The Housing Crisis in Muskoka and the G.R.E.A.T Housing Project
Over the past decade, housing has become increasingly unaffordable in Ontario. This has taken shape in Muskoka in ways that are unique to this district’s economic and demographic profile. With a largely seasonal labour force, and with an aging population, working families are being priced out of housing and rental opportunities. Over the long run, this will impede, or otherwise interrupt, this district's ability to reproduce its own economy, which is largely dependent on tourism.
Consider that, according to the 2019 District of Muskoka Housing for Everyone (HFE) report 50.8% of tenants in Muskoka spend 30% or more of their income on shelter, which is not surprising for a district with a vacancy rate of %1.7 in 2017 (a healthy rate is 3%) (HFE, p.13). This is complicated by the fact that the housing market in Muskoka is largely informed by the Toronto market, which is far more expensive.
With many wealthy city residents retiring to Muskoka, development has been largely focused on detached units and condominiums for incoming residents, while many working families struggle to afford housing. Since the pandemic began, the situation has worsened. According to the Lakelands Association of Realtors,
The benchmark price for single-family homes was $725,500, increasing by 29.2% on a year-over-year basis in February. By comparison, the benchmark price for townhouse/row units was $600,900, an advance of 33.2% compared to a year earlier, while the benchmark apartment price was $513,900, up by 29.5% from year-ago levels. The median price for residential non-waterfront property sales in February 2022 was a record $865,000, an advance of 32.1% from February 2021.
This housing crisis is even more dire for those who are labeled with a disability or mental illness. 77% of respondents to the homelessness enumeration report are accessing ODSP or OW services (HER, p. 13). 59% of respondents reported having an acute/chronic medical illness condition. 42% reported having a physical disability and 51% reported having a mental illness. A 2018 Homeless Enumeration report also confirmed that indigenous people in Muskoka, like in the rest of Ontario, are overrepresented in the homeless population. Making up only 3.7% of the total district population, 17% of individuals responding to the report identified as being indigenous.
In the report Housing for Everyone the District recognized the need for an increase in market-protected housing solutions. Recognizing that the housing crisis was not a crisis of low supply -- “housing growth has been outpacing growth in year- round and seasonal residents over the last decade” -- the district committed to pursuing creative solutions focused on long term affordability.
The G.R.E.A.T Housing project is working towards providing one model to support long-term affordable housing. Drawing on community investment and community ownership the G.R.E.A.T. Housing project (GHP) will support and build permanently affordable housing that is healthy for the planet and for people. The affordable rental units for the pilot project will not convert to “market rate” and will be designed to last (which makes sense financially and environmentally). This project will include a focus on populations with a particularly strong need for housing. If the pilot project is successful we aim to build more housing under the same model.
Watch for an upcoming post on why green building makes sense for affordable housing!
Photo by Ahmed Nishaath on Unsplash