The Affordable Housing Crisis

Valerie Walker   -   December 2, 2021

Where the Church Fits In…

On November 25, four local congregations hosted a presentation and Q&A about the affordable housing crisis. 

The organizing congregations welcomed the presence and participation of other faith communities. Thanks to quick action on Dorothy’s part, at least seven All Nations folk attended – including two of our deacons (Sheilagh and Holly). Not only that, but we managed to share news with others. 

Adriane Salah and Jim Graham presented on behalf of the Affordable Housing Association of Nova Scotia (AHANS).

A question from one of our deacons prompted a helpful history lesson. 

Holly asked for the historical context for this housing crisis, which has been 40 years in the making. The explanation that followed helped each of us fill out our perspective and deepened our understanding. (Thank you, Holly!)

Tidbits
Naturally-Occurring Affordable Housing (NOAH) is typically housing stock that is 40 to 50 years old. As it ages, it tends to be more and more affordable.
In the 1970s, federal housing programmes through Canada Mortgage and Housing Corporation (CMHC) supported a substantial increase in the new construction of not-for-profit housing stock, including co-ops and other affordable housing initiatives. Those units have reached the end of their natural life, and need significant renovation or replacement. Neither typically results in affordable housing. In the 1980s and 90s, new construction slowed down, with little or no government investment in not-for-profit housing. Some communities, across the country, have been more intentional and proactive about using data and demographic projections to inform development so that affordable housing stock growth would be more likely to correspond to population growth. In contrast, our communities have been nearly completely dependent on the private sector for new affordable housing, with disappointing results. HRM had given developers incentives to include below-market rental units among at-market rental units, but this has not achieved what was intended, and that approach has been scrapped. The new model produces funding for direct distribution to not-for-profits ($200,000 per application). An open call for applications is underway now.  Our guests were quick to point out that no single political party or municipal administration can be blamed (or be spared blame); this crisis has been building for decades. 

Many of us had to replace assumptions with new information. 

My new learnings? 

• Rent subsidies are great when the vacancy rate is high, but no help when landlords have tenants clamouring for available units.
• Halifax has a straight-up supply problem when it comes to affordable housing. Nothing will fix it but many more units.
• Affordable housing units generated in the private sector operate on a short lifecycle, providing affordable housing, at most, until the owner sells.
• Our AHANS guest speakers advocated scaling up (WAY up) the number of units operated by not-for-profits as the most stable, long-term answer to the affordable housing crisis.

What can we do?

When asked what faith communities could do, one presenter’s immediate response was to tell us what NOT to do. His concern? Untrained volunteers organizing in an attempt to meet the needs of people in deep crisis without professional support. He feels that this situation could be dangerous for the volunteers and for the people whom they are serving.  I’ll bet people have different responses to that. A number of us have experience serving alongside others at existing meal programmes, shelters, or drop-ins. There are many ways to assist short of opening and operating an independent service.

For a moment,  it actually seemed that this was all the advice we were going to get, but the in-house audience pressed back on the one question that we all shared. 

So what CAN we do? 

• As individuals, we can review and respond to the volunteer needs at Shelter Nova Scotia and watch for scheduled opportunities to direct money offering to Shelter Nova Scotia, a recent addition to the All Nations offering schedule.
  
• As individuals, we can be relentless in our advocacy, talking to our politicians, our city councillors and our MLAs, advocating for effective coordination between provincial and municipal governments. We can affirm actions and legislation that supports long-term housing and short-term, safe shelter.
• Our congregation can partner with one or more of the 18 local not-for-profit agencies administering the 400 units currently in operation (all full). We could proactively encourage those agencies to alert us when a tenant’s housing is at risk because of a short-term financial challenge (e.g., an unpaid utility bill, or payment of a damage deposit).
  
• We can keep saying — and thinking, “What’s next?”
  Openness, creativity, and innovation could accelerate the progress and overcome barriers to secure, affordable housing. (If you feel like dreaming “big”, check out Indwell.)
  

Please pray… 

• that, by the Spirit, we be kept restless and determined in pursuit of affordable, safe housing for our neighbours in need.
• for the Deacons as they discuss the presentation based on a report from the Deacons who attended.
• for the delivery of supplies and the availability of labourers to complete a significant renovation, transforming the former “Travellers Lodge” into 16 serviced units for people whose multiple serious health issues are made more dangerous by chronic homelessness.
  
• for the staff of the North End Community Health Clinic, who will coordinate medical care and para-medical services for the residents of these specialized units.
  
• for the strength, courage, and grace needed for a diverse gathering of faith communities to collaborate effectively. Pray that more communities of faith would be drawn together, and that blessing would flow from it.