But you’re not in agreement with charging the full economic cost of the sprawl to the homeowners who choose to live there?

My point is that the principle of existing homeowners funding infrastructure for new homes is only tenable when

• developers are not creating huge externalities by creating ever larger suburbs with infrastructure funded by the core (take Ottawa as an example for that dynamic)
• when the base of established homeowners is large enough to support the rate of growth.

In the first case, development fees based on lot size for new sprawling burbs are a reasonable way to push the market towards density.

In the second case, with a high rate of growth in a specific market, other means of redistribution such as government subsidies may be a better way to redistribute.

Yes that makes sense.

I’m curious to see if Build Canada Homes is going to include any kind of support for non-market or co-operative housing. I looked it up last year to see what the requirements are to secure funding from CMHC, and I found that unless you’re an established developer, and/or have considerable pockets, and/or already own significant areas of empty land, it just isn’t feasible to start a new housing co-op from scratch. The barrier to entry is too large.

It should be made easier for smaller co-operatives to get started with buildings under 10 units to better fit as urban infill instead of the current requirement of 32+ units which would need to get pushed to the outskirts of the city where land is cheaper and more available.

I can actually speak to this, I’ve lived in and been on the board of a housing coop in Manitoba.

Housing coop regulations vary widely by province. BC and Ontario have robust housing coop regulation structures that promote the start and upkeep of coops. Other provinces not as much, but I understand the maritime provinces are catching up.

The CMHC often works with financial partners like credit unions and others to secure interests free loans and grants for startup and capital projects.

If you are in fact interested in starting a coop, contact the cmhc and ask about grants, then work with them to find those grants and start writing. There is a lot of money available for housing coops, it’s in provincial governments’ interest to let coops govern themselves, rather than managing housing projects.

Do not pursue partnerships with for-profit companies long-term, make sure your financial partners support social housing as a premise before engaging them.

For the sake of anonymity, I’ll let it slip that I’m also in Manitoba although outside Winnipeg.

Would you be able to speak more on what it takes to be involved with a coop? Like I guess that once the building is finished and all the residents are settled, the board is more focused on budgeting and maintenance projects?

I’m a solo homeowner but I’d gladly give up the absolute control over my own decisions to have more security in a collective.

Essentially, the coop needs to incorporate, so you need letters and articles of incorporation, you need a charter and rules, an established board of members and registration with the province (and CMHC is a good idea).

CMHC is a great resource for this and they have a guide on the topic. https://www.cmhc-schl.gc.ca/professionals/industry-innovation-and-leadership/industry-expertise/affordable-housing/co-operative-housing-guide

I lived in and was on the board of a housing coop in Winnipeg, DM me if you want details or an introduction to speak to them.

Edit: provincial rules for starting a coop aren’t very strict in Manitoba, housing coops are particularly unobstructed in mb as well. https://www.gov.mb.ca/jec/busdev/coop/index.html