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Economy

Housing policy should focus on closing the demand-supply gap, not inducing demand or stifling supply

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13 minute read

From the Fraser Institute

FEDERAL REFORMS TO IMPROVE HOUSING AFFORDABILITY

BY JOSEF FILIPOWICZ AND STEVE LAFLEUR

Canada’s declining housing affordability reflects a large, worsening imbalance between housing demand and housing supply.

Few policy areas are gaining as much attention in Canada as housing. This is unsurprising, given that Canada has the largest gap between homes prices and incomes among G7 nations (OECD, 2023) and rents continue to rise in most cities (Statistics Canada, 2023a). As eroding housing affordability has expanded to more parts of Canada, demands for policy solutions have grown beyond local jurisdictions, pressuring federal decisionmakers to act.

First, this essay offers a diagnosis of the issue—a large, growing imbalance between housing demand and supply. Second, it discusses federal policies affecting housing demand, urging better coordination and restraint amid tight supply conditions. Third, it discusses the federal government’s less-direct—though still important—options to improve housing supply.

Guiding principles: do no more harm, and close the demand-supply gap

Canada’s declining housing affordability reflects a large, worsening imbalance between housing demand and housing supply. This is evident when comparing trends in population growth and housing completions. Figure 1 charts these two metrics between 1972 and 2022. In recent years, Canada’s population growth has accelerated, while the number of homes completed has declined relative to the 1970s. 1

Policy efforts should focus on closing the demand-supply gap. The federal government should first ensure that it is not exacerbating the problem, either by stoking demand or by stifling supply, and second by both reviewing all existing policies through a supply-demand lens while implementing tailored policies aimed at closing the demand-supply gap.

Demand-side considerations for federal housing policy

Though all levels of government influence both housing demand and supply, the federal government’s policy levers pertain more directly to demand. They do so in two important ways.

First, federal policy influences population growth. As Canada’s birth rate has declined, population growth has been driven primarily by immigration (including both permanent and temporary residents) (Statistics Canada, 2023c). Though provinces may influence immigration decisions, the federal government establishes annual targets (where applicable) and admission criteria (Filipowicz and Lafleur, 2023).

Second, the federal government influences households’ ability to pay for housing. Policies for home buyers including the First-Time Home Buyers’ Tax Credit and the First Home Savings Account, which, combined with the Home Buyers’ Plan, enable the accumulation of tax-free savings for a down payment. Federal policies for homeowners include the exemption from capital gains taxation on the sale of primary residences, loan insurance through the Canada Mortgage and Housing Corporation, and residential mortgage underwriting through the Office of the Superintendent of Financial Institutions. Combined, these policies influence the relative attractiveness of housing as an investment.

Without adequate supply, these policies result in higher prices, rather than greater affordability. The federal government should review all existing or proposed policies directly or indirectly impacting housing demand. Further, it should adopt the following two policy approaches:

• Stronger consideration of housing supply dynamics when determining short, medium and long-term immigration targets or visa issuance. For example, supply metrics (e.g. housing starts, completions, and rental vacancy rates) should help inform multi-year plans or criteria for permanent and non-permanent resident admissions.

• Refraining from introducing new demand-inducing subsidies, such as tax credits or subsidies to homebuyers and homeowners, while comprehensively reviewing the impact of existing subsidies.

Supply-side considerations for federal housing policy

Housing supply in Canada is influenced primarily by provincial and local governments. Decisions concerning land-use and growth planning—including for lands owned by the federal government—largely rest with these levels of government, meaning housing construction projects cannot be realized without first aligning with, and receiving approval from, local authorities. Federal policies aiming to grow the housing supply must account for this.

Federal influence on housing supply can be divided into four policy types. First are fiscal transfers. Every year the federal government transfers billions of dollars to municipalities to fund infrastructure. In some cases, funding is permanent and based on federal-provincial agreements.3 In other cases, funding is negotiated for specific projects.4

Second, the federal government also funds the development of non-market housing. Programs such as the National Co-Investment Fund and Rapid Housing Initiative offer low-interest or forgivable loans, and direct funding, respectively, to organizations building or acquiring non-market housing.

Third, federal tax policies and programs influence the financial feasibility of homebuilding. For example, federal sales and capital gains taxes apply differently to different housing types, such as condominiums, rental buildings and accessory dwelling units (e.g. basement or laneway suites).5
Further, federal programs such as the Rental Construction Financing Initiative and multi-unit mortgage loan insurance products influence project feasibility by providing rental builders with low-interest loans or reduced premiums.

Fourth, the federal government’s primary responsibility for immigration gives it significant influence over the mix of skills prioritized in application screening, affecting the construction sector’s ability to recruit workers. Indeed, the share of immigrants working in the construction sector was lower than that among Canada’s overall population in 2020 (BuildForce Canada, 2020), reflecting the longstanding selection preferences of federal immigration policy until more recent changes.6

The federal government should coordinate with local and provincial governments as it develops policies, avoiding the creation of additional barriers and duplication. Specifically, the following three approaches should inform federal efforts to improve housing supply:

• Tying all federal infrastructure funding to housing supply metrics such as housing stock growth, starts or completions, ensuring limited funds are directed to those regions facing the strongest growth pressures in a transparent fashion, while reducing administrative costs and jurisdictional overlap.

• Reviewing and reforming the tax treatment of all housing development, helping improve the feasibility of large- and small-scale projects Canada-wide.

• Further prioritizing skills related to homebuilding in immigration policies and eligibility criteria.

Conclusion

Faced with a widening gap between housing demand and supply, this essay focuses on the federal government’s influence on housing markets, offering five areas of policy action.

The most direct federal levers pertain to housing demand. Housing constraints should be weighed more heavily when setting immigration policy, including temporary immigration, and new demand-inducing policies such as homebuyer tax credits should be avoided, while existing policies should be reviewed.

Given the federal government’s less direct influence on housing supply, intergovernmental coordination is recommended. Limited transfer funding should follow local housing supply metrics, while the tax treatment of housing development could also be reformed, enabling a larger number of projects to be financially feasible.  Lastly, immigration policies should emphasize skills required to build more housing.

Notes
1 For more on the gap between population growth and housing completions, see Filipowicz (2023).
2 For a full list of incentives and rebates for homebuyers, see <https://www.cmhc-schl.gc.ca/consumers/home-buying/government-of-canada-programs-to-support-homebuyers>, as of February 5, 2023.
3 For example, the Canada Community-Building Fund (formerly the Gas Tax Fund) delivers approximately $2 billion annually to local governments.
It is governed by a series of federal-provincial agreements.
4 For example, the federal government has committed one-third of the capital funding required by the Surrey Langley SkyTrain. Similar agreements
are common for major transit infrastructure.
5 The federal government recently announced the removal of the goods and services tax on purpose-built rental housing, helping the feasibility
of this housing class. For more on the influence of federal taxation on rental housing, see Canadian Home Builders’ Association (2016).
6 Immigration, Refugees and Citizenship Canada changed screening processes in mid-2023, favouring trade occupations, among others. The full effects of these changes will become apparent with time.
Sources for Figure 1
Statistics Canada, 2023a, table: 17-10-0009-01; Statistics Canada, 2023b, table: 34-10-0126-01.
References
BuildForce Canada (2020). Immigration Trends in the Canadian Construction Sector. <https://www.buildforce.ca/system/files/documents/Immigration_trends_Canadian_construction_sector.pdf> as of September 13, 2023.
Canadian Home Builders’ Association (2016). Encouraging Construction and Retention of Purpose-Built Rental Housing in Canada: Analysis of Federal Tax Policy Options. <https://www.evergreen.ca/downloads/pdfs/HousingActionLab/HAL_EncouragingConstructionAndRetention_FINAL.pdf> as of September 13, 2023.
Filipowicz (2023). Canada’s Growing Housing Gap: Comparing Population Growth and Housing Completions in Canada, 1972–2022.
Fraser Institute. <https://www.fraserinstitute.org/sites/default/files/canadas-growing-housing-gap-1972-2022.pdf>, as of February
5, 2024.
Filipowicz, Josef and Steve Lafleur (2023a). Getting Our Houses in Order: How a Lack of Intergovernmental Policy Coordination
Undermines Housing Affordability in Canada. Macdonald-Laurier Institute. <https://macdonaldlaurier.ca/getting-our-houses-in-order-how-a-lack-of-intergovernmental-policy-coordination-undermines-housing-affordability-in-canada/>, as of February 5, 2024.
Immigration, Refugees and Citizenship Canada (2023). Express Entry Rounds of Invitations: Category-based Selection. <https://www.
canada.ca/en/immigration-refugees-citizenship/services/immigrate-canada/express-entry/submit-profile/rounds-invitations/category-based-selection.html>, as of September 15, 2023.
International Monetary Fund (2023). Report for the 2023 Article IV Consultation. [or Country Report: Canada]. <https://www.imf.
org/en/Publications/CR/Issues/2023/07/27/Canada-2023-Article-IV-Consultation-Press-Release-and-Staff-Report-537072> as of
September 13, 2023.
Organisation for Economic Cooperation and Development [OECD]. 2023. Housing Prices (indicator). DOI: 10.1787/63008438.
OECD. <https://data.oecd.org/price/housing-prices.htm>, as of February 5, 2023.
Statistics Canada (2023a). Table 34-10-0133-01. Canada Mortgage and Housing Corporation, average rents for areas with a population of 10,000 and over. <https://www150.statcan.gc.ca/t1/tbl1/en/cv.action?pid=3410013301>, as of February 5, 2023.
Statistics Canada (2023b). Table 34-10-0127-01. Canada Mortgage and Housing Corporation, vacancy rates, apartment structures of six units and over, privately initiated in census metropolitan areas. <https://www150.statcan.gc.ca/t1/tbl1/en/tv.action?pid=3410012701>, as of February 5, 2024.
Statistics Canada (2023c). Table 17-10-0008-01. Estimates of the components of demographic growth, annual. <https://www150.
statcan.gc.ca/t1/tbl1/en/tv.action?pid=1710000801>, as of March 2, 2023.

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2025 Federal Election

Mark Carney is trying to market globalism as a ‘Canadian value.’ Will it work?

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From LifeSiteNews

By Frank Wright

A campaign to appeal to national sentiment is a strange gambit for Liberals – committed as they are to the replacement of the nation with globalist policies.

The storm over Donald Trump’s threatened tariffs over the Canadian border crisis has been baked into a vote-winning meme by Canada’s Liberal Party. Yet with an election only weeks away on April 28, can a sentimental appeal to a vanished Canada secure a win for Mark Carney?  

Trump’s tariffs were expected to hit Canada on Wednesday’s “Liberation Day,” refueling a furor over Canadian sovereignty which has led some to say this is “shaping up to be the trade war election.”

Responding to the tariffs, which ultimately never came to fruition in the way the Liberals were warning, a meme war broke out with Carney responding to harsh reality with a feelgood slogan.  

“Elbows up!” is the new Current Thing in Canada, a media craze designed to stir nationalist indignation in elderly voters who may even remember the 1950s origin of the phrase.  

The elbows refer to those of Gordie Howe – a 1950s hockey legend from Saskatchewan – a conservative province – and from a time when Canada was populated by Canadians.  

It bears all the hallmarks of an “astroturf” campaign – intended to look authentic, but in reality a manufactured mass belief for marketing purposes. 

“Elbows up” seeks to inspire a fighting mood against the threat – or promise – of tariffs on Canadian trade with the U.S.  

Carney will ‘cave’

It is a classic example of the manipulation of popular feeling into political allegiance. How will the feelings of aging voters affect the imposition of tariffs? Not at all. Nor will the Canadian Prime Minister be able to stop them.  

Silence over ‘devastating’ Chinese tariffs caused by Trudeau

Why? Carney has no alternative. He has already “caved” – to China – over the same issue. “Devastating” Chinese tariffs took effect over a week ago in Canada, as Global News reported:  

Canadian agricultural producers are warning of devastating impacts from new Chinese tariffs that began Thursday (March 20th), which they say will compound the economic strain from the U.S. trade war.

The tariffs are severe, and will have a dramatic impact – as China is Canada’s second-largest trading partner behind the United States. 

“China has imposed a 100 per cent levy on Canadian canola oil and meal, as well as peas, plus a 25 per cent duty on seafood and pork,” the outlet reported.  

These tariffs cannot be corrected by hockey memes, and are a response to tariffs placed on Chinese goods by Liberal Prime Minister Justin Trudeau. The Liberal Party – seeking election over outrage on tariffs – has created a tariff crisis, whose costs will be borne by the people who vote for them.  

There are no “elbows up” against China. In fact, their tariffs have been greeted with silence from Carney, who has said U.S.-Canada relations are at an end. 

Corruption, drug cartels in Canada

Anger at Donald Trump obscures the serious problems which prompted his suggestion that Canada could be absorbed into the United States. “Elbows Up” is a cool way of making Canadians look past the fact that the crisis they inhabit has been created by the Liberals and their globalist agenda. 

On February 1, Trump issued an executive order “Imposing duties to address the flow of illicit drugs across our northern border.”

Terry Glavin, writing in January for Canada’s National Post, dismissed Trump’s earlier claims of a crisis over Canadian “border security and drug trafficking” as a “pretext” for his “…declared objective of exerting ‘economic force’ to annex Canada as the 51st American state.” 

Yet this too appears to be a fantasy inspired by national sentiment – which simply ignores reality. 

As LifeSiteNews reported, Canada’s second bank has laundered over 18 trillion dollars in the U.S. and Canada for Mexican and Chinese drug cartels. The world’s largest fentanyl factory was discovered in Vancouver in February.    

Canada a ‘failed state’?

The serious issue of corruption by Chinese Triads combines with a picture of impotent Canadian law and border enforcement to suggest that Canada may be, as Glavin warned, “approaching failed-state status.” When the memes wear off, this is the reality faced by Canadian voters.  

Canadians have complained since 2017 that life is too expensive to have a family. 

Now “a generation” cannot afford a home, and many struggle to pay for groceries. Help is at hand, however.  

Their Liberal government supports Medical Assistance in Dying (MAID) – killing the elderly, poor and ill as healthcare – whilst promoting radical “gender” ideology to help sterilize children. 

Will Carney come to the rescue?  

Carney is a committed “Net Zero” fanatic, and is the kind of “Catholic” who fervently supports abortion.  

His moral integrity is demonstrated further by the fact that his $25 billion “green” investment fund was located in Bermuda to dodge Canadian taxes. 

As the Canadian Catholic Register cautions, “[Carney] is a well-connected globalist with deep ties to institutions such as the World Economic Forum, the United Nations, Bank for International Settlements, and the Financial Stability Board.” 

Globalist ‘Canadian’ values

National identity is a strange appeal to make on behalf of a party which appears to be working hard to replace Canadians with immigrants, and which is now lead by a globalist technocrat.  

It is the values of globalism, of course, which are presented to voters as “Canadian values”: open borders, LGBTQ “rights,” “gender” surgery and hormones for children, and the Net Zero deindustrialization program strongly supported by the Liberal leader Mark Carney.  

How long can this appeal to save the nation of Canada from foreign influence convince Canadians to vote for more of the same? The Liberal Party has led Canada into crisis, presiding over corruption so severe that its police, judicial and border authorities are deemed incapable of being trusted by the USA.   

This is not a charge made solely by the Trump administration, but also under Biden – with Antony Blinken pressing the matter of the insecurity of the Canadian border as far back as 2022. In the coming weeks, the real issues which have consigned Canada to a fond memory may well shrink the Liberal lead reported by the polls. 

What do the polls say?

With some headlines trumpeting an “eight point lead” for the Liberals, others show a narrower advantage for the globalist Carney – and one leading firm has them tied with the Conservatives. 

Abacus Data’s March 30 poll had both parties neck and neck at 39%. Abacus, who describe themselves as “Canada’s most sought-after, influential, and impactful polling firm,” “…were one of the most accurate pollsters conducting research during the 2021 Canadian election.”

A second poll shows a narrower lead, and a clear bonus for Carney for simply not being Justin Trudeau.  

338 Canada showed a four point lead for the Liberals on March 31, and its graph clearly illustrates that their lead relies on disaffected NDP voters – and the collapse of the Bloc Quebecois vote. 

Reality enters the chat 

With the issues at home now overtaking Trump and his tariffs, the cost of living and those allied to mass migration such as housing are returning to the forefront of voters’ minds. The issue of reality – and who is the real Mark Carney – may well overtake the fake nationalism of “Elbows up.”

A campaign to appeal to national sentiment is a strange gambit for Liberals – committed as they are to the replacement of the nation with globalist policies – and of its people through mass immigration. Carney has been powerless to halt Chinese tariffs. He is powerless to halt those of Donald Trump.  

If Canadians can see beyond cringe hockey memes these two issues are clearly a reaction to the actions and inaction of a Liberal-led Canada. This is the reason that Conservative leader Pierre Poilievre is campaigning on the harm done to Canadians by the “lost Liberal decade.” If Canadians can be persuaded by the argument presented by reality, it seems unlikely they will vote for another – whatever the polls may say.

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Business

‘Time To Make The Patient Better’: JD Vance Says ‘Big Transition’ Coming To American Economic Policy

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JD Vance on “Rob Schmitt Tonight” discussing tariff results

 

From the Daily Caller News Foundation

By Hailey Gomez

Vice President JD Vance said Thursday on Newsmax that he believes Americans will “reap the benefits” of the economy as the Trump administration makes a “big transition” on tariffs.

The Dow Jones Industrial Average dropped 1,679.39 points on Thursday, just a day after President Donald Trump announced reciprocal tariffs against nations charging imports from the U.S. On “Rob Schmitt Tonight,” Schmitt asked Vance about the stock market hit, asking how the White House felt about the “Liberation Day” move.

“We’re feeling good. Look, I frankly thought in some ways it could be worse in the markets, because this is a big transition. You saw what the President said earlier today. It’s like a patient who was very sick,” Vance said. “We did the operation, and now it’s time to make the patient better. That’s exactly what we’re doing. We have to remember that for 40 years, we’ve been doing this for 40 years.”

“American economic policy has rewarded people who ship jobs overseas. It’s taxed our workers. It’s made our supply chains more brittle, and it’s made our country less prosperous, less free and less secure,” Vance added.

Vance recalled that one of his children had been sick and needed antibiotics that were not made in the United States. The Vice President called it a “ridiculous thing” that some medicines invented in the country are no longer manufactured domestically.

“That’s fundamentally what this is about. The national security of manufacturing and making the things that we need, from steel to pharmaceuticals, antibiotics, and so forth, but also the good jobs that come along when you have economic policies that reward investing in America, rather than investing in foreign countries,” Vance said.

WATCH:

With a baseline 10% tariff placed on an estimated 60 countries, higher tariffs were applied to nations like China and Israel. For example, China, which has a 67% tariff on U.S. goods, will now face a 34% tariff from the U.S., while Israel, which has a 33% tariff, will face a 17% U.S. tariff.

“One bad day in the stock market, compared to what President Trump said earlier today, and I think he’s right about this. We’re going to have a booming stock market for a long time because we’re reinvesting in the United States of America. More importantly than that, of course, the people in Wall Street have done well,” Vance said.

“We want them to do well. But we care the most about American workers and about American small businesses, and they’re the ones who are really going to benefit from these policies,” Vance said.

The number of factories in the U.S., Vance said, has declined, adding that “millions of workers” have lost their jobs.

“My town [Middletown, Ohio], where you had 10,000 great American steel workers, and my town was one of the lucky ones, now probably has 1,500 steel workers in that factory because you had economic policies that rewarded shipping our jobs to China instead of investing in American workers,” Vance said. “President Trump ran on changing it. He promised he would change it, and now he has. I think Americans are going to reap the benefits.”

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