trees, food commons, and other community food assets (Happy Cities).

There are many options, with a variety of names, which often overlap: duplexes, 3-, 4- and 6-plexes, townhomes, fee simple row homes, basement apartments, walk-ups, laneway homes, co-op and co-housing developments, “bungalow courts,” etc. Neighbourhoods full of a diversity of homes like these—as well as a scattering of single-family homes and apartment/condo towers, concentrate more residents and tax revenue in a single area and make efficient use of infrastructure—including water and sewer mains, streets, sidewalks and transit routes. This type of housing is often referred to as the “missing middle” in many cities, and their absence is considered to be part of the affordability crisis. 

 Not only does the missing middle include a range of housing types, but also a diversity of development types: co-ops, market housing and a mixture of market and below market housing, and they can be community-led, developer-led, city-led, or collaborative projects.   They surround, or create increased demand for offices, shops, restaurants, services—and thus allow people to work, play and meet their various needs near home, more often by walking or rolling (on bikes, in scooters, etc.) than driving. Such neighbourhoods are often described as “complete.” Research has shown that they create resilient, inclusive communities where people choose to live because they are happier and healthier, spending less time commuting, and have more access to nature, as well as increased social connection. 

Examples of Complete Neighbourhoods

Complete neighbourhoods are identified as an important value in the City of Kamloops Official Community Plan (KAMPLAN). The KFPC emphasises two additional dimensions: 1) generous and integrated greenspace for recreation, natural processes, and gardens, and 2) incorporating ecosystem services into every aspect of a neighbourhood. It is useful to look at examples of how complete neighbourhoods have been used effectively in other places to create more community wellbeing. Some such examples include Toronto’s St. Lawrence neighbourhood, or Benny Farms in Montreal. You can learn more about these examples and  how they can benefit our community in our blog post: The Importance of Complete Neighbourhoods. 

Policy Recommendations

Invest in Non-Market Housing

• All levels of government should be investing in building more non-market housing as a permanent solution to the housing crisis.

Build Capacity in the Community Housing Sector

• The Community Housing Sector, including local governments, Indigenous communities, land trusts, cooperatives and non-profit organizations are important partners for the operation of non-market housing. These organizations need support to build capacity to deliver more affordable housing, including support for growing development management expertise, access to technical resources such as accounting and legal services, and early stage development funding. 

Foster community food assets and green spaces

• Introduce requirements and incentives to increase the frequency/size of community food assets, green spaces and other common spaces.

Incentivize walkable neighbourhoods, small businesses and plazas

• Create the environment for walkable neighbourhood grocery stores to thrive, with the goal of having fresh, healthy food, attainable by foot, reachable by all income groups.

• Incentivize more plazas, parklets and public commons spaces.

Change zoning and development regulations to support diverse housing options

• Continue to promote zoning changes to allow for increased density in core, walkable neighbourhoods, such as a reduction in lot size required for a home, required space between homes, etc.

• Create incentives for developers that include more shared spaces or amenities in multi-family buildings—especially practical, commonly used spaces, like wide corridors with seating areas, laundry rooms next to play spaces or lobbies, or a common kitchen or root cellar. Expand the current definition of social spaces and provide guidelines for developers about new definitions.

• Create policies that increase security of tenure and affordability such as streamlined approval processes, tax exemptions and fee waivers for projects that produce affordable homes.

Reduce Parking Requirements

• Further reduce mandatory requirements for parking spaces for new housing developments, particularly non-market developments.

Increase alternative transportation options

• Invest in more public transportation, active transportation routes, and car share programs.