Better homes and gardens

Affordable housing shrinks, new solutions needed.

The County needs affordable housing. This much has been a recognized fact for years, as any low-income resident, social service provider or even our municipal staff and council can tell you.

And the problem isn’t getting any better, despite declarations from policymakers that something must be done.

“[Affordable housing] is such a big issue that is challenging not only us in our community. It’s not a localized problem, it’s a societal problem,” says Picton councillor Lenny Epstein, an advocate for social housing who sits on the Prince Edward Lennox and Addington Social Services (PELASS) committee. “Structurally, it seems intractable. So the question becomes, what can we do as a municipality… you have to start looking at ways that we can deal with it in our community, ourselves. And we don’t have the financial resources to invest a ton of money on it.”

With heavy development charges and deposits, new housing is scarce, and usually for the luxury market. While Epstein says there are ways to make development more attractive, council is waiting on staff reports and has yet to change its policies.

And current potential housing stock is losing out to a lucrative vacation rental market in the County. Increasing attention to the area means those with means are willing to pay more by the week than an affordable unit might be rented by the month. Increased popularity means owners of vacation rentals fill their properties, night after night, week after week, for increasingly longer portions of the year.

It’s a good source of income for those who own excess property, and a reality of life both in Prince Edward County and tourist-heavy regions around the world, especially with the help of online businesses like Airbnb.

But it leaves those seeking stable housing in the lurch, especially if they are looking for affordable housing in a market with little residential development of any kind. That’s not the same as social housing—rent geared to income housing for those on social assistance—where there is a long wait-list for the most vulnerable in our society.

“There’s around 300 people on the waiting list in the County… That’s just people on the waiting list,” says Epstein. “Social housing is specifically placing people into units, and that’s what the waiting list refers to… That’s not counting the people who are just burning through their credit cards to try to cover their expenses every month.”

Affordable housing is what’s needed by the working poor, those folks who are simply trying to keep a roof over their heads, pay their bills and feed their families. For whom a mortgage is not possible, especially as housing prices climb.

In 2011, more than 32 per cent of households in Prince Edward County were earning less than Statistics Canada’s low income measure. Only a small portion of those qualify for social housing. Most simply struggle.

A viable, year-round stock of rental housing is paramount, and that, like many young families in the County, is slipping away. Unable to find homes here, they are forced out, instead finding housing in Belleville, Trenton, Napanee and further afield.

“One of my volunteers moved out of their place because it became a summer rental, and they have three kids that have to find a place to live,” says Linda Downey, who runs the Storehouse food bank, serving the County’s western half.

“We’ve had clients move to Picton, Belleville, Trenton, just because they can’t stay here anymore. They can’t afford to stay here anymore. I mean, they’re getting paid minimum wage here… and the housing in Prince Edward County is getting way too high. They can’t afford it.”

Downey says that with the decline in rental housing stock, it is harder for those who work in the County to live here.

“You can talk to any food bank in Prince Edward county and they’ll tell you the same thing: affordable housing is the biggest issue,” says Downey. “It’s been escalating, and the more summer rentals we’ve been getting and the worse it gets. You need young people to work in the wineries, and you need young people to work in the stores and restaurants. Where do you want them to live?”

Meanwhile, the County is also encouraging seniors to stay with their age-in-place plan, implemented by the previous term of council. According to a municipal press release, “the County’s Age-in-Place concept envisions a seniors’ community that will encourage active living and integration into the community, while facilitating residents’ transition into increasing levels of assisted living if required as they age.”

That may be helpful for a small portion of the County’s aging population, but the monthly cost for a seniors’ residence can reach well into the $2- and $3,000 range. Little exists for seniors on a lower income.

“Most of the issue that seniors are running into is that there is no place to live. The apartment buildings in Wellington are full,” says Downey. “There’s hardly any there for people to rent.”

Downey says while she used to be able to refer clients to upcoming housing, it’s been three years since she’s been able to find anything. Instead, she’s watched the high emotions of those who have been forced out.

“A lot of them are angry and upset that they’ve had to leave,” says Downey. “They feel like the County has let them down. This is not fair.”

Epstein says he hears that from his constituents. But he says they must have patience.

“Government doesn’t move quickly. It’s not one of the strengths of government. And there’s good reasons why it shouldn’t, but that’s frustrating.” says Epstein. “It seems to take a long time to get reports back and to get policy worked out.”

Epstein says council has to get creative to manage the growing problem.

He refers to a development in in Detroit in which the social services department raised $1.5 million, partially through government funding and partially through donations from the private sector, to build 25 ‘tiny’ homes, that is, houses with a total of between 250 and 400 square feet. The houses would cost $300 per month, with a seven-year rent-toown scheme.

He says such a project would allow low-income families a chance to find financial freedom.

“The idea of us becoming landlords or operating housing is not something government does well, and we shouldn’t be in that business,” says Epstein. “But government does have the power to step in.”

He recognizes there are issues with any action government can take. There is only so far government can impose restrictions on rising costs, and forcing affordable housing can lead to pockets of ‘ghettoized’ low-income neighbourhoods.

And the costs involved might mean raising taxes, an unpopular proposition to both politicians and the public.

“I think council is very interested in trying to help solve this problem. I do think that people’s hearts are in the right place,” says Epstein. “At the end of the day, it’s going to take substantial investment.”