Windsor seeks solution to affordable housing crunch

By Nadine Armstrong Everyone deserves a place to call home. However, a recent study shows affordable housing options in Windsor are disappearing quickly.

In fact, a Preliminary Needs Assessment prepared by the Windsor and West Hants Joint Planning Advisory Committee reveals that 37 per cent of households in the area are experiencing housing affordability challenges. That figure exceeds both the national and provincial average.

Although single persons and single parent families are two demographics identified as hardest hit by the housing crunch, town planner Jeanne Bourque points out it is not only persons on low or fixed incomes that are affected. Middle-income households are now feeling the pinch as well. “The issue of affordability goes across the board to a wide variety of income groups,” she said. “That's who is having the problems: the average, everyday families in our community.”

The study defines a household in a “housing crisis” as one that spends more than 30 per cent of before-tax income on shelter costs.

In Windsor, approximately 535 households fall into that category, with 59 per cent of rental households spending over 30 per cent of their income on housing and likewise for 14 per cent of homeowners. “It's a much bigger problem that most people realize,” Bourque said. “We tend to look at the extremes first and because we don't see homeless people on the streets the assumption is that everything is okay.”

In reality, most households are one paycheque away from disaster, she adds.

Choice between “heat or eat”

With an average income of $45,000, only half of the households in Windsor are able to purchase a home they can actually afford. “It is an unfortunate reality that some families must choose between paying for housing costs and other staples; the ‘heat-or-eat’ decision,” she said.

The average cost of a home in Windsor ranges between $120,000 to $199,000, which exceeds the affordability for any family with a take-home pay of under $45,000.

The study shows a definite shortage of listed homes priced between $80,000 and $120,0000 and the majority of those need serious repairs and/or are unsuitable for first-time homebuyers. “This is a major impediment to entering the home ownership arena,” Bourque said. “There are few houses on the market that fall within the definition of affordable for the majority of economic families in Windsor.”

As well, the study indicates that renters are more likely to experience affordability problems and in Windsor the ratio of renters to homeowners is unusually high.

Bourque points out that Windsor’s proximity to Metro could be a factor. “We are now the bedroom community for HRM and there are more families buying here and then commuting.” She said as long as it's a buyers market, sellers will keep those prices high.

Seniors also feeling the effects

Others experiencing difficulties are seniors preparing to downsize, said planning committee chair Deputy Mayor Laurie Murley. “There are seniors in our community who are not ready for assisted living or a retirement community, but find it hard to downsize into something less expensive.”

Murley notes those housing concerns expressed by constituents during the past two election campaigns have become worse. “The debt ratio is just too high. It doesn't mesh, but that’s the kind of society we live in and these economic times are starting to open people’s eyes and make them question what they can realistically afford in terms of housing.”

The upper-middle class couple with children is stuck, she said, because obtaining a mortgage can be difficult. “The cost of rental is a real strain, it is always more expensive than a mortgage and I was surprised there were so many areas in town that are actually rented, not owned.”

However, studies such as the one presented recently to council are the first step toward a solution. “You have to identify the problem before you can seek a solution and we now know there is lack of affordable housing in Windsor,” Murley said.

Obvious need, says former mayor

Former Mayor Anna Allen had commissioned the study shortly before her retirement last fall. She said at the time there was an obvious need for affordable, accessible housing. “We were very limited in this community and that’s something we need to help out with as a municipal government. I know it can happen and developers are interested in being part of that solution.”

Murley agrees, noting developers have shown an interest in building smaller, more affordable living spaces. However, it's not going to happen overnight. “The main thing we have to look at as a council are those services that are mandated. That is our first responsibility, but that is why partnerships are so important. Things can be done - it is possible.”

Bourque said the whole point of the needs assessment from a planning point of view was to get the information out there. “We can't make decisions based on this information without that input from council.”

The report recommends a multi-partnership committee be established by interested players that could include members from council and the Planning Department as well as developers and community groups. “I am very pleased to see that town council is taking in interest in this and moving forward,” Bourque said. “It will be interesting to see what projects come out of this report.”

Although space in the town is limited, Bourque said the current Planning Strategy does support higher density housing options that don't necessarily include high-rise apartment complexes. “We really don't need a lot of space; what we need is a unit here or there, interspersed throughout our neighborhoods.”

But what the town really needs, first and foremost she said, are people willing to become involved. “We need the people with passion. That's the step we are on now; how to pull people together and make it happen.”