george penfold regional innovation chair selkirk college lccdt, trail b.c., september24, 2008
TRANSCRIPT
George PenfoldRegional Innovation Chair
Selkirk College
LCCDT, Trail B.C., September24, 2008
Background on housing industry
Background on population
Background on housing stock.
Census based needs assessment
Roles in responding to needs?
$183 M (70% of total) in Residential Building Permits RD Kootenay Boundary 2005 - 2007
53% of Total Residential Permit Value in rural RD Kootenay Boundary
$72 M in LCCDT Municipal 2005 – 2007
Annual house maintenance LCCDT Area- Estimate $1.56B @ 1% = $15.6 M annually
Kootenay Development Region(East and West Kootenay) 1997 2007
Total employed, all industries ('000) 65.3 77.1Construction 3.6 9.2Finance, insurance, real estate, leasing 3.0 3.2Business, building, support services 1.6 2.4Compared to:
Manufacturing 7.6 8.4Forestry, fishing, mining, oil and gas 4.1 5.4
RDKB Construction - 12% of all firms, Dec 2007
Assessed Developed Residential Property Value in LCCDT Area (2008) - $1.56 B or approximately $80,000 per person
Largest “equity” base for many households
Big contributor to basic quality of life, comfort and to “status” for many
Homeowners contribute to lack of affordable inventory by “up scaling,” “gentrifying”, “home makeovers”
“Boomer” generation retiring. Creates housing demand for retired, semi retired “amenity migrants”
West Kootenay Labour Force projected needs - 7,100 new and replacement workers 2006 to 2011
Competing demands generate increasing prices if supply is not adequate
Average RDKB Occupied Dwelling value escalated more (51%) than average household income (14%), and rental rates (7.39%) - 2001 to 2006
2001 2008
Total Parcels 10,737 11,042
Non Resident 9.5% 13.8%
Property Type
Share of Titles
SFD 8%Acreage Dwelling 8%Multi Family 19%Agricultural 3%Hotel/Resort 24%Commercial 25%Manufacturing 55%
In Commute Out Commute
In Commute Out Commute
Dwelling Type LCCDT Area BCTotal private dwellings occupied by usual residents (17% Rural) 8,240 1,643,150
Single-detached houses 80.3% 49.2%
Multi Family 4.2% 10%
Apartments 11.9% 38%
Other dwellings (Mobile) 3.6% 2.8%
Individuals/Families in supportive housing 358
Location (2006 Census)
Total Rental Households 2006
% Change 2001-2006
LCCDT Area1,610
(19.7% of total Dwellings) -5.8%
Castlegar Area 935 -13.0%
Nelson/Salmo 2,295 -2.5%
CBT 14,420 -9.0%
BC493,995
(30% of Total Dwellings) -3.6%
Location(2006 Census)
Avg. Dwelling Value 2006
Avg. Household
Income 2005
Avg. Dwelling Value 2006/Avg.
Household Income 2005
LCCDT Area $169,976 $59,560 2.9
Nelson/Salmo $267,855 $52,424 5.1
Castlegar Area $209,049 $62,132 3.4
CBT $238,823 $57,534 4.2
BC $418,703 $67,675 6.2
Location (LHA - 2006 Census)
% Total HouseholdsSpending 30% or more
Proportion Rental of Total
LCCDT Area 17.0% 46.2%
Nelson/Salmo 28.4% 46.3%
Castlegar Area 18.1% 34.9%
CBT 21.1% 40.5%
BC 28.4% 45.5%
One person Non-
Family
Lone-parent family
Couple Family
Without children
Couple Family With
children
Two or more
person Non-Family
Other family
735 235 195 165 45 15
52.7% 16.8% 14.0% 11.8% 3.2% 1.1%
Total Rental Owned1,395 645 750
Total Income(Tax filer 2005) Total
MedianIncome
AverageIncome
Pre Tax Low
Income Couple economic families 7,945 $63,782 $70,176 6.2%
Male lone-parent economic families 305 $45,377 $47,926 14.8%
Female lone-parent economic families 780 $27,565 $33,720 34.0%
Males 15 years and over not in economic families 2,395 $27,751 $32,400 26.3%Females 15 years and over not in economic families 2,590 $20,086 $26,540 28.4%
% of population 0-64 receiving IA
% of children 0-18 receiving IA
% of Total Seniors Receiving
Maximum GIS
LCCDT 5.00% 4.32% 1.03%
Castlegar area 3.82% 3.40% 1.75%
Nelson area 6.09% 5.87% 2.29%
Basin* 3.93% 3.52% 1.59%
BC 3.48% 3.14% 3.48%
Following are possible categories of housing need:
• basic shelter (emergency, homeless)• transition/care• subsidized rental housing• market rental housing• non-market housing• market housing
Different partners and roles depending on what is being considered:
• Local and/or Regional Government• Provincial and Federal Government (BC
Housing, CMHC)• Local and/or Regional NGO’s/CBT• Private Sector