HomeMy WebLinkAboutDSD-20-006 - Affordable Housing Strategy Phase 2 - Housing Needs AssessmentDate:January 24, 2020
To:
Council and Corporate Leadership Team
From:
Justin Readman, General Manager, Development Services
cc:
Jeff Bunn, Deputy City Clerk
Subject:DSD-20-006Affordable Housing Strategy Phase 2: Housing Needs Assessment
Regarding Item #7 from the Community & Infrastructure Services Committee recommendation,
we ask Council to approve the following revised recommendation:
“THAT Council receive report DSD-20-006 (Affordable Housing Strategy Phase2: Housing
Needs Assessment, AS AMENDED, and direct staff to proceed to Phase 3: Issues and
Options using the Needs Assessment as part of the basis for stakeholder engagement.”
Updated information has recently been received from CMHC, KW Realty Board and our year
endthat necessitates revisions to the Housing Needs Assessment. Staff have made the
changes and posted a revised Needs Assessment.Hard copies will be made available to
members of Council.Changes (in bold) include:
1.RevisedKey Finding/Conclusion2–Housing in recent years has become increasingly
unaffordable for an increasingly larger share of Kitchener’s population. Incomes are not
keeping pace with rising costs of rental and ownership housing. Inflation increased by 18%,
average rents have increased by 41%and average housing prices increased by 104%
during the period 2009to 2019.Most of the increase in rents and housing prices occurred
from2016 to2019.
2.RevisedKey Finding/Conclusion6–Existing rental units in the primary market are not
meeting demand. Average rental vacancy rates are 2.2%, despite the additionof 400
new rental units in 2019.Market rental housing is becoming too expensive for an
increasing number of people. Based on the number of rental households in core need
paying more than 30% of income on housing costs,more than 9,300 new affordable
rental housing units are needed for people with householdincomes under $63,000in
Kitchener. (A new chart is includedto provide further details on rental housing affordability)
3.RevisedFigure 67: Average Re-sale Price of Houses and Income Required to Own –
Updated to include information as of year end. The report previously noted information as
at the end of Oct 2019. At 2019 year end,average housing prices had increased between
$6,000 to $10,000 depending on housing form from the end of October to the end of
December.The higher incomes required to afford the increased prices have been included
in the revised figure.
4.RevisedFigure 73: Number of Housing Starts–The 2019 year end total of housing starts
is 3,500 units.(The report previously noted 1,500 units as at theend of October 2019)
5.Edits and page renumberinghave been made.
REPORT TO: Committee
DATE OF MEETING:January 13, 20
SUBMITTED BY:Justin Readman,GeneralManager,Development Services
519-741-2200 ext. 7646
PREPARED BY:Karen Cooper,Manager,Strategic and Business Planning,
519-741-2200 ext.7817
Brandon Sloan, Manager,LongRange&Policy Planning,
519-741-2200 ext.7648
WARD (S) INVOLVED:All
DATE OF REPORT:December 23,2019
REPORT NO.:DSD-20-006
SUBJECT:Affordable Housing StrategyPhase 2:Housing Needs Assessment
RECOMMENDATION:
THAT Council receive Report DSD-20-006 (Affordable Housing Strategy Phase 2:
Housing Needs Assessment),and direct staff to proceed to Phase 3: Issues and Options
using the Needs Assessment as part of the basis for stakeholder engagement.
PURPOSE:
This report presentsthe Housing Needs Assessment prepared by staff with contributionsfrom
the Affordable Housing Strategy Advisory Committee.The Housing Needs Assessment is
included as Appendix Bto this report. The Housing Needs Assessment provides:
A common
Identification of housing needs and gaps in the existing and projected housing supply
Information to addressprovincial requirements in assessing the feasibility of inclusionary
policies and zoning to provideaffordable housing indevelopment applications
Information to support the development of an Affordable Housing Strategy for the city.
BACKGROUND:
Over the last several years, the housing situation in Kitchener has significantly changed. The
community andCouncil have raised concernsoverthe wide range of housing needs in our
community and are seeking direction on local government actions the City can undertake to help
address theconcerns.
Between 2015 and 2017,the City of Kitchener considered municipal planning and financial tools
to support affordable housing and establishedan ongoing programthat provides fee waiver
incentives to non-profit housing providers creating affordable housing.
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
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On June 24, 2019 Council approved the 2019-2022 Strategic Plan,including the Caring
Community Goal which focuses in part onhelping to make housing affordable and the strategic
action to create an Affordable Housing Strategyby 2020. It is important to Council that the
Strategy be developed in collaboration with the Region of Waterloo, the community and the
development industry. Council also received on June 24, 2019 a 5 phase Work Plan to complete
the strategy, included as Appendix A to this report. Councillors Chapman, Michaud, Schnider
and Singh were appointed as Council representatives to the Advisory Committeeproviding
advice to staff on developing the Strategy.Funding was provided in the 2019 and 2020 budgets
to support the Strategy development. The Strategy is a 2020 Business Plan project.
REPORT:
Phase 1 ofthe Work Planto develop the Strategy is complete. It included:
Developing the project work plan,
Draftingthe Advisory Committee Terms of Reference,
Draftingan Engagement Plan,
RecruitingAdvisory Committee members,
Co-Chairs Karen Coviello and Justin Readman hosting the first meeting of the Advisory
Committee to review the draft terms of reference and the draft engagement plan.
The Housing Needs Assessment attached to this report as Appendix Bcomprises the Phase 2
deliverable of the Work Plan. It included:
Collecting, compilingand analyzingvarious aspects of data related to:
o Context:
activities,
o People:Housing demand:Population and household projections,Socio-economic
and demographic variables income, household composition, etcetera
o Housing Supply:age, condition, form, location
o Development Activity:status of meeting growth projections, applications
o Homelessness:shelters, supportive and transitional housing, poverty
o Gaps:data and information not available, and gaps in housing or services
Providing information to help assess the feasibility ofInclusionary Zoning in Kitchener.
Figure 1illustrates how the Housing Needs Assessment informsthe Affordable Housing Strategy.
Figure 1 -Housing Assessment as Input to Affordable Housing Strategy
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Figure 2-Housing Continuum
The housing continuumrepresents the range of housing options availableto people. At one end
of the continuum there are people in crisis without housing, in shelters, living with housing
insecurity, or with housing in a poor state of repair. Further along are people living in transitional
and supportive housing or community housing where housing costs are subsidized. In the
middle are affordable rental and ownership housingoptions that people with moderate incomes
can afford. Until recently most households in Kitchener had a wide range of housing options they
could afford,but this is no longer the case. Now, nearly 80% of ownership housing units are only
affordable for the 35% of Kitchener households that have high incomes. Undertaking a Housing
Assessment helps us understand the forces on the housing continuum that make it more, or
less, suitable for people and more, or less, affordable for people.
Kitchener is a dynamic city experiencing recent growth and development which is expected to
continue in the future. The city attractsa wide diversity of people eager to live and work in the
community. The city is changing with taller buildings and a trend to smaller household sizes.
Over a 25-year period, Kitchener is expected to grow by approximately 80,000 people, which is
equivalent to about 35,000 new households.This growth brings both benefits and challenges.
The challenge addressed in the Housing Assessment is the impact on housing affordability for
existing and future residents.
Key Findings
1.The current housing delivery and support systemis not functioning effectively.
Housing needs are not being met and the existing silo approach by levels of government,
non-profits, institutions and the private sector is not as effective as needed.
2.Housing in recent years has become increasingly unaffordable for an increasingly
. Incomes are not keeping pace with rising costs of
rental and ownership housing. Inflation increased by 18%, average rents increased by 35 %
and average housing prices increased by 88% from 2008 to 2018. Most of the increase in
rents and housing prices occurred between 2016 and 2018.
3.Poverty and Core Housing Need is increasing in the City of Kitchener.Food Bank use
is increasing. The most significant increase has been by single people which has nearly
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doubled since 2014, from 25% to 49%.The number and percentage of people in Core
Housing Need is increasing. In 2016, 12,125 households in Kitchener were in core housing
need; making up 13.5% of all households and up from 11.9% of all households in 2011. Most
(94.8%) of the households in core housing need were a result of the housing affordability
standard, spending more than 30% of household income on housing.
4.Visible homelessness is increasing. People experiencing homelessness are diverse.
Youth are a growing part of the homeless population.People experiencing homelessness
with addiction and mental health challenges are a growing part of the homeless population.
Their challenges are also increasingly more complex, requiring higher levels of support to
find and sustain housing and to access treatment.
Existing shelter space is not adequately funded, does not meet best practice standards, does
not meet diverse needs and not enough shelter space is provided in Kitchener to meet needs.
Existing transitional and supportive housing does not meet existing needs in terms of amount
of housing or nature of support. Due to the transient nature of people who are homeless, it
is challenging to estimate the amount of housing needed, however survey data and shelter
use indicate between 250 to 750 supportive housing units are needed to meet existing
demand.
5.Existing community housing in Kitchener is not meeting existing demand. There are
approximately 4,500 units of existing community housing in Kitchener, representing
approximately half of the regional supply. The turnover in community housing
accommodation units across the region is 300 units per year. Waiting list information is not
readily available in a form that can be analyzed to inform Kitchener specific needs,3,750
households on the waiting list for community housing have requested to live in Kitchener
this means over 3,000 new units of community housing are needed in Kitchener, in
addition to the existing supply
6.Existing rental units in the primary housing market are not meeting demand.Market
rental housing is becoming too expensive for an increasing number of people. Based on the
number of rental households in core need,the amount of new affordable rental housing
needed for people with low to moderate incomes is over 8,000 rental units.
7.Attaining affordable housing is especially challenging for:
Homeless especially for people with mental health and addiction challenges
Students and youth
Recent immigrants
Indigenous people
Single parents
People earning the minimum wage
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People with disabilities with low to moderate incomes
Seniors, especially those in rental housing or requiring care. The population aged 65
years and older increased by 35% from 2006 to 2016 and is expected to almost double
(increase by 94%) by 2041.
8.Housing data specific to the City of Kitchener has been challenging to collect.
Additional work is needed to assess housing for:
Homeless
Seniors
Immigrants
Students
Future population
9.Renovictions, where tenants are displaced from their homes to allow major
renovations or redevelopment to proceed, are not tracked or monitored for Kitchener.
Renovictionsremove affordable housing and generally result in much higher rents being
charged post-renovation or redevelopment.
10.Housing held for investment is not tracked or monitored for Kitchener. Commodification
of housing, where housing is held on speculation, for investment, or used to generate income
instead of as a place to live is increasing through Airbnbs, rental condos, or other untracked
rental housing types.
11.Kitchener has an experienced non-profit housing sector. The sector is overworked and
underresourced. Non-profit housing and service providers have plans and ideas that would
be effective in addressing housing challenges.
12.The private sector is interested in developing affordable housing and improving the
development review process and planning context to allow more housing to be built.
13.More collaboration is needed between the City and the Region to identify and address
housing challenges in Kitchener.
Next Steps
Everyone living or working in Kitchener is affected by the housing situation. The Needs
Assessment is aresource document.Throughout the project further work isrequired on filling
the data gaps and detailed affordability analysis.
An important component of developing the Strategy is consultation on the Housing Needs
Assessment gap analysisand on assessing opportunities and options to address the gaps as
illustrated in Figure 1. Consultationforms the focus of Phase 3 of the Work Planand will include
people with lived experience.
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The Affordable Housing Strategy Advisory Committee will be meeting over the next few months
to developproblem/opportunity statementsand discusshousing issues and optionresponses. A
Council Strategy session planned for February 24,2020 willprovide Council with opportunitiesto
provide further input onissues and options.APhase 3 Issues and Optionsreport will be completed
inSpring 2020 toestablish directives for preparingStrategy goals and actions by the end of 2020.
STRATEGIC PLAN:
2019-2022 Strategic Plan Caring Communitytheme.
Strategic Plan helping to make
housing affordable.
Strategic Plan Action: Create an Affordable Housing Strategyfor Kitchener by 2020 in
collaboration with Waterloo Region, community groups and the development industry.
FINANCIAL IMPLICATIONS:
The project is within the approved budget.
COMMUNITY ENGAGEMENT:
engagement strategy with some COLLABORATE for some of the data components. A draft of
the Housing Needs Assessment was circulated to the project Advisory Committee for their
review and input. Having diverse representation on the committee provides an opportunity to
consult with a range of interests on this topic.
Development of theAffordable Housing Strategywill have significant engagement components.
An engagement plan is being developed with the Advisory Committee, along with engaging with
the committee themselves as community collaborators. It is expected that in 2020, a number of
tactics toINFORM, CONSULT, COLLABORATE and EMPOWER will be used.
INFORM -This report has beennda in advance of the
committee/councilmeeting.
PREVIOUS CONSIDERATION OF THIS MATTER:
DSD-19-134Affordable Housing Strategy Work Program Overview
CAO-19-010City of Kitchener 2019-2022 Strategic Plan
CSD-17-034Development Incentives for Affordable Housing Implementation
CSD-17-018Development Incentives for Affordable Housing Phase 2
CSD-15-085Development Incentives for Affordable Housing Discussion Paper
ACKNOWLEDGED BY: Justin Readman, General Manager, Development Services
Attachments:
Appendix A:Affordable Housing Strategy Work Program Overview
Appendix B:Housing Needs Assessment(Can be accessed at:
www.kitchener.ca/affordablehousingunder Phase 2)
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Appendix A Affordable Housing Strategy Work Program Outline
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Housing is one of our most fundamental needs. Its impact goes well
beyond a basic requirement for shelter. Our homes shape nearly
every aspect of our lives:
Health and wellbeing,
Educational achievement,
Success in the workplace,
Security of our retirement, and
Dignity in old age
The
more sustainable and more vibrant communities. It enables public
services to be more efficient and effective, and businesses to be
more diverse and prosperous. It helps heal social divisions and
make cities stronger.
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Acknowledgements
The City of Kitchener Housing Needs Assessment was prepared by a staff working group
consisting of:
Lauren Chlumsky, Economic Development Division
Karen Cooper, Office of the CAO
Sarah Coutu, Planning Division
Tim Donegani, Planning Division
Preet Kohli, Planning Division
Brandon Sloan, Planning Division
Nancy Steinfield, Technology Innovation and Services
We would like to thank the City of Kitchener Affordable Housing Strategy Advisory Committee
for their review and input to this document along with the review and strategy support of Justin
Readman and Kathryn Dever.
The Affordable Housing Strategy Advisory Committee members are:
Council Public Non-Profit Industry
Debbie Chapman Kathy Hamilton Lori Trumper Alex Sumner
Christine Michaud Linda Terry Lynn McCaulay Mike Maxwell
Dave Schnider Martin Asling Karen Coviello George Bikas
Paul Singh Margaret Ellis-Young Dan Driedger Stephen Litt
LHIN Karen Taylor-Harrison Aleksandra Petrovic Graonic Tracey Appleton
Rhonda Wideman Regan Brusse Jessica Bondy
Region Al Mills Joe Mancini Academic
Ryan Pettipierre Alan Praught Brian Doucet
Janice Bock
The Housing Needs Assessment is a compilation and synthesis of a significant amount of data
that would not be possible without the provision, availability and support of the following:
Statistics Canada, Canada Mortgage and Housing Corporation, Region of Waterloo, City of
Kitchener, Wellbeing Waterloo Region, Kitchener Waterloo Association of Realtors, Municipal
Property Assessment Corporation, City of Kitchener, The Working Centre and others.
The direction to pursue this assessment of the housing situation in Kitchener came from the
community, Council and staff. With the leadership of Kitchener City Council, this Housing Needs
Assessment provides the foundation for developing an Affordable Housing Strategy as part of
implementing 2019-2022 Strategic Plan.
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Table of Contents
EXECUTIVE SUMMARY ..........................................................................................................................8
Key Findings ..................................................................................................................................... 9
1.0 Introduction .............................................................................................................................12
1.1 Background .............................................................................................................................. 12
1.2 Kitchener Affordable Housing Strategy ................................................................................... 14
1.3 Housing Assessment Purpose .................................................................................................. 15
1.4 Housing Assessment Methodology ......................................................................................... 16
1.4.1 Study Area.....................................................................................................................16
1.4.2 Data Sources..................................................................................................................17
1.4.3 Data Methods, Limitations, Assumptions and Gaps.......................................................18
1.4.4 Future Updating of Data................................................................................................19
2.0 Kitchener Context ....................................................................................................................20
2.1 Location ................................................................................................................................... 20
2.2 Economy .................................................................................................................................. 21
3.0 Roles, Responsibilities and Policy Context ..............................................................................23
3.1 Federal Housing Policy Context ............................................................................................... 23
3.2 Provincial Policy Context ......................................................................................................... 26
3.2.1 Housing Services Act, 2011............................................................................................26
3.2.2 Community Housing Renewal Strategy..........................................................................26
3.2.3 Provincial Policy Statement (PPS)..................................................................................26
3.2.4 A Place to Grow: Growth Plan for the Greater Golden Horseshoe (Growth Plan)...........27
3.3 Regional Role and Policy Context ............................................................................................ 27
3.3.1 Regional Corporate Strategic Plan..................................................................................27
3.3.2 Regional Official Plan.....................................................................................................28
3.3.3 Region as Service Manager............................................................................................28
3.3.4 Region as Housing Provider...........................................................................................29
3.3.5 Waterloo Region Housing Master Plan..........................................................................30
3.3.6 Regional 10-Year Housing and Homelessness Plan (2014-2024) and 2019 update.........31
3.3.7 Regional Affordable Housing Strategy............................................................................31
3.3.8 Regional Housing Programs and Incentives....................................................................32
3.4 City of Kitchener Affordable Housing Land Use Planning Policies........................................ 33
3.4.1 Official Plan...................................................................................................................33
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3.4.2 Zoning...........................................................................................................................34
3.4.3 City of Kitchener Affordable Housing Incentives - Current.............................................35
3.4.4 Municipal Tools.............................................................................................................36
3.5 Non-Profit Sector ..................................................................................................................... 37
4.0 Housing Demand ..........................................................................................................................41
4.1 Population Trends and Projections ......................................................................................... 41
4.1.1 Population Age..............................................................................................................45
4.1.2 Immigration and Ethnic Origin.......................................................................................46
4.2 Household Trends and Projections .......................................................................................... 47
4.2.1 Household Growth and Size...........................................................................................47
4.2.2 Household Tenure.........................................................................................................47
4.2.3 Age of Primary Household Maintainer...........................................................................50
4.2.4 Household Type.............................................................................................................51
4.3 Household Income ................................................................................................................... 52
4.3.1 Median Household Incomes..........................................................................................52
4.3.2 Household Income Deciles.............................................................................................54
4.3.3 Prevalence of Low Income.............................................................................................56
4.3.4 Government Assistance.................................................................................................58
4.3.5 Food Bank Use...............................................................................................................59
4.3.6 Financial Security...........................................................................................................61
4.4 Economic Indicators ........................................................................................................... 62
4.4.1 Labour Force..................................................................................................................62
4.4.2 Industry.........................................................................................................................63
4.4.3 Investor Confidence.......................................................................................................66
5.0 Housing Supply ........................................................................................................................67
5.1 Existing Housing Supply ........................................................................................................... 67
5.1.1 Housing Supply by Mix of Dwelling Types and Tenure....................................................67
5.1.2 Housing Supply by Market.............................................................................................68
5.1.3 Rental Supply.................................................................................................................69
5.1.4 Non-Market Housing.....................................................................................................73
5.1.5 Concurrent Disorder Supportive Housing.......................................................................80
5.1.6 Housing Geared to Students..........................................................................................81
5.1.7 Housing Geared to Seniors............................................................................................81
5.2 Age and Condition of Housing Stock ....................................................................................... 84
5.3 Housing Costs ........................................................................................................................... 86
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5.3.1 Homeownership............................................................................................................87
5.3.2 Primary Market Rental...................................................................................................88
5.3.3 Secondary Rental Condominium Apartments..............................................................89
6.0 Housing Development Activity ................................................................................................90
6.1 Housing Starts and Completions ............................................................................................. 91
6.2 Development Process .............................................................................................................. 96
6.3 Housing Outlook ...................................................................................................................... 97
6.3.1 Potential Land Supply / Future Capacity for Development.............................................97
6.3.2 Potential Supply / Capacity Compared to Forecasted Growth........................................98
6.3.3 Current Development Applications and Proposals........................................................99
6.4 Development Costs ................................................................................................................ 101
6.4.1 City of Kitchener Affordable Housing Incentives..........................................................102
7.0 Homelessness, Supportive and Transitional Housing .......................................................... 103
7.1 Shelter Supply ........................................................................................................................ 103
7.2 Homelessness Prevention: Current Initiatives ...................................................................... 105
7.3 Homelessness in Kitchener 2019 Survey ............................................................................ 107
7.4 Transitional Housing .............................................................................................................. 114
7.5 Supportive Housing ................................................................................................................ 114
7.6 Housing for Post Incarcerated and Post Hospitalization ....................................................... 114
8.0 Housing Affordability Analysis .............................................................................................. 115
8.1 Home Ownership Affordability .............................................................................................. 116
8.1.1 Affordable Home Ownership Provincial Policy Statement Threshold...........................116
8.1.2 All Household Income Deciles Adjusted for 2019.........................................................118
8.1.3 Median Household Income of Various Household Types and Sizes..............................120
8.2 Rental Housing Affordability ............................................................................................. 121
8.2.1 Affordable Rent Provincial Policy Statement Threshold...............................................121
8.2.2 Renter Household Income Deciles Adjusted for 2018..................................................121
8.2.3 Average Asking Rent of Vacant Primary Rental Unit.....................................................122
8.3 Households in Core Housing Need ........................................................................................ 123
8.3.1 Core Housing Need by Household Income Deciles.......................................................125
8.4 Proportion of Income Spent on Housing ............................................................................... 126
8.4.1 Income Spent on Housing by Household Income Deciles.............................................127
9.0 HOUSING GAPS ..................................................................................................................... 128
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10.0 CONCLUSIONS ...................................................................................................................... 131
APPENDICIES .........................................................................................................................................1
Appendix 1a: Affordable Housing Definition (Provincial Policy Statement, 2014) ......................... 2
Appendix 1b: Glossary of Key Terms ............................................................................................... 3
Appendix 2: Provincial Inclusionary Housing Information Requirements ....................................... 8
Appendix 3: City of Kitchener Official Plan Policies References ...................................................... 9
Appendix 4: Detailed Tables .......................................................................................................... 18
Appendix 5: References ................................................................................................................. 25
List of Figures
Figure 1: Housing Continuum .............................................................................................................. 8
Figure 2: Kitchener Households in Core Housing Need ...................................................................... 9
Figure 3: Overall Affordable Housing Strategy Work Program ......................................................... 14
Figure 4: Estimating Housing Need ................................................................................................... 15
Figure 5: Housing Needs Assessment Components .......................................................................... 16
Figure 6: Manufacturing Sector in Kitchener .................................................................................... 22
Figure 7: Typical Municipal Tools ...................................................................................................... 36
Figure 8: Population Distribution in Waterloo Region (2016) .......................................................... 41
Figure 9: Kitchener Population and Households in 2011 and 2016 and Projected to 2041 ............. 41
Figure 10: Population Growth Levels, 2006 to 2018 ......................................................................... 42
Figure 11: Inter and Intra-provincial Migrants, Kitchener-Waterloo-Cambridge CMA, 2016-2017 . 43
Figure 12: Net Interprovincial, Intra-provincial Migrants and Non-Permanent Residents, 25 to 34
Years Old, Kitchener-Waterloo-Cambridge CMA, 2006 to 2018 ....................................................... 44
Figure 13: Population Growth, Kitchener: 2006 to 2041 .................................................................. 44
Figure 14: Age Distribution (#), 2006 to 2041 ................................................................................... 45
Figure 15: Age Proportion (%), 2006 to 2041 .................................................................................... 46
................................................................. 46
Figure 17: Household Size, 2001 to 2016 .......................................................................................... 47
Figure 18: Household Tenure: Kitchener, Waterloo Region and Ontario (2016) ............................. 48
Figure 19: Household Size by Tenure, 2016 ...................................................................................... 48
Figure 20: Primary Household Maintainer by Age Group, 2016 ....................................................... 50
Figure 21: Age of Primary Household Maintainer by Housing Tenure, 2016 ................................... 51
Figure 22: Households by Household Type and Tenure ................................................................... 52
Figure 23: Median Household Income by Tenure ............................................................................. 52
Figure 24: Kitchener Households vs Waterloo Region Household Income Deciles, 2015 ................ 54
Figure 25: Household Tenure by Household Income Deciles, 2015 ................................................. 55
Figure 26: Household Types in Low Income, 2015 ............................................................................ 55
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Figure 27: Households with Low Income Based on Low-Income Cut-Offs After Tax, 2016.............. 56
Figure 28: Residents Receiving Government Assistance, 2017 ........................................................ 58
Figure 29: Ontario Works Monthly Allowance based on Household Size ........................................ 58
Figure 30: Ontario Disability Support Program Monthly Allowance based on Household Size ....... 59
Figure 31: Communities in Ontario with the highest food bank usage, 2018 .................................. 59
Figure 32: Age of Recipients of Food Assistance in Waterloo Region, 2018 .................................... 60
Figure 33: Household Composition of Recipients of Food Assistance in Waterloo Region, 2018 .... 60
Figure 34: Source of Income of Emergency Food Hamper Recipients in Waterloo Region, 2018 ... 61
Figure 35: Financial Insecurity, Comparing Kitchener with Regional averages (2017-2018) ........... 62
Figure 36: Employment Rates in Kitchener-Cambridge-Waterloo CMA ........................................... 63
Figure 37: Comparison of Kitchener, Waterloo Region and Ontario Labour Force 2002-20016 ..... 63
Figure 38: Employment by Major Industry Sectors: Kitchener-Cambridge-Waterloo CMA ............. 64
Figure 39: Percentage of Employment by Industry: Kitchener-Cambridge-Waterloo CMA ............. 64
Figure 40: 5 Year Change in Employment By Industry: Kitchener-Cambridge-Waterloo CMA ........ 65
Figure 41: Median Employment Income by Industry: Kitchener-Cambridge-Waterloo CMA .......... 65
Figure 42: Construction Values in Downtown Neighbourhoods....................................................... 66
Figure 43: Construction Values in Kitchener ..................................................................................... 66
Figure 44: Dwelling Types .................................................................................................................. 67
Figure 45: Dwelling Types by Tenure ................................................................................................ 68
Figure 46: Households by Market ..................................................................................................... 68
Figure 47: Primary Market Rental Supply by Type and Size, 2018.................................................... 69
Figure 48: Primary Rental Supply by Size Compared to Renter Household by Size.......................... 70
Figure 49: Vacancy Rate of Primary Rental Units 1990 to 2018 .................................................... 71
Figure 50: Vacancy Rate by Apartment Unit Size, 2018 .................................................................... 71
Figure 51: Estimated Change in Primary Rental and Secondary Rental Supply ................................ 72
Figure 52: Existing Non-Market Housing Units by Type and Size ..................................................... 73
of Existing Community Housing in the Region .................................... 73
Figure 54: Community Housing Waiting List Applications for Kitchener by Household Type .......... 75
Figure 55: Households on Waitlist vs Households Housed Region of Waterloo .............................. 75
Figure 56: Community Housing Waitlist Applications and Households Housed 2008-2018 for Region
of Waterloo ....................................................................................................................................... 76
Figure 57: Average Wait Times for Community Housing, Waterloo Region 2011-2017 .................. 76
Figure 58: List of Other Non-Profit Providers in Kitchener ............................................................... 78
Figure 59: Existing Affordable Housing for Indigenous People ......................................................... 79
Figure 60: List of Seniors Affordable RGI Housing............................................................................. 80
Figure 61: Seniors' Proportion (%) of Standard Spaces by Rent Range, Kitchener - Cambridge -
Waterloo CMA, 2019 ......................................................................................................................... 83
Figure 62: Housing Stock by Construction Period ............................................................................. 84
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Figure 63: Overall Condition of Housing Stock in 2016 ..................................................................... 84
Figure 64: Condition of Housing Stock by Construction Period ........................................................ 86
Figure 65: Change in Average Rent and Average House Price vs Inflation from 2008 to 2018 ........ 86
Figure 66: Percentage Change in Average Re-Sale House Price Year to Year in Kitchener .............. 87
Figure 67: Average Re-Sale Price of Houses and Income Required to Own, 2019 ........................... 87
Figure 68: Percentage Change in Average Market Rent Year to Year in Kitchener .......................... 88
Figure 69: Primary Market Rent Costs, 2018 .................................................................................... 88
Figure 70: Rent Prices for Occupied Units and Vacant Units 2014 to 2018 ................................... 89
Figure 71: Rents in the Primary and Secondary Rental (Condo) Market in 2018 ............................. 89
Figure 72: New Housing Under Construction .................................................................................... 90
Figure 73: Number of Housing Starts by Dwelling Type, 2000 to October 2019 .............................. 91
Figure 74: Percentage of Housing Starts by Dwelling Type, 2000 to October 2019 ........................ 92
Figure 75: Housing Starts and Completions, 2000 to October 2019 ................................................ 93
Figure 76: Number of Residential Units Created by Type ................................................................. 94
Figure 77: Number of Housing Starts by Intended Tenure, 2000 to October 2019.......................... 95
Figure 78: Percentage of Housing Starts by Intended Tenure, 2000 to October 2019 .................... 95
Figure 79: Potential Capacity and Supply of Land for Development ................................................ 97
Figure 80: Existing Housing Supply and Estimated Capacity vs Forecast .......................................... 99
Figure 81: General Proforma Cost Categories for Land Development ........................................... 101
Figure 82: Applications for Development Incentives in Kitchener.................................................. 102
Figure 83: Shelters in Kitchener (2019) ........................................................................................... 103
Figure 84: Housing and Homelessness Statistics, Region of Waterloo: 2015-2018 ....................... 105
Figure 85: Summary of Indicators Related to Housing Loss Prevention ......................................... 106
Figure 86: Summary of Indicators Related to Supports for People Experiencing Homelessness ... 107
Figure 87: Survey Respondents ....................................................................................................... 109
Figure 88: Housing Status of Respondents ..................................................................................... 109
Figure 89: Supportive Housing Providers in Kitchener ................................................................... 114
Figure 90: Provincial Policy Statement Definitions ......................................................................... 115
Figure 91: House Sales from 2018: Price, Number and Type of Dwelling ...................................... 116
Figure 92: House Sales: Above and Below Affordable Threshold by Type of Dwelling .................. 116
Figure 93: Absorbed New Construction Units by Price and Structure Type, 2018 ......................... 117
Figure 94: Average Resale House Prices Compared to Affordable House Prices based on Household
Income Deciles and Dwelling Type (2019) ...................................................................................... 118
Figure 95: Housing Supply by Household Income Deciles .............................................................. 119
Figure 96: Housing Supply by Dwelling Type by Household Income Deciles .................................. 119
Figure 97: Median Household Income of Various Household Types and Sizes vs Income Required to
Own Average Priced Dwelling by Type ............................................................................................ 120
Figure 98: Primary Rental Units above and below Affordable Rent Threshold, 2018 .................... 121
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Figure 99: Average Market Rents in the Primary Rental Market Compared to Affordable Rents based
on Rental Household Income Deciles (2018) .................................................................................. 122
Figure 100: Average Asking Rent of Vacant Primary Rental Unit vs What Households Can Afford,
2018 ................................................................................................................................................. 123
Figure 101: Households in Core Housing Need by Tenure.............................................................. 124
Figure 102: Households in Core Housing Need by Tenure and Household Type ........................... 124
Figure 103: Households with Low Incomes in Core Need, 2016 ..................................................... 126
Figure 104: Households with Moderate Incomes in Core Need, 2016 ........................................... 126
Figure 105: Households Spending 30%+ of Income on Housing by Tenure and Household Type . 127
Figure 106: Proportion of Income Spent on Housing by Tenure and Household Type .................. 127
Figure 107: Rental Housing Gap ...................................................................................................... 130
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EXECUTIVE SUMMARY
The City of Kitchener is preparing a Housing Needs Assessment to help inform the creation of an
Affordable Housing Strategy and as part of the background study required for assessing the
feasibility of inclusionary zoning. The Housing Needs Assessment reviews current and emerging
housing needs against the existing and projected housing supply in Kitchener. Gaps between the
forms of housing needed and what exists or is planned are identified, along with key trends and
their implications. With this information, a strategy can be prepared to address the gaps.
This is the first time in several decades that Kitchener is undertaking a comprehensive study of
affordability across the housing continuum - from homelessness to community housing to
affordable and market rental and ownership housing as illustrated in Figure 1. This approach
recognizes that affordable housing is critical to t-term prosperity, as attracting and
retaining residents of all ages requires housing options that serve all income levels and
household types. The Needs Assessment will provide the basis for the Affordable Housing
Strategy to help Kitchener maximize the use of senior government programs and private sector
incentives to increase the supply of affordable housing.
Figure 1: Housing Continuum
Source: CMHC
Kitchener is a dynamic city experiencing recent growth and development which is expected to
continue in the future. Over a 25-year period, Kitchener is expected to grow by approximately
80,000 people, which is equivalent to about 35,000 new households (Region of Waterloo, 2017).
The city is attracting a wide diversity of people eager to live and work in the community. The
city is changing with taller buildings and a trend to smaller household sizes. This growth brings
both benefits and challenges. The challenge addressed in this report is the impact on housing
affordability for existing and future residents.
All levels of government, the private sector and the non-profit sector have roles to play in
addressing housing need in a community. Within our area, the Region of Waterloo performs
the following significant roles in relation to affordable housing:
1.Provides policy and strategic direction, including target setting for affordable housing;
2.Designated by the Province as the Service Manager for housing and homelessness;
3.Provides housing and support programs; and
4.Is the largest community housing provider in the region.
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Part of the reason for undertaking this assessment and developing a strategy was to explore
what local roles the City of Kitchener should play that are complementary to the responsibilities
and work of the Region, the non-profit sector and the private sector to help ensure affordable
housing is provided in the city that meets the needs of existing and future residents.
Key Findings
The need for affordable housing impacts many Kitchener residents, whether they are homeless,
a first time home buyer, a student looking for affordable rent, a single parent needing to find
adequate housing, a senior citizen on a fixed income, a recent immigrant looking for affordable
accommodation, a person no longer able to work due to a disability or unforeseen circumstance,
or simply those with modest incomes. The results of the assessment demonstrate there are gaps
between what housing is needed and what is available or planned. Key findings include:
1.The current housing delivery and support system is not functioning effectively.
Housing needs are not being met and the existing silo approach by levels of
government, non-profits, institutions and the private sector is not as effective as
needed.
2.Housing in recent years has become increasingly unaffordable for an increasingly larger
sh. I
Incomes are not keeping pace with rising costs of rental and ownership housing.
Inflation increased by 18%, average rents increased by 35 % and average housing
prices increased by 88% from 2008 to 2018. Most of the increase in rents and
housing prices occurred between 2016 and 2018.
3.Poverty and Core Housing Need is increasing in the City of Kitchener.
Food Bank use is increasing. The most significant increase has been by single people
which has nearly doubled since 2014, from 25% to 49%.
The number and percentage of people in Core Housing Need is increasing.
CMHC defines a household as being in Core Housing Need if its housing costs more than
30% of the household income to pay the median rent, and/or the housing requires major
repairs and/or if there is overcrowding in the housing.
Figure 2: Kitchener Households in Core Housing Need
Source: Statistics Canada, Census Profile
City of Kitchener Housing Needs Assessment (2020) 9
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4.Visible homelessness is increasing.
People experiencing homelessness are diverse. Youth are a growing part of the
homeless population.
People experiencing homelessness with addiction and mental health challenges are
a growing part of the homeless population. Their challenges are also increasingly
more complex, requiring higher levels of support to find and sustain housing and to
access treatment.
Existing shelter space is not adequately funded, does not meet best practice
standards, does not meet diverse needs and not enough shelter space is provided
in Kitchener to meet needs.
Existing transitional and supportive housing does not meet existing needs in terms
of amount of housing or nature of support.
Due to the transient nature of people who are homeless, it is challenging to estimate
the amount of housing needed, however survey data and shelter use indicate
between 250 to 750 supportive housing units are needed to meet existing
demand.
5.Existing community housing in Kitchener is not meeting existing demand.
There are approximately 4,500 units of existing community housing in Kitchener,
representing approximately half of the regional supply. The turnover in community
housing accommodation units across the region is 300 units per year. 3,750
households on the waiting list for community housing have requested to live in
Kitchener this means over 3,000 new units of community housing are needed in
Kitchener, in addition to the existing supply
Waiting list information is not readily available in a form that can be analyzed to
inform Kitchener specific needs.
6.Existing rental units in the primary housing market are not meeting demand.
Market rental housing is becoming too expensive for an increasing number of people.
Based on the number of rental households in core need, the amount of new
affordable rental housing needed for people with low to moderate incomes is over
8,000 rental units.
7.Attaining affordable housing is especially challenging for:
Homeless especially for people with mental health and addiction challenges
Students and youth
Recent immigrants
Indigenous people
Single parents
People earning the minimum wage
People with disabilities with low to moderate incomes
City of Kitchener Housing Needs Assessment (2020) 10
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Seniors, especially those in rental housing or requiring care. The population aged
65 years and older increased by 35% from 2006 to 2016 and is expected to almost
double (increase by 94%) by 2041.
8.Housing data specific to the City of Kitchener has been challenging to collect.
Additional work is needed to assess housing for:
Homeless
Seniors
Immigrants
Students
Future population
9.Renovictions, where tenants are displaced from their homes to allow major renovations
or redevelopment to proceed, are not tracked or monitored for Kitchener.
Renovictions remove affordable housing and generally result in much higher rents
being charged post renovation or redevelopment.
10.Housing held for investment is not tracked or monitored for Kitchener.
Commodification of housing, where housing is held on speculation, for investment, or
used to generate income instead of as a place to live is increasing through Airbnbs,
rental condos, or other untracked rental housing types.
11.Kitchener has an experienced non-profit housing sector.
The sector is overworked and underresourced.
Non-profit housing and service providers have plans and ideas that would be
effective in addressing housing challenges.
12.The private sector is interested in developing affordable housing and improving the
development review process and planning context to allow more housing to be built.
13.More collaboration is needed between the City and the Region to identify and address
housing challenges in Kitchener.
City of Kitchener Housing Needs Assessment (2020) 11
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1.0Introduction
The median home price within the Kitchener market area has increased over 50% over the last
four years and the average apartment rent has increased approximately 20%, both of which are
above the of rate inflation (CMHC, 2018d, 2019). These housing cost increases coincide with a
significant amount of new development in Kitchener. The success of new and expanding
businesses are attracting employees who increase the demand for housing in Kitchener. More
pressures on housing supply are driving prices up, and all forms of housing are becoming
unattainable for many. Existing residents ar
housing market has changed.
1.1 Background
Up until the 1990s, the City of Kitchener had responsibility for assessing housing within the
municipality and provided plans and strategies for the provision of housing, including affordable
housing. During the 1990s, the housing portfolio was consolidated and responsibilities were
transferred to the Region of Waterloo, who established a housing services program.
From 2015-2017, the City of Kitchener conducted research into what tools are available at the
local level to further support and incentivise affordable housing development. This included a
number of background reports and discussion papers and culminated in the establishment of an
initial incentive program via new Council policies. The reports and background information
complement and are further expanded by this assessment.
In the 2018 City-led Environics Survey, residents self-identified affordable housing as one of the
top issues
results, staff and Council all reaffirmed the importance of taking action, including at the local
issues. As part of the 2019-2022 Strategic Plan, Council
approved the following goal and strategic action:
Goal:
spaces and programs, better engaging, serving and supporting our diverse populations and
helping to make housing affordable.
Strategic Action: Create an Affordable Housing Strategy for Kitchener by 2020 in collaboration
with the Region of Waterloo, community groups and the development industry.
City of Kitchener Housing Needs Assessment (2020) 12
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City of Kitchener Housing Needs Assessment (2020) 13
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1.2 Kitchener Affordable Housing Strategy
A healthy and sustainable city is one in which every resident has access to affordable and appropriate
housing. The City of Kitchener is preparing an Affordable Housing Strategy to provide the basis for
municipal actions to help ensure an adequate supply of housing to meet the full range of incomes and
needs in Kitchener. In June 2019, Council approved the five phased work program to undertake the
Affordable Housing Strategy as indicated in Figure 3.
Figure 3: Overall Affordable Housing Strategy Work Program
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1.3 Housing Assessment Purpose
The purpose of this housing needs assessment is to document and review the housing situation
in Kitchener and gain a common understanding of the need and demand for housing and the
limitations of the existing and projected supply of housing along the housing continuum. This
assessment will form the background and rationale for developing an affordable housing
strategy to address housing challenges in the community.
This assessment has also been prepared to help satisfy, in part, the requirements of Ontario
Regulation 232/18 enacted under the Ontario Planning Act to enable municipalities to
implement inclusionary zoning for affordable housing. The regulation requires that prior to
adopting inclusionary zoning policies; municipalities develop an assessment report that supports
the development of official plan policies and the financial viability related to inclusionary
housing. Appendix 2 contains additional detail on the regulatory requirements. A separate study
on inclusionary housing is being undertaken as a companion to this assessment.
Figure 4 summarizes the process of analysis used to estimate housing need in this report and
that will be used to help inform preparation of the Affordable Housing Strategy.
Figure 4: Estimating Housing Need
City of Kitchener Housing Needs Assessment (2020) 15
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1.4 Housing Assessment Methodology
The methodology employed in completing this Housing Assessment was informed by the Guide
and Data Template for Preparing Housing Needs and Assessment(Ontario Municipal Social
Services Association, 2013), the Housing Need and Demand Study Template(BC Housing, 2010)
and the Growth Plan requirements. Error! Reference source not found., shows how t
he housing needs assessment is comprised of four components, each guided by an analysis
question.
Figure 5: Housing Needs Assessment Components
The Housing Needs Assessment presents most data through graphs and infographics to highlight
key findings. Appendix 4 contains the detailed data tables for reference.
1.4.1 Study Area
Kitchener is a local municipality in the Region of Waterloo and has the largest population
amongst the area municipalities. The primary study area for the housing needs assessment is
the City of Kitchener as part of the Region of Waterloo as shown in the following Map 1.
City of Kitchener Housing Needs Assessment (2020) 16
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The assessment therefore, also looks at the housing situation in the Region as a whole where it
provides context for the analysis undertaken for the City of Kitchener.
Map 1: Housing Assessment Study Area
1.4.2 Data Sources
This Needs Assessment uses data from the most current, reliable and relevant sources available.
Sources of data and information include Statistics Canada Census Profiles, and custom
tabulation data for 2001, 2006, 2011 and 2016 from the Census as well as the National
Household Survey (2011). Other sources include data and information from Canada Mortgage
and Housing Corporation (CMHC), Kitchener Waterloo Association of Realtors (KWAR),
Municipal Property Assessment Corporation (MPAC), the Region of Waterloo, City of Kitchener
and the Working Centre. Source citations are provided for data and information throughout the
report.
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1.4.3 Data Methods, Limitations, Assumptions and Gaps
Data has predominantly been presented for the Kitchener Census Subdivision (CSD) which aligns
with the boundary for the City of Kitchener. In some instances, data was only available for the
Kitchener-Cambridge-Waterloo CMA (Census Metropolitan Area) or the Region of Waterloo.
The figures and tables cite where data represents the Kitchener-Cambridge-Waterloo CMA or
the Region of Waterloo. Where Kitchener is stated alone, the data is for the Kitchener CSD (City
of Kitchener).
Household counts reported in this assessment are the universe of households with incomes
greater than zero in non-farm, non-reserve private dwellings. There may be some discrepancy
in household and population counts due to rounding and the use of data from the mandatory
portion of the Census and data from the 25% sample. Also, data in figures and tables may not
add up to 100% or to the total number of households or population in all instances due to the
suppression of data by Statistics Canada and CMHC.
Household Incomes
The 2016 Census information is dated so estimates for 2018 and 2019 household incomes have
been based on the rate of change in the Canadian consumer price index (CPI) from 2015 to allow
a comparison to 2018 rent prices and 2019 house purchase prices. When calculating the
household income that would be required for an affordable house purchase, it is assumed that
no more than 30% of the household income would spent on housing costs, a 5% down payment,
25 years of amortization, property tax of 0.125% of purchase cost of house per month; 4%
mortgage insurance and 5.27% mortgage rate (average Bank of Canada 5-year conventional
mortgage rate for 2018). When calculating the household income that would be required for an
affordable rent, it is assumed that no more than 30% of monthly household income would be
spent on rent payment.
Growth Capacity
Calculations pertaining to capacity for growth and potential for additional dwelling units and
residents are based on the assumptions in the Kitchener Growth Management Background
Study: Current Baseline Report.
Market Value
Municipal Property Assessment Corporation (MPAC) house assessment values and Assessment
to Sale Price Ratios (ASRs) has been used in determining the current supply of ownership housing
affordable for each household income decile based on market value. The Assessment to Sale
Price Ratio is calculated by MPAC by dividing the assessed value of a property by the sale price.
The average Assessment to Sale Price Ratio (ASR) of all house resales in Kitchener from 2016 to
September 2019 is 0.75. This average ASR has been used to estimate the market value of all
ownership housing in Kitchener based on MPAC house assessment values.
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Household Deciles
Income distribution metrics are used to measure the distribution of income in a population. The
households and are termed deciles. Household income deciles are presented in the assessment
report by showing the upper range of each income decile except for the tenth household income
decile as this information has been suppressed for confidentiality purposes. The tenth income
decile represents all household incomes which are one dollar or more than the upper range of
the ninth income decile.
Jenks Natural Breaks Optimization
The Jenks natural breaks optimization method has been utilized when mapping to determine
the numeric class ranges to show data spatially. With this method, classes are based on natural
groupings inherent in the data. Class breaks are identified that best group similar values and
that maximize the differences between classes.
1.4.4 Future Updating of Data
The Region is responsible for allocating population and housing projections for local
municipalities. The population and household projections contained in this assessment are
based on the Through 2020, the Region of Waterloo will
be conducting a Regional Official Plan review process that will involve updating population and
employment projections and allocations, land supply, housing and other targets.
At the time of preparing this report, rental information has been based on information
contained in the CMHC Rental Market Survey for 2018. In is anticipated that information for
2019 will be available in 2020.
Throughout this report are references to the need to obtain additional information or to
complete more analysis. A recalibration of some of the data in this assessment may be required
in the future, along with updates based on additional information that becomes available.
City of Kitchener Housing Needs Assessment (2020) 19
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2.0Kitchener Context
2.1 Location
Kitchener is one of seven municipalities within the Region of Waterloo. Kitchener is located
approximately 100 km (62 mi) west of Toronto in Southwestern Ontario, in the Saint Lawrence
Lowlands, as illustrated in the following Map 2. Kitchener has the largest population within
the Grand River watershed, and within the Haldimand Tract. The geographic area of the city
includes 136.86 square kilometres.
Map 2: Location Map
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2.2 Economy
th
Kitchener has its economic roots as a manufacturing center. In the post-war decades of the 20
century, suburban sprawl led to the decentralization of the downtown. Modern manufacturing
facilities in close proximity to major highways were favoured over aging urban industrial
buildings. This pattern of growth prevailed until the effect of globalization and a rising Canadian
dollar took its toll on the manufacturing base. In the year 2000, 31.1% of our labour force worked
in manufacturing, and by 2011 that dropped to 18.2% (Government of Canada, 2014).
With a downtown and manufacturing sector in decline, a change was needed. Kitchener adapted
and acted upon new opportunities, and maintained one of the best employment rates in the
country as it continued to grow. In 2003, the City of Kitchener began rallying its community
around two bold ideas revitalizing the downtown and building out a new knowledge-based
economy, focused initially on technology and life sciences. A $110 million economic
development investment fund (EDIF) was created to focus on catalytic, urban focused capital
projects over 10 years. Early initiatives included the University of Waterloo School of Pharmacy,
Wilfrid Laurier Faculty of Social Work, Communitech Hub Startup Incubator, the reconstruction
of King Street to a flexible, people-friendly streetscape design (awarded an International
Community Places Award in 2010), and the Kitchener Public Library addition.
What started with key partnerships and investments, has grown to become a true community-
built success story. The community is now the second fastest growing metropolitan area in
Canada (Government of Canada, 2018)and is undergoing a significant development boom with
14 residential towers under construction in the core and $8.3 billion in total construction since
the inception of EDIF. Over 2,700 new residential units will be built downtown over the next few
years more than doubling the downtown core population (Kitchener, 2019). The cost of land
downtown has grown from $1 million to $6.7 million per acre in the past 10 years.
Manufacturing remains a significant contributor to the local economy at 17.8% of total
employment (Government of Canada, 2014) having adapted to integrate advanced technology,
artificial intelligence, automation, and machine learning through innovation. The community
has seen significant strength in finance and insurance, information technology and digital media,
and growth of emerging industries like health technology and creative industries.
Such strong local economic success, industry diversification and international recognition and
investment, has also contributed to the rising cost of housing. This community is also
experiencing challenges with issues such as income stagnation, homelessness, mental health,
substance abuse, climate emergencies and an increasing cost of living.
success, they drive new product creation, new processes, and new experiences from pursuing
creative ideas, and harnessing new skills and insights. This capacity to imagine and create is
made possible when basic human needs are fulfilled, like having a safe, secure and affordable
place to call home. In order to attract the best talent to drive innovation, Kitchener wants to
City of Kitchener Housing Needs Assessment (2020) 21
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remain a competitive city including having suitable, affordable housing across the economic
spectrum and a focus on social innovation.
Ki
in 2020, informing key investments and
actions that would move the community forward and lead to multigenerational, transformative
change.
how to lever and make use of these assets to implement strategic plan goals, including
affordable housing.
The changing housing market and increased housing costs are consistently among the top
concerns the community has expressed regarding the challenges it continues to face. Given the
that city strategic initiatives align and work to ensure we build a city for everyone, where no one
is left behind.
Figure 6 Manufacturing Sector in Kitchener
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3.0Roles, Responsibilities and Policy Context
Countries have unique housing systems a means to build enough housing, a housing allocation
system, and maintenance of the housing stock. Government plays the central role in creating,
sustaining and changing this system. It establishes and enforces the system through legislation
defining everything from banking and mortgage lending practices to tax and regulatory
measures affecting building, professional practices (e.g., real estate transactions), subsidy
programs, and incentives. (Hulchanski, 2003)
This section of the report summarizes the role each level of government serves in the housing
system. In Canada, it is the federal and municipal levels of government that have played the
larger roles in shaping how Canadians are housed. The federal government shaped how
by the mid-twentieth century, municipal governments have played the major role in shaping the
form and density of residential developments that Canadians live in. Housing is a complex
system where every level of government has a role to play.
This section of the report also provides a summary of the profit sector role and input from the
Kitchener non-profit housing and service providers.
In understanding the dynamics of a better understanding of why and
how some groups of people benefit more than others is needed
images of public housing, government subsidies for low-income households, and programs
homeless, however housing policy has also supported the historical
prevalence of ownership housing provided by the private market.
The private market provides 95% of Canadian households with their housing.
Approximately 65% of all households own their own home and half of these
owners have paid off their mortgage. About 33% of all renters at any time are
passing through the rental market on their way to becoming homeowner. Only 5%
-market community housing (public housing,
non-profit housing and non-profit co-operatives), the smallest social housing
sector of any Western nation except for the United States (Hulchanski, 2003)
The Canadian context - existing housing stock includes
approximately 4.8% as non-market community housing.
3.1 Federal Housing Policy Context
Over a 60+ year period, the Canada Mortgage and Housing Corporation (CMHC) focused public
funds primarily on the ownership sector, on making an amortized mortgage market work and
helping ensure there was enough serviced residential land available. (Hulchanski, 2003)
Most first time homebuyers are able to obtain a mortgage due to the federal Mortgage
Insurance Fund (MIF), introduced in 1954 to encourage banks to enter the risky mortgage
City of Kitchener Housing Needs Assessment (2020) 23
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lending market. Managing the MIF remains today as one of the major functions of CMHC. Since
the early 1970s, a steady stream of federal home ownership assistance programs have been
1
necessary to help moderately increase at just under two-thirds
(Hulchanski, 2003).
Federal homeownership assistance programs included: the Assisted Home Ownership Program,
the Canadian Homeownership Stimulation Plan, the Registered Homeownership Savings Plan,
and the Mortgage Rate Protection Program, and the First Home Loan Insurance Program
(Government of Canada & CMHC, 2019).
Owner occupied houses are exempt from capital gains tax. The Department of Finance estimates
that this federal subsidy cost $1.5 billion annually, about the same as the annual subsidy bill for
all federally subsidized social housing units ever built (Canada, Department of Finance, 2000)
(Hulchanski, 2003).
Historically, the Federal Government has played a significant role in housing. In 1995, however,
the Federal government withdrew from directly developing and managing subsidized non-
market housing. Beginning in 2003, the Federal government became re-involved by introducing
the Canada-Ontario Affordable Housing Program with Provincial partnership to provide a
funding program of development grants/loans.
National Housing Strategy (NHS)
In November 2017, the National Housing Strategy (NHS)
was released. The NHS is a 10-year plan intended to
create more affordable homes through public, private
and non-profit partnerships. The National Housing
Strategy provides potential financing options to assist
with future development initiatives. Objectives include:
Create New Housing Supply
Provide Resources for Community Housing Providers
Modernize Existing Housing
Promote Innovation and Research
According to the Government of Canada website and documentation, the NHS is a $55+ billion,
10-year plan has the goal to ensure Canadians across the country have access to housing that
meets their needs and is affordable. NHS priority areas for action include:
Housing for those in greatest need - the vulnerable populations.
1
From 60% in 1971 to 68% in 2016 (Statistics Canada)
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Social housing sustainability
Indigenous housing
Northern housing
Sustainable housing and communities
A balanced supply of housing
The NHS set ambitious targets to ensure that federal investments and new programming deliver
results. This includes:
cutting chronic homelessness by 50%
removing 530,000 families from housing need
renovating and modernizing 300,000 homes
building 125,000 new homes
The NHS prioritizes the most vulnerable Canadians, including:
women and children fleeing domestic violence
seniors
Indigenous peoples
homeless people
people with disabilities
those dealing with mental health and addiction issues
veterans
young adults
racialized groups
newcomers
Following the release of the NHS, multi-lateral agreements were signed in April 2018 by the
Federal, Provincial and Regional governments to secure the commitments and move ahead with
implementation. In May of 2018, the Federal government announced the National Housing Co-
investment Fund (NHCF), which provides funding through low-cost loans and capital
contributions for the maintenance and construction of affordable housing units in communities
across Canada. This fund has been designed to support partnerships between governments,
non-profits and the private sector to respond to a broad range of housing needs. A bi-lateral
agreement between the Federal and Ontario government was signed, providing an opportunity
April 2019. CMHC has been mandated to administer the different funding programs for the NHS.
City of Kitchener Housing Needs Assessment (2020) 25
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3.2 Provincial Policy Context
The Province has the role of housing system steward, and sets the housing policy framework
through the Housing Services Act (2011), and other associated legislation such as Bill 108: More
Homes, More Choice Act, the Community Housing Renewal Strategy and the Growth Plan for
the Greater Golden Horseshoe. The descriptions below are general outlines provided through
the Ontario Ministry of Municipal Affairs and Housing. (MMAH, 2019)
3.2.1 Housing Services Act, 2011
The Housing Services Act (2011) is a key piece of legislation governing most aspects of affordable
housing in the Province. Its purpose is to allow for community-based planning and provision of
housing and homelessness services with provincial oversight and policy direction. It gives Service
Managers some degree of flexibility while maintaining RGI requirements, and other aspects of
community housing and homelessness programs and mandates subsidy calculations for
community housing.
3.2.2 Community Housing Renewal Strategy
The Community Housing Renewal Strategy is a multi-
community housing system through repair, new construction, supports and improved system
efficiency. The Strategy is focused on affordable housing for low and moderate-income
households and community-based housing provided by the non-profit, co-operative and
municipal housing sectors. It is also intended to build a better community housing system
through the implementation of new funding programs, improving waitlists, simplifying rent
geared-to-income rules and creation of additional incentives for community housing providers.
The overall goal of this Strategy is to increase the supply of affordable and adequate housing,
improve access to affordable housing and support individual needs to achieve housing stability,
as well as ensure an efficient community housing system with long-term sustainability.
3.2.3 Provincial Policy Statement (PPS)
The Provincial Policy Statement (PPS) is a land use vision for how the Province of Ontario
manages land and resources over the long-term, with the overall goal of achieving liveable and
resilient communities. The PPS provides policy direction on matters of provincial interest, setting
the foundation for development and use of land. The PPS includes policies related to housing,
and requires municipalities to provide for an appropriate range and mix of housing types and
set affordable housing targets that will accommodate the projected population of current and
future residents with low and moderate incomes.
proposed in 2019 to the
Provincial Policy Statement affecting housing supply include:
Encourage the development of an increased mix and supply of housing
Reduce barriers and costs for development and provide greater predictability
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3.2.4 A Place to Grow: Growth Plan for the Greater Golden Horseshoe (Growth Plan)
communities by better managing growth, is intended to promote economic growth, increase
housing supply, create more jobs and build communities that make life easier, healthier and
more affordable for people of all ages.
The Growth Plan provides direction to plan for a range and mix of housing options that can
accommodate households of different sizes and incomes in locations that provide
transportation options and access t
directions designed to make better use of land, and in particular the density and intensification
targets, necessitate a shift in how housing is planned. It requires moving away from traditional
concepts that certain structure types are more appropriate for certain household sizes.
3.3 Regional Role and Policy Context
The Region of Waterloo is guided by Federal policies and bound by Provincial legislation in
creating and implementing specific policies, programs or initiatives in response to regional
housing related issues. The Region of Waterloo has various policy documents in place to foster
affordable housing options and to improve tenant quality of life.
The Region performs several significant roles in relation to affordable housing:
1.Providing policy and strategic direction, including target setting for the provision of
affordable housing.
2.The Region is designated by the Province as the Service Manager for housing and
homelessness.
3.The provision of incentive programs.
4.It is the largest community housing provider in the region.
3.3.1 Regional Corporate Strategic Plan
Regional Council and staff by helping
to guide priorities, and ensure programs and services efficiently addresses the needs of the
community. The Region is undertaking an update of its Strategic Plan. The five focus areas that
carry over from the previous Strategic Plan are:
Thriving Economy
Sustainable Transportation
Environmental and Sustainable Growth
Healthy, Safe and Inclusive Communities
Responsive and Engaging Government Services
City of Kitchener Housing Needs Assessment (2020) 27
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Concerning affordability, the updated Strategic Plan has a strong focus in providing outcomes
related to affordable housing under Healthy, Safe and Inclusive Communities. Similar to the
previous Strategic Plan, the objectives under this section aims to provide quality services and
programs to improve access to the supports that contribute to a healthy, safe and inclusive
community. This includes improving housing affordability in the Region.
3.3.2 Regional Official Plan
Chapter 3 of the Regional Official Plan emphasizes the importance of housing as a basic
necessity, stating that a liveable community is one that provides a full range of housing types
that is safe, affordable and accessible. The intent of the Official Plan policies are to protect
affordable housing within the community and promote intensification through an appropriate
mix of housing in terms of form, tenure, density and affordability to satisfy the various physical,
social, economic and personal support needs of residents.
Chapter 3 includes requirements on affordable housing, setting out criteria for condominium
conversions, provisions for multi-unit development and encourages opportunities to offer
incentives in providing affordable housing such as density bonuses or property tax exemptions.
The Official Plan also regulates community housing with respect to the special needs required
by some populations who require accessibility conversions, as well as Regional community
housing and emergency shelters.
3.3.3 Region as Service Manager
The Housing Services Act (2011) establishes the Region as the Service Manager. More
specifically, in this role, the Region is responsible for the following:
Housing system planning, including needs and demand analyses, reviewing data and
trending in the areas of housing and homelessness and developing the 10-Year Housing
and Homelessness Plan and the Housing Action Plan;
or incentives from senior levels of government (e.g. Social Infrastructure Funding,
Ontario Renovates);
Assisting in the development of new affordable rental units through the private and non-
profit housing development sector;
Administration and funding for the non-profit and co-operative social housing providers
from the 1980s and 1990s;
Administration of rent supplement subsidies for tenants in many private sector rental
and community housing providers and,
City of Kitchener Housing Needs Assessment (2020) 28
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Ensuring that the minimum number of Rent Geared-to-Income (RGI) units, the Service
Level Standard, as identified by the Province, is available to low and moderate income
households.
The Region works to ensure regionally funded housing and homelessness programs work
together to prevent housing loss and support households experiencing homelessness to find
and secure housing. Access to these programs is coordinated to help ensure that households
are offered the right resources, at the right time, based on their needs and preferences. In recent
years, the number of households that are seeking to access programs has exceeded the available
resources. Similar capacity pressures are experienced by many municipalities across the
province and country and are a result of complex factors including increasing costs of housing
and rent, increasing complexity of need, and funding limitations to expand services and develop
new affordable units.
As a Service Manager the Region is required to ensure that subsidized units are provided within
the region. As part of this requirement funding is provided for all programs associated with these
types of units. The Region has oversight for other non-market units that receive funding through
the Region on behalf of federal and provincial governments, as well as directly providing funding
itself. In addition to this, the Region works with community stakeholders to develop short and
long term plans to address housing and homelessness issues. An important responsibility as a
Service Manager is to operate the Coordinated Housing Access System, which helps facilitate
access to community housing for people.
In 2019, Regional Council endorsed investment and implementation plans for two housing
programs: the Canada-Ontario Community Housing Initiative (COCHI) and the Ontario Priorities
Housing Initiative (OPHI). The goal of COCHI is to protect affordability for households in
community housing, support the repair of existing housing and expand the community housing
supply. The goal of OPHI is to address local housing priorities and repair and build new affordable
units across Ontario. The Region has received funding of $12,364,400 for these two programs
to be used over three years.
3.3.4 Region as Housing Provider
In its other role, as a community housing provider/landlord, the Region operates and manages
its community housing portfolio known as Waterloo Region Housing (WRH). WRH Staff oversee
tenant management and relations as well as the overall operation of 65 housing developments.
The Region established a non-profit corporation in 1986 known as the Waterloo Region Non-
Profit Housing Corporation, a Private Non-Profit (PNP) and developed three mixed-income
housing communities with a total of 132 units (112 Rent-Geared-to-Income and 20 Market Rent
units).
In 2001, the Province transferred responsibility of Local Housing Corporations (LHC) to upper or
single-tier municipalities. The Region then became owner and manager of an additional 2,557
units of older formerly provincially developed housing with most (85%) developed in the late
City of Kitchener Housing Needs Assessment (2020) 29
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-Geared-to-Income
(RGI) housing units.
In 2004 through the transfer of social housing programs from the Province to the Region, the
Waterloo Community Housing Inc. (ROWCHI).
The Region continued to add to its affordable housing portfolio in 2003 with two units of infill
development. In 2004, the Region developed a 32 unit mixed-income building for seniors on the
Sunnyside campus (12 RGI & 20 Market Rent). The Region also completed the 30 unit Sunnyside
Supportive Housing apartment in 2010. In 2015, two existing mixed-income housing sites known
as La Capanna 1 and La Capanna 2, which consist of 92 units (29 RGI and 63 Market Rent) were
transferred to ROWCHI. Additionally, the Region purchased a vacant school site in Cambridge in
2016 that has potential to be developed for affordable housing.
The current total number of Regionally-owned affordable housing units is 2,814, which includes
92 units held by Region of Waterloo Community Housing Inc.
3.3.5 Waterloo Region Housing Master Plan
Even with the 2,440 new affordable housing units created through the Affordable Housing
Strategy since 2001 by the non-profit and housing sector, the need for more affordable housing
is exponentially growing. The Waterloo Region Housing Master Plan is intended to help address
the disparity in creating a minimum of 600 new community housing units. By doing so, WRH will
continue to maintain a 30% proportional amount of the overall community housing offered by
the Service Manager. The Waterloo Region Housing Master Plan relies on using both Federal
and Provincial funding opportunities and changes to legislation to support redevelopment plans.
Waterloo Region Housing Master Plan Key Recommendation/Goals
1.The Region, through WRH, should continue to strive to maintain approximately 30% of
the overall amount of community housing offered in Waterloo region.
2.With the steady growth in the housing market and the increasing demand for affordable
housing in Waterloo region, Waterloo Region Housing should intensify its own stock by
a minimum of 600 units to keep pace and maintain its 30% portion of the overall
community housing stock by intensifying some of its current 65 sites.
3.That Waterloo Region Housing should not develop housing on new sites beyond the 65
it currently owns because there are more cost-effective ways to achieve this that have
and can be achieved by others. It advises that the Region as Service Manager should
facilitate the non-profit, co-operative and private sector to continue to develop
affordable housing on new sites.
4.Ensure the long-term sustainability both from a financial, environmental and physical
perspective for all of the WRH community housing portfolio.
City of Kitchener Housing Needs Assessment (2020) 30
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5.Establish a divestment decision-making strategy that could create opportunities for
possible savings and/or revenue as well as potential service partnerships.
6.
-Year Housing and Homelessness Plan.
3.3.6 Regional 10-Year Housing and Homelessness Plan (2014-2024) and 2019 update
The 10-Year Housing and Homelessness Plan sets out how the Region manages affordable
housing and facilitates ending homelessness. It maps out how the Region provides housing
affordability, coordination of homelessness and related support services, the prevention of
homelessness and ending chronic homelessness. A five-year review of the 10-Year Housing and
Homelessness Plan was submitted to Regional Council on November 5, 2019.
Previously, the Region presented housing and homelessness data at a program level via the
annual Housing Stability Data Summary (Region of Waterloo, 2018). This approach described
program trends, but did not describe the ways the programs worked together as a system. In
2018/2019, these housing and homelessness programs began using a shared database that
allows for shared service planning and case management across programs, real-time data
collection, and evidence-informed service planning. This system-wide approach focuses on the
interconnectedness between programs and illustrates the efforts to prevent housing loss and
support those who are experiencing homelessness to secure housing.
The 10 Year Plan directly addresses this need for additional and alternate programs. The plan
lists five strategic directions that focus on creating new and maintaining existing affordable
units, expanding supports, and improving the effectiveness of a person-centred housing and
homelessness system. The Region will continue to track housing outcomes to identify ways to
enhance services and inform implementation of the 10 Year Plan.
As part of the updated 10-Year Housing and Homelessness Plan a target is being established that
30% of new housing over the next 10-20 years should be affordable (primarily aimed at rental).
Redevelopment of regional community housing sites will contribute to achieving the annual
affordable housing targets. The premise is that the existing amount of affordable housing should
be retained. Should any be lost or agreements expire and higher rents occur, this would require
an even further percentage of new development to be affordable.
The 2019 annual funding allocation for the Housing Services Service Area is $41.6M comprised
of Federal, Provincial, and Regional levy funding. This annual funding supports the 10 Year Plan.
3.3.7 Regional Affordable Housing Strategy
set a goal of creating a minimum of
1,000 new affordable units, including new rental units, rent supplement units and affordable
home ownership. The goal was later increased to 1,500 new units. In 2014, a new goal of
addressing 700 low and moderate-income households through the creation of 350 new
affordable housing units and the preservation of 350 existing units was initiated.
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While the goals were achieved, the overall population growth of the Region and subsequent
increase in property values has rendered the goals of the Strategy insufficient in addressing the
growing gap in affordability. Even with the 2,440 new affordable housing units created through
the Affordable Housing Strategy since 2001 by the non-profit and housing sector, the need for
more affordable housing is growing faster than the creation of new affordable housing.
3.3.8 Regional Housing Programs and Incentives
Through the Region of Water
offered to help support and implement the various Regional plans and strategies. This ranges
from emergency shelter and homelessness programs to supportive housing and ownership
support. Some of the primary incentives to create affordable housing offered through the
Region currently includes:
Capital Grants application based grant program through a Request for Proposal system
when funds are available. The grant would help cover capital and associated costs with
developing new affordable and supportive housing units.
Secondary Suites continual application based funding administered through the
Ontario Renovates program. The funding helps pay for the cost of creating an additional
dwelling rental unit within a house subject to certain qualifying criteria.
Funding for home repairs (including installation of accessibility features) is also offered
through the Ontario Renovates Program.
Rent Supplement a program for landlords or rental units to make dwelling units
available to individuals on the community housing wait list. If qualified, the Region enters
into an agreement and covers the difference between the typical rental amount and how
much the tenant is able to afford.
Regional Development Charge Grants for those projects that receive Capital Grants
they may be eligible for a grant to offset the payment of the Regional portion of
development charges which is typically at the building permit stage.
Affordable Home Ownership Program eligible applicants are provided with a loan for
the down payment on the purchase of a new or resale home. This program is operated
on behalf of the Federal and Provincial governments.
Others include: lower tax ratio for new apartment units, brownfield incentive program,
and connection with CMHC programs and funding.
programs and further research. Additional information is available through the Region of
Waterloo housing website.
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3.4 City of Kitchener Affordable Housing Land Use Planning Policies
Local municipalities have a land use planning responsibility and can play a role in the support
and provision of affordable housing. Some of this role includes:
Use housing assessments, housing and homelessness plans, and affordable housing
strategies to guide development of municipal planning policies and approaches.
Identify range of planning and financial tools that are available and create enabling
frameworks for their use
Develop and implement official plan policies and zoning to direct development and
promote the availability of a full range of housing types to meet range of identified
needs. This includes implementing policies to permit additional units, as well as enabling
policies needed to use planning and financial tools. Inclusionary Zoning is a new tool that
municipalities can explore the utilization of through specific studies and the adoption of
policies and incorporating into the Zoning By-law.
3.4.1 Official Plan
Kitchener's Official Plan provides a roadmap to follow in managing future growth, land uses, and
environmental protection. The plan contains objectives and policies to assist in coordinating our
future planning and development, to ensure the specific needs of the community are met.
Although the Official Plan is concerned mainly with land use and physical development of the
city, it also aims to balance the social, economic and environmental interests of the community.
The policies of the Official Plan support the provision of suitable, affordable and attractive living
accommodations for all its residents as housing is a basic necessity and determinant of quality
of life. The policies seek to address the characteristics and types of housing that may be required
community settings in which the housing is located to support a complete and healthy
community.
Appendix 3 contains a more detailed list of official plan policies related to housing.
Official Plan Objectives
To provide for an appropriate range, variety and mix of housing types and styles,
densities, tenure and affordability to satisfy the varying housing needs of the community
through all stages of life.
our needs and in accordance with
the Kitchener Growth Management Program.
To ensure that new residential areas and the redevelopment of lands for residential uses
and residential infill projects reflect a high standard of urban design.
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To locate and integrate housing opportunities with local stores and services that are
accessible by active transportation and public transit.
To encourage and support the retention and rehabilitation of older housing or the
reconstruction of existing housing to maintain the housing stock and the stability and
community character of established residential neighbourhoods.
To encourage and support live/work units and home occupations at appropriate
locations throughout the city.
3.4.2 Zoning
A municipal zoning by-law plays a key role in the location and type of housing that is permitted.
Throughout Kitchener, duplexing (e.g. establishing a basement apartment or second unit within
a house either through a conversion or via new construction) is permitted as of right (e.g. with
no additional regulations compared to a single detached dwelling) since 1994. In addition,
Kitchener has a long standing zoning practice that permits blended residential and commercial
residential (mixed use) zones. This means that a range of dwelling types (single detached, semi-
detached, townhouses, multiple dwellings-apartments) are permitted in a wide variety of areas
of the city and often within the same zone.
The City adopted a comprehensive new zoning by-law in 2019. Provision of housing, and
affordable housing, was a key theme. Key amendments were made to assist in providing
affordable housing include:
This would be permitted within an existing dwelling/building or in the rear yard, thus
;
Significantly reducing parking regulations for many land uses and zones;
Enhancing mixed use and commercial zones regarding the permission of dwelling units;
Recommendation regarding the review of lodging houses.
In adopting the new zoning bylaw, the issue of regulation of lodging houses in the Official Plan
and Zoning By-law was referred to the Affordable Housing Strategy Advisory Committee for
further consideration. This came about as the result of the request by the Waterloo Region Yes
In My Backyard organization (WRYIMB) to allow lodging houses throughout all residential
neighbourhoods in Kitchener. WRYIMB noted that the Ontario Human Rights Commission has
called for elimination of minimum separation distances for lodging houses on the grounds that
they constitute discriminatory people zoning.
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3.4.3 City of Kitchener Affordable Housing Incentives - Current
The provision of affordable housing is a priority in Kitchener. Often, one of the barriers to
building affordable housing units is financial. In 2017, two Council Policies were established to
encourage the development of new affordable rental housing units:
Council Policy FIN-GRA-2007 - Development Application Fees and Building Permit Fees
for Affordable Rental Housing
Eligible affordable rental housing development applications are exempted from the
following fees:
i.Pre-submission Consultation requests
ii.Committee of Adjustment;
iii.Official Plan Amendment;
iv.Zone Change;
v.Site Plan (Full, Stamp Plan A, Stamp Plan B);
vi.Plan of Subdivision or Plan of Condominium;
vii.Demolition Control; and,
viii.Building Permit
Council Policy FIN-GRA-2006 - Development Charges Payment for Affordable Rental
Housing eligible affordable rental housing providers may pay the City portion of
Development Charges prior to occupancy, rather than at the issuance of a Building Permit.
Eligibility criteria for both policies includes that proponents must be a Not-For-Profit
Corporation, a minimum of 20 percent of residential units must be set at or below 80
percent of average market rent for the regional area, and projects are located within 450
metres from transit corridors across the city.
A summary of the applications received to date with respect to the Council Policy for
development incentives related to affordable housing is provided in Section 6 of this report.
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3.4.4 Municipal Tools
Local municipalities have a number of strategies and tools they can use to help address
affordable housing challenges. These can be categorized as follows:
Figure 7 - Typical Municipal Tools
Some of the planning strategies to support the provision of affordable and appropriate housing
include: mixing land uses, intensification, transit-supportive and transit-oriented housing,
inclusionary zoning, secondary or additional dwelling units, reduced parking requirements, and
alternative development standards.
Kitchener had planned to to encourage and
achieve affordable housing as a community amenity. The introduction of new provincial
legislation (Bill 108) eliminated a
Community Benefit Charge study to understand the implications of the legislation.
An efficient and timely approval process also assists with reducing costs and helping deliver
needed housing in a timely manner. From a financial standpoint, municipalities can consider
waiving or deferring various fees, charges and taxes related to the development of affordable
housing. Municipalities can establish funds or incentive programs and can strategically use
municipal land to support affordable housing.
Municipalities can conduct monitoring and reporting on housing information and trends, along
with researching the practices in other municipalities. Further tools include educational
opportunities, knowledge exchange with the housing and financing industry and sharing the
socio-economic benefits for affordable housing development and programs.
Another key role that municipalities can play is partnerships and collaboration with other groups
both in the for- or non-profit housing sector and with other support services. Direct provision is
an option. In Kitchener, a separate entity, Kitchener Housing Inc., was established by the City to
develop and maintain affordable housing units. It operates as a municipal non-profit housing
corporation, generally at arms length from the city administration, through a board of directors.
Advocating and working with other levels of government on funding or other opportunities to
advance the provision of affordable housing in the community is another key role.
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3.5 Non-Profit Sector
The non-profit housing sector is community based with the role to provide housing and supports
for everyone - families, seniors, people with disabilities, survivors of violence, and many others
not served by private rental housing. Funding goes to keeping housing affordable for the long
term. Rents are based on real costs and not what the market will bear. Non-profits create
inclusive communities, help people who need supports and help
housing. (ONPHA, Affordable Today, Affordable Tomorrow)
On September 27, 2020 non-profit housing and service providers were invited to a KW
Lutherwood/Allin2020 to discuss homelessness and affordable housing. This section of the
1.What is view on the need for housing in our community?
2.What is you future vision for itself what is your dream and what does
your organization want to do to help address homelessness and affordable housing in
Kitchener?
3.How can the City of Kitchener help your organization address homelessness and affordable
housing challenges in Kitchener?
Views on Need for Housing
Housing System
Local level needs to determine where synergies exist
Why can't we require developers to do more to step up to the plate?
Housing spectrum - the needs are across the board and need to be addressed together -
the puzzle is that they're all interrelated
Funding system is dictated at the provincial level and focuses on certain elements of
housing spectrum - working under these constraints needs to change
Looking for general supports to find housing
Lack of access to housing is obvious
People are losing housing because rent is going up. They are unable to access new housing
People are staying in rooming houses longer because there's nowhere else for them to go
Families are often precariously housed, on the edge of eviction, etc.
System's response to families is better than adults - for example: single males
Families who are homeless - moving in with other families creates another pressure
Supportive housing - referral to long-term care - difficulty moving between options
Aging in place in community housing
Aging in place is a huge concern - lots of requests for accommodations - from automatic
door openers to bathroom supports
Often times they can't afford to move to alternative accommodations
How can we adjust and modify the units - maintain in a way that supports these needs?
City of Kitchener Housing Needs Assessment (2020) 37
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Older adults going into long-term care may have other needs that aren't being met -
medical, addiction, etc.
Need for housing for new immigrants
Shelter Use
Numbers are climbing - people that are continuing to come to community kitchen
because they are dealing with housing concerns and can't afford other necessities like
food and hygiene
It is more than housing, people need other supports too
Call attention to the need for portable subsidies
A lot of new people and new faces coming in for supports
Older and younger people seeking resources
A lot more younger people
Some may not be welcomed - mental health, addictions, etc.
Really challenging - shelter system - until more affordable and supportive housing
becomes available they feel the disparity the hardest
We need something immediately in the meantime - they are desperate and unwell
We need to do more to support this population
They need to be a part of this big plan - need to understand and identify
People matter and deserve something meaningful
Mental health and addictions
Dual diagnosis often times
Break from their current environment - it's not ever just homelessness - always a matter
of other factors as well
Structured housing options don't fit people with very complex needs
Can't have such a rigid system - needs the flexibility to support these needs best
Need to be more responsive
Acquiring more housing is difficult as an independent organization
Requires partnerships to keep going
Mental illness - contributes to quicker aging presentation. May have greater needs -
impacts of this needs to be considered
Older adults
Housing is unaffordable - spouse passing on, etc.
Units are not accessible
Whole spectrum - no specific age one or the other
People are waiting in inappropriate accommodations - medical conditions, etc.
Housing
Wellesley Institute identified lack of housing as one of the greatest medical concerns.
A lot of people in this region now can't make the leap to homeownership
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Gentrification
Creates pressure to remove social services from downtown Kitchener
Social services needed in the downtown- need to be accessible to people in the
downtown core
People need to feel respected and that they belong and have a place here
Future Vision
Systems allows for greater flexibility in how people move through the system.
People need a place to call home - money and other supports need
o
This changes and their needs change over time need flexibility
o
There are so many other factors that relate into this work. Everything is
interconnected
Competition for funding dollars turns to collaboration
Connections made between the medical and the prison system to appropriate housing
o
Once someone gets well - they need supports to stay healthy
o
Need to be housing ready
Consider that what is currently being spent to not solve the problem and find ways to
use funding to solve the problems
How the City of Kitchener Could Help
More proactive property standards
Tennant has to call to report a negligent landlord. Becomes obvious to the landlord
who called and makes tenant vulnerable
o
Make a routine bylaw inspection to identify buildings that need some oversight
o
Landlords make small incremental changes that aren't enough - low income
people with no opportunity to move anywhere else - more proactive
investigation into bylaw standards
o
Add work done on properties to tax bill
o
Rental bylaw in Waterloo - gave more agency to city
Percentage, payout or penalty for new buildings that do not support affordable housing in the
city if they do not accommodate
Very little opportunities historically to be able to put these types of sanctions on
developers
Need to think more outside of the box for inclusionary zoning
Can we repurpose buildings for housing or homelessness use? Use space better in these places
What is the city fully prepared to do
Could be part of the property tax assessment
What if affordable housing became a tax? Or a wellness tax?
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Is there city land that can be used or partnerships that can happen for affordable housing and
for a living and learning environment that are not just for students
Can we prioritize different developments that are not just the developments we typically
City can address parking
Parking requirements drive up the cost of housing - reduced parking requirements
throughout the whole city
Share parking - under PO - zoning bylaw
City can better use its huge communications platform to address social issues
To continue the conversation that everyone matters - we need to keep going with this
message
It's not just for those who are touched by this - everyone needs to know they matter
and this needs to be relayed to the public
As we're figuring this out - we need to keep pushing out this piece - that everyone
matters and deserves to feel they belong
And when it gets messy and when that happens - this is a call to buckle down and
recommit instead of change course
Ensuring who is "everyone" - that this definition is reflective of the broader community
City can keep educating the community
People think homelessness is the person panhandling on the highway
Homelessness comes in different forms - there's a whole spectrum
Does it mean affordable for people who are most vulnerable or people who are on two
incomes?
People need to fully understand the stories - the reasons why things need to change
Screening - place people in homes - co-housing so people can stay in the same home,
and open their doors to people who can use the space alongside them
City Practices
Hire people who suit different needs versus specifically expertise
Mixing staff and designing buildings to create more welcoming spaces
Welcoming public spaces are key
The session confirmed that Kitchener has an experienced non-profit housing sector that is
overworked and underresourced. Kitchener housing and service providers also have plans
and ideas that would be effective in addressing housing challenges.
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4.0 Housing Demand
This section of the assessment report presents the demographic and socio-economic trends and
characteristics in Kitchener. Reviewing both past trends and future projections helps us to
understand the current and future housing demands and needs.
4.1 Population Trends and Projections
Kitchener had a population of 233,222 at the time of the 2016 Census. The Region of Wats
estimates 2018 year-end population for Kitchener to be 255,070. As shown in Figure 8, Kitchener
constitutes 43% of the total population of Waterloo Region.
Figure 8: Population Distribution in Waterloo Region (2016)
5%
Kitchener
4%
2%
2%
Waterloo
Cambridge
43%
Wellesley
24%
North Dumfries
Wilmot
Woolwich
20%
Source: Statistics Canada Community Profiles
The Region has forecasted that by 2041, Kitchener will have a population of 310,000 residents
and 127,587 households as shown in Figure 9.
Figure 9: Kitchener Population and Households in 2011 and 2016 and Projected to 2041
Population % Growth Number of Households % Growth
2011 219,153 6.6% 86,374 8.1%
2016 233,222 6.0% 92,217 6.3%
2021 249,450 6.5% 100,100 7.9%
2026 264,400 5.7% 107,197 6.6%
2031 279,500 5.4% 114,366 6.3%
2036 294,850 5.2% 121,246 5.7%
2041 310,000 4.9% 127,587 5.0%
Source: Region of Waterloo
K
population increased by 14.0% from just fewer than 205,000 in 2006 to approximately 233,000
City of Kitchener Housing Needs Assessment (2020) 41
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in 2016. Kitchener saw a higher rate of population increase compared to Ontario as a whole
(10.6%) in the same time period.
In additional to reporting population census data, Statistics Canada prepares demographic
estimates annually for Census metropolitan areas (CMA). Within the Kitchener-Waterloo-
Cambridge CMA, the year over year population growth rate has consistently been between 0.5%
and 1.0% from 2006 to 2015. However, in 2016 through 2018, the year over year growth rate
has increased to over 2%. The growth rate in 2018 was 2.6%, making Kitchener-Waterloo-
Cambridge CMA the second fastest growth CMA in Canada. In terms of absolute numbers, on
average the CMA grew by 4,650 people per year from 2006 through to 2015, but has seen an
average increase in 12,500 people from 2016 to 2018.
Figure 10: Population Growth Levels, 2006 to 2018
15,0003.0%
2.5%
12,000
2.0%
9,000
1.5%
6,000
1.0%
Rate (%)
3,000
0.5%
00.0%
Year over Year Population Growth
Net Annual Population Growth (#)
KCW CMA #KCW CMA %Ontario %
Source: Statistics Canada 17-10-0135-01
Some of the main contributors to the recent population growth are intra-provincial migration
and non-permanent residents. As shown in the Figure below, 42% of interprovincial and intra-
provincial migrants to Kitchener-Cambridge-Waterloo are from Toronto and 15% are from
Guelph and Hamilton.
City of Kitchener Housing Needs Assessment (2020) 42
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Figure 11: Inter and Intra-provincial Migrants, Kitchener-Waterloo-Cambridge CMA, 2016-2017
Western Canada
CMAs, 4%
CA, Ontario, 7%
Other,
8%
Non-CMA/CA,
Toronto (CMA),
Ontario, 10%
42%
Other
CMAs,
Ontario,
Guelph &
14%
Hamilton
(CMAs), 15%
Source: Statistics Canada Table 17-10-0141-01
Part of the attraction to relocate in Kitchener-Cambridge-Waterloo is due to employment
opportunities. Comparatively cheaper house prices, especially compared to the Toronto area is
also an attraction. This pressures on housing supply has driven both house prices and rents up.
Another trend that has been observed is the influx of migrants aged 25 to 34 years old as
indicated in Figure 12.
Historically, this age group tended to migrate away from Kitchener-Waterloo-Cambridge. Since
2015 there has been a net increase in this age group as a result of migration and non-permanent
residents. It is assumed that the strong economy and employment opportunities have
influenced decisions for this age cohort to remain in this area or to migrate to this area. This age
group is significant in starting households and in starting families. Their impact on the housing
market is on the rental and first time buyers market.
City of Kitchener Housing Needs Assessment (2020) 43
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Figure 12: Net Interprovincial, Intra-provincial Migrants and Non-Permanent Residents, 25 to
34 Years Old, Kitchener-Waterloo-Cambridge CMA, 2006 to 2018
1500
1244
1150
840
1000
500
0
-64
-92
-178
-211
-231
-298
-309
-500
-338
-491
-1000
2006 / 20072007 / 20082008 / 20092009 / 20102010 / 20112011 / 20122012 / 20132013 / 20142014 / 20152015 / 20162016 / 20172017 / 2018
Source: Statistics Canada Table 17-10-0136-01
Kitchener is expected to continue to grow. The Region of Waterloo has projected that the
population will grow by 33% from 2016 to 2041 to a total population of 310,000, as indicated in
the following Figure 13.
Figure 13: Population Growth, Kitchener: 2006 to 2041
310,000
294,850
279,500
264,400
249,450
233,222
219,153
204,668
20062011201620212026203120362041
Source: Statistics Canada Community Profiles, Region of Waterloo Population Forecast Data
City of Kitchener Housing Needs Assessment (2020) 44
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4.1.1 Population Age
All population groups in Kitchener have seen an increase in actual numbers from 2006 to 2016
and are expected to continue to grow through to 2041. However, the population aged 65+ years
is seeing a significantly higher rate of increase compared to the rest of the population. The
population aged 65 years and older increased by 35% from 2006 to 2016 and is expected to
almost double (increase by 94%) by 2041. In 2016, the population aged 65+ years made up 14%
of the total population and is forecasted to make up 20% of the population by 2041.
Growth in the senior share of population has significant implications for housing as most
people desire smaller sized accommodation and are interested in proximity to services by
transit as they age. There are also increased pressures to provide housing with supports and
health care amenities and for housing to be affordable for seniors on fixed incomes.
Figure 14: Age Distribution (#), 2006 to 2041
120,000
100,000
0-19
80,000
20-44
60,000
45-64
40,000
65+
20,000
0
20062011201620212026203120362041
Source: Statistics Canada Community Profiles, Region of Waterloo Population Forecast Data
The number of youth (aged 19 or younger), had a growth rate of about 5% from 2006 to 2016
and is only expected to increase by 21% to 2041. In 2016, the population aged 19 or younger
made up 23% of the total population and is forecasted to make up 21% of the population by
2041. The proportion of those aged 20-44 and those in the 45-64 range are expected to steadily
climb at a higher rate than the youngest age group and fairly significantly. The most significant
leap is from just over 20,000 in 2006 to just over 60,000 in 2041 for the seniors age 65+ group.
City of Kitchener Housing Needs Assessment (2020) 45
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Figure 15: Age Proportion (%), 2006 to 2041
100%
80%
65+
60%
45-64
40%
20-44
20%
0-19
0%
20062011201620212026203120362041
Source: Statistics Canada Community Profiles, Region of Waterloo Population Forecast Data
4.1.2 Immigration and Ethnic Origin
Kitchener has a higher proportion of immigrants (26%) than Canada as a whole (22%). There are
also over 200 different ethnicities represented in Kitchener, making the City a diverse
community. Historically, Kitchener had a strong German immigration influence that gave way
to broader European immigration trends and now immigration comes from around the world.
Unlike other cities, Kitchener generally does not have neighbourhoods or areas of the city with
a specific focus on one ethnic group.
Given the diverse ethnic composition of Kitchener, housing options also need to be diverse to
meet cultural needs of Kitchener residents. This could include for example, inter-generational
housing and more dense housing forms.
Figure 16:
North American
0.07%
2.26%
2.21%
Aboriginal
9.82%
1.45%
15.85%
British Isles origins
0.30%
1.98%
French origins
8.36%
Western European
8.89%
Northern European
24.84%
Eastern European
1.05%
17.05% Southern European
Other European
5.88%
City of Kitchener Housing Needs Assessment (2020) 46
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4.2 Household Trends and Projections
Characteristics of households are directly related to determining the kind of housing needed.
Trends in household growth and size, tenure, age of household maintainers and type of
households will direct the varying kinds of housing needed.
4.2.1 Household Growth and Size
The total number of households is projected to be almost 128,000 by 2041. The forecasted 38%
increase in households is projected to outpace population growth (33%), because of an expected
continuing decrease in the average size of households. The average household size is expected
to decrease from 2.6 people in 2006 to 2.4 people by 2041. This change is due to an increase in
the number of one person households and two person households.
Two-person households make up the largest proportion of households in Kitchener, comprising
of a third of all households. One person households make up the second largest portion of
households at 27%. Since 2001, these two household categories have accounted for an
increasingly larger proportion of households in Kitchener.
Figure 17: Household Size, 2001 to 2016
2016
1 person
2011
2 persons
3 persons
2006
4 persons
2001
5 or more persons
0%20%40%60%80%100%
Source: Statistics Canada Community Profiles
4.2.2 Household Tenure
The proportion of households that are owners in Kitchener decreased from 64.3% in 2006 to
62.1% in 2016. However, in terms of actual numbers, the number of owner households in
Kitchener increased by 6,095 (11.9%) from 2006 to 2016. In comparison, the number of renter
households during the same time period increased by 6,630 (23.3%) and the proportion of
households that are renters increased from 35.7% to 37.9%. The trend for a greater portion of
households to rent will increase the demand for rental housing supply.
City of Kitchener Housing Needs Assessment (2020) 47
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Kitchener has a smaller percentage of homeowners compared to the Region and Ontario. In
2016, 62.1% of all households in Kitchener were homeowners compared to 68.2% in the Region
of Waterloo and 69.8% in Ontario.
Figure 18: Household Tenure: Kitchener, Waterloo Region and Ontario (2016)
Ontario
69.8%30.2%
Region of Waterloo
68.2%31.8%
Kitchener
62.1%37.9%
Owner Households %Renter Households %
Source: Statistics Canada Community Profile
One-person renter households made up the largest proportion of all renter households at 41.2%
(14,420 households) in 2016 followed by two-person households at 31.5% (11,020 households).
The trend in smaller household size indicates a need for smaller housing, particularly for rental
units, although there is still a need for larger sized rental housing units for households with
children.
Two-person owner households made up the largest proportion of all owner households at 34.1%
(19,525 households) in 2016. One person, 3 person and 4 person households each had nearly a
20% share of ownership housing.
Figure 19: Household Size by Tenure, 2016
50.0%
41.2%
34.1%
40.0%
31.5%
30.0%
19.0%
18.5%
18.3%
Owner
20.0%
13.0%
10.2%
8.1%
6.2%
Renter
10.0%
0.0%
1 person 2 persons 3 persons 4 persons 5 or more
persons
Source: Statistics Canada, 2016 Custom Tabulation
City of Kitchener Housing Needs Assessment (2020) 48
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As shown on the following Map 3, renters are more prevalent older areas of Kitchener, in
proximity to the Central Transit Corridor along the new ION light rail transit route and main
express bus lines. There is also a moderate amount closer to Conestoga College and near
community scale commercial areas on the east and west sides of the City.
Map 3: Number of Renter Households in Census Tracts
Source: City of Kitchener
City of Kitchener Housing Needs Assessment (2020) 49
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4.2.3 Age of Primary Household Maintainer
Households led by adults aged 45 to 64 years made up the largest share of households in
Kitchener in 2016 at 40% of all households. Households led by young adults aged 24 years and
younger made up the smallest share at 3% of all households. Households led by seniors aged 65
years and older made up approximately one fifth (21%) of all households in 2016. These shares
of primary household maintainer by age group are shown in the following Figure 20.
Figure 20: Primary Household Maintainer by Age Group, 2016
3%
21%
15 to 24 years
36%
25 to 44 years
45 to 64 years
65+
40%
Source: Statistics Canada, 2016 Custom Tabulation
Senior-led households saw the highest rate of increase; increasing by 33.2% from 14,475
households in 2006 to 19,295 households in 2016.
Youth-led households decreased 7.8% from 3,270 households in 2006 to 3,015 households in
2016. In 2006, 86% of households led by young adults aged 15 to 24 year olds rented their homes
compared to 81% in 2016.
The decrease in the number of households led by young adults aged 15 to 24 year olds could
be an indication of this age group facing affordability challenges entering into both the rental
or owner housing market and continuing to reside at home longer with their parents.
As indicated in the following Figure 21, the proportion of homeownership generally increases
with the age of the maintainer up to age 65 and then decreases for senior led households.
Some senior households choose to downsize, selling their homes and moving to the private
rental market. However, the portion of senior led households that are owners is up from
63.3% in 2006 to 67.3% in 2016, suggesting a growing trend for seniors to age in place, or to
buy a smaller home. This indicates the need for forms of housing which enable seniors to age
in place.
City of Kitchener Housing Needs Assessment (2020) 50
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Figure 21: Age of Primary Household Maintainer by Housing Tenure, 2016
65+ years
55 to 64 years
45 to 54 years
35 to 44 years
25 to 34 years
15 to 24 years
0%10%20%30%40%50%60%70%80%90%100%
OwnerRenter
Source: Statistics Canada, 2016 Custom Tabulation
4.2.4 Household Type
Among all household types, couples with children made up the largest portion of households in
Kitchener in 2016 (28.1%), followed by one person households (27.1%). Owner households are
predominantly made up of couples with or without children, accounting for almost 65% of
owner households. One person households are the primary type of renter households (41.2%),
followed by couples without children (17.5%). Housing options suited to family-sized
households (couples with children, lone parent households and multiple households) are still
needed in Kitchener as these households made up 44.4% of all households and 51.5% of owner
households in 2016.
1.8% of all households are led by recent immigrants, with more recent immigrant households
renting (1,320) than owning (355).
Households with a person with a disability made up 32.4% of all households. 11.2% of the
population have physical activity limitations and 11.2% have cognitive activity limitations. There
is a need for housing options suitable for persons with disabilities. These may include housing
with design features to enhance accessibility or housing with support services.
The following Figure 22 indicates the distribution of households by household type and tenure.
City of Kitchener Housing Needs Assessment (2020) 51
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Figure 22: Households by Household Type and Tenure
# of % of # of % of
# of All % of All
Owner Owner Renter Renter
Hhlds Hhlds
Hhlds Hhlds Hhlds Hhlds
Couples without children 22,140 24.0% 16,030 28.0% 6,110 17.5%
Couples with children
25,865 28.1% 20,725 36.2% 5,140 14.7%
Lone parents
8,790 9.5% 3,995 7.0% 4,795 13.7%
Other/multiple-family
6,250 6.8% 4,545 7.9% 1,705 4.9%
households
One person household
24,940 27.1% 10,570 18.5% 14,370 41.2%
Non-census family household
4,145 4.5% 1,350 2.4% 2,795 8.0%
with two+ persons
Aboriginal Household
1,615 1.8% 615 1.1% 1,000 2.9%
Household with member with
29,870 32.4% 16,820 29.4% 13,050 37.4%
disability
Recent Immigrant Household
1,675 1.8% 355 0.6% 1,320 3.8%
Senior Household (65+)
19,300 20.9% 12,995 22.7% 6,305 18.1%
Youth Household (Under 25)
3,010 3.3% 410 0.7% 2,600 7.4%
Totals do not add up to 100% because household types can be counted under more than one category (i.e. couples
with children households may also be categorized as a recent immigrant household)
Source: Statistics Canada, 2016 Custom Tabulation
4.3 Household Income
Income trends are important factors in the consideration of housing affordability for owners and
renters.
4.3.1 Median Household Incomes
Median household incomes for renters and owners differ considerably. In 2015, the median
income for renter households ($45,965) was less than half the median income for owner
households ($93,559) as shown in the following Figure 23.
Figure 23: Median Household Income by Tenure
2005 2015 2019*
Owner $74,945 $93,559 $100,473
Renter $35,777 $45,965 $49,362
Total $58,920 $70,774 $76,004
Source: Community Profiles, Statistics Canada, Consumer Price Indexes for Canada, monthly (V41690973 Series.)* Estimated
based on Consumer Price Index
The increase in median household income from 2005 to 2015 for all households is generally
consistent with the rate of inflation (consumer price index) over the same time period.
Accordingly, the median household income for 2019 has been estimated to be around $76,000
based on inflation.
City of Kitchener Housing Needs Assessment (2020) 52
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As shown in the following Map 4, the median income varies considerably across the City by
census tracts. The older parts of the city and the downtown area have households with lower
median incomes compared to more recently developed areas of the city. This may change in
future years as the effect of condo development ownership is felt in the downtown.
Map 4: Median total income of households within Census Tracts, 2015
Source: Statistics Canada, Census Profile
City of Kitchener Housing Needs Assessment (2020) 53
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4.3.2 Household Income Deciles
Household income deciles distribute all households into ten equal portions based on income.
There is one tenth (or 10%) of all households in each income decile. Household income deciles
for Waterloo Region are used as the region is considered the regional market area in the
provincial definition of affordable housing.
Figure 24 shows the proportion of Kitchener households based on Waterloo Region income
deciles. While there are 10% of Waterloo Region households in each decile, the data shows that
there are slightly greater shares of Kitchener households in the first six lower income deciles
(and particularly in the first three) and fewer in the upper income deciles. This indicates a greater
share of households in low income and moderate incomes in Kitchener than in Waterloo Region
as whole.
Of the 30,695 households who had low incomes in 2015, one third had incomes less than
$23,000, on third had incomes between $23,000 and $37,000 and one third had incomes
between $37,000 and just under $50,000 as shown in Figure 24.
Figure 24: Kitchener Households vs Waterloo Region Household Income Deciles, 2015
Decile Income Range Waterloo Kitchener Kitchener
Region % of hhlds # of hhlds
% of hhlds
Decile 1 10% 10.9%
10,000
Households in
Decile 2 10% 11.3%
$23,314 to $37,266 10,450
Low Income
Decile 3 10% 11.1%
$37,267 to $49,932 10,245
Decile 4 10% 10.8%
$49,933 to $63,263 9,980
Households
With Moderate Decile 5 10% 10.7%
$63,264 to $77,566 9,830
$77,567 to $93,266 9,440
Incomes
Decile 6 10% 10.2%
Households Decile 7 10% 10.0%
$93,267 to $111,735 9,180
With High
Decile 8 10% 9.1%
$111,736 to $136,609 8,365
Income
Decile 9 10% 8.6%
$136,610 to 177,016 7,915
Decile 10 10% 7.3%
$177,017+ 6,735
Source: Statistics Canada, 2016 Custom Tabulation
th
It should be noted that historically and in the provincial definition, the 60 income decile was
considered to represent moderate incomes. However with a range of $77,567 to $93,266, most
people would not consider these in reality to be moderate household incomes.
The following Figure 25 shows owner and renter status by low, moderate and high income
deciles in 2015. Over 18% of households with incomes below approximately $50,000 owned
their home. This group would likely include households who purchased homes some time ago,
were mortgage free and were seniors with fixed incomes. Only 11% of households with high
incomes over $93,000 rent, while nearly 50% of household with high incomes own their
City of Kitchener Housing Needs Assessment (2020) 54
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housing. Given the 50% increase in housing costs in the last few years since 2015, it is
expected that more households are currently renting than this data suggests.
Figure 25: Household Tenure by Household Income Deciles, 2015
80.0%
57.4%
60.0%
49.5%
31.9%
31.6%
40.0%
Owner
18.6%
11.0%
20.0%
Renter
0.0%
Low Income Moderate IncomeHigh Income
($49,933 to $93,266)($93,267+)
Source: Statistics Canada, 2016 Custom Tabulation
As indicated earlier, approximately one third of all households in 2015 had low incomes. The
following Figure 26 highlights what types of households had low incomes. One person
households have the highest incidence of low incomes. Youth and seniors also have high
incidence of low income, as do recent immigrants, and lone parent households.
Figure 26: Household Types in Low Income, 2015
% of Household in # of Households
Household Type
Low Income in Low Income
Non-census-family one person household 66.5%
16,585
15 to 24 years 66.5%
2,005
65+ 50.8%
9,795
Recent immigrant (2011 - 2016) 48.8%
3,870
Lone-parents 46.4%
4,080
Aboriginal identity 41.8%
675
Non-census-family household with two or more persons 37.1%
1,535
Visible minority 35.8%
5,255
Couples without children 22.7%
5,030
Couples with children 11.0%
2,850
Other/multiple-family households 9.5%
595
ALL HOUSEHOLDS 33.3% 30,695
Data in columns do not add up to Totals of all households because household types can be counted under more
than one category. I.e couples with children households may also be categorized as a recent immigrant household
Source: Statistics Canada, 2016 Custom Tabulation
City of Kitchener Housing Needs Assessment (2020) 55
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4.3.3 Prevalence of Low Income
The prevalence of low income in a community is an indicator of the need for affordable housing.
Low Income
Cut-Offs After Tax (LICO-AT). These are income thresholds below which a family will likely
devote a larger share of its income on necessities such as food and shelter compared to the
average family in the area. The approach estimates an income threshold at which families are
expected to spend 20% more than the average family on food, shelter and clothing. Housing
costs are usually the greatest contributor to household costs.
As part of the Kitchener Waterloo Cambridge CMA, a large urban population centre the family
income cut off varies by size of family from $20,386 for a one person household to $38,544 for
a 4 person household up to $53,460 for a 7 person household (Government of Canada, 2017b).
The following Figure 27 outlines that in 2015, 18,560 households (8.1% of all households) in
Kitchener met the LICO-AT cut offs. Kitchener has a higher incidence of households that meet
the low income cut off compared to the region. Kitchener has nearly half of the households in
the region who meet the low-income cut off.
Figure 27: Households with Low Income Based on Low-Income Cut-Offs After Tax, 2016
Kitchener Region of Waterloo
# % # %
0 to 17 years 4,770 9.8% 8,965 7.8%
18 to 64 years 13,025 8.6% 27,840 8.2%
65 years and over 770 2.5% 1,590 2.2%
TOTAL Population in Low Income 18,560 8.1% 38,395 7.3%
Source: Statistics Canada, Census Profiles
As shown on the following Map 5, households with lower incomes are more prevalent in older
areas of Kitchener, in proximity to the Central Transit Corridor along the new ION light rail transit
route and main express bus lines. This is also the case for renter households as renter
households also have more incidence of low income than owner households.
Property in proximity to the ION light rail transit route is also more likely to redevelop given
recent zoning changes. Work is underway to map rental housing by building age and to assess
affordability of the rental housing stock. This is important to determine as it is believed that
older affordable rental buildings are more likely to be redeveloped. Concern has also been
expressed that where redevelopment is anticipated property owners do not maintain the rental
buildings. This could result in existing tenants being displaced and unable to afford new
accommodation. Renovictions remove affordable housing and generally result in much higher
rents being charged post renovation or redevelopment. Renovictions, where tenants are
displaced from their homes to allow major renovations or redevelopment to proceed, are not
tracked or monitored for Kitchener.
City of Kitchener Housing Needs Assessment (2020) 56
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Map 5: Percentage of Low Income Households By Census Tract
Source: Statistics Canada, 2016 Custom Tabulation
City of Kitchener Housing Needs Assessment (2020) 57
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4.3.4 Government Assistance
Currently, there is limited data available in regards to the distribution and composition of
individuals or households receiving financial assistance or benefit. There is limited data available
to assess the change over time, or other comparison or trend analysis.
The figures below provide some initial information one those that are receiving financial
assistance or benefit through government programs.
Figure 28: Residents Receiving Government Assistance, 2017
# of Recipients % of Population
Employment Insurance Benefits 13,490 5.8%
Federal Child Benefit 26,690 11.4%
Old Age Security/Net Federal Supplements Benefits 31,870 13.7%
Canada/Quebec Pension Plans 40,530 17.4%
Workers' Compensation Benefits 3,660 1.6%
Social Assistance Benefits 12,390 5.3%
Provincial Refundable Tax Credits/ Family Benefits 74,000 31.7%
Other Government Transfers 9,800 4.2%
Source: Statistics Canada - Economic dependency profile of individuals, 2017, Web Table 11-10-0033-01
Figure 29: Ontario Works Monthly Allowance based on Household Size
Total
Dependent Dependent Basic
Family Size Shelter Monthly
18+ Allowance
Allowance
1 Single 0 0 $393 $390 $733
2 Couple 0 0 $494 $642 $1,136
3 Couple + 1 1 0 $494 $697 $1,191
3 Couple + 1 0 1 $652 $697 $1,349
4 Couple + 2 2 0 $494 $756 $1,250
4 Couple + 2 1 1 $652 $756 $1,408
4 Couple + 2 0 2 $826 $756 $1,580
5 Couple + 3 3 0 $494 $815 $1,309
5 Couple + 3 2 1 $652 $815 $1,467
5 Couple + 3 1 2 $826 $815 $1,641
5 Couple + 3 0 3 $1,001 $815 $1,816
6 Couple + 4 4 0 $494 $844 $1,338
Source: Region of Waterloo (Employment & Income Support) and Waterloo Region Immigration Partnership
City of Kitchener Housing Needs Assessment (2020) 58
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Figure 30: Ontario Disability Support Program Monthly Allowance based on Household Size
Basic Allowance
Basic Allowance Total Monthly
Dependent Basic Allowance Shelter
Dependent 18+ Allowance
0 0 $672 $497 $1,169
0 0 $969 $781 $1,750
1 0 $969 $846 $1,815
0 1 $1,157 $846 $2,003
2 0 $969 $918 $1,887
1 1 $1,157 $918 $2,075
0 2 $1,367 $918 $2,285
3 0 $969 $991 $1,960
2 1 $1,157 $991 $2,148
1 2 $1,367 $991 $2,358
0 3 $1,578 $991 $2,569
4 0 $969 $1,026 $1,995
Source: Region of Waterloo (Employment & Income Support) and Waterloo Region Immigration Partnership
4.3.5 Food Bank Use
In 2018, 14,469 households (5%) within Waterloo Region accessed food assistance and there
was a 28% increase in the number of households accessing food assistance for the first time
(Food Bank, 2019). In 2018, Kitchener Centre had the 4th highest food bank usage of all
communities in Ontario as shown in the following Figure 31.
Figure 31: Communities in Ontario with the highest food bank usage, 2018
1. Ottawa-Vanier (15 in 100)
2. Hamilton Centre (12 in 100)
3. Thunder Bay-Atikokan (11 in 100)
4. Kitchener Centre (10 in 100)
5. Ottawa South (9 in 100)
6. Windsor West (9 in 100)
7. London-Fanshawe (8 in 100)
8. Windsor-Tecumseh (8 in 100)
9. Ottawa West-Nepean (8 in 100)
10. London North Centre (7 in 100)
Source: Feed Ontario
Food insecurity is not isolated to a particular demographic or circumstance and there are many
factors that may contribute to why one is in need of food assistance.
In 2018, 35% of food assistance recipients were under the age of 18. Costs associated with
raising children, including child care costs, combined with the costs of basics like food and rent,
put much pressure on households with children, leaving them vulnerable to poverty and hunger
City of Kitchener Housing Needs Assessment (2020) 59
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(Food Banks Canada, 2019). Seniors aged 65+ represented only 4% of people receiving food
assistance, but are one of the fastest growing age groups accessing food assistance.
Figure 32: Age of Recipients of Food Assistance in Waterloo Region, 2018
4%
0-11 yrs
25%
19%
12-17 yrs
18-30 yrs
31-44 yrs
10%
45-64 yrs
20%
65+ yrs
22%
Source: The Foodbank of Waterloo Region
Almost half of those who received food assistance in 2018 were single as shown in the Following
Figure 33. While there are tax benefits that can increase incomes for households with children,
single person households do not have the same range of benefits, and often have to rely solely
on limited social assistance income if they are unemployed.
Figure 33: Household Composition of Recipients of Food Assistance in Waterloo Region, 2018
Single Person
7%
7%
Lone Parent
49%
Couple with Children
18%
Couple without
Children
19%
Other
Source: The Foodbank of Waterloo Region
Those receiving social assistance as their main source of income are 11 times more likely to
experience severe food insecurity than the general population (Tarasuk, Mitchell, & Dachner,
2014). In Waterloo region in 2018, almost 60% of recipients were receiving social assistance.
City of Kitchener Housing Needs Assessment (2020) 60
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Over the past three years there has been a 27 per cent increase in Ontario in the proportion of
people with employment income who need help from food banks (Feed Ontario, 2019). In
Waterloo region in 2018, 16% of those that accessed food banks were employed.
Figure 34: Source of Income of Emergency Food Hamper Recipients in Waterloo Region, 2018
Ontario Works (OW)
8%
Ontario Disability Support Program (OSDP)
9%
1%
Employment Insurance
31%
Employment Income
7%
Student Loan
1%
Old Age Pension
16%
Private Disability
Other
24%
No Income
3%
Source: The Foodbank of Waterloo Region
The increasing cost of housing and the lack of rent geared to income units are considered factors
that have been driving the demand for food banks. In Waterloo Region, almost 80% of food
assistance recipients lived in rental housing (Food Bank of Waterloo Region, 2019).
4.3.6 Financial Security
that provides a comprehensive picture of the wellbeing of those who live in the Region as a
whole and within the specific local municipalities (Region of Waterloo, 2019). Over 1,500
Kitchener residents responded to the survey. The 2018 survey results indicated that Kitchener
ranks 5th in the Region for housing security with 40.9% of Kitchener residents spending more
than 30% of their income on housing, compared to the 2016 census which reported 23.4%.
The survey also showed that Kitchener residents tend to have more economic security than the
Regional average. Many Kitchener residents are able to reliably afford food, housing, and basic
needs. However, when the focus is shifted from those who have never experienced economic
insecurity to those who have, the rates are not insignificant. For instance, approximately 20%
experienced an inability to pay their bills on time or to afford their basic needs. Additionally,
17% experienced food insecurity due to not being able to afford, or gain access to, enough food.
City of Kitchener Housing Needs Assessment (2020) 61
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The following Figure 35 shows the distribution of residents who have experienced financial
insecurity, comparing Kitchener with Regional averages.
Figure 35: Financial Insecurity, Comparing Kitchener with Regional averages (2017-2018)
At least At least
once once At least
Once in every 6 every 3 once a
Area Never past year months months month
I could not pay my bills on Kitchener 81.0% 8.0% 4.5% 3.8% 2.6%
time (e.g., water, hydro,
Region 77.6% 8.1% 5.5% 5.4% 3.5%
phone, credit card)
I could not pay my Kitchener 93.9% 2.6% 1.3% 1.2% 1.0%
mortgage or rent on time
Region 91.2% 3.4% 2.2% 1.9% 1.2%
I ate less because there was Kitchener 83.0% 4.4% 3.6% 5.0% 4.1%
not enough food or money
Region 80.9% 4.4% 4.4% 4.5% 5.8%
for food
I could not afford to pay for Kitchener 88.9% 4.5% 2.6% 2.0% 2.0%
transportation to get to
Region 86.3% 4.2% 2.9% 2.9% 3.7%
where I needed to go
I did not have enough Kitchener 78.0% 6.8% 5.9% 3.9% 5.3%
money to buy the things I
Region 74.5% 7.1% 6.1% 4.9% 7.3%
needed
-2018
4.4Economic Indicators
Economic indicators are discussed in this section of the report. Economic indicators, including
employment, labour force, industry, income by industry and investor confidence indicate the
direction of the economy. Analysts use them to predict the possibility of investing in the
future.
4.4.1 Labour Force
The labour force is the number of people working age (15+) that are employed or unemployed.
The remainder of the population, those not offering their labour services (e.g. students, parents
caring for young children and retired people), are not in the labour force. The percentage of the
population choosing to be part of the labour force determines the participation rate. The
employment rate is the percentage of the population age 15+ that is employed, whereas the
unemployment rate is the percentage of the labour force that is unemployed.
The Kitchener-Cambridge-Waterloo CMA consistently has among the highest employment rates
in the country, as shown in the following Figure 36.
City of Kitchener Housing Needs Assessment (2020) 62
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Figure 36: Employment Rates in Kitchener-Cambridge-Waterloo CMA
Monthly (October 2019)
Total Employed Employment Rate Unemployment Rate Participation Rate
304,100 67.5% 5.4% 71.3%
4,700 YR/YR 5.5% higher than 0.1% lower than 5.6% higher than
Change Canada Canada Canada
Annual (2018)
Total Employed Employment Rate Unemployment Rate Participation Rate
292,200 66.4% 5.1% 70.0%
4,400 Annual 4.8% higher than lowest in 29 years 4.6% higher than
Change Canada Canada
Source: Statistics Canada, Labour Force Survey
Figure 37: Comparison of Kitchener, Waterloo Region and Ontario Labour Force 2002-20016
Kitchener Waterloo Region Ontario
2006 2016 2006 2016 2006 2016
Total Working Age Population 164,275 189,220 380,990 432,125 9,819,420 11,038,440
In the labour force 116,820 130,080 272,530 296,480 6,587,580 7,141,675
Employed 110,150 121,190 257,655 277,785 6,164,245 6,612,150
Unemployed 6,665 8,885 14,875 18,695 423,335 529,525
Not in the labour force 47,455 59,140 108,455 135,645 3,231,840 3,896,765
Participation rate 71.1% 68.7% 71.5% 68.6% 67.1% 64.7%
Employment rate 67.1% 64% 67.6% 64.3% 62.8% 59.9%
Unemployment rate 5.7% 6.8% 5.5% 6.3% 6.4% 7.4%
Source: Statistics Canada Community Profiles
4.4.2 Industry
Long-term employment trends show a shift from manufacturing toward employment in the
knowledge economy around the time of the 2008/2009 recession and stronger advancements
in those sectors continuing through the following decade. Manufacturing continues to be the
largest local industry at 17.8% of total employment.
City of Kitchener Housing Needs Assessment (2020) 63
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Figure 38: Employment by Major Industry Sectors: Kitchener-Cambridge-Waterloo CMA
80
60
40
Thousands employed
20
19971999200120032005200720102012201420162018
ManufacturingProfessional services, business, finance, information, culture
Source: Statistics Canada, Labour Force Survey
Figure 39: Percentage of Employment by Industry: Kitchener-Cambridge-Waterloo CMA
Agriculture
1.1%
Construction
9.2%
Manufacturing
17.8%
Trade
13.3%
Transport
5.3%
Finance, insurance, real estate
7.7%
Scientific & technical
8.4%
Business
3.9%
Education
8.1%
Health care & social assistance
9.3%
Information, culture & rec
4.1%
Accommodation & food services
5.2%
Other services
3.7%
Oct-19
Public administration
2.4%
Source: Statistics Canada, Labour Force Survey
The following Figure 40 shows the changes in employment by type of industry between 2013
and 2018. For example, construction, scientific and technical, and finance and insurance
industries have seen considerable employment growth over the past five years
City of Kitchener Housing Needs Assessment (2020) 64
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Figure 40: 5 Year Change in Employment By Industry: Kitchener-Cambridge-Waterloo CMA
change in persons employed
Agriculture
1200
Construction
3300
Manufacturing
2300
Trade
1000
Trans. & warehousing
100
Finance, insurance, real estate
2400
Professional, science & tech.
2800
Business, building & other
-500
Education
-1700
Health care & social assistance
1500
Information, culture & rec
2100
Accommodation & food services
-900
Other services
1600
Public administration
-700
2013-2018
Source: Statistics Canada, Labour Force Survey
Much of the employment growth in the metropolitan area in recent years has been in high-
paying industries as shown in the following Figure 41.An increase in the number of people able
and willing to pay more for housing contributes to the rising pressure in the housing market in
recent years. Industries with the lowest median employment income include service, arts,
entertainment and agricultural industries, generally at or below $20,000 individual income.
Figure 41: Median Employment Income by Industry: Kitchener-Cambridge-Waterloo CMA
$19,792
Construction
$44,671
$48,825
Retail Trade
$20,679
$39,969
Information & Culture
$59,107
$54,961
Real Estate
$35,044
$50,975
Business
$56,190
$47,240
Health care & social assistance
$37,752
$11,886
Accommodation & food services
$11,885
$28,201
Public administration
$63,986
$0$10,000$20,000$30,000$40,000$50,000$60,000$70,000
Source: Statistics Canada, 2016 Census of population, Statistics Canada Catalogue no. 98-400-X2016381
Housing is increasingly unaffordable to new graduates and entry level employees. With a median
household income of $36,132 for those aged 20-24, and $49,548 for those aged 25-29, 2
bedroom and 3 bedroom rental units are out of reach, and for many under 30 years of age, all
City of Kitchener Housing Needs Assessment (2020) 65
7 - 75
types of vacant rental units are out of reach. This means that young households have to spend
more than 30% of their income on a rental unit that suits their needs (reducing their ability to
save money to own a home in the future), rent smaller units, or consider looking to other
communities for housing and/or work. Added pressure in the housing market thus has
considerable implications for industry and business growth as talent attraction becomes
increasingly difficult for companies, particularly for entry level positions.
4.4.3 Investor Confidence
Kitchener has seen significant construction activity as a result of major investments such as EDIF
Economic Development Investment Fund and the ION light rail transit system. As shown in
Figure 41 the construction value of building permits in the downtown and immediately
surrounding neighbourhoods has accumulated to $1.45 billion since 2014 to the end of 2018. As
of October 2019, total year-to-date construction investment in the downtown reached an all-
time annual high of $505.8 million, due in part to this being the last year for developers to
receive incentives to develop in downtown neighbourhoods.
Figure 42: Construction Values in Downtown Neighbourhoods
$600
$505.8
$400
$265.4
$154.7
$145.4
$200
$135.4
$105.5
$104.4
$90.1
$84.0
$78.0
$58.7
$57.7
$51.9
$48.3
$41.4
$36.2
$0
millions (nominal dollars)
2004200520062007200820092010201120122013201420152016201720182019
YTD
Source: City of Kitchener, Building Permits
As shown in the following Figure 43, construction values have also been very strong across the
City since 2014.
Figure 43: Construction Values in Kitchener
$1,200
$1,022
$740
$665
$800
$585
$574
$565
$505
$496
$435
$432
$417
$410
$377
$366
$340
$336
$400
dollars)
$0
2004200520062007200820092010201120122013201420152016201720182019
millions (nominal
YTD
Source: City of Kitchener, Building Permits
City of Kitchener Housing Needs Assessment (2020) 66
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5.0Housing Supply
Housing supply is a measure of the available housing options in a community. An important
aspect of assessing housing supply is to compare the existing housing supply as well as recent
development applications to housing need. The extent to which housing supply does not match
housing need helps identify gaps in the current housing supply. This section of the assessment
report examines the current housing supply and considers the future supply along the housing
continuum.
5.1 Existing Housing Supply
The existing housing supply is important because housing lasts for well over 60 years if well
maintained. It represents the majority of the housing stock, with new housing development
generally providing incremental change over time.
5.1.1 Housing Supply by Mix of Dwelling Types and Tenure
There were 92,135 occupied dwellings in Kitchener in 2016. Almost half of these dwellings
(48.6%) were single detached dwellings. While single detached dwellings homes are well suited
for many households, particularly for families with children, they may not be the most suitable
dwelling type for other households. Single detached dwellings are generally less accessible due
to the presence of stairs and the need for more indoor and outdoor maintenance. Single
detached homes are also, in general, the least affordable house type. As such, having a housing
supply comprised predominantly of single detached homes limits options for households with
lower incomes or those who would find it challenging to maintain a single detached home.
Higher density forms of housing, such as apartments, are inherently more affordable as they
tend to be smaller in square footage, and require less land and make efficient use infrastructure
when compared to low density single and semi-detached dwellings.
Figure 44: Dwelling Types
Owner Renter Total
% Total % Total % of all
# # #
Dwelling Type Dwelling Type Dwellings
Single-detached 41,920 93.6% 2,870 6.4% 44,790 48.6%
Semi-detached 4,230 76.6% 1,295 23.4% 5,525 6.0%
Duplex 6,430 56.6% 4,940 43.4% 11,370 12.3%
Row house 1,250 44.7% 1,545 55.3% 2,795 3.0%
Apartment < 5 storeys 1,750 13.2% 11,500 86.8% 13,250 14.4%
5 storeys 1,605 11.2% 12,715 88.8% 14,320 15.5%
Other attached dwelling 35 41.2% 50 58.8% 85 0.1%
Other single-attached 57,220 62.1% 34,915 37.9% 92,135 100.0%
Source: Statistics Canada, 2016 Custom Tabulation
City of Kitchener Housing Needs Assessment (2020) 67
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Renters tend to live in apartments, whereas homeowners tend to reside in single detached
homes. This is correlated with differences in household size and household income of renters
and owners.
Figure 45: Dwelling Types by Tenure
74%
73%
14%
Owner
11%
8%
8%
7%
4%
Renter
Single DetachedSemi DetachedTownhouseApartment and Other
Source: Statistics Canada, 2016 Custom Tabulation
The percentage of owner households occupying single and semi-detached units decreased from
82.7% in 2006 to 80.6% in 2016 as more condominium apartments and townhouses are being
built.
5.1.2 Housing Supply by Market
Almost 95% of households reside in market housing with 62.1% in owned units and 33.5% in
rented units. 4.5% of households reside in non-market units that are subsidized. Subsidized
housing includes rent geared to income, social housing, public housing, government-assisted
housing, non-profit housing, rent supplements and housing allowances.
Figure 46: Households by Market
Subsidized Renter
4.5%
33.5%62.1%
None subsidized renter
Owner
Source: Statistics Canada, 2016 Custom Tabulation
City of Kitchener Housing Needs Assessment (2020) 68
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5.1.3 Rental Supply
Rental housing is divided into two categories: primary and secondary. The primary rental market
consists of structures that contain at least three rental units, including both townhouse and
apartment units that are not held in condominium ownership.
The secondary rental market includes all rented units other than those in the primary rental
market. The secondary rental market consists of self-contained units that were not built
specifically as rental housing but are currently being rented out. These units include rented
single-detached, semi-detached, townhouses, duplexes (second units), rented condominium
units, and one or two apartments which are part of a commercial or other type of operation.
Primary Market Rental Units
As of October 2018, there were approximately 21,500 primary rental housing units in Kitchener
as shown in the following Figure 47. As The majority of primary rental units are in apartment
form. Of the 1,435 rental townhouse units, approximately half have 3 or more bedrooms. Of
the 20,000 rental apartment units, just under 1,000 units have 3 or more bedrooms.
Figure 47: Primary Market Rental Supply by Type and Size, 2018
Townhouse Apartment & Other Total
# % # % # %
Bachelor
0 0.0% 621 3.1% 621 2.9%
1 Bedroom
150 10.5% 6,579 32.8% 6,729 31.3%
2 Bedroom
522 36.4% 11,913 59.4% 12,435 57.9%
3 Bedroom +
763 53.2% 931 4.6% 1,695 7.9%
+
ALL
1,435 100.0% 20,044 100.0% 21,480 100.0%
Source: CMHC Rental Market Survey, 2018
City of Kitchener Housing Needs Assessment (2020) 69
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The current composition of the purpose-built rental market does not align with the current
household sizes of renters. As shown in Figure 48, 58% of units are 2 bedrooms whereas only
13% of renter households have 3 people.
Figure 48: Primary Rental Supply by Size Compared to Renter Household by Size
Source: CMHC Rental Market Survey, 2018 and Statistics Canada, 2016 Custom Tabulation
The National Occupancy Standard (NOS) defines the number of bedrooms that a household
requires given its size and composition. For example, a one person household requires as a
minimum a bachelor unit (zero bedrooms), a couple requires as a minimum a one bedroom unit,
a couple or lone parent with one child requires as a minimum a two bedroom unit etc. Many
households prefer to rent/own a unit with more bedrooms than the NOS. Households with low
and moderate incomes generally do not have the financial means to afford a unit with more
bedrooms than the minimum required. It is therefore important that a sufficient supply of
smaller sized units exists, as well as units with 3 bedrooms for larger family households.
Vacancy Rate for Primary Rental Units
A vacancy rate of 3.0% is generally accepted as a healthy vacancy rate, indicating a balance
between the supply of rental housing and the need for rental housing. In a tight rental market
there is strong competition for rental units of all types, resulting in limited choice and high rents
for units that do become available. Therefore, renter households with lower incomes are more
likely to stay in units unsuitable and inadequate because they have been priced out of more
suitable units. Tight rental market conditions were alleviated in 2018 as indicated by the increase
in the overall vacancy rate from 1.9% in 2017 to 3.4 in 2018, as shown in the following Figure
49. Conditions became less tight due to the increase in supply with the addition of 428 units.
City of Kitchener Housing Needs Assessment (2020) 70
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Figure 49: Vacancy Rate of Primary Rental Units 1990 to 2018
7.0%
6.0%
5.0%
4.0%
3.0%
2.0%
1.0%
0.0%
19901991199219931994199519961997199819992000200120022003200420052006200720082009201020112012201320142015201620172018
Vacancy RateBalanced & Healthy Supply
Source: CMHC Rental Market Survey
While the vacancy rate for all primary rental units combined in 2018 was 3.4% and above the
3% healthy vacancy rate, the vacancy rate for bachelor and 3+ bedroom apartment units were
below 3%, indicating tighter market conditions for these size of units as shown in the Following
Figure 50.
Figure 50: Vacancy Rate by Apartment Unit Size, 2018
5.00%
3.90%
4.00%
3.20%
3.00%
2.50%
2.00%
1.50%
1.00%
0.00%
Bachelor1 Bedroom2 Bedroom3 Bedroom +
Source: CMHC Rental Market Survey
City of Kitchener Housing Needs Assessment (2020) 71
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Secondary Market Rental Units
At the time of the 2016 census, there were 34,975 renter households. There were 20,703
primary market rental units in 2016. Accordingly, it is assumed that approximately 60% of the
rental housing supply in Kitchener are primary rental units and 40% (14,272 units) are secondary
market rentals. As shown in the following Figure 51, the ratio of primary rental units to renter
households has been decreasing since 2006, indicating that a greater proportion of renter
households are residing in secondary rental market than in the past.
While the secondary rental market is a good source of rental units and provides a more diverse
range of rental housing as some of these units are single and semi-detached dwellings, it does
not have the same levels of stability as the primary rental market as it is possible for landlords
to remove these units from the market.
Figure 51: Estimated Change in Primary Rental and Secondary Rental Supply
40,000
0.69
35,000
0.67
30,000
0.65
25,000
0.63
20,000
0.61
15,000
0.59
10,000
0.57
5,000
00.55
2001200620112016
Renter Households
28,46028,34530,25034,975
Primary Rental Units
17,81618,92119,45520,703
Ratio of Primary Rental Units
0.630.670.640.59
to Renter Households
Source: Statistics Canada Census Profile 2016, CMHC Rental Market Survey
City of Kitchener Housing Needs Assessment (2020) 72
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5.1.4 Non-Market Housing
Non-market housing is housing that is provided
does not provide. Usually some form of government subsidy is required to make it affordable
for people with low incomes. Approximately 4,500 units of non-market housing currently exist
in Kitchener and are well distributed across the city as shown in Map 6. The following Figure 52
summarizes the supply of non-market housing by unit size in Kitchener.
Figure 52: Existing Non-Market Housing Units by Type and Size
Below
Community Housing
Average
Private Rent Market Rent Waterloo Region Non-Profit &
Supplement Agreements* Housing Co-op Total
Bachelor
1 26 20 22 69
1-Bedroom
209 439 718 609 1,975
2-Bedroom
39 180 219 677 1,115
3-Bedroom
6 60 303 784 1,153
4-Bedroom
0 0 126 47 173
5-bedroom
0 0 29 0 29
Kitchener
Total 255 705 1,415 2,139 4,514
Regional
Total 2,722 6,177 8,991
Source: Region of Waterloo, Housing Services *The Region has agreements with some housing providers to provide apartments
that they rent at a rate below the Average Market Rent for Waterloo Region in return for capital funding provided during
construction.
Altogether, community housing represent approximately 4.4 percent of all occupied dwelling
units in Waterloo Region and 4.9 percent in Kitchener as shown in the following Figure 53.
Kitchener contains just over 50% of the community housing supply in the region.
Figure 53: Share of Existing Community Housing in the Region
Region Kitchener
Community Housing Units 8,991 4,514 (50.2%)
Households/Occupied Dwellings (2016 census) 203,830 92,217 (45.2%)
Community Housing as a % of 2016 Occupied Dwellings 4.4% 4.9%
Source: Region of Waterloo, Statistics Canada
City of Kitchener Housing Needs Assessment (2020) 73
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Map 6: Distribution of Non-Market Housing Locations in Kitchener
Source: Region of Waterloo, 2019
City of Kitchener Housing Needs Assessment (2020) 74
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Community Housing Waiting List
As of September 30, 2019, there were 4,798 households on the region-wide community housing
waiting list. Additionally, there were 209 pending applications that were under assessment for
eligibility and 2,033 applications awaiting assessment. The total number of households that
were seeking community housing was 7,031. Between July 1, 2019 and September 30, 2019 a
total of 115 households moved into community housing.
The waiting list includes identification of preferred municipality for housing. There are 3,738*
households that have indicated Kitchener as a preferred location as summarized in Figure 54
below. This means over 3,000 new units of community housing are needed in Kitchener, in
addition to the existing supply
Figure 54: Community Housing Waiting List Applications for Kitchener by Household Type
Singles & Couples Senior Families (with Dependents) Total
Bachelor 3 0 0 3
1-Bedroom 1,424 815 4 2,243
2-Bedroom 78 25 275 378
3-Bedroom 19 1 453 473
4-Bedroom 2 0 360 362
5-bedroom 2 0 275 277
6-Bedroom 0 0 2 2
Total 1,528 841 1,369 3,738*
Source: Region of Waterloo, Housing Services *Totals exceed the current total waitlist number as applicants may be
double counted based on indicating a preference for more than one unit type.
As indicated in Figure 55 below, fewer units are turning over as people stay in community
housing longer and cannot find affordable housing in the private market. The turnover in
community housing accommodation units across the region was 300 units per year in 2018
compared to 1000 units in 2008.
Figure 55: Households on Waitlist vs Households Housed Region of Waterloo
5,000
4,000
3,000
2,000
1,000
0
20082009201020112012201320142015201620172018
Active Households on Waiting ListTotal Households housed
Source: Region of Waterloo, Housing Services
City of Kitchener Housing Needs Assessment (2020) 75
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Figure 56: Community Housing Waitlist Applications and Households Housed 2008-2018 for
Region of Waterloo
Active Applications Number of New Applications Total Households Housed
2008
3,100 2,673 1,034
2009
3,015 2,460 871
2010
2,737 2,149 884
2011
3,280 2,282 733
2012
3,162 2,039 726
2013
3,287 1,931 649
2014
2,962 1,919 728
2015
2,680 1,620 700
2016
2,994 1,960 606
2017
4,178 2,266 481
2018
4,647 2,338 488
Source: Region of Waterloo, Housing Services
Non-senior households requiring a one-bedroom unit have historically had and continue to have
the longest wait times. As shown in Figure 57, the wait time for seniors housing has increased
by the greatest percentage since 2011 (127%).
Figure 57: Average Wait Times for Community Housing, Waterloo Region 2011-2017
Household Type 2011 2017 % increase
Seniors, 1-bed 1.3 years 3 years 127%
Non-senior, 1-bed 3.8 years 7.9 years 110%
Non-senior, 2-3 bed 1.8 years 2.8 years 52%
Non-senior, 4+ bed 2.1 years 3.5 years 68%
Source: Region of Waterloo Housing Services
Waterloo Region Housing
The Region of Waterloo through Waterloo
Region Housing directly manages 2,722 units
of mainly former public housing developed by
the Ontario Housing Corporation at 65
locations across the region. There are 1,415
Waterloo Region Housing units located in
Kitchener.
Strasburg Road (Built 1974)
City of Kitchener Housing Needs Assessment (2020) 76
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Kitchener Housing Inc.
Kitchener Housing Inc. was originally sponsored by the City of
Kitchener with the objectives to purchase, construct, hold,
renovate, manage, provide and maintain housing for low and
moderate income individuals and families in the City of
Kitchener. It is part of the non-profit component of non-
market housing in the city. Kitchener Housing owns and
operates 764 units of apartments, townhouses at 18
locations across the city. It operates both market and rent
geared to income units. Penelope Drive (Built 1993)
Menno Homes
MennoHomes Inc. is a non-profit charitable organization founded in 2001, with a mission to
create homes for people in need of affordable housing and develop housing that is economically
and environmentally sustainable and includes supportive services.
MennoHomes has 105 rental housing units within Waterloo Region. These are a mix of single
unit apartments for seniors, family duplexes, and multi-bedroom housing.
MennoHomes has built 2 affordable projects in Kitchener:
16 three-bedroom duplexes on Village Rd
50 unit six-story apartment building for seniors with 38 one-bedroom units and 12 two-
bedroom units on King Street East.
MennoHomes also has a proposed project n Kitchener planned at Bridgeport and Lancaster.
Village Road Built 2004 King Street East Built - 2007
City of Kitchener Housing Needs Assessment (2020) 77
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Other Non Profit Housing Providers
non-profit organizations and religious
institutions have provided a range of housing supports from emergency shelter to permanent,
affordable rental or ownership housing as outlined in the following list
Figure 58 - List of Other Non-Profit Providers in Kitchener
Non-Profit Group Location Units
Better Canada Homes Greenfield Ave 50
Cypriot Homes of K-W Country Hill Dr 102
Cypriot Homes of K-W Holborn Dr 66
Eby Village Eby St S 56
Hellenic Community of K-W Greenfield Ave 91
Hislacan Homes Non Profit Overlea Dr
Kitchener Alliance Community Homes Monte Carlo St 29
Kitchener Alliance Community Homes 200 Chandler Dr 30
Kitchener Alliance Community Homes Connaught St 38
Kitchener Alliance Community Homes Greenfield Ave 63
Kitchener Alliance Community Homes Westmount Rd W 33
KW MultiGroup Homes Inc. Century Hill Dr 60
Portuguese Centre of K-W Inc. Courtland Ave E 43
Shehrazad Non-Profit Oprington Dr 117
Slavonia-Croatian Non-Profit Westwood Dr 90
Village Lifestyles Non-Profit Tuerr Dr 50
Village Lifestyles Non-Profit Paulander Dr 50
Total 968
Source: Region of Waterloo
Co-operative Housing
Housing co-ops provide at-cost housing for their members. They are controlled by members
who have a vote in decisions. There is no outside landlord. In Canada, most housing co-ops are
rental projects
programs targeted to people with low to moderate incomes. (Co-op Housing Federation of
Canada) The following co-operative housing developments are located in Kitchener.
Asgard Green Co-operative Homes Cherry Street
Aventine Co-operative Homes, Homer Watsons and Bleams Rd
Bread and Roses Co-operative HomesQueen St. S and Courtland Ave.
Top of Form
Bottom of Form
Changemakers Co-op
Country Hills Housing Co-operative, Doon Village Rd
City of Kitchener Housing Needs Assessment (2020) 78
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Emanuel Housing Co-operative Howe Dr
New Generation Co-operative Homes Doon Village Road
Sand Hills Co-operative Homes Chandler Dr
Shalom Community Co-operative Elmridge Dr
Simon Bolivar Housing Cooperative Inc The Country Way
Sprucewoods Co-operative Housing Inc Benesfort Dr
Willowside Housing Co-operative Inc., Victoria Street
Indigenous Housing (K-W Urban Native Wigwam Project)
The K-W Urban Native Wigwam Project (KWUNWP) is a
non-profit organization that has served Indigenous
people residing within Waterloo Region for over 30
rent geared-to-income housing for people and their
families that have low or moderate incomes.
KWUNWP provides tenant support to:
assist in decreasing hardships and to lead to self-sufficiency of individuals
and families. This will give Native people of this community a chance to grow
and prosper, while maintaining a dignified and safe living environment for
their families. KWUNWP gives their tenants the opportunity to care for a home
at an affordable rate, which in turn can create an opportunity to eventually
purchase their own home.https://kwunwp.weebly.com/)
Figure 59 - Existing Affordable Housing for Indigenous People illustrates the current known
housing by type of dwelling units geared to the indigenous population.
Figure 59 - Existing Affordable Housing for Indigenous People
Single Detached Semi-Detached Townhouse Apartment
Units Units Units Units Total
12 16 7 6 41
Source: K-W Urban Native Wigwam Project
Seniors Affordable RGI Housing
Non-profit housing providers, Waterloo Region Housing and Kitchener Housing Inc. provide
some dedicated housing for seniors aged 60 years and over and who have low incomes. Rent is
based on a limited income up. The common type of housing form is one bedroom apartment,
although some two-bedroom units for seniors are also available. The listing below is a
representation of known affordable seniors housing locations and may not complete.
City of Kitchener Housing Needs Assessment (2020) 79
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Figure 60 - List of Seniors Affordable RGI Housing
Project Number of Units Provider
Church Street 61 Region
College Street 73 Region
Franklin Street 119 Region
Lorraine Avenue 35 Region
Overlea Drive 60 Region
Sunnyside Seniors 32 Region
Wilson Avenue 72 Region
Subtotal 452
Cedar Court 72 NP
Senioren Haus 60 NP
Slavonia Village 40 NP
43 NP
Thaler Retirement Manor 50 NP
Villa Concordia 52 NP
Subtotal 317
Carwood Green 27 KHI
Linden Manor 32 KHI
Subtotal 59
Source: Region of Waterloo* not complete
Affordable Ownership Housing
Habitat for Humanity Founded in 1988, Habitat for Humanity Waterloo Region is a charitable
organization with the mission of, working toward a world where everyone has a decent place
to live. Founded in 1988, Habitat for Humanity Waterloo Region is a charitable organization
that over the last 30 years, has been able to help 143 families in the region build their affordable
ownership home. Under the Habitat model, families provide a minimum of 500 hours of volunteer
time, some of which is spent building their own home. Habitaa
45-unit townhouse project on Kehl Street in Kitchener.
5.1.5 Concurrent Disorder Supportive Housing
A small number of Regional housing units (56) are dedicated to supportive housing through the
Concurrent Disorders Supportive Housing Program. These units provide on-site support services
for those with mental illness and addictions. There is currently a waitlist of approximately 65
people for this housing type.
City of Kitchener Housing Needs Assessment (2020) 80
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5.1.6 Housing Geared to Students
In the City of Kitchener there are a number of post-secondary education establishments or
campuses. This includes the Health Sciences Campus - University of Waterloo School of
Pharmacy and McMaster School of Medicine along with the Wilfrid Laurier University Masters
of Social Work program; both of which are located within Downtown Kitchener. The current
estimate of full-time students in the downtown is approximately 750.
The main Conestoga College polytechnic campus is located in the south portion of Kitchener
near Highway 401. At the time of this report preparation, Conestoga College announced its plans
to establish a downtown location for an International School of Business for 1,000 students.
There is an expectation that this will grow to about 3,200 students within several years.
Kitchener is also home to a number of private educational institutions. Kitchener is also within
transit or driving distance to a number of other major post-secondary establishments in the
cities of Waterloo, Cambridge and Guelph.
There is an existing and growing need for housing accommodations geared to students. In 2000,
the City of Kitchener established a Student Housing Task Force that resulted in a report in 2001.
The study identified the need for strategies for accommodating housing geared to students in
the Conestoga College area. A Lower Doon Student Housing Study was prepared in 2002. Since
that time, there have not been any specific local municipal studies aimed at the student specific
segment of the housing market.
In 2020, the City is studying the area around the Lower Doon Conestoga College campus and
what the preferred future plan is for the surrounding area which will include an investigation
into needed accommodation for students as the College continues to significant grow through
additional international students and other programs
Although students may not be classified as permanent residents with the census information for
Kitchener, the Region of Waterloo does include some measure and information regarding the
estimated students. Additional information and analysis is required to further investigate not
only the existing proportion but also the estimated projected growth of the student
population and what the housing needs may be.
5.1.7 Housing Geared to Seniors
Within the City of Kitchener there is a range of housing options for people aged 65 and over. A
large segment of the housing supply is within the regular range of dwelling types provided by
the private market single detached to townhouses to apartments, either in rental, freehold or
condominium tenure available to everyone.
There are also number of sites within the City that offer life lease units, specifically for seniors.
Life lease units are often offered as part of an integrated site that includes townhouse dwellings
with an apartment building and/or residential care facility. This allows for potential movement
and additional level of care options across a continuum of housing options in the same location.
City of Kitchener Housing Needs Assessment (2020) 81
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Another segment of the housing supply for seniors is within a residential care facility or
apartment building that offers some level of care and shared facilities (i.e. retirement home).
The total number of existing beds/units for this form of housing is approximately 2,400.
The known locations that are aimed at providing seniors housing that include some aspect of
care or shared facilities are indicated in Map 7 below. The total number of existing beds/units
for this form of housing is approximately 2,400.
Map 7: Senior Care Facilities in Kitchener
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Some of the community housing provided by non-profit housing organizations is dedicated to
people aged 55+ and the rent charged is geared to income, making it an affordable option. A
senior in this form of housing must be able to take care of their daily needs and be generally
independent as limited supports are provided. As indicated earlier the waiting list to access this
housing is becoming longer and longer indicating strong demand and insufficient supply of this
housing type.
As seniors age they often develop health issues and independent living is not a suitable option
to meet their needs.
Care homes, retirement homes and assisted living are forms of housing available to seniors who
require supports for daily living. Standard space is space where a senior resident receives less
than 1.5 hours of care per day or is not required to pay an extra amount to receive high-level
care. The following Figure 61 illustrates that a significant amount almost 90% - for rental
housing with supports is at a monthly rent range of $2,500 and above.
Figure 61: Seniors' Proportion (%) of Standard Spaces by Rent Range, Kitchener - Cambridge -
Waterloo CMA, 2019
1%2%9%
Less Than $1,500
$1,500 - $1,999
$2,000 - $2,499
$2,500 +
88%
Source: CMHC Seniors' Housing Survey
While the demographics of Kitchener has a fairly robust number within with younger age cohorts
which will continue to grow through the next 10-20 years. There are a number of seniors housing
providers and developments that could include housing suitable for seniors. Typically this form
of housing occurs through market demand; however, there is a need and gap for more
information and data. The increase in rental prices will have an impact on cohorts that rely on a
set or declining income. It is recommended that further research and analysis is required of this
housing type and need.
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5.2 Age and Condition of Housing Stock
Two thirds of dwellings in Kitchener were built before 1991 and only 6.4% were built in the
period from 2011 to 2016 as indicated in the following Figure 73.
Figure 62: Housing Stock by Construction Period
20,000
16,040
14,725
15,000
13,210
12,650
11,785
10,080
10,000
5,885
3,995
3,855
5,000
0
1920 or 1921 to 1946 to 1961 to 1971 to 1981 to 1991 to2001 to 2011 to
before19451960197019801990200020102016
Source: Statistics Canada, 2016 Custom Tabulation
The majority of Housing Stock was constructed in the post-war period and nearly
half is less than 35 years old. The 1970s and 2000s were the decades of greatest residential
growth. Given the rapid pace of housing construction since 2016, the average age of housing
stock will decrease in the coming years.
The condition of the housing stock in Kitchener is good with 95% of dwellings only requiring
regular maintenance or minor repairs as indicated in the following Figure 74.
Figure 63 Overall Condition of Housing Stock in 2016
5%
24%
Regular maintenance needed
Minor repairs needed
Major repairs needed
71%
Source: Statistics Canada
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The following map shows a pattern of concentric outward residential growth in Kitchener.
Dwellings older than 65 years predominate in the central neighbourhoods with some recent
infill housing development. Housing 36-64 years olds predominates within the inner suburban
neighbourhoods immediately east and west of the central Neighbourhoods. Housing that is
35 years old or newer is generally located in the suburban neighbourhoods of the City towards
the edge of the urban area.
Map 8: Age of Housing Stock in Kitchener
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As expected, the older the housing stock, the greater the need for major repairs as shown in the
following Figure 64. However, the majority of older housing stock is in good condition with more
than 85% only requiring regular maintenance or minor repair.
are in very good condition, with 95% only requiring regular maintenance or minor repairs.
Figure 64: Condition of Housing Stock by Construction Period
100%
95%
90%
85%
80%
75%
1920 or 1921 to 1946 to 1961 to 1971 to 1981 to 1991 to 1996 to 2001 to 2006 to 2011 to
before1945196019701980199019952000200520102016
Regular maintenance or minor repairs needed Major repairs needed
Source: Statistics Canada, 2016 Custom Tabulation
5.3 Housing Costs
There has been an 88% increase in the average price of a house since 2008 and a 35% increase
in the average market rent and most of the increase has been recent since 2016. In contrast,
housing incomes have generally only increased at the rate of inflation by 18% over the same
period.
Figure 65: Change in Average Rent and Average House Price vs Inflation from 2008 to 2018
Source: CMHC Annual Rental Market Reports, Kitchener-Waterloo Association of Realtors, Bank of Canada
City of Kitchener Housing Needs Assessment (2020) 86
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5.3.1 Homeownership
Housing prices have generally been increasing over the last 10 years at rates above inflation.
Notably, they increased by an unprecedented 12.0% in 2016 and 20.3% in 2017, as shown in
Figure 66 below.
Figure 66: Percentage Change in Average Re-Sale House Price Year to Year in Kitchener
25.0%
20.0%
15.0%
Rate of Change
10.0%
Inflation
5.0%
0.0%
20082009201020112012201320142015201620172018
Source: Kitchener-Waterloo Association of Realtors 2019, House Priced based on Average MLS Sale Price
As of October 2019, the average price of a home has reached almost $490,000 and would
require an income of just over $138,000 to purchase with a 5% down payment and 25-year
mortgage and paying no more than 30% of income on mortgage costs (mortgage interest,
insurance and payment) and property taxes.
Figure 67: Average Re-Sale Price of Houses and Income Required to Own, 2019
Average House Price (Oct Household Income
2019) Required
Single Detached $572,314 $161,518
Semi Detached $429,320 $121,163
Townhouse $394,617 $111,369
Condo Apartment $294,231 $83,038
Total $489,862 $138,249
Source: Kitchener-Waterloo Association of Realtors 2019, House Priced based on Average MLS Sale Price (*Rolling 12 months
average price as of October 2019)
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5.3.2 Primary Market Rental
Rental housing is normally more affordable than ownership housing due to not requiring a down
payment, property taxes, maintenance, and other costs associated with home ownership.
However, rents in Kitchener have been increasing at rates above inflation and the rates of
increase have been higher in recent years as shown in Figure 7968.
Figure 68: Percentage Change in Average Market Rent Year to Year in Kitchener
6.0%
5.0%
4.0%
Rate of Change
3.0%
Inflation
2.0%
1.0%
0.0%
2008200920102011201220132014201520162017
Source: CMHC Primary Rental Market Survey
Rental apartment average market rents (AMRs) in 2018 were $774 for a bachelor unit, $940 for
a one-bedroom unit, $1,132 for a two-bedroom unit, and $1,300 for a three-plus bedroom unit
as shown in Figure 69.
Figure 69: Primary Market Rent Costs, 2018
Occupied Units Vacant Units Average Market
Rent
Bachelor
$771 $883 $774
1 Bedroom
$930 $1,185 $940
2 Bedroom
$1,120 $1,398 $1,132
3 Bedroom +
$1,274 $1,473 $1,300
+
ALL
$1,051 $1,302 $1,071
Source: CMHC Custom Run Data
City of Kitchener Housing Needs Assessment (2020) 88
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Landlords have the ability to raise the rent of vacated units. Among all bedroom types, average
asking rent of vacant units were at significantly higher rents than occupied units. A higher
turnover rate indicates that landlords could raise the rent of vacated units more frequently. As
shown in Figure 70, in 2018 the difference between the rent of an occupied unit and asking rent
of vacant unit was approximately $250.
Figure 70: Rent Prices for Occupied Units and Vacant Units 2014 to 2018
$1,302
$1,500
$1,149
$1,096
$1,051
$968
$1,008
$937
$920
$907
$897
$1,000
$500
$0
20142015201620172018
Occupied UnitsVacant Units
Source: CMHC Custom Run Data
5.3.3 Secondary Rental Condominium Apartments
The total average market rent of rental condominium apartments in Kitchener - Cambridge
Waterloo CMA in 2018 was $1,542. One-bedroom units had an average rent of $1,382, two
bedroom units had rents at $1,614 and three bedrooms and more had average rent at $1,594.
These are significantly higher than the average rents for units in the primary rental market in
Kitchener - Cambridge Waterloo CMA.
Figure 71: Rents in the Primary and Secondary Rental (Condo) Market in 2018
Primary Rental Condominium Apartment % Difference
AMR AMR
Bachelor
$1,021 $1,382 35.4%
1 Bedroom
$1,210 $1,614 33.4%
2 Bedroom
$1,254 $1,594 27.1%
3 Bedroom +
$1,138 $1,542 35.5%
+
Source: CMHC Secondary Rental Market Survey, CMHC Rental Market Report - Kitchener-Cambridge-Waterloo CMA (2018).
City of Kitchener Housing Needs Assessment (2020) 89
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6.0Housing Development Activity
At the time of this report, Kitchener is experiencing some of the highest development and
growth rates in its history. Kitchener is reported to be the second fastest growing community in
Canada). The following section provides an overview of new residential development in
Kitchener over that past twenty years. Dwelling units created by type of housing (i.e. single
detached, townhouse, apartment, etc.) and by tenure (i.e. freehold, rental or condominium) are
highlighted. Past development trends are part of understanding housing demand and needs
within a community.
An estimate of the approximate number of new residential dwelling units within approved (but
unbuilt) plans of subdivision, plans in circulation, potential future subdivision supply and
designated land is provided in this section. The capacity of Kitchener intensification areas to
accommodate future growth based on existing zoning and infrastructure is also estimated. Most
th Management
Monitoring reporting.
Site plan activity is also at a record high and the number of new dwelling units anticipated within
approved (but unbuilt) plans, along with plans in circulation is estimated. Throughout the city,
there are a number of land use amendments currently under consideration that may involve the
potential to create more residential units. Also, there is a large quantity of sites that are in the
development proposal stage (no active development application). As part of the housing
outlook, a high level estimation is included of how much residential development is in the future
The process and costs associated with development are also important factors in the delivery of
new housing, and impact the affordability of housing, especially for non-profit providers. A high
level outline of some of the process and cost factors is provided within this section.
Figure 72 - New Housing Under Construction
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6.1 Housing Starts and Completions
New development in Kitchener represents a relatively high proportion of growth within the
Region of Waterloo. Over time, the number of total new housing starts is averaging close to
1500 new units per year when considering a 20-year average. The past 10-year period from
2010-2019 has more variability than the prior ten years from 2000-2009.
Figure 73: Number of Housing Starts by Dwelling Type, 2000 to October 2019
2500
2000
1500
1000
500
0
SingleSemi-DetachedRowApartment
Source: CMHC Starts and Completions Survey (*incomplete 2019 as only year start to October)
While the number of apartment units under construction has been noticeable and fairly strong
historically (early 2000s along with back through the 1980s and earlier), there is a significant
increase in the total number and the proportion of apartments in the overall dwelling mix. In
2000 apartment forms of housing accounted for approximately 40% of starts, declining to under
20% over the next 10 years and then increasing to 80% in October 2019.
The percent and quantity of single and semi-detached types of housing have gradually
decreased. In 2000 detached forms of housing was at slightly over 40% of housing starts,
increasing to 60% until 2010 and then steadily decreasing to approximately 10% by October
2019. Currently, a modest amount of the new housing supply being built is in detached housing
forms.
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The percentage of housing starts by dwelling type from 2000 to October 2019 is shown in the
following Figure. Currently there are more apartments than single detached houses being built.
Figure 74: Percentage of Housing Starts by Dwelling Type, 2000 to October 2019
100.0%
80.0%
60.0%
40.0%
20.0%
0.0%
SingleSemi-DetachedRowApartment
Source: CMHC Starts and Completions Survey
The following figure illustrates the relationship of housing completions closely following housing
starts indicating a robust market demand for new housing construction. The years 2014, 2017
and 2019 had high incidences of housing starts. It is anticipated that the city will see a large
amount of completions very shortly given over 2,500 of starts between January to October 2019.
This is the highest amount of starts occurring in the past 20 years.
City of Kitchener Housing Needs Assessment (2020) 92
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Figure 75: Housing Starts and Completions, 2000 to October 2019
3000
2500
2000
1500
1000
500
0
20002001200220032004200520062007200820092010201120122013201420152016201720182019
StartsCompletions
Source: CMHC Starts and Completions Survey
The number of residential units created by year of building permit issuance is shown in the
following figurethe earlier figures; however
it includes more detailed information. The number of residential permits was strong from 2000
through to 2008 and then slowed with the 2008 economic downturn. Since 2014 starts have
history. The increase in the last several years has been primarily in the form of apartments while
single detached dwelling starts over the past three years have been at an all time low.
Much of the 2019 boom in apartments can be attributed to strong developer interest in securing
financial incentives for residential development in Downtown Kitchener before they expired in
2019. Apartment completions should be strong over the coming years as these units come
online, but starts are expected to reduce somewhat in the near term.
Missing middle housing forms including townhouses, stacked townhouses, duplexes, triplexes
and quadruplexes have seen recent growth as well. Duplexes (many in the form of basement
apartments) have grown from an average of 17 units per year in 1997-2014 up to 122 units per
year in the last four years.
City of Kitchener Housing Needs Assessment (2020) 93
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Figure 76 - Number of Residential Units Created by Type
4000
3500
3000
Apartment
2500
Cluster Townhouses
Street Townhouses
2000
Quadruplexes
1500
Triplex
1000
Duplex
500
Semi-detached
Single Detached
0
1997199819992000200120022003200420052006200720082009201020112012201320142015201620172018
2019 to Nov
Source: City of Kitchener Building Division
Compared to many cities across Canada, Kitchener has seen relatively robust rental apartment
construction over the last 20 years, with rental apartments making up 18% of new units.
However, this rate of new rental construction is not keeping pace with the demand for new
rental housing. Renters are therefore turning to the secondary rental market, either in
condominiums or freehold units.
Condominium development has increased significantly since 2007 representing one quarter of
housing starts over the period. The dwelling type of condominium units is changing. From 2000
to 2013, 58% of condominium units were in townhouses with the rest in apartments. Since 2013,
80% of condominium units have been in apartment form with only 20% in townhouses.
The share of new freehold unit starts is decreasing alongside the decrease in single detached
dwelling construction - although more freehold, street fronting townhouses are being built.
City of Kitchener Housing Needs Assessment (2020) 94
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Figure 77: Number of Housing Starts by Intended Tenure, 2000 to October 2019
2500
2000
1500
1000
500
0
RentalCondominiumFreehold
Source: CMHC Starts and Completions Survey
Figure 78: Percentage of Housing Starts by Intended Tenure, 2000 to October 2019
100.0%
80.0%
60.0%
40.0%
20.0%
0.0%
20002001200220032004200520062007200820092010201120122013201420152016201720182019
RentalCondominiumFreehold
Source: CMHC Starts and Completions Survey
City of Kitchener Housing Needs Assessment (2020) 95
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6.2 Development Process
New housing is created through a variety of planning and building processes. This ranges from
plans of subdivision and land use amendments to establish residential permitted uses to a type
of building permit to convert a portion of a dwelling into an additional unit. The length of time
and potential number of new dwellings becomes more immediate and certain as the
development moves from the land use and pre-subdivision application stage to registration of
lots/blocks of land and final site plan approval stage.
When preparing land for development of housing, the potential planning processes that may be
encountered (depending upon the circumstances) includes Official Plan Amendment/Secondary
Plan, Zoning By-law Amendment, Draft Plan of Subdivision, Draft Plan of Condominium, Part Lot
Control, Consent, Minor Variance (or other section 45 Planning Act application), and/or Site
Plan. Once the approvals are in place for the land, a building permit is required for construction
of buildings or structures as stipulated under the Ontario Building Code Act).
Typically, the length of time for the development applications types listed above various
depending upon how far or close away it may be to the building permit stage. There are also a
significant number of variables that could impact timing such as complexity of the site, issues,
technical studies, public engagement, achievement of review authority objectives and
requirements, developer/landowner motivations or financial considerations, completion of
conditions, and decision maker (Council, staff, Committee of Adjustment, Local Planning Appeal
Tribunal, etc.) Generally, a draft plan of subdivision from submission stage to registration takes
multiple years. Official Plan Amendment and Zoning By-law Amendments can range from 6
months to multiple years. Site plans are typically a short timeframe around one month to a
potential decision in principle with final approval taking several months to over a year depending
upon vario
variance applications are considered within one month but often have conditions that can take
up to a year to fulfill.
Provincial legislative changes to The Planning Act have significantly reduced the prescribed
timelines for some of the above application types compared to previous years with the goal of
helping to streamline development approvals to bring more housing to the market sooner.
While there are a large amount of variables and considerations involved in the timing of
development applications and getting to building permit, the City of Kitchener is undertaking a
service review in 2019-20 of some of its development review functions with emphasis on
creating further efficiencies in the site plan process.
There is also the potential for converting existing buildings to residential dwelling units or to
covert/add additional dwelling units with an existing residential building. This may involve
processes from Official Plan/Zoning By-law Amendment to City Council to an application(s) to
the Committee of Adjustment to simply just a type of building permit.
City of Kitchener Housing Needs Assessment (2020) 96
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In many instances, the provision of affordable housing is reliant upon funding and utilizing an
existing parcel of land (which may or may not already have development on it) with the intent
to move the housing development forward to building permit stage as quickly and efficiently as
possible. Financial margins are tight for developments that provide housing less than market
rent or price; and that is often pursued by non-profit housing providers.
6.3 Housing Outlook
The housing needs of a growing community cannot be met without land and development
opportunities to provide for new housing construction. One of the most important City roles in
planning for housing is to ensure there is sufficient land available, both within Greenfield areas,
and through infill and redevelopment opportunities, to accommodate the new units required to
Growth Management program, including the
Kitchener Growth Management Strategy, Kitchener Growth Management Plan and Annual
Monitoring Report, constantly tracks development capacity and activity to ensure that the
supply of available lands are not a barrier to the construction of the new homes we need.
6.3.1 Potential Land Supply / Future Capacity for Development
Figure 79 breaks down the supply into two categories of unit type and the status of the units in
the planning process.
Figure 79: Potential Capacity and Supply of Land for Development
Singles,
Multiple
Semis or
Residential,
Street Total Total
People Cluster People
Fronting Units People
Townhouse
Townhouse
and Quad Units
Units
Registered (Vacant Land
933 2,689 544 1,101 1,477 3,790
Inventory)
Draft Approved
3225 9274 3841 7778 7066 17,052
In Circulation
2,805 8,030 1,521 3,025 4,326 11,055
Intensification Areas
1,335 3,872 15,810 28,982 17,145 32,854
Other Designated Lands 5,365 7,985 415 5,195 5,780 13,180
Unplanned City Urban
TBD TBD TBD TBD TBD TBD
Area Lands
TOTAL
13,664 31,850 22,131 46,081 35,795 77,931
Source: City of Kitchener Planning Division
Of the 35,795 units in the long term housing supply, 62% are multiple residential, cluster
townhouse, or quad units. These unit types tend to be smaller, less expensive and more likely
to be rental housing than the 38% of units in the long term land supply that are in single
detached, semi-detached and street townhouse units. Although the new unit forecast is not
broken down by unit type, there is long term supply available to provide for the full range and
mix of housing types. Forecasting new units by unit type would assist in planning for affordable
City of Kitchener Housing Needs Assessment (2020) 97
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housing and should be considered through the review of the Regional Official Plan and/or the
review of the Kitchener Growth Management Strategy.
Registered (Vacant Land Inventory) represent the number of units left within registered
plans of subdivision. These are considered to be shovel ready and can be developed in a
short timeframe.
Draft Approved units have conditional approval, but conditions must be satisfied prior
to final approval and registration, at which time these units would move into the
.
In Circulation units represent units where a formal application has been made for a plan
of subdivision. Once the plan of subdivision has been conditionally approved by council,
it moves into the Draft Approved category
Intensification Areas represents areas within the built up part of the city where growth
is planned to be directed, for example Downtown, around ION station stops or near
major intersections. The City typically prioritises these lands in development review to
ensure that can come online quickly.
Other Designated Lands represents greenfield area that are slated for urban
development, but where there is no active application for a plan of subdivision. These
lands require fairly significant work prior to being ready for development and may be
more of a mid-term portion of the supply.
Unplanned City Urban Area includes lands that are require a determination of a land use
identified through the Region (and City) Official Plan. These lands require the preparation
of a Secondary Plan and associated comprehensive technical studies in order to help
determine the land use. Following that process, they would then move to the Other
Designated Lands category and with subsequent plans of subdivision to the In Circulation
and other stages of the development process. These lands are not ready in the
immediate or short term but are expected to develop within the planning horizon (by
2031).
There is a good mix of unit types throughout the various level of planning approvals within the
potential land supply for residential housing. Much of this can be brought online in the short
term, and more could occur throughout the next 20 years. The amount of housing in the
housing supply, in itself, is not a barrier to meeting the forecasted housing needs for Kitchener.
6.3.2 Potential Supply / Capacity Compared to Forecasted Growth
The first column in the Figure below shows the existing number of units (each housing one
household) and population in the city. The second shows, how many more units can be
accommodated based on the current planning permissions and assumptions. These two
City of Kitchener Housing Needs Assessment (2020) 98
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columns when added together can be compared to the population and household forecasts over
the next planning horizon. While a total about 128,000 households is expected, at least 135,962
units can be accommodated based on current planning permissions and there is a considerable
amount more that are in the planning stages (i.e. future Secondary Plans). The capacity for
additional housing units, (the rm housing supply, or the land supply) is sufficient to
provide the required number of units to meet future population and household forecasts.
2
Figure 80: Existing Housing Supply and Estimated Capacity vs Forecast
Source: City of Kitchener Planning Division, Region of Waterloo
6.3.3 Current Development Applications and Proposals
As described in Section 6.2, a series of land use approvals may be required prior to building new
units. Development applications are currently underway that would increase the number of
interest in building new units.
Site Plan approval is required to permit the development of most types of housing including
apartments, townhouses and in mixed use buildings. It is not usually required to build single
detached, semi-detached or duplex units. Currently, there are approximately 7,000 residential
units either being considered for site plan approval, or that have been approved but have not
yet received a building permit. These site plan applications are predominantly for apartments
and mixed use buildings and represent uptake of units described in the total land supply outlined
in Figure 79.
A zoning by-law amendment application is required to build something different or above what
is currently permitted in the zoning by-law. If approved, zoning by-law amendments would
2
Numbers are estimates based on information provided in applications. Estimates are more accurate further along in the
development approval stage. *This is the updated Regional allocated forecast under review that is rounded off.
City of Kitchener Housing Needs Assessment (2020) 99
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increase the land supply shown in Figure 79. Currently there are approximately 4,500 units
under review. The majority of these are for multiple dwellings.
The City holds pre-submission meetings with developers prior to their submitting a zoning by-
law amendment or site plan application. The potential supply in these is less certain than formal
site plan or zoning by-law amendment applications, and while some will not materialize into
formal applications, they are an indicator of development interest. In 2019 alone, the City
received pre-submission applications for approximately 11,000 units (not including those that
became formal applications). Being a mixture of site plan and zoning by-law amendment
applications, these represent both an uptake of, and an increase in, the land supply in Figure 79.
Factoring in the potential number of dwelling units in registered or draft approved subdivision
applications (about 1,500 and 4,300 respectively) along with the subdivision applications that
are in circulation (approximately 7,000 more potential dwelling units), there is a substantial
amount of new development that is currently under consideration and could be achieved in the
short to medium term.
The culmination of total number of estimated new dwelling units within site plan, zoning by-
law amendment and subdivision applications is approximately more than 24,000. Considering
there are about 11,000 additional units in new proposals just in 2019, current development
activity indicates a significantly strong developer interest in the construction of new units,
particularity in the form of multiple dwellings. This does not include other applications such as
through the Committee of Adjustment, Part Lot Control or duplexing through building permit.
Considering the updated 10- and 5-year average number of new units created through building
permits in Kitchener is now just over 1,700 and 2,100 respectively; there is a considerable
amount of years supply potentially available.
Overall, there is significant interest in developing new homes to meet the growing needs of the
City, especially in the form of multiple dwellings and townhouses. However, the tenure, number
of bedrooms, or the intended price of these potential new units is not well understood.
City of Kitchener Housing Needs Assessment (2020) 100
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6.4 Development Costs
There are a number of costs that can be key factors in the delivery of development that includes
affordable housing (for either non-profit or for-profit). This typically includes the main
categorise of land, construction and fees as summarized in the following Figure:
Figure 81 - General Proforma Cost Categories for Land Development
LandConstructionFees
Off-site worksDesign & consulting
Purchase
Commission
On-site worksLegal
Other
Municipal
Financing
Management & marketing
Taxes & Interest
The cost and revenue drivers of residential building projects vary significantly depending upon
the nature of the development and construction. Municipal costs include development or
permit application fees and charges along with development charges. Depending upon the
nature of the site and development, there could be parkland dedication requirements and a
wide variation in infrastructure servicing and utility costs.
Payment of development charges is often cited as one of the relatively large municipal costs per
dwelling unit and as impeding affordable housing development. These payments are made at
the building permit stage and include Regional, City and School Boards charge towards growth-
related infrastructure and projects. The amount varies based on the type of dwelling unit (with
single and semi-detached being the highest, townhouses the second highest, followed by
multiples/apartments and then lodging houses as the lowest rate). In Kitchener, there are two
geographic areas for development charges with the central neighbourhoods being lower rates
for each of the dwelling types compared with the suburban area being higher.
For example, in 2019 the City-only charge for a new apartment in the central neighbourhoods is
$6,418/dwelling unit compared to a new apartment in the suburban area at $9,582. Factoring
in Region and School Board charges equates to $24,280 and $27,644 respectively. Further
information about the rates/costs of development charges
Additional information regarding the financial impact/proforma of development, specifically
within the Major Transit Station Areas of Kitchener and Waterloo Region and in the context of
potential affordable housing requirements, is being conducted as a companion analysis to this
assessment. That financial impact analysis, combined with this Housing Needs Assessment, will
help satisfy the provincial regulatory requirements regarding the necessary background studies
as part of the Inclusionary Zoning consideration process.
City of Kitchener Housing Needs Assessment (2020) 101
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6.4.1 City of Kitchener Affordable Housing Incentives
applicable affordable housing project, the development application and building permit fees can
be waived. This can amount to approximate savings between $1,000 to $100,000. Eligibility
criteria includes that proponents must be a Not-For-Profit Corporation, a minimum of 20
percent of residential units must be set at or below 80 percent of average market rent for the
regional area, and projects are located within 450 metres from transit corridors across the city.
a deferral in payment of development charges from the time of building permit to the time of
occupancy. This assists with financing, particularly for non-profit affordable housing projects.
In the two years since inception, six eligible affordable housing development proposals have
applied to the program and received the waiver of application fees and/or deferral of
development charges. This included 205 affordable rental units out of approximately 244 total
rental units. Of those, 31 units are built or under construction with 104 in the development
review stage. The following Figure summarizes the status of incentive applications to date.
Figure 82 Applications for Development Incentives in Kitchener
ApplicationDwelling UnitsStatus
ARH 17-1 KW Habilitation Services- 108 Sydney 22 (100% affordable) Built
Fully accessible Includes:
4-storey apartment building 14 (1-bdrm)
8 (2-bdrm)
ARH 18-1 Kitchener Housing Inc. - Ward 7 52 (100% affordable) Proposal
Stacked townhouse building and a 4-storey apartment
building and retaining existing affordable units on site.
ARH 18-2 Lutheran Homes - Ward 9 52 (100% affordable) Proposal
5-storey mixed-use building. Ground floor accommodates Includes:
offices and community service space. Four storeys above 30 (bachelor)
provide supportive housing with independent living for 22 (1-bdrm)
those who have experienced homelessness.
ARH 18-3 The Working Centre - 115 Water St N 9 (100% affordable) Site Plan
Additional bedrooms of interim housing, plus access to Includes: approved.
harm reduction, primary care, mental health & addiction 9 (bachelor) Under
supports for people who use drugs. construction.
ARH 19-1 Thresholds Housing and Supports 23 (100% affordable) Zoning Bylaw
290 Sheldon Ave N and 5 residential care Application
3-storey supportive rental building for clients. units under review
ARH 19-2 St. Pauls and Menno Homes 81 (52% or 42 units as Zoning Bylaw
544 Bridgeport Rd affordable) Application and
Two mixed-use, 4-storey buildings in two phases with Includes: Site Plan under
commercial space on main floor. 42 (1-bdrm) affordable review
27 (1-bdrm) market
12 (2-bdrm) market
City of Kitchener Housing Needs Assessment (2020) 102
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7.0Homelessness, Supportive and Transitional Housing
Homelessness is a result of the lack of affordable, available housing. Because of the cost of
housing and inadequate incomes, even a temporary financial or life crisis such as losing a job,
the end of a relationship, death of a partner, or health emergency can result in a loss of
housing and homelessness. Most people are homeless for a relatively short time before
reconnecting to housing. A relatively small number of people who are homeless have chronic
mental illness, substance abuse, or other disabling conditions which when not addressed can
lead to long term homelessness. Chronic homelessness has increased since 2015. Supportive
and transitional housing is needed to help people stay housed.
A number of organizations provide support to people who are homeless including: Kitchener-
Waterloo Out of the Cold (program has changed over the years), Trinity United Church, Ray of
Hope Community Centre, St. Matthew's Lutheran, Bethany Evangelical Missionary Church,
Working Center, YWCA.
7.1 Shelter Supply
Shelter Space is provided by non-profit providers for women, men, youth and families in
Kitchener as indicated on the following Figure and shown on Map 9.
Figure 83: Shelters in Kitchener (2019)
FAMILIES MEN WOMEN WOMEN & YOUTH
CHILDREN
YWCA - Mary's House of Friendship YWCA - Mary's Anselma House Lutherwood Safe
Place Charles St. Men's Place Haven (12-15)
Saint Monica
84 Frederick St Hostel 84 Frederick St 41 Weber St. W.
House -
63 Charles St. E
Maternity Only oneRoof, 242
Queen St S
Source: Guide to Kitchener Waterloo
A connected system of programs functions most efficiently when people are able to access the
right programs at the right time, based on their needs and preferences. During increased
capacity challenges, however, this often cannot happen, and people are left waiting until
resources become available. This is illustrated by the demand for supportive housing (via the
PATHS waiting list) and for community housing (via community housing waiting list). Due to the
lack of vacancies in affordable and supportive housing, many households on the waiting lists use
alternative options, such as emergency shelter and less stable housing (e.g., couch surfing,
camping, more expensive rental units that require higher proportions of income to be spent on
rent).
City of Kitchener Housing Needs Assessment (2020) 103
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Map 9: Emergency Shelters in Kitchener
Figure 84 shows the increased use of shelter space in the region, however the number of people
using the space has declined. People are generally staying longer in shelter space, but length of
stay for families has declined. Chronic homelessness has increased since 2015.
City of Kitchener Housing Needs Assessment (2020) 104
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Figure 84: Housing and Homelessness Statistics, Region of Waterloo: 2015-2018
2015/ 2016 2016/ 2017 2017/ 2018
Beds nights 78,678 78,787 88,511
People who stayed 2,878 2,726 2,652
Daily bed occupancy (avg.) 215 215 242
Youth shelters occupied (avg.) 78% 56% 60%
Demand
Adult shelters occupied (avg.) 88% 96% 95%
Men 66% 69% 71%
Women 33% 31% 28%
Other gender identity 0.50% 1% 0.80%
Families 108 130 114
Dependents ages 0-15 220 204 186
All dependents 262 246 217
Unaccompanied youth (16-24)1 776 607 656
Adults (ages 25-64) 1,722 1,682 1,684
Older adults (ages 65+) 45 60 59
First Nations/Metis/Inuit 299 303 293
Demographic Trends
Immigrants/Permanent Res. 146 108 63
Refugees 6 9 8
Refugee claimants 18 45 3
Veterans 30 27 28
First time in emergency shelter 49% 49% 47%
Episodic homelessness 178 186 175
Chronic homelessness 61 67 94
(avg.) 33 days 34 days 42 days
Stay Trends
40 days 35 days 29 days
Source: Region of Waterloo Housing Stability Data Summary
7.2 Homelessness Prevention: Current Initiatives
In 2018, Waterloo Region Housing and the Local Health Integration Network piloted a program
to support Waterloo Region Housing tenants who were facing multiple challenges and were at
risk of eviction. The program delivered on-site mental health and addiction support, resulting in
successful eviction prevention for all 16 participants.
The Region also supports housing resource centres in Cambridge and Kitchener that are drop-in
sites
tenant rights), support with applications for community housing, referral to other programs, and
application for rental supports.
Between July 1, 2019 and September 30, 2019, housing advisors at the housing resource centres
supported 1,674 people.
City of Kitchener Housing Needs Assessment (2020) 105
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The housing helplines also support people to prevent housing loss and, where that is no longer
possible, find appropriate alternatives to the emergency shelters. This ensures shelter beds are
used as a last resort and that all other appropriate options are explored.
Between July 1, 2019 and September 30, 2019, 48 per cent of people seeking shelter space were
diverted to alternative housing options.
Figure 85: Summary of Indicators Related to Housing Loss Prevention
Indicator Timeframe Value
The number of people supported by housing advisors at the Jul. 1 Sept. 30, 2019 1,674
housing resource centres
The percent of people who accessed the housing helplines Jul. 1 Sept. 30, 2019 48%
who were diverted from emergency shelter
The number of evictions prevented for Waterloo Region Jul. 1 Sept. 30, 2019 15
Housing tenants through the 2018 pilot program
Source: Region of Waterloo Nov 2019
There are a number of programs dedicated to supporting people who are experiencing
homelessness to find and secure housing. Many of these programs also provide supports while
participants search for housing (e.g. basic needs). The street outreach program provides mobile
supports for households experiencing homelessness, including problem solving and connections
to services.
Between July 1, 2019 and September 30, 2019, street outreach workers supported 737 people.
The emergency shelter program provides a temporary place for households experiencing
homelessness. There are 245 spaces in the seven Region-funded shelters across Cambridge and
Kitchener, plus overflow responses when shelters are full.
Between July 1, 2019 and September 30, 2019, the emergency shelter program supported a
total of 790 unique people over 21,756 bed nights (bed nights measure the total number of beds
used per night across all shelters in Waterloo region).
During that same time period, the average duration of episodes of emergency shelter use was
-in date and ends on their date
of book-out, prior to not returning for a minimum of 30 consecutive days. The Prioritized Access
to Housing Supports (PATHS) process coordinates access to housing support programs for
people experiencing homelessness using one waiting list (the PATHS list).
As of September 30, 2019, there were 234 households on the PATHS list that were experiencing
chronic homelessness. These service providers work together with households experiencing
homelessness on housing plans, which include 10 steps to finding and securing housing.
Generally, shelter participants begin to work on housing plans in their third week of shelter stay.
City of Kitchener Housing Needs Assessment (2020) 106
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As of October 10, 2019, 81 per cent of shelter participants who have been in the shelter for more
than two weeks have an active housing plan.
Figure 86: Summary of Indicators Related to Supports for People Experiencing Homelessness
Indicator Timeframe Value
Households supported by street outreach Jul. 1 Sept. 30, 2019 737
Unique people supported by an emergency shelters Jul. 1 Sept. 30, 2019 790
Average duration of episodes of emergency shelter use, Jul. 1 Sept. 30, 2019 45 days
across all shelters
Households experiencing chronic homelessness on the PATHS As of Sept. 30, 2019 234
list
Emergency shelter participants who stayed in the shelter for As of Oct. 10, 2019 81%
more than two weeks with an active housing plan
Households obtained housing through the PATHS process Jul. 1 Sept. 30, 2019 41
Source: Region of Waterloo, Nov. 2019
7.3 Homelessness in Kitchener 2019 Survey
Downtown
and the Waterloo Wellbeing Survey (2018) reported public concern about homelessness and
visible homelessness in the downtown. The business community in the downtown has also
noted increasing homelessness. There is notable support for a safe and welcoming downtown
and there have been increased requests to address the housing and support needs of people
experiencing homelessness, especially in the downtown.
3
Survey
The Working Centre conducted a comprehensive survey of people who are homeless/at risk of
homeless and street involved in downtown Kitchener, during a three-week period in September
2019.
The downtown serves as a place of community for many people who live and work in the
downtown; including the people surveyed. People identified through the survey frequent the
downtown as neighbours, as they visit their friends and are present in the downtown. They
identify the downtown as their community, as the place they come to meet friends, and to get
out of their small, often isolating housing situations. They find community and connections in
the downtown.
It is important to consider the results of the downtown Kitchener survey within the larger
context of homelessness in the Region. It is estimated that there are 450 to 500 people across
3
The Working Centre, October 2019
City of Kitchener Housing Needs Assessment (2020) 107
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Kitchener-Waterloo and Cambridge who are homeless. People who are homeless are from the
community, have lived in the community, and are seeking shelter/housing in the community.
-Law and Police to visit people
who are camping (outside downtown Kitchener) to ensure they are connected and aware of
community resources. This summer the group focused efforts to make sure that they know most
of the people camping, and that people are connected to housing wait lists as they await
potential housing options.
In completing the downtown survey the following groups were consulted:
Street Outreach Workers, hosted by The Working Centre
Specialized Outreach Services (Concurrent mental health and addiction supports),
hosted by The Working Centre
Downtown Police Engagement Team (Brad Hickey and Lee Elliott), WRPS
Discovery Team hosted by the BIA and operated by The Working Centre
PATHS list (Prioritized Access to Housing Support), hosted by the Region, support by
Lutherwood
Areas of Interest in the Downtown
There are a number of high interest areas in the downtown which receive extra focus/attention
from Outreach teams, and Waterloo Region Police Services. These places tend to change
regularly as they emerge as a focus area, draw attention of supports, and then recede as a focus
area. The reality is that people are just moved on from one location to another.
Number of People Surveyed - 263 People
Within the relationship-based supports hosted by The Working Centre, 263 people were
identified who frequent the downtown core, including King Street, Halls Lane, and streets within
about a one-block radius of King Street. This does not include a number of people who come to
downtown core. The survey emphasized connecting with all the people spending time in the
downtown core, and providing supports to those who are increasingly finding themselves with
minimal shelter options.
City of Kitchener Housing Needs Assessment (2020) 108
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Figure 87: Survey Respondents
Age
Sex
8%
25%
< 20 years
19%
Male
20-30 years
Female
30+ years
73%
75%
Figure 88 - Housing Status of Respondents
City of Kitchener Housing Needs Assessment (2020) 109
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Emergency Shelter
The survey identified 181 people who either stayed in shelter or were unhoused.
Based on bed capacity at the shelters, it is estimated that at least 89 additional people are
unhoused but were not part of the survey. The number of shelter beds available in Kitchener is
134. This leaves about 136 people who do not currently have an emergency shelter option in
4
Kitchener and Waterloo. This is reflected in the fact that the House of Friendship did not have
capacity to accommodate 191 different people who were looking for shelter in September 2019.
Service restrictions in shelters were noted as a growing concern. People are being service
restricted based on behaviours, but then they are left on the street without access to shelter. It
was noted that the issues are not behavioural but rather the result of trauma and the impact of
unsafe/erratic drug supply. The survey report identified the need to develop a strategy for
keeping people safe and housed, in an alternative shelter system, when they can no longer live
in congregate housing situations.
Concurrent Disorders 154 people
The Working Centre identified that psychosis related to drug use is high. Increasingly, psychoses
that are drug induced and that are complicating existing mental health issues for people are
being observed. The current hospital approach is often to separate psychosis as it relates to drug
use, from psychosis as it relates to mental health issues. The Working Centre noted that building
a strategy of treating psychosis as psychosis (or treating the symptoms of psychosis) whether
they are drug related or from mental health issues, would enable responding more to the
challenges as people are presenting in community.
The Specialized Outreach Services (SOS) project of The Working Centre is an interdisciplinary
team of Nurses, Social Workers and a Peer Addiction Worker that supports those who have both
mental health and addiction challenges. The SOS team actively works with 300 people per year
154 were people included in this downtown survey.
The SOS team follows people in and out of shelter, supports people into housing, follows
legal/court issues, supports them in and out of emergency/hospital/psychiatric ward, police,
of KDCHC). The Connectivity Table and Service Resolution Table are forums used to problem-
solve when people are Service Restricted in Shelters, and when people are at risk of eviction.
This is the most intensive and flexible support team available. The SOS team works with other
intensive support teams include ACT and FACT teams, and with the CMHA/WRPS Impact Team.
4
This does not include Cambridge, and only includes those who tend to frequent the Kitchener downtown core.
City of Kitchener Housing Needs Assessment (2020) 110
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The Working Centre is actively working to help people to stabilize with a combination of mental
health supports, long-acting anti-psychotic injections, consistent primary care, improved access
to food/nutrition, and by working to help people to access housing where-ever possible.
Currently, there are not good housing options for people who require intensive supports, who
are often service-restricted from shelters, and who are being evicted from supportive housing
units. Often motels have been used to help stabilize people to manage the effects of
homelessness, substance use, and mental health issues. The Water Street house, currently in
construction and to accommodate 8 people, will help to provide interim housing and healthcare
options for this group of people.
The Working Centre reports increasing pressure in SOS work, as they help people to be as well
as they can be, held in trusting relationships. The SOS team is supporting 154 people identified
in the Kitchener Downtown survey, which is 59% of the people present in the downtown. This
is significant. The limited downtown core is hosting about half of the people with concurrent
disorders in the community. This group of people are experiencing intense challenges, but are
not connected with ongoing and stabilizing supports. The complexity of the work has grown, but
the resources have not increased.
Youth at least 70 people aged 30 or under are currently homeless
A growing impact of drugs on young people was observed. Drug related psychosis is significantly
impacting this group. 50 people are under the age of 30, and an additional 20 people are under
20 years of age. The Working Centre identified 10 more youth that they are working to build a
relationship with. Most of these youth are homeless. This means that 39% of the people on the
streets in downtown Kitchener are under the age of 30, facing intense mental health and
addiction issues. This number continues to grow at a significant rate. OneRoof currently provides
shelter for 17 youth.
The Working Centre identified that more attention needs to be paid to young people who have
been trapped by substance use at an early age. The Working Centre identified that strategies
that include safe supply and long-acting anti-psychotics might help this group to stabilize, and
that supported housing that helps youth to stabilize is needed.
Three issues require attention to address homelessness:
1.The priority for now is to make sure people have shelter - increasing complaints about
tenters, are occurring, however this will only be alleviated if there are viable shelter
options available to people.
2.Once the shelter needs are addressed, the next issue becomes housing. Assuming
conservatively that 500 people are homeless in Waterloo Region then how can the right
kind of housing be built or provided to suit the variety of needs, including:
Market rent affordable units
City of Kitchener Housing Needs Assessment (2020) 111
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Supportive housing units
More intensive concurrent supportive housing options (not currently available,
except in a small number of supportive housing units locally).
3.In response to the increasing number of people becoming homeless with more complex
health and support needs, the Inner City Health Alliance, is an initiative developing a
deep collaboration among agencies providing health care to those facing
homelessness/substance use. This work is very positive and is strengthened by the
collaborative efforts between existing partners, including:
The Working Centre, House of Friendship, Ray of Hope, Centre for Family Medicine,
Sanguen, Sanctuary, Kitchener Downtown Community Health Centre
Partnerships are actively being built with:
Canadian Mental Health Association, Grand River Hospital, St. Mary's Hospital,
Thresholds, and others.
The Alliance is working together in order to build a model that moves beyond episodic care
based on the following values that will guide the work:
No one is turned away and agencies work together to maintain shelter or housing
even in extremely challenging circumstances.
Walk alongside people, meeting them where they are at, letting them know,
are here -
Those we serve teach us how best to help. Services are designed to respond to what
is meaningful and impactful to those served.
Risks do not get in the way of doing what is needed and right for the person served.
Risks are appropriately managed.
Improve the Health System by busting barriers creatively to help people, one
person at a time.
Conclusions from the Survey
The following conclusions were drawn from the survey results:
An estimated 500 people are homeless in Waterloo Region
181 people are homeless and/or unsheltered in downtown Kitchener
City of Kitchener Housing Needs Assessment (2020) 112
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o Need for additional affordable housing and increasing need for supported
housing.
o Need for additional shelter space while responding to the need for additional
housing.
o Overflow shelter space should be available commencing annually in September
154 people have concurrent disorders
o Need to develop a strategy for keeping people safe and housed, in an alternative
shelter system, when they cannot live in congregate housing situations.
o Need for more resources and a strategy to support people with concurrent
disorders in regards to psychosis. In addition to the relationship-based supports
that are currently being provided; the addition of a local Forensic Team would be
helpful, along with increased capacity in FACT and ACT teams.
136 people were not accessing shelter beds
70 people are under the age of 30
o Specialized need for affordable housing and supports for youth dealing with
addiction and trauma
House of Friendship Shelter could not accommodate 191 different individuals in
September
o Need for additional shelter space and affordable housing for people who are not
frequenting the downtown core
People who are homeless currently use the library, City Hall, and are present on
downtown streets, but are constantly moved on from where they are.
o Rather than moving people on, places of welcome and bathroom facilities are
needed while building more housing is addressed.
City of Kitchener Housing Needs Assessment (2020) 113
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7.4 Transitional Housing
Transitional housing is a supportive but temporary accommodation meant to bridge the gap
from homelessness to permanent housing by offering structure, supervision, support (for
addictions and mental health, for instance), life skills, and in some cases, education and
training. Transitional housing
residents can overcome trauma, begin to address the issues that led to homelessness or kept
them homeless, and
Given the increase in visible street related homelessness and tent camps and the length of time
people spend shelters in Kitchener it appears that there is a need for additional transitional
housing in the city.
7.5 Supportive Housing
Supportive housing is long-term housing, paired with supports (e.g., assistance with
independent living, rent assistance, strategies to maintain housing, and referrals to supports
(e.g., mental health, crisis, medical). As of September 30, 2019, there were 320 tenants in the
supportive housing program. Of those, 253 tenants (79 per cent) had been housed for 12 months
or longer.
The following Figure lists the providers and units of fixed site supportive housing housing which
is subsidized and for which clients receive support.
Figure 89: Supportive Housing Providers in Kitchener
Provider Number of Units/Beds
Kaljas Homes 15
Millwood Manor 30/45
Trinity Village Studios 9
Working Centre for the Unemployed 12
House of Friendship Supportive Housing 50
YW Supportive Housing 54/75
Total 239/277
Source: Region of Waterloo
7.6 Housing for Post Incarcerated and Post Hospitalization
Non-profit and serviced providers have noted that homeless people leaving jail or hospital are
often in better shape and are more ready to access affordable housing, but the lack of available
housing causes a downward spiral where people resort to crime, drug use and become ill again.
This cycle is expensive for society and devastating for the individuals. The cycle can be broken
with provision of transitional, supportive and affordable housing.
City of Kitchener Housing Needs Assessment (2020) 114
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8.0Housing Affordability Analysis
The provincial definitions for affordable housing and low- and moderate-income households are
outlined in Figure 90. These definitions are used to determine the threshold for affordable
ownership and affordable rental housing. Affordable home ownership is considered to be all
dwellings that are affordable to households in the sixth income decile or below. For Kitchener,
this was $350,200 in 2018. The affordability threshold for affordable rental housing in the Region
was $1,259, or the average market rent in 2018.
Figure 90: Provincial Policy Statement Definitions
Definition of Affordable Definition of Low Context for
and Moderate Kitchener
Incomes (2018)
Ownership the least expensive of: Households with
Housing 1.housing for which the purchase price incomes in the
results in annual accommodation costs lowest 60 percent of
1. $350,200
which do not exceed 30 percent of gross the income
annual household income for low and distribution for the
moderate income households; or regional market
2.housing for which the purchase price is area
2. $435,000
at least 10 percent below the average
purchase price of a resale unit in the
regional market area
Rental the least expensive of: Households with
Housing 1.a unit for which the rent does not incomes in the 1. $1,390
exceed 30 percent of gross annual lowest 60 percent of
household income for low and moderate the income
income households; or distribution for
2.a unit for which the rent is at or below renter households
2. $1,138
the average market rent of a unit in the for the regional
regional market area. market area
Regional The upper or single-tier municipality, or planning Region of
Market area, will normally serve as the regional market Waterloo
Area area. However, where a regional market area
extends significantly beyond these boundaries,
then the regional market area may be based on
the larger market area.
Source: Provincial Policy Statement (PPS), Supplementary PPS Tables 1-4 2018 provided by Ministry of Municipal
Affairs and Housing
For the purposes of this study and based on the provincial definition of affordable housing, low
income households refers to households with incomes in the 1st to 3rd household income
deciles, moderate income households refers to households in the 4th to 6th income deciles, and
high income households refers to households in the 7th to 10th income deciles.
City of Kitchener Housing Needs Assessment (2020) 115
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8.1 Home Ownership Affordability
8.1.1 Affordable Home Ownership Provincial Policy Statement Threshold
The threshold for affordable home ownership was $350,200 for Kitchener in 2018 based on the
Provincial Policy Statement as illustrated in Figure 91.
Figure 91: House Sales from 2018: Price, Number and Type of Dwelling
800Affordable House Threshold ($350,200)
600
400
200
House Sale Price ($)
0
ApptTownSemiSingle
Source: MPAC
Figure 92: House Sales: Above and Below Affordable Threshold by Type of Dwelling
3500
3000
2500
2000
1500
1000
500
0
BelowAbove
ApptTownSemiSingle
Source: MPAC
In 2018 and 2017 (not shown) the new homeownership construction market has served high
income households relatively well. With 58% and 49% respectively being priced less than
th
$350,000, which is the maximum house price that a household with a 60 percentile income of
$98,000 can afford.
City of Kitchener Housing Needs Assessment (2020) 116
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Figure 93: Absorbed New Construction Units by Price and Structure Type, 2018
300
250
ffordable to
income
Max affordable to low
200
Max amoderate income
150
100
50
0
<149,999750,000+
150,000-199,999200,000-249,999250,000-299,999300,000-349,999350,000-399,999400,000-449,999450,000-499,999500,000-549,999550,000-599,999600,000-649,999650,000-699,999700,000-749,999
RowApartment and otherSingle
Source: CMHC Starts and Completions Survey. Note: Price data on the semi detached dwelling sale is suppressed.
The new units in 2018 that cost less than $350,000 were all row houses (31%) and condominium
apartments (69%). Trends were similar in 2017.
th
The 30 income percentile household that represents the top end of the Low Income household
bracket earns $52,900 per year and can afford an ownership unit costing $187,500. Less than
1% of the new ownership units in 2018 where priced this low.
Overall the homeownership construction industry is moving towards more apartments and
condominium forms that are relatively affordable to moderate income households as described
in Section 6.1. Low income household needs are not served by new homeownership
construction.
Through the Housing and Homelessness Plan (2019), the Region set a target that 30% of new
units be affordable. Although no determination has been made as to how this target will be
allocated among the area municipalities, for 2017 and 2018 Kitchener would likely exceed the
target on the basis of new ownership construction alone (assuming no new market rental
housing meets the PPS definition of affordable). The moderate income households, especially
th
those thin the 6 income decile, can afford much of the new ownership housing that has been
constructed in recent years. However, it is almost entirely unaffordable to those with lower
incomes. A not
sufficient to meet the needs of Kitchener residents - a more granular approach is required.
City of Kitchener Housing Needs Assessment (2020) 117
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8.1.2 All Household Income Deciles Adjusted for 2019
th
In 2019, households with incomes in the 70 percentile or below could not afford an average
priced resale home sold at $490,000 as shown in Figure 974.
th
Households with incomes in the 80 percentile or below could not afford an average
priced single detached homes,
th
Households with incomes in the 70 percentile or below could not afford an average
priced semi-detached,
th
Households with incomes in the 60 percentile or below could not afford an average
priced townhouse
th
Households with incomes in the 40 percentile or below could not afford an average
priced condo apartment.
Figure 94: Average Resale House Prices Compared to Affordable House Prices based on
Household Income Deciles and Dwelling Type (2019)
Household Maximum Average MLS Resale Price
Household Income affordable *Rolling 12 months average price as of October 2019
Income (2019 house
Deficit/Surplus
Percentile adjusted) price
Total Single Semi Town Condo Apt
$489,862 $572,314 $429,320 $394,617 $294,231
10th $25,036 $88,710 -$401,152 -$483,604 -$340,610 -$305,907 -$205,521
20th $40,020 $141,804 -$348,058 -$430,510 -$287,516 -$252,813 -$152,427
30th $53,622 $190,001 -$299,861 -$382,313 -$239,319 -$204,616 -$104,230
40th $67,938 $240,728 -$249,134 -$331,586 -$188,592 -$153,889 -$53,503
50th $83,298 $295,153 -$194,709 -$277,161 -$134,167 -$99,464 $922
60th $100,158 $354,895 -$134,967 -$217,419 -$74,425 -$39,722 $60,664
70th $119,992 $425,173 -$64,689 -$147,141 -$4,147 $30,556 $130,942
80th $146,704 $519,823 $29,961 -$52,491 $90,503 $125,206 $225,592
90th $190,097 $673,579 $183,717 $101,265 $244,259 $278,962 $379,348
Source: Statistics Canada, 2016 Custom Tabulation, Kitchener-Waterloo Association of Realtors 2019
Unless the household spends more than 30% of their income on housing costs or have a down
payment greater than 5%, most units (79.1%) in Kitchener are only affordable to households
with high incomes, who make up 34.9% of all households. Households with moderate incomes,
who make up 31.7% of all households, can only afford 19.5% of the current supply of ownership
housing. Households with low incomes, making up 33.3% of all households, can only afford 1.4%
of the current supply of ownership housing.
City of Kitchener Housing Needs Assessment (2020) 118
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Figure 95: Housing Supply by Household Income Deciles
79.2%
% Supply
34.9%
33.3%
31.7%
% of households
19.5%
1.4%
Low IncomeModerate IncomeHigh Income
Source: MPAC Tax Assessment Data, Statistics Canada Custom Tabulations
All but 2 of the 813 units which are affordable to households with low incomes are condominium
apartments. A total of 11,556 owned units are affordable to households with moderate incomes,
half of which are condominium apartments.
Figure 96: Housing Supply by Dwelling Type by Household Income Deciles
50,000
40,000
30,000
Single Detached
39,975
Semi-Detached
Condo Apartment
20,000
Townhouse
2,648
10,000
2,257
2,200
1,510
5,930
3,070
813
721
0
Low IncomeModerate IncomeHigh Income
Source: MPAC Tax Assessment Data, Statistics Canada Custom Tabulations
City of Kitchener Housing Needs Assessment (2020) 119
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8.1.3 Median Household Income of Various Household Types and Sizes
As demonstrated in Figure 97, with the median income a household could not afford to purchase
an average priced housing of any type. Home ownership is even further out of reach for the
following households: 1 person households; households where the primary maintainer is
aboriginal, a recent immigrant, a visible minority, or, 25 years of age or under; households with
a member with a disability; or lone parent households.
Figure 97: Median Household Income of Various Household Types and Sizes vs Income
Required to Own Average Priced Dwelling by Type
$180,000
$150,000
$120,000
$90,000
$60,000
$30,000
$41,261$73,832$57,816$73,299$74,321$58,972$47,155
$0
Median Household Income of Various Household Types and Sizes
Median Income all households ($76,004)
Income Required to Own Single (S161,518)
Income Required to Own Semi ($121,163)
Income Required to Own Townhouse ($111,369)
Income Required to Own Condo Aparment ($83,038)
Source: Statistics Canada, 2016 Custom Tabulation, Kitchener-Waterloo Association of Realtors 2019. House Priced
based on Average MLS Sale Price (*Rolling 12 months average price as of October 2019)
City of Kitchener Housing Needs Assessment (2020) 120
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8.2Rental Housing Affordability
8.2.1 Affordable Rent Provincial Policy Statement Threshold
The threshold for affordable rental housing was $1,138 for Kitchener in 2018 based on the
Provincial Policy Statement. The provincial policy statement ties affordability to rents being
charged in the market. In times of high rent increases it is not an appropriate measure as new
because they fall under the provincial threshold but in reality most people cannot afford the
rents charged.
Figure 98, based on the provincial policy statement thresholds, 502 (35.4%) of primary
townhouse rental units were affordable and 13,688 (68.9%) of primary apartment rental units
were affordable in 2018. The provincial policy statement ties affordability to rents being
charged in the market. In times of high rent increases it is not an appropriate measure as new
because they fall under the provincial threshold but in reality most people cannot afford the
rents charged.
Figure 98: Primary Rental Units above and below Affordable Rent Threshold, 2018
Units at or below affordable Units above affordable threshold
Total
(>$1,138)
Townhouse
502 35.4% 918 64.6% 1,420
Apartment
13,688 68.9% 6,172 31.1% 19,860
Total Units
14,190 66.7% 7,090 33.3% 21,280
Source: CMHC Custom Run Data
8.2.2 Renter Household Income Deciles Adjusted for 2018
Figure 99 shows the top range of each renter household income decile and what monthly rent
is affordable for each income decile assuming 30% of income is spent on rent costs. A person
earning minimum wage ($14/hour) for 40 hours per week could not afford the average market
th
rent for a bachelor unit. Households with incomes in the in the 30 percentile cannot afford the
average rent of any primary rental unit type. Renters would have to be earning incomes in the
4th renter income decile to be able to afford a bachelor unit or 1 bedroom unit. They would
th
have to be earning incomes within the 5 renter income decile to be able to afford the primary
th
market average market rent and 9 renter income decile to be able to afford the secondary
market condominium average market rent. If a household was larger and required a minimum
of three bedrooms, this household would have to be earning incomes in the 6th renter income
decile.
City of Kitchener Housing Needs Assessment (2020) 121
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These findings demonstrate why such a large share (42%) of renter households are facing
spending more than 30% of income on housing costs and facing housing affordability issues (See
Section 8). These findings show a need for more affordable rental housing.
Figure 99: Average Market Rents in the Primary Rental Market Compared to Affordable
Rents based on Rental Household Income Deciles (2018)
Average Market Rent (2018)
Household
Secondar
Income of
Bachelor 1 Bdrm 2 Bdrm 3+ Bdrm Primary y Condo
Household Renters Maximum
$774 $940 $1,132 $1,300 AMR AMR
Income (2018 affordable
Percentile adjusted) rent Deficit/Surplus
10th
$14,851 $371 -$403 -$569 -$761 -$929 -$700 -$1,869
20th
$22,392 $560 -$214 -$380 -$572 -$740 -$511 -$1,680
30th
$30,095 $752 -$22 -$188 -$380 -$548 -$319 -$1,488
40th
$37,947 $949 $175 $9 -$183 -$351 -$122 -$1,291
50th
$46,208 $1,155 $381 $215 $23 -$145 $84 -$1,085
60th
$55,276 $1,382 $608 $442 $250 $82 $311 -$858
70th
$66,333 $1,658 $884 $718 $526 $358 $587 -$582
80th
$80,834 $2,021 $1,247 $1,081 $889 $721 $950 -$219
90th
$103,002 $2,575 $1,801 $1,635 $1,443 $1,275 $1,504 $335
10th
$103,002+ $2,575+ $1,801+ $1,635+ $1,443+ $1,275+ $1,504+ $335+
5
Min Wage
$29,120 $728 -$46 -$212 -$404 -$572 -$343 -$1,512
Hours Required @Min Wage to Afford 43 52 62 71 59 85
Source: Statistics Canada, 2016 Custom Tabulation, PPS Housing Tables 2018, CMHC Rental Market Survey 2018
8.2.3 Average Asking Rent of Vacant Primary Rental Unit
As noted in Section 5.3.2 Primary Market Rental, the cost to rent a vacant unit is significant
higher than average rents of occupied units. Figure 100 shows that households with median
income earnings and households with 1 minimum wage income earner with or without monthly
shelter allowance from Ontario Works could not afford a bachelor unit or 1 bedroom unit.
5
Working 40 hours per week and 52 weeks per year
City of Kitchener Housing Needs Assessment (2020) 122
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Figure 100: Average Asking Rent of Vacant Primary Rental Unit vs What Households Can
Afford, 2018
$1,600
Average Asking Rent by
$1,400
Rental Unit Size
$1,200
Median Renter Income
$1,000
($46,208)
$800
Minimum Wage Earner, 1
$600
person ($29,120)
$400
Minimum Wage Earner, 1
$200
$883$1,185$1,398$1,473
person ($29,120) plus
$0
$390/month Ontario Works
Bachelor1 bedroom2 Bedroom3+ Bedroom
Source: Statistics Canada Census Profile 2016, CMHC Custom Run Data. Median Renter Income adjusted for 2018
based on 2016 Census Data, assumes 30% of income spent on rent.
8.3 Households in Core Housing Need
A common industry standard measure of the need for affordable housing is to look at the
number or percentage of households core housing need. CMHC defines a household as in core
housing need if its housing does not meet one or more housing standards of affordability (costs
are less than 30% of income), adequacy (does not require major repairs) and suitability
(appropriate size) and if it would have to spend 30% or more of its income to pay the median
6
rent of alternative local market housing. Put another way, it filters out households who choose
to spend more than 30% of income on housing, but could afford a different suitable, adequate
unit locally. This measure is useful in identifying households living in unaffordable or unsuitable
conditions due to limited means, and therefore are in precarious housing circumstances.
In 2016, 12,125 households in Kitchener were in core housing need; making up 13.5% of all
households and up from 11.9% of all households in 2011. Most (94.8%) of the households in
core housing need were a result of the housing affordability standard.
As demonstrated in this assessment poverty is increasing in the City of Kitchener. Food Bank
usage has increased. The number of households receiving income supports has increased. The
share of households in core housing need has increased. The waiting lists for community
housing that provides rent geared to income has an increasing number of applicants. Visible
homelessness has increased. Underlying these increases is the cost of housing.
6
Regardless of their circumstances, non-family households led by maintainers 15 to 29 years of age attending school full-time
are considered to be in a transitional stage of life and therefore not in core housing need.
City of Kitchener Housing Needs Assessment (2020) 123
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The following figure shows that that among all owners in 2016, 5.0% (2,825 households) were
in core need compared to 28.1% (9,300 households) of all renters. In 2011, 4.8% of all owners
and 25.6% of all renters were in core need.
Figure 101: Households in Core Housing Need by Tenure
Source: Statistics Canada, 2016 Custom Tabulation
Broken down by household type, almost 40% (2,100 households) of lone-parent family renter
households and 36.4% (4,875 households) of one person renter households were in core
housing need in 2016. On the ownership side, just over 10% (500 households) of lone-parent
family owner households and 12.8% (1,300 households) of one person owner households were
in core housing need in 2016.
Figure 102: Households in Core Housing Need by Tenure and Household Type
Rental Owner
All Households
Households Households
# % # % # %
Couple family household 1,850 16.1% 910 2.4% 2,760 5.5%
Couple family household with children 1,005 19.3% 595 2.7% 1,600 5.9%
Lone-parent family household 2,100 39.9% 500 10.4% 2,605 25.8%
Non-family household 5,290 33.1% 1,370 11.9% 6,660 24.2%
1 person 4,875 36.4% 1,300 12.8% 6,175 6.9%
Aboriginal Identity 285 29.4% 20 3.3% 305 19.3%
Recent Immigrant 305 28.9% 45 13.8% 350 25.5%
Visibility Minority 1,705 28.6% 585 7.5% 2,290 16.7%
Household with Disability 4,615 36.9% 1,040 6.3% 5,655 19.5%
Under 25 year old 600 26.0% 20 5.6% 620 23.2%
Senior 2,615 42.2% 955 7.4% 3,570 32.8%
All Households 9,300 28.1% 2,825 5.0% 12,125 13.5%
Source: Statistics Canada, 2016 Custom Tabulation
The percentage of households in core housing needs varies across the city as shown in the Map
below. Generally, the prevalence of core housing need among households is greater in areas
proximity to the ION corridor.
City of Kitchener Housing Needs Assessment (2020) 124
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Map 10: Percentage of all households in Core Housing Need within Census Tracts, 2016
Source: Statistics Canada, 2016 Custom Tabulation
8.3.1 Core Housing Need by Household Income Deciles
Among households with low incomes in Kitchener, 42.1% (11,810 households) were in core
housing need in 2016. The majority of these households (95.7%) were living in housing that did
not meet the affordability standard, 8.5% did not meet the suitability standard, and 10.5% did
not meet the adequacy standard. This confirms that the affordability of housing is the primary
issue for households with low incomes.
City of Kitchener Housing Needs Assessment (2020) 125
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Figure 103: Households with Low Incomes in Core Need, 2016
8.5% 10.5%
95.7%
42.1%
In Core Housing Need Below Affordability Below Suitability Below Adequacy
StandardStandardStandard
(11,810 households)
Source: Statistics Canada Custom Tabulations 2016. Total proportions of all standards is greater than 100% as a
household can fall below more than one standard
1.1% (315 households) were in core housing need among households with moderate incomes
in 2016. 58.7% of these households lived in housing below the affordability standard, 68.3% did
not meet the suitability standard and 15.9% did not meet the adequacy standard.
Figure 104: Households with Moderate Incomes in Core Need, 2016
15.9%
68.3%
58.7%
1.1%
Below Affordability Below Suitability Below Adequacy
In Core Housing Need
Standard Standard Standard
(315 households)
Source: Statistics Canada Custom Tabulations 2016. Total proportions of all standards is greater than 100% as a
household can fall below more than one standard
8.4 Proportion of Income Spent on Housing
In 2016, 25.7% (23,685 households) of all households in Kitchener were spending 30% or more
of their income on housing costs. Among homeowners, 15.8% were spending 30% or more of
their income on housing costs while 41.9% of renters were spending 30% or more of their
income on housing costs.
City of Kitchener Housing Needs Assessment (2020) 126
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Figure 105: Households Spending 30%+ of Income on Housing by Tenure and Household Type
Rental Households Owner Households All Households
% of % of % of
# # #
Renter Owner All
Couple family household 1,730 28.3% 1505 9.4% 3,235 14.6%
Couple family household with
1,425 27.7% 2420 11.7% 3,850 14.9%
children
Lone-parent family household 2,160 45.0% 1000 25.0% 3,155 35.9%
Non-family household 440 25.8% 435 9.6% 865 13.8%
1 person 7,880 54.8% 3495 33.1% 11,365 45.6%
Aboriginal Identity 3,815 40.9% 3625 19.7% 7,435 26.8%
Recent Immigrant 615 46.4% 125 35.7% 740 44.2%
Visibility Minority 2,700 40.4% 1915 24.0% 4,620 31.5%
Household with Disability 6,240 47.8% 2,710 16.1% 8,945 29.9%
Under 25 year old 1450 55.8% 180 43.9% 1630 54.2%
Senior 3,805 60.4% 1695 13.0% 5,520 28.6%
All Households 14,640 41.9% 9045 15.8% 23,685 25.7%
Source: Statistics Canada, 2016 Custom Tabulation
8.4.1 Income Spent on Housing by Household Income Deciles
In 2016, 53.6% (16,440 households) of all households with low incomes in Kitchener were facing
housing affordability issues (spending 30% or more of income on housing) and 28.5% (8,760
households) were facing severe housing affordability issues (spending 50% or more of income
on housing). 13.4% (3,905 households) of households with moderate incomes were facing
housing affordability issues and 0.7% (210 households) were facing severe housing affordability
issues. Only a small proportion of households with high incomes faced housing affordability
issues (1.4%). However, it should be noted that in many cases, households with high incomes
would still have sufficient income left over for other basic needs even if they spend more than
30% of their income on housing costs whereas households with low incomes would not.
Figure 106: Proportion of Income Spent on Housing by Tenure and Household Type
of Income on Housing of Income on Housing
# % # %
Households with
16,440 53.6% 8,760 28.5%
Low Incomes
Households with
3,905 13.4% 210 0.7%
Moderate Incomes
Households with
465 1.4% 10 0.0%
High Incomes
Source: Statistics Canada, 2016 Custom Tabulation
City of Kitchener Housing Needs Assessment (2020) 127
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9.HOUSING GAPS
The current need analysis identifies households in the community that currently lack their own
housing or live in inadequate housing and cannot afford the housing they need in the local
housing market without some assistance. The current need analysis identifies who in the
community needs affordable housing immediately.
The supply analysis determines the ability of the community to meet its current and future
affordable housing needs by examining the existing housing stock and anticipated additions.
By comparing the need analyses against the supply situation, insight into the gaps in the housing
system in the community can be estimated. The scale and form of housing are also considered
in determining gaps. Housing suitability in terms of unit size and number of bedrooms are
considered as well. Historic demand for specific structure types, is balanced against emerging
trends to estimate how the population would best be housed in the future.
The total quantity of housing required to accommodate forecasted population has been
determined by the Region for Kitchener and the Region has also established some targets to be
met across the Region. This needs assessment provides further information on Kitchener
specific needs and provides the basis for being more specific regarding mix of housing by
structure type (e.g. single-detached, row house and apartment), by affordability and by special
needs.
Additional information regarding the financial impact/proforma of development, specifically
within the Major Transit Station Areas of Kitchener and Waterloo Region and in the context of
potential affordable housing requirements, is being conducted as a companion analysis that is
separate but related to this assessment. The financial impact analysis, combined with this
Housing Needs Assessment, will help satisfy the provincial regulatory requirements regarding
the necessary background studies as part of the Inclusionary Zoning consideration process.
This section compares information from the need/demand and supply analyses to identify the
differences or gaps between need and supply.
This analysis produces evidence of the existence of one or more of the following four housing
outlooks for the community:
1. The current need for housing exceeds current supply;
2. The current need for housing falls short of current supply;
and
This section of the analysis examines the supply of affordable housing in the community. The
analysis estimates of the number of occupied social housing units, vacant units, units under
construction, and units to be demolished or otherwise taken out of management.
City of Kitchener Housing Needs Assessment (2020) 128
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Annual supply of affordable social housing
Between 2002 and the present, the Region as the Service Manager, has through its Affordable
Housing Strategy, enabled 1,594 new affordable units to be built, which is an average of 100
units per year. The majority of this new affordable housing has been constructed by the non-
profit, co-operative and private sectors using funding through a variety of sources including
Federal/Provincial capital funding and incentives from the Region and area municipalities.
During the same period of time, the Region itself constructed 62 new units (an average of 4 units
per year) in two separate developments on the Sunnyside Campus in Kitchener. Although
provincially funded development grants/loans were available, the Region, for various reasons,
chose not to avail themselves of this funding to build additional affordable units.
within or close to the
Central Transit Corridor (CTC) and/or other major transportation nodes. As such, these sites
have the potential for infill or redevelopment/intensification. Replacing or adding units allows
for energy efficiency improvements and opportunities to create mixed income housing
communities.
The Region continues to support the development of new affordable housing units. Three
projects are underway to create an additional 92 new affordable units in 2020 through
partnerships with private and non-profit agencies. Additionally, 58 new affordable units are
scheduled to be developed in 2021/2022.
There are new Federal and Provincial investment opportunities in housing, and changes in
policies to create more flexibility for existing housing funding models and operations. At the
same time, there is a growing need for affordable housing in Waterloo region. There are non-
profit and private sector proponents that have expressed interest and capacity to develop new
affordable housing (public-private partnership opportunities). However, they often face barriers
around finding appropriate land, providing equity contributions or building to the scale that is
currently required.
Mixed-income communities are the preferred housing type, as it results in greater inclusiveness,
and improves tenant engagement and quality of life. It also encourages the integration of
various services in close proximity to residents so that residents and the surrounding neighbours
feel a greater sense of safety and cohesion. Additional services are valuable when more complex
needs such as mental health challenges and/or substance abuse are experienced in a
community.
City of Kitchener Housing Needs Assessment (2020) 129
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7
Affordable Rental Housing Gap
One way the demand for affordable rental housing can be determined is to look at the number
of renter households that are not in subsidized housing and are living with an income that
requires a certain rent range to be affordable (Waterloo Region, 2019).
For example, a household with an income of $20,000 to $30,000 would require a unit with a
rent between $500 and $750 (30% of income on rent) to be considered affordable. The number
of non-subsidized renter households in that income range then represents the demand for
rental units in that price range. Similarly, the supply of affordable units in that rent range can be
determined by the number of non-subsidized renter households that have units in that rental
range, no matter what their income may be.
The rental gap is then the difference between the demand and supply of units. The Figure below
shows the rental housing gap for households with incomes at the low end. There are 8,490
households in Waterloo region living with an income that requires a unit in the < $500 rent range
and there are 2,380 units available.
There are 7,195 households living with an income that requires a unit in the $500-$750 range
and there are 5,290 units available. The total gap in the supply of units for households at the
lower end of income is 8,015 units.
Figure 107 - Rental Housing Gap
16000
14000
12000
10000
8000
Supply
6000
Demand
4000
2000
0
Less than $400 to $600 to $800 to $1,000 to $1,200 to $1,500 to
$400$599$799$999$1,199$1,499$1,999
Source: Statistics Canada Census of Population 2016
7
Waterloo Region Housing Master Plan, Region of Waterloo, November 2019, p. 34
City of Kitchener Housing Needs Assessment (2020) 130
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10.0CONCLUSIONS
The results of the assessment demonstrate that housing in recent years has become increasingly
unaffordable for a large share opulation. The results of the assessment
demonstrate there are gaps between what housing is needed and what is available or planned.
In conclusion:
1.The current housing delivery and support system is not functioning effectively.
Housing needs are not being met and the existing silo approach by levels of government,
non-profits, institutions and the private sector is not as effective as needed.
2.Housing in recent years has become increasingly unaffordable for an increasingly larger
tion.
Incomes are not keeping pace with rising costs of rental and ownership housing.
Inflation increased by 18%, average rents increased by 35 % and average housing prices
increased by 88% from 2008 to 2018. Most of the increase in rents and housing prices
occurred between 2016 and 2018.
3.Poverty and Core Housing Need is increasing in the City of Kitchener.
Food Bank use is increasing. The most significant increase has been by single people
which has nearly doubled since 2014, from 25% to 49%.
The number and percentage of people in Core Housing Need is increasing. In 2016,
12,125 households in Kitchener were in core housing need; making up 13.5% of all
households and up from 11.9% of all households in 2011. Most (94.8%) of the
households in core housing need were a result of the housing affordability standard,
spending more than 30% of household income on housing.
4.Visible homelessness is increasing.
People experiencing homelessness are diverse. Youth are a growing part of the
homeless population.
People experiencing homelessness with addiction and mental health challenges are a
growing part of the homeless population. Their challenges are also increasingly more
complex, requiring higher levels of support to find and sustain housing and to access
treatment.
Existing shelter space is not adequately funded, does not meet best practice standards,
does not meet diverse needs and not enough shelter space is provided in Kitchener to
meet needs.
Existing transitional and supportive housing does not meet existing needs in terms of
amount of housing or nature of support.
City of Kitchener Housing Needs Assessment (2020) 131
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Due to the transient nature of people who are homeless, it is challenging to estimate
the amount of housing needed, however survey data and shelter use indicate between
250 to 750 supportive housing units are needed to meet existing demand.
5.Existing community housing in Kitchener is not meeting existing demand.
There are approximately 4,500 units of existing community housing in Kitchener,
representing approximately half of the regional supply. The turnover in community
housing accommodation units across the region is 300 units per year. 3,750 households
on the waiting list for community housing have requested to live in Kitchener this
means over 3,000 new units of community housing are needed in Kitchener, in
addition to the existing supply
Waiting list information is not readily available in a form that can be analyzed to inform
Kitchener specific needs.
6.Existing rental units in the primary housing market are not meeting demand.
Market rental housing is becoming too expensive for an increasing number of people.
Based on the number of rental households in core need, the amount of new affordable
rental housing needed for people with low to moderate incomes is over 8,000 rental
units.
7.Attaining affordable housing is especially challenging for:
Homeless especially for people with mental health and addiction challenges
Students and youth
Recent immigrants
Indigenous people
Single parents
People earning the minimum wage
People with disabilities with low to moderate incomes
Seniors, especially those in rental housing or requiring care. The population aged 65
years and older increased by 35% from 2006 to 2016 and is expected to almost double
(increase by 94%) by 2041.
8.Housing data specific to the City of Kitchener has been challenging to collect. Additional
work is needed to assess housing for:
Homeless
Seniors
Immigrants
Students
Future population
City of Kitchener Housing Needs Assessment (2020) A-132
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9.Renovictions, where tenants are displaced from their homes to allow major renovations
or redevelopment to proceed, are not tracked or monitored for Kitchener.
Renovictions remove affordable housing and generally result in much higher rents being
charged post renovation or redevelopment.
10.Housing held for investment is not tracked or monitored for Kitchener.
Commodification of housing, where housing is held on speculation, for investment, or
used to generate income instead of as a place to live is increasing through Airbnbs, rental
condos, or other untracked rental housing types.
11.Kitchener has an experienced non-profit housing sector.
The sector is overworked and underresourced.
Non-profit housing and service providers have plans and ideas that would be effective
in addressing housing challenges.
12.The private sector is interested in developing affordable housing and improving the
development review process and planning context to allow more housing to be built.
13.More collaboration is needed between the City and the Region to identify and address
housing challenges in Kitchener.
City of Kitchener Housing Needs Assessment (2020) A-133
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APPENDICIES
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Appendix 1a: Affordable Housing Definition (Provincial Policy Statement, 2014)
Definition of Affordable Definition of Low and Moderate
Incomes
Ownership the least expensive of: Households with incomes in the
Housing 3.housing for which the purchase price lowest 60 percent of the income
results in annual accommodation distribution for the regional
costs which do not exceed 30 percent market area
of gross annual household income for
low and moderate income
households; or
4. housing for which the purchase price
is at least 10 percent below the
average purchase price of a resale
unit in the regional market area
Rental Housing the least expensive of: Households with incomes in the
3.a unit for which the rent does not lowest 60 percent of the income
exceed 30 percent of gross annual distribution for renter
household income for low and households for the regional
moderate income households; or market area
4.a unit for which the rent is at or
below the average market rent of a
unit in the regional market area.
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Appendix 1b: Glossary of Key Terms
Aboriginal Housing Non-profit housing provider with a focus on the Indigenous community (Ontario
Aboriginal Housing Services).
Acceptable housing Acceptable housing refers to housing that is adequate in condition, suitable in size,
and affordable (CMHC).
Activity Limitations - Activity limitations is a measure that identifies respondents who experienced
activity limitations imposed by a condition or by long-term physical and/or mental health problem that
lasted or is expected to last more than six months. The measure is not specific to a single condition and
does not identify whether multiple conditions are present (Statistics Canada, 2016).
Adequate Housing - Adequate housing does not require any major repairs, according to residents
(Government of Canada, 2017d).
Affordable housing (Rent or Own) - Affordable housing costs less than 30% of before-tax household
income. Shelter costs include the following:
For renters: rent and any payments for electricity, fuel, water and other municipal services;
For owners: mortgage payments (principal and interest), property taxes, and any
condominium fees, along with payments for electricity, fuel, water and other municipal
services. (CMHC)
Average Shelter Cost - Average shelter cost refers to the total monthly shelter cost paid by the household
for their dwelling. Shelter costs include the following:
For renters: rent and any payments for electricity, fuel, water and other municipal services;
For owners: mortgage payments (principal and interest), property taxes, and any
condominium fees, along with payments for electricity, fuel, water and other municipal
services. (CMHC)
Average Shelter-Cost-to-Income Ratio (STIR) - Average shelter-cost-to-income ratio (STIR) refers to the
proportion of total before-tax household income spent on shelter. The shelter-cost-to-income ratio is
calculated for each household individually by dividing its total annual shelter cost by its total annual
income. The average STIR is then computed by taking the average of the individual households' STIRs
(CMHC).
Census metropolitan area (CMA) and Census agglomeration (CA) Area consisting of one or more
neighbouring municipalities situated around a core. A census metropolitan area must have a total
population of at least 100,000 of which 50,000 or more live in the core. A census agglomeration must
have a core population of at least 10,000 (Statistics Canada, 2018).
Census tract (CT) - Census tracts (CTs) are small, relatively stable geographic areas that usually have a
population between 2,500 and 8,000 persons. They are located in census metropolitan areas and in
census agglomerations that had a core population of 50,000 or more in the previous census.
https://www12.statcan.gc.ca/census-recensement/2011/ref/dict/geo013-eng.cfm
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Community Housing - See Social Housing
Condominium A building with several units (such as houses, townhouses or apartments), where each
unit is privately owned. Condominium ownership comes with joint ownership of common elements (such
as indoor parking, landscaped areas, common gym, elevators) with other owners. Shared ownership of
common elements means sharing repair and maintenance associated costs (Canada & CMHC, 2009;
Condominium Authority of Ontario, n.d.).
Co-operative Housing Co-operative housing are democratic communities and are governed by their
members. The tenants sign an occupancy agreement and make decisions on how the co-operative
operates (CMHC, 2018b).
Core Housing Need Status or Housing below standards A household that falls short of at least one of
the standards such as adequacy, affordability and suitability comes under category of Core Housing Need
Status or Housing below standards. It also include spending 30% or more of its total before-tax income
to pay the median rent of alternative local acceptable housing (CMHC, n.d.).
Decile splitting the data into 10% groups. Income deciles divide the population into 10 equal-sized
groups according to the rank of the total income (Government of Canada, 2017a).
Density Density is residents and jobs per hectare (Kitchener, 2014).
Development Charges - Development charges are the costs levied on new developments to cover
maintain the infrastructure needed to accommodate the new development, including roads, water and
sewer infrastructure, community centres and fire protection. Development charges help cover these
costs to help ensure minimal burden is put on the taxpayer (Kitchener, 2019).
Emergency shelters Facilities that provide temporary, short-term accommodation for homeless
individuals and families. This may or may not include other services such as food, clothing or counselling
(E. and S. D. Canada, 2019).
Homelessness Homelessness is the situation of someone who is without stable, permanent and
appropriate housing. Along the continuum there are four main categories of homeless: unsheltered,
emergency sheltered, provisionally accommodated and at risk of homelessness (CMHA, 2012).
Ownership Privately owned housing, a home that is owned by a person or company (Canada & CMHC,
2009).
Family household Family household refers to a household that contains at least one census family, that
is, a married couple with or without children, or a couple living common-law with or without children, or
a lone parent living with one or more children (lone-parent family) (Statistics Canada, 2015a).
One-family household One-family household refers to a single census family (with or without other
persons) that occupies a private dwelling (Statistics Canada, 2015a).
Multiple-family household Multiple-family household refers to a household in which two or more
census families (with or without additional persons) occupy the same private dwelling. Family
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households may also be divided based on the presence of persons not in a census family (Statistics
Canada, 2015a).
Non-family household Non-family household refers to either one person living alone in a private
dwelling or to a group of two or more people who share a private dwelling, but who do not constitute a
census family (Statistics Canada, 2015a).
Low income cut-offs (LICO) The low income cut-offs are income thresholds below which a family will
likely devote a larger share of its income on the necessities of food, shelter and clothing than the average
family (Statistics Canada, 2015b).
Market housing Market housing is the purpose built housing for profit by private firms or developers.
House prices are typically dictated by market dynamics or supply and demand.
Market Rent The rent of a residential unit dictated by market dynamics, location and amenities. Market
rent does not include rent support or subsidies.
National Occupancy Standard (NOS) The National Occupancy Standard (NOS) is comprised of the
common elements of provincial/territorial occupancy standards. The NOS determines the number of
bedrooms a household requires given its size and composition (CMHC, n.d.).
Non-Market Housing Housing that is financed in part by the government. Includes Shelters, Transitional
Housing, Supportive Housing, Social Housing and Subsidized Rental Housing (CMHC, 2018a).
Percentile Percentile is exploring the distribution of number sets using various exploratory data analysis
graphs (Robertson, 2004).
Primary household maintainer The first person in the household identified as someone who pays the
rent, or the mortgage, or the taxes, or the electricity or other services or utilities for the dwelling. When
more than one member of the household contributes to the payments, the first person listed is chosen
as the primary household maintainer. If no person in the household is identified as making any such
payments, the first person listed is selected by default (Government of Canada, 2017c).
Primary Rental Market The primary rental market, consists of units in privately initiated, purpose-built
rental structures of three units or more (CMHC, 2018c).
Secondary Rental Market (SRM) The dwellings not covered by the regular purpose built rental market
units. Following dwelling component are considered in SRMS:
Rented single-detached houses.
Rented double (semi-detached) houses (i.e.. Two units of approximate equal size and under
one roof that are situated either side-by-side or front-to-back).
Rented freehold row/town homes.
Rented duplex apartments (i.e. one-above-other).
Rented accessory apartments (separate dwelling units that are located within the structure of
another dwelling type).
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Rented condominiums (can be any dwelling type but are primarily apartments).
One or two apartments which are part of a commercial or other type of structure. (CMHC,
2019)
Seniors Care Facility a building or property developed with beds or dwelling units geared to persons
aged 65+ and that also offers some level of medical care or personal assistance. Typically, there is also
shared spaces, such as dining or recreational areas. These may be referred to as Residential Care
Facilities, Nursing Homes or Retirement Homes. Some sites may include a continuum of care or housing
that has a care facility along with other dwelling units on site, such as townhouses or apartment units
that may be more independent but still part of the same overall development.
Shelter-Cost-to-Income Ratio The proportion or percentage of average total income of households
which is spent on shelter costs (Secretariat, 2016).
Social housing Social housing units are operated by housing providers, which are not-for-profit
organizations, co-ops, private landlords, or municipal corporations (Office of the Auditor General of
Ontario, 2017, p. 14).
Suitable housing Suitable housing has enough bedrooms for the size and make-up of resident
households, according to National Occupancy Standard (NOS) requirements. Enough bedrooms based
on NOS requirements means one bedroom for:
each cohabiting adult couple;
unattached household member 18 years of age and over;
same-sex pair of children under age 18;
and additional boy or girl in the family, unless there are two opposite sex children under 5
years of age, in which case they are expected to share a bedroom.
A household of one individual can occupy a bachelor unit (i.e. a unit with no bedroom).
(CMHC, n.d.)
Supportive housing Housing that provides a physical environment that is specifically designed to be
safe, secure, enabling and home-like, with support services such as social services, provision of meals,
privacy and dignity (Canada, 2018).
Transitional housing Short-term accommodation for those leaving emergency shelters or in need of
housing during a life transition, including people with mental illness and addictions, single mothers and
victims of violence (211 Ontario, n.d.).
VisitAbility VisitAbility is the concept of designing and building homes with basic accessibility. VisitAble
homes provide easy access on the main level for everyone. VisitAble housing offers a convenient home
for residents and a welcoming environment for visitors of all ages and mobility (Canadian Centre on
Disability Studies, n.d.).
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Working Poor The working poor are who struggle to make ends meet.
Working poor in Canada are defined as individuals between 18 and 64 years who live independently, are
not students, and earn at least $3 000 a year with an after-tax family income below the low-income
threshold. The working poor Canadians are more likely to have:
less stable jobs
unpredictable work hours
fewer benefits (e.g., drug and dental plans, disability insurance)
greater health problems
(P. H. A. of Canada, 2019)
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Appendix 2: Provincial Inclusionary Housing Information Requirements
89
Provincial inclusionary housing assessment information requirements and Ontario regulations
require an inclusionary housing assessment to include:
1.An analysis of demographics and population in the municipality.
2.An analysis of household incomes in the municipality.
3.An analysis of housing supply by housing type currently and planned for in the
municipality.
4.An analysis of housing types and sizes of units that may be needed to meet anticipated
demand for affordable housing.
5.An analysis of the current average market price and the current average market rent for
each housing type, taking into account location in the municipality.
6.An analysis of potential impacts on the housing market and on the financial viability of
development or redevelopment in the municipality from inclusionary zoning by-laws,
including requirements in the by-laws related to the matters in clauses 35.2 (2) (a), (b),
(e) and (g) of the Act, accounting for:
i. value of land,
ii. cost of construction,
iii. market price,
iv. market rent, and
v. housing demand and supply.
7.Provincial policies and plans and Official plan policies.
8.A written opinion on the analysis from a person independent of the municipality and
who, in the opinion of the council of the municipality, is qualified to review the analysis.
10
The provincial regulations require inclusionary housing monitoring reports to include:
1.Number of affordable housing units.
2.Types of affordable housing units.
3.Location of the affordable housing units.
4.Range of household incomes for which the affordable housing units were provided.
5.Number of affordable housing units that were converted to units at market value.
6.Proceeds received by the municipality from affordable housing unit sales.
8
As per Ministry of Municipal Affairs and Housing website: http://www.mah.gov.on.ca/Page13790.aspx
9
Ontario Regulation (O. Reg) 232/18
10
See #26.
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Appendix 3: City of Kitchener Official Plan Policies References
Supply Development, Redevelopment and Intensification
4.C.1.1. The City will maintain at all times the ability to accommodate residential growth for a
minimum of ten years through residential intensification and redevelopment and, if necessary,
lands which are designated and available for residential development.
4.C.1.2. The City will maintain at all times where new development is to occur, land with
servicing capacity sufficient to provide at least a three year supply of residential units available
through lands suitably zoned to facilitate residential intensification and redevelopment, and
land in draft approved and registered plans.
4.C.1.3. The majority of new residential growth in the Built-Up Area will occur within
Intensification Areas in accordance with Policies 3.C.1.4 through 3.C.1.12 inclusive.
4.C.1.4. The prioritization of new growth in Designated Greenfield Areas will be in accordance
4.C.1.5. The City will support and assist the Region in the creation and implementation of a
regional housing statement and/or strategy.
4.C.1.6. The City will identify and encourage residential intensification and/or redevelopment,
including adaptive re-use and infill opportunities, including second dwelling units, in order to
respond to changing housing needs and as a cost-effective means to reduce infrastructure and
servicing costs by minimizing land consumption and making better use of existing community
infrastructure.
4.C.1.7. The City may require a site plan, elevation drawings, landscaping plans and any other
appropriate plans and/or studies, to support and demonstrate that a proposed development or
redevelopment is compatible with respect to built form, architectural design, landscaping,
screening and/or buffering. These requirements are intended to address the relationship to
adjacent residential development, to ensure compatibility with the existing built form and the
community character of the established neighbourhood and to minimize adverse impacts.
4.C.1.8. Where a special zoning regulation(s) or minor variance(s) is/are requested, proposed or
required to facilitate residential intensification or a redevelopment of lands, the overall impact
of the special zoning regulation(s) or minor variance(s) will be reviewed, but not limited to the
following to ensure, that:
a) Any new buildings and any additions and/or modifications to existing buildings are
appropriate in massing and scale and are compatible with the built form and the
community character of the established neighbourhood.
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b) Where front yard setback reductions are proposed for new buildings in established
neighbourhoods, the requested front yard setback should be similar to adjacent
properties and supports and maintain the character of the streetscape and the
neighbourhood.
c) New additions and modifications to existing buildings are to be directed to the rear
yard and are to be discouraged in the front yard and side yard abutting a street, except
where it can be demonstrated that the addition and/or modification is compatible in
scale, massing, design and character of adjacent properties and is in keeping with the
character of the streetscape.
d) New buildings, additions, modifications and conversions are sensitive to the exterior
areas of adjacent properties and that the appropriate screening and/or buffering is
provided to mitigate any adverse impacts, particularly with respect to privacy.
e) The lands can function appropriately and not create unacceptable adverse impacts for
adjacent properties by providing both an appropriate number of parking spaces and an
appropriate landscaped/amenity area on the site
f) The impact of each special zoning regulation or variance will be reviewed prior to
formulating a recommendation to ensure that a deficiency in the one zoning
requirement does not compromise the site in achieving objectives of compatible and
appropriate site and neighbourhood design and does not create further zoning
deficiencies.
4.C.1.9. Residential intensification and/or redevelopment within existing neighbourhoods will
be designed to respect existing character. A high degree of sensitivity to surrounding context is
important in considering compatibility.
4.C.1.10. Where appropriate, and without limiting opportunities for intensification, the City will
encourage and support the ongoing maintenance and stability of existing housing stock in the
city by:
a) supporting the reuse and adaption of the housing stock through renovation,
conversion and rehabilitation;
b) supporting community access to funding programs for the rehabilitation and repair of
housing.
4.C.1.11. A demolition control application will be required for any requests to remove residential
dwelling units from the housing supply in accordance with the Demolition Control Policies in
Section 17.E.25.
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Variety and Integration
4.C.1.12. The City favours a land use pattern which mixes and disperses a full range of housing
types and styles both across the city as a whole and within neighbourhoods.
4.C.1.13. The City will work with the development industry and other community members to
identify and encourage innovative housing types and designs in the city where such innovation
would:
a) be compatible with surrounding land uses;
b) support the development of complete communities;
c) provide live/work and home occupation opportunities;
d) incorporate energy conservation features and the use of alternative energy systems
and/or renewable energy systems;
e) reduce municipal expenditures;
f) protect natural heritage features;
g) provide accessible and affordable housing to residents;
h) conserve and/or enhance our cultural heritage resources;
i) celebrate the cultural diversity of the community;
j) be transit-supportive and/or transit-oriented; or,
k) reflect, add and/or enhance architectural interest and character.
4.C.1.14. The City will have standards/guidelines for non-residential sites which are adjacent to
residential sites, including, but not limited to screening, berming, fencing, or landscaping where
appropriate and in accordance with the Urban Design Policies in Section 11.
4.C.1.15. The City will collaborate and plan to implement the affordable housing targets and
other recommendations est
4.C.1.16. Where a development application proposing residential uses is submitted for a site
containing two hectares or more of developable lands, the City will require, wherever
appropriate, a minimum of 30 percent of new residential dwelling units to be planned in forms
other than single detached and semi-detached dwellings, and may include housing forms such
as street or cluster townhouses and multiple residential buildings.
City of Kitchener Housing Needs Assessment (2020) 11
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4.C.1.17. The City may require the allocation of lands for a minimum number of units of
affordable housing when considering applications for new residential development to ensure
that new residential developments satisfy the requirements of the Provincial Policy Statement
relating to the provision of affordable housing. These lands will either be retained and developed
by a developer as affordable housing or made available to a cooperative or non-profit housing
group
4.C.1.18. The City supports the principle that housing assistance be provided to members of the
community who have difficulty accessing safe, suitable and affordable housing. The City, in
cooperation with senior levels of government, the Region, private landlords, builders and
community groups will continue to utilize existing programs and seek improved and cost
effective senior government assistance to provide a range of housing options that address
affordable housing needs across the housing continuum.
4.C.1.19. The City will encourage and support affordable housing to locate in close proximity to
public transit, commercial uses and other compatible non-residential land uses, parks and
community facilities and have convenient access to community, social and health services.
4.C.1.20. The City will support and attempt to accommodate residents who may wish to adapt
their housing to better suit their circumstances and needs that may change over time, provided
these changes to the housing do not significantly impact the nature or community character of
the surrounding residential area.
4.C.1.21. The City will support developments in appropriate locations that allow residents to age
in place.
4.C.1.22. The City will encourage the provision of a range of innovative housing types and
tenures such as rental housing, freehold ownership and condominium ownership including
common element condominium, phased condominium and vacant land condominium, as a
means of increasing housing choice and diversity. Def. No. 13
11
Second Dwelling Units, Garden Suites and Coach House Dwelling Units
4.C.1.23. The City will support the addition of a second dwelling unit within a residential unit,
where desirable and appropriate unless otherwise limited by the policies of this Plan, and in
-law, in order to provide another housing option to
Kitchener homeowners and residents.
11
Note: As of the time of this report, the Region of Waterloo had just issued the Notice of Decision to approve an
aligned with provincial changes to The Planning Act through Bill 108 that allows for
up to 3 dwelling units on a lot. For Kitchener this would be within the main dwelling or with a rear yard unit.
City of Kitchener Housing Needs Assessment (2020) 12
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4.C.1.24. The City, in accordance with Planning Act and other applicable legislation, will permit
stand-alone secondary dwelling units, such as a coach house dwelling or a garden suite as an
ancillary use to all single detached dwellings, subject to a Zoning By-law Amendment and
appropriate zoning regulations being in place.
The following criteria will be considered as the basis for all Zoning By-law Amendments to permit
a coach house dwelling or a garden suite.
a) the use is subordinate to the main dwelling on the lot;
b) the use can be integrated into its surroundings with negligible visual impact to the
streetscape;
c) the use is compatible in design and scale with the built form on the lot and the
surrounding residential neighbourhood in terms of massing, height and visual
appearance; and, d) other requirements such as servicing, parking, access, stormwater
management, tree preservation, landscaping and the provision of amenity areas. Coach
houses and garden suites will be subject to site plan control.
Special Needs Housing
4.C.1.25. The City recognizes the need for special needs housing in our community and supports
the integration of these housing types at appropriate locations, subject to any locational criteria.
4.C.1.26. Appropriately scaled special needs housing will be permitted in any land use
designation which permits residential uses.
4.C.1.27. The City will encourage and support the creation and retention of special needs
housing.
4.C.1.28. The City will ensure that new special needs housing or the adaptive reuse of existing
buildings for special needs housing is compatible in terms of use and built form with the
surrounding context.
4.C.1.29. The City will encourage and support special needs housing to locate in close proximity
to public transit, commercial uses and other compatible non-residential land uses, parks and
community facilities and have convenient access to community, social and health services.
Residential Care Facilities
4.C.1.30. Residential care facilities will be permitted in any land use designation which permits
residential uses. The size, scale, types, location and concentration of residential care facilities
-law.
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4.C.1.31. The City will support comprehensively planned and developed residential care facilities
that vary housing forms to allow residents to transition through life stages.
Lodging Houses
4.C.1.32. The City will permit up to 3 lodgers within any dwelling unit in any land use designation
permitting residential uses.
4.C.1.33. Lodging houses with between 4 and 8 residents will only be permitted in zones
permitting multiple dwellings.
-law will specifically regulate lodging houses and the appropriate
zones in which they may be permitted subject to licensing, and safety regulations and the ability
to integrate such housing forms in an acceptable and appropriate manner.
4.C.1.35. The City will encourage lodging houses to locate within walking distance of public
transit and in close proximity to supportive non-residential uses and parks and recreational
facilities.
4.C.1.36. The City may incorporate minimum distance separation regulations between lodging
-law to prevent the undue concentration of lodging houses in
specific areas of the city and to encourage this type of use throughout the city.
Live/Work Units
4.C.1.37. Live/work units will be permitted in any land use designation which permits residential
uses subject to the following:
a) the live/work unit is appropriate in massing and scale and are compatible with the
built form and the character of the neighbourhood;
b) the live/work unit can function appropriately and not create unacceptable adverse
impacts for adjacent properties; and,
c) adequate parking is available.
4.C.1.38. Live/work units are encouraged to locate on major collector and arterial streets and
roads.
4.C.1.39. A live/work unit will have a dwelling component located in the unit and any
appropriate business or work purpose use will be located on the ground floor.
4.C.1.40. The location, scale, types of business or work purpose uses, size of units will be further
-law.
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Home Occupations
4.C.1.41. A home occupation may be permitted as an ancillary use within a dwelling unit subject
to all of the following:
a) the home occupation functions as a subordinate activity to the main residential use;
b) the home occupation does not generate adverse impacts, traffic or parking problems
in the immediate area;
c) the home occupation does not alter the principal character or external appearance of
the dwelling and the property involved;
d) the home occupation is at a scale and nature that is compatible with the surrounding
residential neighbourhood; and,
e) there is no outside storage of goods associated with the home occupation.
The Zoning By-law may provide regulations for home occupations in residential dwelling units.
Condominium Conversions
4.C.1.42. A development application to create a plan of condominium, which would result in the
conversion of rental affordable housing to condominium ownership, may only be permitted
where:
a) the rental vacancy rate for comparable units for the City of Kitchener or the Kitchener
Census Metropolitan area, if not available for the City of Kitchener, has been at or above
3 percent for the preceding three years; or,
b) the conversion will address and result in the creation of affordable housing for
affordable home ownership; or,
c) the conversion will rectify existing health and safety issues through the completion of
building renovations/retrofits, the cost of which would necessitate an increase in rent
levels above the affordability threshold; and,
d) the owner/applicant submits a detailed inspection report on the physical condition of
the property by a qualified architect or engineer to the satisfaction of the City;
e) tenants have the option to continue to lease their units following the approval of the
conversion to condominium in accordance with the provisions of the Residential
Tenancies Act; and,
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f) the owner enters into an agreement with the City which states that tenants may have
first right to purchase their units or allows them to continue to rent despite the tenure
of the building.
Community Improvement Project Areas
17.E.9.2. Community Improvement Project Areas may be established by Council and designated
by by-law, in accordance with the provisions of the Planning Act, as long as the area satisfies one
or more of the following criteria:
c) the area contains an inappropriate range of housing types and densities including
insufficient affordable housing;
Conditional Zoning
Conditional Zoning is a tool that may be utilized to impose conditions on the use of lands or the
erection of buildings or structures. Conditional Zoning is intended to allow a more flexible zoning
process and provides the City with the authority to secure conditions in agreements that may
be registered on title and enforced against both current and future owners of the lands.
17.E.14.1. When regulations have been enacted by the Province to authorize the use of
Conditional Zoning By-laws in accordance with the Planning Act, the City may, in a Zoning By-
law, permit a use of land or the erection, location or use of buildings or structures subject to one
or more prescribed conditions on the use, erection or location.
17.E.14.2. Prior to the enactment of a Zoning By-law under the Conditional Zoning Policies of
this Plan, the City may require the owner to enter into one or more legal agreements to be
registered on title against the lands to which it applies, dealing with the said conditions and
matters related to implementation.
12
Bonusing Provisions
Bonusing is a strategy that is permitted by the Planning Act and may be used by the City to assist
in the development or redevelopment of key areas in the city. It involves increasing the height
and/or density of a development or redevelopment in exchange for community benefits.
7.E.17.1. Regulations may be incorporated into the Zoning By-law to permit increases in the
height and/or density of a development or redevelopment where such development or
12
Note: While at the time of this report, the Bonusing policies of the Kitchener Official Plan are in effect, the passing
of Bill 108 has changed Section 37 of The Planning Act thus altering the implementation of the policies. Following
the provision of regulations regarding the revised section, and as it relates to preparation of Community Benefits
Charges Study and By-law by a specified time period, it is expected that amendments will be required to these and
other related policies of the Official Plan.
City of Kitchener Housing Needs Assessment (2020) 16
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redevelopment would provide community benefits above and beyond what would otherwise be
required in accordance with the Planning Act, and provided the proposed increases would:
a) help implement the vision, goals and objectives of this Plan;
b) constitute good planning and help address any planning issues associated with the
development or redevelopment; and,
c) help implement and be in accordance with the Urban Design Policies in Section 11 and
be compatible with adjacent properties and the surrounding area.
17.E.17.2. Community benefits may include:
l) the provision of affordable, special needs, assisted or subsidized housing;
o) the provision of dwelling units in the Urban Growth Centre (Downtown).
17.E.17.3. The use of the bonusing by-laws will be strongly encouraged to be used within the
Urban Growth Centre (Downtown) and Major Transit Station Areas. The use of bonusing policies
and by-laws may also be considered for use in City Nodes and Community Nodes where specific
policies allowing bonusing are included in the applicable land use designation.
17.E.17.4. Bonusing by-laws will only be considered where there is sufficient infrastructure and
capacity to accommodate the additional height and/ or additional density of the development
or redevelopment and that the development is compatible and meets the other policies of this
Plan.
17.E.17.5. An owner may transfer the increase in height or density achieved through Policy
17.E.17.2 j) from lands on which such community benefit is provided to lands having the same
land use designation or to lands in the Urban Growth Centre (Downtown).
17.E.17.6. Prior to the enactment of a Zoning By-law under the Bonusing Provisions Section of
this Plan, or prior to the transfer of development rights, the City will require the owner to enter
into one or more legal agreements to be registered on title against the lands to which it applies,
dealing with the amount of additional height and/or density and the provision and timing of
community benefits.
City of Kitchener Housing Needs Assessment (2020) 17
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Appendix 4: Detailed Tables
Table 1: Population: Kitchener, Region of Waterloo and Ontario; 2001-2016
Kitchener Region of Ontario
Waterloo
Total Population in 2001 190,399 438,515 11,410,046
Total Population in 2006 204,668 478,121 12,160,282
Total Population in 2011 219,153 507,096 12,851,821
Total Population in 2016 233,222 535,154 13,448,494
Total Population in 2018 255,070 601,220 14,300,000
2001 to 2006 Total Population Change (%) 7.5% 9.0% 6.6%
2006 to 2011 Total Population Change (%) 7.1% 6.1% 5.7%
2011 to 2016 Total Population Change (%) 6.4% 5.5% 4.6%
2016 to 2018 Total Population Change (%) 9.4% 12.3% 6.3%
Source: Statistics Canada Community Profiles, Region of Waterloo, Ontario Ministry of Finance
Table 2: Population: Region of Waterloo & Area Municipalities, Ontario; 2006-2016
2006 2011 2016
Number of % Number of % Number of %
People Change People Change People Change
Kitchener 204,668 7.5% 219,153 7.1% 233,222 6.4%
Waterloo 97,475 12.6% 98,780 1.3% 104,986 6.3%
Cambridge 120,371 9.1% 126,748 5.3% 129,920 2.5%
Wellesley 9,789 4.5% 10,713 9.4% 11,260 5.1%
North Dumfries 9,063 3.4% 9,334 3.0% 10,215 9.4%
Wilmot 17,097 15.0% 19,223 12.4% 20,545 6.9%
Woolwich 19,658 8.0% 23,145 17.7% 25,006 8.0%
Region of Waterloo 478,121 9.0% 507,096 6.1% 535,154 5.5%
Ontario 12,160,282 6.6% 12,851,821 5.7% 13,448,494 4.6%
Source: Statistics Canada Community Profiles
City of Kitchener Housing Needs Assessment (2020) 18
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Table 3: Kitchener Projected Population, Households & Average Household Size, 2006-2041
Population % Growth Number of % Growth Average
Households Household
Size
2006 204,668 79,377
2.6
2011 219,153 6.6% 86,374 8.1%
2.5
2016 233,222 6.0% 92,217 6.3%
2.5
2021 249,450 6.5% 100,100 7.9%
2.5
2026 264,400 5.7% 107,197 6.6%
2.5
2031 279,500 5.4% 114,366 6.3%
2.4
2036 294,850 5.2% 121,246 5.7%
2.4
2041 310,000 4.9% 127,587 5.0%
2.4
Source: Statistics Canada Community Profiles, Region of Waterloo Population Forecast Data
Table 4: Population Distribution by Age and Sex
Age Group 2011 2016 2011 - 2016 (% Growth)
Total Male Female Total Male Female Total Male Female
0 - 4 13,705 7,010 6,700 13,710 6,985 6,725 0.0% -0.4% 0.4%
5 - 9 12,320 6,270 6,055 14,020 7,165 6,855 13.8% 14.3% 13.2%
10 - 14 12,620 6,485 6,135 13,140 6,715 6,430 4.1% 3.5% 4.8%
15 - 19 14,025 7,205 6,820 13,370 6,825 6,545 -4.7% -5.3% -4.0%
20 - 24 15,955 7,980 7,970 16,125 8,270 7,855 1.1% 3.6% -1.4%
25 - 29 17,620 8,720 8,900 18,560 9,200 9,365 5.3% 5.5% 5.2%
30 - 34 16,395 8,230 8,160 17,970 8,905 9,060 9.6% 8.2% 11.0%
35 - 39 15,500 7,745 7,750 16,375 8,160 8,215 5.6% 5.4% 6.0%
40 - 44 15,850 7,935 7,915 15,565 7,690 7,875 -1.8% -3.1% -0.5%
45 - 49 17,245 8,535 8,705 15,980 7,940 8,045 -7.3% -7.0% -7.6%
50 - 54 16,065 7,900 8,160 17,230 8,515 8,710 7.3% 7.8% 6.7%
55 - 59 13,655 6,570 7,090 15,685 7,710 7,975 14.9% 17.4% 12.5%
60 - 64 11,330 5,485 5,845 13,100 6,250 6,850 15.6% 13.9% 17.2%
65 - 69 8,115 3,795 4,325 10,650 5,070 5,575 31.2% 33.6% 28.9%
70 - 74 6,260 2,955 3,305 7,585 3,485 4,100 21.2% 17.9% 24.1%
75 - 79 4,985 2,190 2,800 5,760 2,640 3,120 15.5% 20.5% 11.4%
80 - 84 3,980 1,595 2,390 4,130 1,735 2,390 3.8% 8.8% 0.0%
85 + 3,525 1,135 2,390 4,265 1,465 2,805 21.0% 29.1% 17.4%
Total 219,155 107,735 111,420 233,220 114,715 118,505 6.4% 6.5% 6.4%
Median 37.2 36.3 38.1 39 38 39.9 4.8% 4.7% 4.7%
age
Source: Statistics Canada Community Profile
City of Kitchener Housing Needs Assessment (2020) 19
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Table 5: People by Age Grouping and Projections
0-19 20-44 45-64 65+ TOTAL
2006 51,615 25.2% 78,380 38.3% 50,665 24.8% 24,005 11.7% 204,665
2011 52,670 24.0% 81,320 37.1% 58,295 26.6% 26,865 12.3% 219,150
2016 54,240 23.3% 84,595 36.3% 61,995 26.6% 32,390 13.9% 233,220
2021 57,468 23.0% 88,910 35.6% 64,057 25.7% 39,015 15.6% 249,450
2026 60,252 22.8% 92,454 35.0% 65,024 24.6% 46,670 17.7% 264,400
2031 61,656 22.1% 96,692 34.6% 66,867 23.9% 54,285 19.4% 279,500
2036 63,598 21.6% 100,245 34.0% 71,358 24.2% 59,649 20.2% 294,850
2041 65,752 21.2% 104,636 33.8% 76,735 24.8% 62,877 20.3% 310,000
Source: Statistics Canada Community Profiles, Region of Waterloo Population Forecast Data
Table 6: Household Tenure: Kitchener, Waterloo Region and Ontario (2016)
Owner Households Renter Households Total Households
# % # % #
Kitchener 57,240 62.1% 34,975 37.9% 92,215
Region of Waterloo 139,070 68.2% 64,760 31.8% 203,830
Ontario 3,601,825 69.8% 1,559,720 30.2% 5,161,545
Source: Statistics Canada Community Profile
Table 7: Household Tenure, 2006 to 2016
2006 2011 2016 % Change 2006-2016
# % # % # %
Owner 51,145 64.3% 56,120 65.0% 57,240 62.1% -2.3%
Renter 28,345 35.7% 30,250 35.0% 34,975 37.9% 2.3%
TOTAL 79,490 100.0% 86,370 100.0% 92,215 100.0%
Source: Statistics Canada Community Profiles
Table 8: Age of Primary Household Maintainer by Housing Tenure, 2006 to 2016
2006 2011 2016
Owner Renter Total Owner Renter Total Owner Renter Total
15 to 24 years 615 2,655 3,270 555 2,670 3,225 405 2605 3,015
25 to 34 years 7,340 7,085 14,425 8,350 7,215 15,570 7,270 9,130 16,405
35 to 44 years 11,765 6,425 18,190 11,325 5,830 17,150 11,090 6,010 17,100
45 to 54 years 12,540 4,630 17,165 14,025 5,585 19,605 13,215 6,150 19,365
55 to 64 years 8,745 3,215 11,960 10,855 3,890 14,745 12,265 4,780 17,045
65+ 10,145 4,330 14,475 11,015 5,065 16,085 12,995 6,300 19,285
Total 51,140 28,345 79,485 56,120 30,250 86,380 57,240 34,975 92,215
Source: Statistics Canada, 2016 Custom Tabulation
City of Kitchener Housing Needs Assessment (2020) 20
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Table 9: Household Size, 2001 to 2016
2001 2006 2011 2016
1 person 17,740 20,295 22,970 24,980
2 persons 23,175 26,090 28,550 30,555
3 persons 12,180 13,395 14,525 15,035
4 persons 12,440 12,860 13,095 13,690
5 or more persons 6,915 6,845 7,230 7,955
Total - Private households 72,445 79,485 86,375 92,215
Number of persons in private households 187,955 201,420 215,950 230,000
Average household size 2.6 2.5 2.5 2.5
Source: Statistics Canada Community Profiles
Table 10: Household Size by Tenure, 2016
Owner Renter Total
# % # % #
1 person 10,580 42.3% 14,420 57.7% 24,995
2 persons 19,525 63.9% 11,030 36.1% 30,560
3 persons 10,450 69.7% 4,535 30.3% 14,985
4 persons 10,875 79.4% 2,830 20.6% 13,705
5 or more persons 5,810 72.9% 2,160 27.1% 7,970
Number of persons in private households 156,400 68.0% 73600 32.0% 230,000
Average household size 2.7 2.1 2.5
Source: Statistics Canada, 2016 Custom Tabulation
Table 11: Households by Household Type and Age of Primary Household Maintainer
15 - 24 25 - 34 35 - 44 45 - 54 55 - 64 65 + Total
Couples without children 830 4,105 1,775 2,395 5,275 7,760 22,140
Couples with children 190 4,360 8,085 8,005 3,950 1,260 25,850
Lone-parents 195 1,215 2,170 2,630 1,365 1,210 8,785
Other census family households 160 840 1,420 1,620 1,295 905 6,240
One person household 915 4,395 3,125 4,080 4,640 7,785 24,940
Two+ person household, Non-family 705 1,455 510 620 490 360 4,140
All households 2,995 16,370 17,085 19,350 17,015 19,280 92,095
Source: Statistics Canada, 2016 Custom Tabulation
City of Kitchener Housing Needs Assessment (2020) 21
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Table 12: Average and Median Household Income by Tenure, 2006 to 2016
2006 2011 2016
Owner Renter Total Owner Renter Total Owner Renter Total
Average
Household $86,816 $41,395 $70,620 $94,006 $44,790 $76,770 $108,506 $53,943 $85,962
Income
Median
Household $74,945 $35,777 $58,920 $81,793 $37,502 $63,709 $93,559 $45,965 $70,774
Income
Source: Statistics Canada, 2016 Custom Tabulation
Table 13: Average and Median Household Income for Homeowners, 2006 to 2016
2006 2011 2016
Average Household Income $86,816 $94,006 $108,506
Median Household Income $74,945 $81,793 $93,559
Source: Statistics Canada, Census Profiles
Table 14: Number of Owner Households by Income Ranges, 2006 to 2016
2006 2011 2016
# % # % # %
Less Than $20,000 2,525 4.9% 2,500 4.5% 1,600 2.8%
$20,000 to $39,999 6,470 12.7% 6,175 11.0% 6,440 11.3%
$40,000 to $59,999 9,280 18.1% 8,825 15.7% 9,785 17.1%
$60,000 to $99,999 9,895 19.3% 9,645 17.2% 10,711 18.7%
$100,000 And Over 14,600 28.5% 20,095 35.8% 18,705 32.7%
Total Owner Households 51,140 100.0% 56,120 100.0% 57,135 100.0%
Source: Statistics Canada, Census Profiles
Table 15: Average and Median Household Income for Renters, 2006 to 2016
2006 2011 2016
Average Household Income Before Taxes $41,395 $44,790 $53,943
Median Household Income Before Taxes $35,777 $37,502 $45,965
Source: Statistics Canada, Census Profiles
City of Kitchener Housing Needs Assessment (2020) 22
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Table 16: Housing Stock by Construction Period by Tenure
Owned Rental Total
Period of construction # % # % # %
1920 or before 2,295 4.0% 1,560 4.5% 3,855 4.2%
1921 to 1945 2,495 4.4% 1,495 4.3% 3,995 4.3%
1946 to 1960 7,520 13.1% 4,265 12.2% 11,785 12.8%
1961 to 1970 7,010 12.2% 6,195 17.7% 13,210 14.3%
1971 to 1980 8,990 15.7% 7,045 20.1% 16,040 17.4%
1981 to 1990 7,810 13.6% 4,835 13.8% 12,650 13.7%
1991 to 1995 2,635 4.6% 2,215 6.3% 4,850 5.3%
1996 to 2000 3,455 6.0% 1,775 5.1% 5,230 5.7%
2001 to 2005 5,450 9.5% 1,865 5.3% 7,315 7.9%
2006 to 2010 5,690 9.9% 1,715 4.9% 7,410 8.0%
2011 to 2016 3,890 6.8% 2,000 5.7% 5,885 6.4%
TOTAL 57,240 100.0% 34,975 100.0% 92,215 100.0%
Source: Statistics Canada, 2016 Custom Tabulation
Table 17: Condition of Housing Stock by Construction Period
Regular
Minor repairs Major repairs Total - Dwelling
maintenance
needed needed condition
needed
1920 or before 1,885 1,425 550 3,855
1921 to 1945 2,145 1,455 390 3,995
1946 to 1960 7,235 3,505 1,050 11,785
1961 to 1970 8,760 3,460 990 13,210
1971 to 1980 10,850 4,225 965 16,040
1981 to 1990 8,910 3,155 585 12,650
1991 to 1995 3,660 1,045 150 4,850
1996 to 2000 4,030 1,070 135 5,230
2001 to 2005 5,725 1,460 130 7,315
2006 to 2010 6,615 735 55 7,410
2011 to 2016 5,530 290 70 5,885
Total 65,330 21,825 5,060 92,215
Source: Statistics Canada, 2016 Custom Tabulation
Table 18: Change in Average Rent and Average Resale House Price vs Inflation, 2008 to 2018
2008 2018 Growth
Average Rent $793 $1,071 35.1%
Average House Price $233,075 $437,424 87.7%
Inflation (consumer price index) 18.0%
Source: CMHC Annual Rental Market Reports, Kitchener-Waterloo Association of Realtors Custom Run Data, Bank
of Canada
City of Kitchener Housing Needs Assessment (2020) 23
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Table 19: Average Market Rent By Size: Occupied Units and Vacant Units 2014 to 2018
Bachelor 1 Bedroom 2 Bedroom 3 Bedroom + Total
Year Occupied Vacant Occupied Vacant Occupied Vacant Occupied Vacant Occupied Vacant
Units Units Units Units Units Units Units Units Units Units
2014 $672 $717 $812 $789 $948 $960 $1,131 $1,171 $897 $907
2015 $699 $625 $830 $841 $970 $961 $1,144 $1,206 $920 $937
2016 $715 $712 $871 $901 $1,026 $1,244 $1,221 $1,300 $968 $1,149
2017 $701 $794 $890 $900 $1,066 $1,149 $1,232 $1,445 $1,008 $1,096
2018 $771 $883 $930 $1,185 $1,120 $1,398 $1,274 $1,473 $1,051 $1,302
Source: CMHC Custom Run Data
Table 20: Seniors' Proportion (%) of Standard Spaces by Rent Range, Kitchener - Cambridge -
Waterloo CMA 2009-2019
Less Than $1,500 $1,500 - $1,999 $2,000 - $2,499 $2,500 +
2009
3.1% 13.1% 23.5% 60.3%
2010
3.0% 13.7% 15.0% 68.4%
2011
1.9% 9.3% 15.5% 73.2%
2012
2.4% 9.3% 16.3% 72.0%
2013
0.1% 8.6% 14.1% 77.1%
2014
1.2% 9.3% 7.7% 81.9%
2015
0.2% 5.4% 5.8% 88.6%
2016
0.3% 5.6% 5.2% 89.0%
2017
0.2% 6.5% 4.8% 88.5%
2018
0.3% 7.4% 5.8% 86.5%
2019
0.9% 2.2% 8.7% 88.2%
Source: CMHC Seniors' Housing Survey
City of Kitchener Housing Needs Assessment (2020) 24
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