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INCREASING the AFFORDABILITY of RENTAL HOUSING in CANADA: an Assessment of Alternative Supply-Side Measures* by Marion Steele and Peter Tomlinson
Volume 3•Issue 2• September 2010 INCREASING THE AFFORDABILITY OF RENTAL HOUSING IN CANADA: An Assessment of Alternative Supply-side Measures* by Marion Steele and Peter Tomlinson ABSTRACT Homelessness is a serious social problem that is unlikely to be solved by grand proclamations or a single policy initiative. It is, more likely, to be solved by the introduction of innumerable changes both in how we understand the problem and how we approach its solution. In this paper we examine the costs and benefits of tax measures that would promote greater involvement of the private sector in the provision of affordable housing. We also examine the costs and benefits of a variety of regulatory initiatives. In an earlier era, centrally directed federal-provincial grant programs for housing run by governments and non-profit organizations were the means of providing affordable housing. Most of the proposals in this paper, in contrast, aim to harness the energy and the efficiency-promoting competition of the private sector. The focus is on decentralized decision-making. Some measures would depend heavily on individual entrepreneurs and non-profit organizations. Others would depend on municipal governments, whose program capacities have grown greatly in recent decades and whose closeness to their constituencies makes them well-placed both to develop and to deliver supportive measures. Our assessment of possibilities suggests that a low-income housing tax credit best balances effectiveness with the need to minimize costs on strained government budgets. Tax measures aimed at investors in multi-unit rental buildings are also likely to meet these criteria. * This is a revised version of a discussion paper commissioned for the Experts’ Roundtable, 26 October 2009, on tax and regulatory policies to increase the supply of affordable rental housing, co-sponsored by the University of Calgary’s School of Public Policy and the Calgary Homeless Foundation. -
ONTARIO HYDRO CA9301039 Nf — 13/73
ONTARIO HYDRO CA9301039 n f — 13/73 rT m *rr! w~ LET'S GIVE TOMORROW A HAND serves the people of Ontario by supplying reliable electricity services at a competitive price. It provides consumers with information and programs on the wise use of energy and offers customers financial incentives to invest in energy efficient technology. Ontario Hydro has assets of more than S4.i billion, making it one of the largest public utilities in North America. 1 he Corporation employs more than _;.Odd regular and approximately 6.01)0 part-time and temporary staff. Created in M>f> by special provincial statute. Ontario Hydro operates under the Power Corporation Act to deliver electricity throughout Ontario. It also produces and sells steam and hot water as primary products. It regulates Ontario's municipal utilities and. in co-operation with the Canadian Standards Association, is responsible for the inspection and approval of electrical equipment and wiring throughout the province. Ontario Hydro operates 31 hydroelectric, nuclear and fossil-fuelled generating stations as well as a transmis- sion system that distributes power to customers across the province. The Corporation supplies electricity directly to about ^25.000 rural retail customers. It also sells power to .^1 I municipal utilities serving 2.2 million Ontario customers, and provides electricity directly to almost 110 large industrial customers with load requirements in excess of five megawatts. Ontario Hydro is a financially self-sustaining corporation without share capital. Bonds and notes issued by Hydro are guaranteed by the Province of Ontario. The Corporation is governed by a Board of Directors, consisting of up to 1" members. -
Framework Planning
PORT LANDS PLANNING FRAMEWORK Purpose / Elements of the Planning Framework The Purpose of the Port Lands Planning Framework is to: Elements of the Planning Framework: • Integrate the other planning initiatives currently underway • An overall vision for the Port Lands and development objectives • A connections plan which will identify: • Update and refresh the vision for the Port Lands o Major and intermediate streets o Major pedestrian and cycling facilities • Provide a comprehensive picture of how the area should redevelop over the long-term and o A transit plan that also addresses City Council direction reconcile competing interests • Generalized land use direction • Provide a flexible/adaptable planning regime • Identification of character areas • A parks and open space plan which will define: • Ensure sustainable community building o Green corridors o District / Regional parks • Ensure that public and private investments contribute to the long-term vision and have o Water’s Edge Promenades lasting value • A heritage inventory and direction for listing/designating heritage resources • Provide the basis for Official Plan amendments • Urban design principles and structure plan: o Built form and building typologies • Resolve Ontario Municipal Board appeals of the Central Waterfront Secondary Plan o Special sites (catalyst uses) o Relationship of development to major public spaces o Urban design context for heritage features o Identification of major views • A high -level community services and facilities strategy • Implementation and phasing direction PROCESS WE ARE HERE PHASE 2: PHASE 1: PHASE 3: Vision / Background Recommendations Alternatives CONSULTATION Public Meeting | November 28, 2013 PORT LANDS PLANNING FRAMEWORK Port Lands Acceleration Initiative Plan (PLAI) EASTER N AV.E DON VALLEY PARKWAY EASTERN AVENUE Don River DON RIVER NOD RI REV STREET LESLIE KRAP LAKE SHORE BOULEVARD EAST Port Lands Acceleration Initiative (PLAI) TRLYA DRS The PLAI was initiated in October 2011 to: New River Crossing DON ROADWAY CARLAW AVE. -
Journals of the Legislative Assmbly of the Province of Ontario, 1951, Being the Third and Fourth
ONTW- JOURNALS OF THE OF THE PROVINCE OF ONTARIO From the 1st of February to 5th of April, 1951 Both Days Inclusive; And from the 24th to the 27th of September, 1951 Both Days Inclusive IN THE FIFTEENTH YEAR OF THE REIGN OF OUR SOVEREIGN LORD KING GEORGE VI BEING THE Third and Fourth Sessions of the Twenty-Third Legislature of Ontario SESSIONS 1951 PRINTED BY ORDER OF THE LEGISLATIVE ASSEMBLY VOL. LXXXV ' iZ., * \ ., ' ! i "r ','T'^M or r; :. u ONTARIO TORONTO Printed and Published by Baptist Johnston, Printer to the King's Most Excellent Majesty 1951 INDEX Journals of the Legislative Assembly, Ontario 15 George VI, 1951 3rd SESSION TWENTY-THIRD LEGISLATURE FEBRUARY 1st APRIL 5th, 1951 \ CTIVE SERVICE ELECTION ACT, 1951, THE: Bill No. 134, introduced and referred to Select Committee on Election Laws, 194. Reported, 223. 2nd Reading, 247. House in Committee, 250. 3rd Reading, 270. Royal Assent, 274. (15 George VI, cap. 1,) ADJOURNMENT OF THE HOUSE: See Legislative Assembly. ADMINISTRATOR OF THE PROVINCE: Recommends resolutions to the House, 55, 95. See also Lieutenant-Governor. ADOLESCENT SCHOOL ATTENDANCE ACT, THE: Question No. 14 as to issue of home permits and employment certificates under, 10. Answered, 177. ADOPTION ACT, THE: 1. Amendment to, forecast in Speech from Throne, 7. 2. Bill No. 51, to amend, introduced, 14. 2nd Reading, 43. House in Committee, 70. 3rd Reading, 74. Royal Assent, 272. (15 George VI, cap. 2.) AGED, HOMES FOR: See Homes for the Aged; also Homes for the Aged Act. AGRICULTURAL COLLEGE: See Ontario Agricultural College. AGRICULTURAL COMMITTEES ACT, THE: Question No. -
Public Accounts of the Province of Ontario for the Year Ended March
PUBLIC ACCOUNTS, 1994-95 MINISTRY OF AGRICULTURE, FOOD AND RURAL AFFAIRS Hon. Elmer Buchanan, Minister DETAILS OF EXPENDITURE Voted Salaries and Wages ($87,902,805) Temporary Help Services ($1,329,292): Management Board Secretariat, 1,220,010; Accounts under $50,000—109,282. Less: Recoveries from Other Ministries ($196,635): Environment and Energy, 196,635. Employee Benefits ($13,866,524) Payments for Canada Pension Plan, 1 ,594,486; Dental Plan, 95 1 ,332; Employer Health Tax, 1 ,702,083; Group Life Insurance, 170,970; Long Term Income Protection, 1,028,176; Supplementary Health and Hospital Plan, 1,016,690; Unemployment Insurance, 3,017,224; Unfunded Liability— Public Service Pension Fund, 1,024,574. Other Benefits: Attendance Gratuities, 401,716; Death Benefits, 18,660; Early Retirement Incentive, 467,244; Maternity/Parental/Adoption Leave Allowances, 530,045; Severance Pay, 1,494,057; Miscellaneous Benefits, 51,035. Workers' Compensation Board, 315,097. Payments to Other Ministries ($152,141): Accounts under $50,000—152,141. Less: Recoveries from Other Ministries ($69,006): Accounts under $50,000—69,006. Travelling Expenses ($3,859,979) Hon. Elmer Buchanan, 7,002; P. Klopp, 3,765; R. Burak, 9,912; W.R. Allen, 13,155; D.K. Alles, 16,276; P.M. Angus, 23,969; D. Beattie, 12,681; A. Bierworth, 14,510; J.L. Cushing, 12,125; L.L. Davies, 11,521; P. Dick, 16,999; E.J. Dickson, 11,231; R.C. Donais, 10,703; J.R. Drynan, 10,277; R. Dunlop, 10,662; JJ. Gardner, 43,319; C.L. Goubau, 12,096; N. Harris, 12,593; F.R Hayward, 26,910; M. -
Tenancy Rent Control and Credible Commitment in Maintenance
TENANCY RENT CONTROL AND CREDIBLE COMMITMENT IN MAINTENANCE Richard Arnotty Elizaveta Shevyakhovaz April 2007 Abstract Under tenancy rent control, rents are regulated within a tenancy but not between tenancies. This paper investigates the e¤ects of tenancy rent control on housing quality, maintenance, and rehabilitation. Since the discounted revenue received over a …xed-duration tenancy depends only on the starting rent, intuitively the landlord has an incentive to spruce up the unit between tenancies in order to “show” it well, but little incentive to maintain the unit well during the tenancy. The paper formalizes this intuition, and presents numerical examples illustrating the e¢ ciency loss from this e¤ect. Keywords: tenancy rent control, rent control, maintenance, housing quality, rehabilitation, credible commitment JEL Classi…cation: R21, R38 The authors would like to thank seminar participants at the MIT Real Estate Seminar and session participants at the 2005 North American Regional Science Association Meetings, especially the discussant, John Quigley, for useful comments on an earlier draft of the paper. yCorresponding Author ([email protected]). Department of Economics, Boston College, Chestnut Hill, MA 02467 zDepartment of Economics, Boston College, Chestnut Hill, MA 02467 1 Tenancy Rent Control and Credible Commitment in Maintenance 1 Introduction Tenancy rent control is a form of rent control in which rents are regulated within a tenancy but may be raised without restriction between tenancies; more speci…cally, the starting rent for a tenancy is unregulated but the path of nominal rents within a tenancy, conditional on the starting rent, is regulated, typically causing rents to rise less rapidly over the tenancy than they would in the absence of controls1. -
Killam Apartment REIT 2017 Annual Report
Home. For all. Killam Apartment REIT Annual Report 2017 About Killam Profile Growth Strategy Killam Apartment Real Estate Investment Trust (“Killam”, or Killam’s strategy to maximize value and long‐term “Killam Apartment REIT”) is a growth-oriented investment profitability is focused on three priorities: trust owning, operating, and developing apartments and • Increasing the earnings from its existing portfolio; manufactured home communities (“MHCs”). Killam owns a • Expanding the portfolio and diversifying $2.3 billion real estate portfolio, located in Atlantic Canada, geographically through accretive acquisitions, with Ontario, and Alberta. an emphasis on newer properties; and • Developing high‐quality properties in its core markets. Mission Core Values To have caring staff deliver clean, safe, quality housing to tenants who are proud to call our properties home. Emily Anne & Family Calling Killam Home Since 2016 2 KILLAM APARTMENT REIT | 2017 2017 Highlights Home. For all. Killam launched its Home. For all. advertising Total Unitholder Return campaign in October 2017. This program provides a window into the lives of Killam’s residents, demonstrating just how much “home” matters to the 24.3% diverse group of people who live in Killam’s properties. This campaign features several residents – young Increase in Same Property loves and vintage loves, supermoms and superheroes, Net Operating Income (“NOI”) teenagers and couples who have been together since their teens, showcasing the rich diversity of Killam’s 3.6% communities. Acquisitions Completed $200M Debt to Total Assets 48.7% Tenant Satisfaction Survey Results 90% Letter to Unitholders 4 Asset Portfolio 16 Management’s Discussion & Analysis 25 Financial Statements 74 Five-Year Summary 107 @killamapartments killam.apartments @KillamTweets snapsofkillam KILLAM APARTMENT REIT | 2017 3 Letter to Unitholders Dear Unitholders, I am pleased to report that 2017 was a very successful year Our portfolio performed very well in 2017, achieving its for Killam. -
MARKET DIPERFEC'l'iors ARD the ROLE OP RER'l' RBGOLATIORS IN
MARKET DIPERFEC'l'IORS ARD THE ROLE OP RER'l' RBGOLATIORS IN THE RESIDENTIAL RER'l'AL MAR1tET by J. David Bulcbanski School of Comwunity and Regional Planning University of British Columbia Research Study No. 6 COllll.ission of Inquiry into Residential Tenancies Toronto Published by the Conunission of Inquiry into Residential Tenancies, December 1984 Printed in Canada ISSN - 0823-4418 ISBN - 0-7743-9916•3 Copies of this report are available from the Ontario Government Bookstore, 880 Bay Street Toronto, Ontario, M7A 1N8. Telephone: 416-965-6015; toll-free 1-800-268-7540; area code 807, ask operator for Zenith 67200. The views expressed in this paper are those of the author and not necessarily those of the Conmission. CONTENTS Introduction Part I. The Rental Housing Market: Problem or Solution? 4 1. Major Elements of the Rental Housing Problem 4 1.1 The Gap Between Affordable Rents and Existing Rents 5 1.2 The Gap Between Existing Rents and Financial Recovery Rents 8 1.3 Is the Rental Market the Problem or the Solution? 12 2. Measuring the Market Impacts of Rent Regulations _14 2. 1 The Lack of Reliable Evidence 14 The Counterscenario 15 The Impact Domain Problem 15 2.2 Unsupportable Negative Impact Claims 16 2.3 Why Are Rent Regulations So Controversial? 22 Ideology 22 Little Agreement on Social Priorities 22 Misunderstandings about the Nature of the Existing Rent Regulation System 23 Assumptions About the Actual Impacts and Effectiveness of Rent Regulation 23 Economic Self-Interest 24 3. Problematic Characteristics of the Residential Rental -
Kristjana Loptson
The “Housing Economy” and Housing Insecurity in Canada by Kristjana Loptson A thesis submitted in partial fulfillment of the requirements for the degree of Doctor of Philosophy Department of Political Science University of Alberta © Kristjana Loptson, 2017 Abstract This dissertation situates Canada’s housing system, and the policy framework that shapes it, within a broad political economy context in order to understand the evolving nature of housing in the country. The study is motivated by a concern about the social implications of rampant housing insecurity, which occurs when households cannot access, or have only insecure access to adequate housing. Housing insecurity manifests in a range of ways and is reflected in the high number of people presently experiencing or at risk of homelessness; in the low rental vacancy rates in many cities; in the number of evictions occurring due to rent arrears; in long social housing waiting lists; and in shelter costs that are, across the country, unmanageably high for many households. I contend that identifying and understanding the barriers preventing effective policy responses to housing insecurity requires a careful analysis of Canada's complex housing system, including appreciating how profoundly important housing assets have become to Canada’s economy. Homeownership has come to serve as a crucial financial instrument, and this political economic reality has transformed the meaning of housing tenure and seriously constrained housing policy options. A core contention of this dissertation is that as Canada's housing system has evolved, the Canadian economy has increasingly developed into a “housing economy”— a term I use to describe a paradigm of economic growth characterized by a highly financialized housing system in which a substantial proportion of the country’s wealth and debt are generated and stored. -
The Canadian Parliamentary Guide
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Government Series RG 3-23 Premier Leslie M. Frost General Correspondence
List of: Government Series RG 3-23 Premier Leslie M. Frost general correspondence Reference File Item Title and Physical Description Date Ordering Information Code Code RG 3-23 Aa - Ad 1949-1961 To view, order RG 3-23, in 1 file of textual records container B292277 RG 3-23 Adams 1950-1961 To view, order RG 3-23, in 1 file of textual records container B292277 RG 3-23 Abernethy, Mr. W.W. 1952-1958 To view, order RG 3-23, in 1 file of textual records container B292277 RG 3-23 Abitibi Power and Paper Co. 1957-1961 To view, order RG 3-23, in 1 file of textual records container B292277 RG 3-23 Abitibi Power and Paper and Grand Trunk Pacific 1951-1960 To view, order RG 3-23, in Blocks (2) container B292277 1 file of textual records RG 3-23 Ackerman, Mr. P., Montreal 1951-1959 To view, order RG 3-23, in 1 file of textual records container B292277 RG 3-23 Acres, Mr. A.H., Britannia Bay 1951 To view, order RG 3-23, in 1 file of textual records container B292277 RG 3-23 Administration of Justice C'tee 1956 To view, order RG 3-23, in 1 file of textual records container B292277 RG 3-23 Adolphustown, proposed Prov. Park 1956-1959 To view, order RG 3-23, in 1 file of textual records container B292277 RG 3-23 Adoption Practices 1957 To view, order RG 3-23, in 1 file of textual records container B292277 RG 3-23 Advertising 1958-1959 To view, order RG 3-23, in 1 file of textual records container B292277 RG 3-23 Ae - Ag 1952-1960 To view, order RG 3-23, in 1 file of textual records container B292278 RG 3-23 Agriculture, Dept of - Minister's File 1952-1961 -
694 STATISTICAL YEAR-BOOK the Following Are the Lists of The
694 STATISTICAL YEAR-BOOK The following are the lists of the members of the several Provincial Legislatures :— PROVINCE OF ONTARIO. LEGJSLATIVE ASSEMBLY, 1903. SPEAKER—Hox. WILLIAM A. CHARLTON. CLEKK—CHAS. CLARKE. Constituencies. Representatives. Constituencies, Representatives. Addington Reid, James Middlesex, West. Ross, Hon. Geo. W. Algoma Smyth, W. R. Monck Harconrt, Hon. R. Brant, North Burt, Daniel Muskoka Vacant. Brant, South Preston, Thomas H. Nipissing, West.. Michaud, Joseph Brockville Graham, Geo. P. Ni pissing, East.. James, M. Bruce, Centre.... Clark, Hugh Norfolk, North .. Little, Archibald Bruce, North Bowman, Chas. M. Norfolk, South. Charlton, Hon. W. A. Bruce, South Truax, R. A. NorthumbTnd,E. Wilkmghby, William A. Cardwell Little, E. A. Northumb'l'nd, W Clarke, Samuel Carleton Kidd, G. N. Ontario, North .. Hoyle, W. H. Dufferin Barr, John Ontario, South... Dryden, Hon. J. Dundas Whitney, J. P. f Murphy, Dennis Durham, East.... Preston, Josiah Ottawa. Powell, C. B. Durham, West... Rickard, William Oxford, North... Pattullo, Andrew Elgin, East Brower, C. A. Oxford, South.... Sutherland, D. Elgin, West Macdiarmid, Finlay G. Parry Sound Carr, Milton Essex, North Reaunie, Joseph C. Peel Smith, J. Essex, South Auld. John Allan Perth, North .... Brown, John. Fort William and Perth, South Stock, Valentine Lake of the Woods Cameron, D. C. Peterborough, E. Anderson, William. Frontenac Gallagher, John S. Peterborough, W. Stratton,Hon. J. R. Glengarry McLeod, Wm. D. Port Arthnr and Grenville Joynt, R. L. Rainy River ... Conmee, James Grey, Centre Lucas, J. B. Prescott Evanturel, Hon. F. E. A. Grey, North Boyd, G. M. Prince Edward... Currie, Morley Grey. South Jamieson, D. Renfrew, North.. Vacant.