ONE YEAR LATER — Prime Minister JUSTIN TRUDEAU is returning from vacation and has just three weeks to go until the big huddle at the upcoming Cabinet retreat, with potentially a year of government left on the clock before the next election.
Around this time last year, MIKE MOFFATT of the Smart Prosperity Institute and TIM RICHTER of the Canadian Alliance to End Homelessness attended a Cabinet retreat to brief ministers on just how bad Canada’s housing crisis had become and how Ottawa should set about digging the country out of the hole. Moffatt is not set to appear at this year's edition, which starts Aug. 25 in Halifax, but Playbook wanted to check in with one of the government’s housing whisperers for an idea of where things should be headed. — The more things change: “The housing situation continues to deteriorate,” Moffatt tells Playbook, “not because of anything necessarily the government did, but just higher interest rates that have really broken this market.” Rents across the country jumped almost 9 percent year on year and governments are trying to address the crisis, yet affordability continues to worsen, he said. A shortage of construction labor isn’t a major problem now like it was this time last year with layoffs due to declines in housing starts, but that will boomerang back when the sector tries to ramp up building again. There are, meanwhile, shortages in some places at the municipal level in such key areas as issuing building permits and approvals. — Three big things: The government nixing the GST on purpose-built rentals, which it announced last year, has been “particularly helpful,” along with pouring more funding into infrastructure and mortgage markets. “There is more work to be done, but certainly over the last 12 months, they really have moved in the right direction.” — Three more big ideas: On top of putting the pedal to the metal on implementing what they’ve already set in motion since last year, the government could … → Kill “unfortunate loopholes.” Moffatt pointed to a “fantastic” funding requirement that prevents municipalities from raising development charges — but it only applies to cities of 300,000 people or more. “So, we're seeing cities like Burnaby, B.C., which are under that threshold, substantially increase development charges.” → Do more on improving the home-ownership situation. By removing the GST on home ownership and housing construction under a certain threshold, for example. → Stem population growth, which is driving a lot of housing demand. Moffatt said rent growth is starting to slow in some areas, particularly college and university cities, and it “does seem like some of the changes that the federal government has made to international students are starting to bear fruit, but they need to go a lot further on this and they need to have a coordinated plan.” Immigration Minister MARC MILLER said recently he's talking with provinces about adjusting the number of long-term visas that get issued to students, and has already brought in a new cap on international student visas. But a statement in which the Bank of Canada recently called the federal government's targets on temporary residents into question “should be a wakeup call,” Moffatt said. “It's very, very unusual for the Bank of Canada to start questioning the credibility of federal policy, so … the government really needs to have a credible plan on this.” — More pain on the horizon: Moffatt says he doesn’t have an apocalyptic scenario for homeowners from the much-dreaded “mortgage wall” or “cliff” that’s grabbed headlines — that is, the massive amount of Canadians renewing their mortgages while rates are high — but it won’t be pretty as they get locked in for a rough ride. “I'm not expecting it to lead to a wave of mortgage defaults or anything like that, but it is going to be painful for a lot of families as those turn over. What helps the most with those is Bank of Canada rate cuts. Luckily, we've seen two rate cuts in the last two decisions and I think we're seeing we're likely to see one or two more by the end of the year, which will certainly help.” — Days until the next rate date: 33. — The political outlook: The housing file will be “incredibly challenging” for the governing Liberals as they inch toward the next election. “Things need to get better quickly because I do feel that younger Canadians, say under the age of 35 or so, have really given up hope.” |
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