A study commissioned by the District of Houston using a senior government grant has affirmed key gaps in the community's housing supply.
Prepared by a company called CitySpaces Consulting, the detailed look at what is available now is the first part of a more comprehensive plan to guide the District in increasing the quantity and quality of housing aimed at specific groups defined by age, economic, social and other circumstances.
The city has had housing studies done earlier but new methods of calculating need present a far more detailed picture, Janelle Derksen told the District of Houston council in a briefing Nov 19, 2024.
The more detailed look examined affordability, adequacy, repairs or suitability, enough space as well as spending 50 per cent more of your pretax income on housing, she said.
Also a key indicator of housing adequacy is the rental vacancy rate which for Houston was 1.4 per cent.
"This factor views a healthy market as a 3 per cent vacancy rate so there will be a few units added here to bring that to 3 per cent," Derksen said.
And when all the factors are taken into account, Derksen said the community will need 149 more housing units in the next 20 years with 83, based on urgent need, required immediately.
Of the estimated remaining units the community will need, Derksen said 39 one-bedroom and 11 two-bedroom units top the list.
As it is, data gathered by CityScapes indicates that more than 60 pe cent of Houston dwellings are more than 40 years old, more than the provincial average of 40 per cent.
The community has the lowest percentage of newly-built units compared to the region and to the province. Just 5 per cent of the existing housing stock has been built within the past 20 years.
She noted that statisticians gathering data look at home ownership as well as rental figures.
"When we look at at Houston and compared to the average housing system, we see a few gaps," Derksen continued. "[The] first is having enough adequate nd affordable rentals as well as affordable homeownership options for first time homebuyers [and] lower income families as well as independent and assisted living facilities."
"We know there's really long wait lists for the different assisted living and independent facilities, also a gap in emergency housing and supported housing for those experiencing homelessness or precariously housed and then diversified housing options," Derksen continued.
A substantial number of renters in Houston are also paying more for rent than other locations, she added.
The situation for home buying is a bit different as local prices are far lower in the $300,000 range then even Smithers at $500,000 and $800,000 as a provincial average.
Derksen said the vision her company has for Houston is to add housing that's affordable and high quality, meeting diverse needs while modernizing accommodations to attract and retain professionals.
She noted the District of Houston has already established a partnership with the Dze L'Kant Housing Society by leasing it land so the society can now move forward with a 36-unit housing complex. It will be the first purpose-built and affordable housing project in the community in years.
Municipalities elsewhere are combining options such has having affordable housing in top of firehalls, Derksen continued.
One asset the District already has in land which it could then use to leverage housing developments, she said.
As for existing housing, Derksen pointed to the District's standards and maintenance bylaw aimed at ensuring renters live in safe and adequate housing.
One aspect of a standards and maintenance bylaw CitySpaces Consulting is looking at is a way for renters to make anonymous complaints about conditions.
Such a reporting system, because it is anonymous, would ease the risk of eviction, Derksen said.
Also a possibility is establishing a housing advocate position which Derksen described as "somebody that folks can go to to support their housing needs, whatever they may be, and direct them to the right service provider."
One suggestion of CitySpaces already in motion by the District is hiring a planner so that there is a key contact to work with developers and others.
