I had the opportunity to moderate a panel discussion on Housing, Affordability, and Economic Inclusion on March 5th, 2025. It was an insightful conversation, sparking crucial dialogue on the challenges facing our region. On the panel were BBOT’s CEO Jaipaul Massey-Singh, Civic Action CEO Leslie Woo, Former Toronto City Council Candidate and Transportation Planner Kevin Rupasinghe, and Executive Director of the Kensington Market Community Land Trust Dominique Russell.
Our panel touched on the multifaceted nature of the housing crisis, exploring its impact on workforce development, regional economic competitiveness, and the unique considerations within communities like downtown Brampton, with its intergenerational and diasporic populations. We also delved into innovative solutions such as community land trusts and the importance of individual action and advocacy. A big takeaway from the discussion was that there is an entire continuum of housing that requires advocacy and collaboration in every aspect of it.
A Region Under Pressure
The numbers paint a stark picture. Demand for all types of housing in the GTHA is high, driven by demographic pressures and household preferences, but the supply simply isn’t keeping up. By 2041, the region’s population is expected to reach nearly 10 million, requiring about 7,200 new dwellings each year. Yet, the construction of purpose-built rental housing has plummeted since the 1980s, leading to historic lows in rental vacancy rates, often dipping to around a critical 1%. A low vacancy rate suggests that demand is higher than supply, and this shortage exacerbates existing inequalities.
The financial strain is immense. Between 2001 and 2014, home prices in the GTA skyrocketed by 133%, while household incomes only grew by 36%. Rent for Toronto condos surged by 30% between 2006 and 2018, even as median renter income declined. To meet shelter costs, Canadians have immersed themselves in debt, with Canada’s household debt to income ratio exceeding 180% in 2024. Consequently, a staggering 42% of young professionals are considering leaving the region due to the unaffordable cost of housing. This exodus threatens the region’s talent, diversity, quality of life, and growth momentum.
This exodus contributes to talent shortages as employers struggle to attract and retain workers. The congestion crisis is then exacerbated as families “drive until they qualify” for a mortgage. Children in households facing housing insecurity may experience reduced educational efficacy. The healthcare system is overburdened due to inadequate living conditions and increased stress. Even the prevalence of crime can be linked to housing unaffordability.
Peeling Back the Layers: Policy and Systemic Issues
At Moving the Needle, we explored how we got to this situation. A look at history reveals intentional policy shifts. The federal government’s decision to end its co-operative housing program in 1992 and discontinue funding for new social housing in 1993 marked a turning point. Ontario’s transfer of social housing responsibility to municipalities in 1995 and the introduction of vacancy decontrol in 1996, which allowed for rents to be hiked effectively without limit after tenants moved out, further shaped the current landscape.
On the supply side, taxes on homebuilding also play a significant role. Municipal housing taxes in Ontario, including development charges, can constitute 25% or more of a new home’s cost. Land transfer taxes, GST, and HST can add up to substantial amounts as well. While these charges fund important infrastructure, high costs can slow down housing construction.
Furthermore, the housing market has seen a rise in investor activity, with investors accounting for 30% of home purchases in 2023. While not all multi-property buyers are profit-driven, this trend has coincided with a decline in first-time homebuyers.
Potential Solutions
Our panel explored solutions to the crisis. Increasing residential density within existing neighbourhoods is one key strategy. We need to consider a broader range of housing options, including the “Missing Middle” – townhouses, multiplexes, and low-rise apartments. Re-evaluating zoning rules that restrict density, like those in the “Yellow Belt,” where 60% of residential land in Toronto restrict height and density, is also crucial.
Innovative approaches are emerging, such as the one advocated by Dominique. Community Land Trusts (CLTs) present a model in which land is owned by a nonprofit organization, ensuring long-term affordability. Dominique emphasized the vital role of community, culture, and the arts—elements essential to a thriving society. Rather than centering the conversation solely on housing, Dominique argues that the true focus should be on creating conditions for people to flourish.
Leslie Woo outlined key learnings in a report published by Civic Action and Boston Consulting Group just a day before. Lessons from global peers can also provide valuable insights. Cities like Vienna have a strong public and social housing sector. Sweden leads in prefabricated housing, offering cost-effective solutions. France integrates affordable housing into its financial sector. Portland utilizes mixed-use zoning and transit-oriented development.
Here are some key takeaways from the report that particularly resonate with the issues we discussed and the challenges we see in Brampton:
- The report highlights the growing “Squeezed-Out Working Population” – households earning between $40,000 and $125,000 who are increasingly finding housing unaffordable. This includes many of the essential workers who keep our communities running.
- It emphasizes that housing unaffordability has significant societal impacts, leading to increased food insecurity, talent shortages, reduced education efficacy, an overburdened healthcare system, and even a higher prevalence of crime.
- The GTHA has a pronounced housing shortage compared to other developed regions. This scarcity is exacerbated by the fact that a large portion of usable land in the GTA is zoned for single-family homes, limiting density, a concept that garnered local support in Brampton according to one poll.
- Lengthy approval processes for new housing developments also significantly slow down the creation of much-needed units.
- The report points out a mismatch in the type of housing being built, with a focus on smaller, investor-oriented units rather than family-friendly homes with two or more bedrooms – a shortage particularly felt in Brampton.
- It also examines barriers to increasing housing supply, including restricted development, insufficient capital, rising material costs, and a construction labor shortage. We even see how municipal housing taxes in Ontario can significantly add to the cost of a new home, with Brampton’s development charges being a substantial factor.
Now, what does this mean for us here in Brampton?
The challenges outlined in the report are acutely felt in our city. Jaipaul Massey-Singh shared the difficulty in finding affordable starter homes for families is causing residents to look outside of Brampton, and the exodus of young talent raises serious economic concerns. According to our own Business Confidence Index, there is a recognition within Brampton that we need to build more density and build near transit.
A useful lesson for Brampton identified by Kevin Rupasinghe was the importance of local advocacy in the suburbs and engaging with neighbours that may not readily see the urgency of this crisis. Kevin shared his insights on the campaign trail, talking to homeowners in Scarborough who may not feel like the housing crisis affects them directly. Kevin shared advice for young people who might feel disenfranchised and underrepresented. He said democracy also happens between elections, showing up to events like Moving the Needle, and having elected officials hear our concerns.
This is where your engagement becomes crucial.
If you live in Brampton and are concerned about housing affordability, there are tangible ways you can make your voice heard and contribute to finding solutions:
- Stay informed: Educate yourself on the issues and potential solutions. Read reports like the “Hidden Costs, Bold Solutions” report and follow the Brampton Board of Trade’s advocacy online and at our advocacy events.
- Engage with your elected officials: Contact your City Councillor, Mayor, and MPP to express your concerns about housing affordability and advocate for policies that support the development of diverse and affordable housing options. Contact vsingh@bramptonbot.com for how you can take next steps.
- Talk to your neighbours: Discuss the importance of diverse housing options within our neighbourhoods. Help to address misconceptions and build support for responsible development.
- Join BBOT’s Rising Leaders Network: If you are a young person at all concerned about the future of housing in this region, message me at vsingh@bramptonbot.com to join the call for better housing policy.
The housing crisis is a complex challenge, but it is not insurmountable. By working together, staying informed, and actively advocating for change, we in Brampton can contribute to building a more affordable and inclusive community for all. Let’s move the needle on housing affordability together.
