Learn what the Residential Tenancies Act covers in Canadian provinces, including tenant rights, rent rules, and legal enforcement of rental housing standards.
The Residential Tenancies Act (RTA) is provincial legislation that governs the rights and responsibilities of landlords and tenants in residential rental housing.
Why the Residential Tenancies Act Matters in Real Estate
In Canadian real estate, each province has its own version of the RTA, such as Ontario’s Residential Tenancies Act, 2006 or British Columbia’s Residential Tenancy Act.
Walkability refers to how friendly an area is to walking, measured by the accessibility of amenities, safety, sidewalk infrastructure, and overall. more
Transfer of ownership is the legal process by which the title of a property is passed from one party to another, typically through sale, inheritance,. more
Site remediation is the process of cleaning up contaminated land to meet environmental standards and make the property safe for use or redevelopment.. more
A rental suite is a self-contained living unit within a home or property that is rented out to a tenant, commonly located in a basement or accessory. more
High-rise towers located around Burquitlam Station in Coquitlam in May 2021. / EB Adventure Photography, Shutterstock
Earlier this month, the City of Coquitlam launched public engagement on its proposed land uses in transit-oriented areas (TOAs), as it continues to work towards implementing the Province's transit-oriented areas legislation (Bill 47).
The City is taking a phased approach to implementing the legislation. The first phase entailed designating the transit-oriented areas within 800 metres of SkyTrain stations and eliminating minimum parking requirements in those TOAs. Accounting for that radius, Coquitlam has eight TOAs, pertaining to Braid, Burquitlam, Coquitlam Central, Inlet Centre, Lafarge Lake-Douglas, Lincoln, Lougheed Town Centre, and Moody Centre Station.
The second and third stage will then be focused on aligning provincial regulations with the City's own planning and updating land use plans accordingly. The second stage is focused primarily on the Southwest region of Coquitlam, including the Burquitlam Station TOA and Lougheed Town Centre TOA, as well as several adjacent shoulder areas and corridors.
Because the provincial TOAs are near-perfect circles, they could potentially result in parcels getting orphaned or cut off, said City of Coquitlam GM of Planning & Development Andrew Merrill in an interview with STOREYS last week. To remedy this, the City has taken the magnifying glass to these areas over the last year and made adjustments to account for property lines and various other factors.
Some areas in the outer ring (Tier 3) of the TOAs that were previously designated for townhouses have now been designated for medium-density apartments to comply with Bill 47, which meant the City lost some areas that were previously designated for townhouses. To make up for that loss and to serve as a smoother transition from six-storey apartments to small-scale residential, the City is proposing that a few shoulder areas just outside of the TOAs be designated for townhouses — one area to the north of the Burquitlam TOA (Oakdale), one to the east of the Burquitlam TOA (East Burquitlam), and one to the east of the Lougheed TOA (West Austin).
"We previously had a lot of land, in what would now be Tier 3, designated for townhouse," said Merrill. "Because we lost that, we're now looking at high-rise in Tier 1 and 2 and then medium-density apartment in Tier 3, where do we sort of replicate that townhouse form? Particularly in a context like Coquitlam, a big family-friendly community, we want those larger-sized family-friend townhouse units aside from all the apartments that we're going to get in transit-oriented areas."
"We find, in Coquitlam, a lot of challenges between the too-small apartment and the too-expensive house at the other end," he added. "In a market like Coquitlam, townhouses are that sort of sweet spot, where you can get the space you need for your family, but still at a relatively more affordable price. That's why we would certainly want to encourage them in some of these shoulder and corridor areas that are near frequent transit."
Proposed land use changes for the Burquitlam and Lougheed Town Centre TOAs. / City of Coquitlam
Then there are the long corridors that are further away from the TOAs and shoulder areas, but are nonetheless major arterial roads that provide some opportunity for low-density development. These corridors include the West Austin and the East Austin corridors that represent the two ends — separated by several blocks — of Austin Avenue, as well as the stretch of Como Lake Avenue between Townley Street and Wilmot Street.
In these three corridors, most of the areas are designated for small-scale residential, but the City has proposed that small portions of those areas be designated for townhouses, commercial, and mixed-use, in order to create some mini-nodes.
"For us, that Neighbourhood Centre designation accommodates a six-storey mixed-use building," said Merrill. "So similar to what you see on arterials in other parts of the region like Hastings Street in Burnaby or some of the major arterials in Vancouver, we've got ground-floor commercial and then five floors of apartments above. That's really to provide some additional housing options near frequent transit on those arterials and also to provide some local shops and amenities within walking distance."
The aforementioned areas are all what the City is calling "planned" transit-oriented areas, which are areas where the City was already planning for transit-oriented development prior to the Province's introduction of Bill 47 in Fall 2023. The City Centre planned transit-oriented area that includes the Coquitlam Central Station TOA, the Lincoln Station TOA, and the Lafarge Lake-Douglas Station TOA are currently not subject to any proposed changes, because the existing land use designations already allow for the same or higher density than what's required by Bill 47.
Several areas just outside of these City Centre TOAs, however, are considered "unplanned," including the large area to the south of Coquitlam Central Station and several areas that are part of TOAs radiating from the Moody Centre and Inlet Station TOAs in Port Moody. For now, the City is proposing that these areas be designated as "Transit-Oriented Area Reserve," as they take the magnifying glass to these areas over the next year like they did for Burquitlam and Lougheed over the past year. Precise land use designations will then be made public during the third stage.
"South of the CPR main line, south of Coqutilam Central Station, and the area around Braid Station north of the highway, and there's a couple of other pockets — we've never done comprehensive land use planning," said Merrill. "We weren't predicting a lot of land use change in the short-to-medium term in those areas. We hadn't studied the utility and transportation networks or amenity needs or land uses or consulted with the public about change in those areas, so we need to go through all of that work, so that we can facilitate proper development in the area, while also understanding what's needed to facilitate it. That will be part of Phase Three."
An overview of all of the transit-oriented areas, shoulders areas, and corridors in Coquitlam. / City of Coquitlam
If it sounds like there is some tension between the City and the Province and some work the City had previously done that was effectively rendered moot by provincial legislation, that's because there is, as Coquitlam City Council and other City officials — plus many in other municipalities as well — have openly said.
"Our land use designations for where we put high-density apartments and medium density and some townhouses were much more nuanced, based on the local conditions and the engagement we did and the background analysis we did through the neighbourhood planning process," Merrill added. "It wasn't perfect circles. It was based on the lot and block pattern and where there were bus networks. Then you overlay the Province's perfect circles on top of that and of course that didn't line up."
"The Province could have just said 'These perfect circles have an area of X, you need to designate X amount of land to meet growth,' but we could've massaged that based on local conditions. I think that would've been more effective."
Nonetheless, here we are, and public engagement for the aforementioned proposed land use changes is currently ongoing until July 14. This second phase is expected to be wrapped up by the end of the year, with Phase Three expected to begin afterwards.
For perhaps the first time in history, real estate in distress is more than an industry conversation — it’s a dinner-table topic.
But those in the industry understand the space best and, as such, Insolvency Insider’s annual Distressed Real Estate Conference was the place to be in Toronto last week for those in the real-estate know.
Unsurprisingly, there was plenty to unpack at this year’s conference, which took place on Wednesday June 18, 2025 at The Conference Centre at the OBA. The event featured four panels and 13 panelists who work not only in restructuring, but commercial real estate, development, legal, and lending.
Today, the Toronto area is facing a deepening correction as oversupply, reduced demand, and rising costs render many projects financially unviable. The result has been receiverships and CCAA proceedings in droves, which have led to an uptick in distressed sales — the dynamics of which are fairly unique to this point of time.
"This year's conference shed light on the deepening challenges facing Canada's real estate industry," says Henry Louis, Founder, Insolvency Insider. "The event highlighted the need for creative and collaborative solutions between lenders, developers, and restructuring professionals."
As the event's media sponsor, STOREYS had an opportunity to sit in on the conference, alongside some 250 professionals in attendance. Here are our main takeaways.
Panel 2: Builders in Trouble – Workouts, Surety Claims, and Insolvencies in Construction
Not A Collapse, But A Cyclical Reset
As painful as it may be for industry players, the Toronto real estate market is going through a correction — but on the bright side, experts seem to be in agreement that it’s not collapsing. They say that strong fundamentals, well-positioned players that are still invested and intrigued, and pent-up demand all suggest that what we’re seeing is more of a cyclical reset.
“We haven’t seen the distress manifest the way that we would have expected... given that we're three years into what we call a downward cycle," said panelist Casey Gallagher, Vice Chairman of CBRE Capital Markets’ National Investment Team. "And it's because these developers are well capitalized, they've got great banking relationships, they've been here for a long time, and they've got strong equity partnerships as well. So they're weathering the storm."
Plus, this is not the worst downturn we’ve seen in recent history, according to Robert Goodall, President and CEO of Canadian Mortgage Capital Corporation. “I’m less concerned [today]; there's nothing like [the early '90s]. You've got to remember, the REITs didn't exist, they came out of the early '90s as a liquidity measure to allow companies to survive,” he said. “I look at the tier-one developers today — they're really strong; it doesn't matter whether you're talking Vancouver or Toronto."
"I don't care if this goes on another two to three years," Goodall said, "it'll be nothing like the early '90s.”
Looking ahead, Jared Menkes, Executive Vice-President of High-Rise Residential for Menkes Developments, emphasized that it's a waiting game; the market will eventually digest the oversupply. “We keep talking about 'two to three years,' [as a timeline for] when this is going to recover,” he said. “We have enough product that’s going to get us well past three years, probably five years. From a developer standpoint, we're saying: 'I don't see that pre-construction market coming back for at least three years'.”
Attendees enjoyed numerous networking breaks between panels
In Distressed Scenarios, Buyers Are Exposed
As the residential real estate sector is pulled down by waves of builder insolvencies, protections for consumers — the homebuyers — are limited and slow, leaving them exposed and unprotected. That’s not to say that there aren’t entities created to soften the blow for buyers who purchase into a project that's not what it was cracked up to be. However, at this point in time, there’s only so much that can be done.
“Right now, there's a bit of a misconception from purchasers, because purchasers think that we can solve all of their problems. And so we spend a lot of our time educating homeowners [on] what we really are,” said Kevin Brodie, Vice President of Underwriting at Tarion Warranty Corporation. “We backstop that warranty. We cannot complete a project. We can't compel a builder to complete the project.”
Partner at Paliare Roland LLP Jeffrey Larry added that many purchasers aren’t aware that there are limits to what an entity like Tarion can deliver on depositinsurance.
“So on a condo, it's only $20,000 — which is a surprise to everybody. And then on a freehold, it's 10% of the purchase price, but up to $100,000. So, in many cases for developments in the GTA, the actual deposits exceed that. In addition, any deposits on finishings, none of those are included,” Larry explained. “So in almost all cases that I see… you've got purchasers that are shocked to learn that they're not going to get [deposits] back. They really have, unfortunately, limited rights.”
Panel 3: Inside the Workout – Financial, Legal, and Operational Battles in Real Estate Restructurings
Real estate receiverships are by no means a positive thing, but they can have some semblance of a silver lining as far as the distressed asset is concerned — especially when you’re dealing with over-leveraged developers, stalled construction, and poor transparency. A successful restructuring process can bring some clarity into the equation, while attracting new investors with the ability to bring the project to completion. But that success ultimately depends on information flow, trust, and collaboration across all stakeholders.
“A lot of times, when you're dealing with a distressed developer, especially someone you know that is in a bind, the flow of information stops, and the lenders start to panic a little bit because they're not getting the right information. They can't make decisions, they can't react,” said Murtaza Tallat, Director, KSV Advisory. “Putting in a receivership, we lift the blanket, and we can basically see right away what the issues are. And we have a team in place to decide how we're going to tackle those challenges.”
In the case of the One Bloor West — long known as The One — the restructuring process has resulted in Tridel being chosen to complete the construction in “a very rational process,” according to Brendan O'Neill, Partner at Goodmans LLP. “In some of these cases, it's incredibly important to get the project out of the hands of the current developer… and get it into a receivership. And this case is certainly one like that,” he added.
In addition to Tridel, the project is now linked to a new lending entity that is committed to building the project with cost-effectiveness in mind, said O'Neill. “Notwithstanding that we're in a receivership, we are saving at least a million dollars a month over the prior costs because the prior costs were out of control, and they were chaotic. So the receivership has actually proven to be a cheaper means of completing the project.”
A large surface parking lot near the Legislative Assembly of British Columbia in Victoria. / Mario Hagen, Shutterstock
Two years after signalling that it was going to make a change, the City of Victoria has unveiled a suite of changes to its parking regulations that would "shift away from the car-centric regulatory model to one that better aligns with City policy, responds to different mobility demands across specific geographic areas and addresses a more diverse range of mobility needs through a range of options."
"The current regulatory approach for off-street parking is largely focused on the provision of motor vehicle parking, setting minimum supply rates that are based on estimated off-street parking demand," said the City in a staff report that's set to be received by Council later this week. "Minimum supply rates vary between geographic area (lower rates downtown and in community villages), tenure (lower rates for market rental and affordable rental housing) and unit size (larger dwelling units require more parking than smaller units)."
"This regulatory framework adds time, cost, uncertainty, and potential inconsistency to the development process if proponents seek to reduce off-street parking stall requirements," the report continues. "In such instances, applicants are required to submit permits for variances and negotiate TDM measures with staff on a case-by-case basis. In some cases, where the size of the variance is significant, an applicant is required to provide a parking study to determine whether the amount of parking and/or TDM measures being proposed are satisfactory."
The new proposed approach has several "key foundational elements."
Establishing A Baseline Parking Supply Rate
According to the City, car ownership in Victoria is trending downwards, with 25% of Victoria households not owning a vehicle and 41% of households in downtown not owning a vehicle. The City has not updated its off-street minimum parking rates since 2018 and has now outlined an update to supply rates, which are expressed as the amount of parking stalls provided per residential unit, with higher rates for larger units.
The new proposed supply rates have been lowered across the board, regardless of residential type and unit size, and in some cases have been completely eliminated, such as for affordable housing. (A full list of the changes, including for non-residential uses, can be viewed here.)
Of note is that, as is the case with all minimum parking requirements, applicants can still opt to provide more parking than what is required under policy and developers do see some value in providing parking.
Proposed Residential Baseline Parking Supply Rates. / City of Victoria
Maximum Parking Supply Rates
While many municipalities across North America are focused on eliminating minimum parking requirements, some have also started to look at or introduce maximum parking requirements to prevent the possibility of parking oversupply.
"With respect to setting a maximum supply rate, it is recommended that a consistent city-wide rate be set at 10% above the baseline parking supply requirements," said City staff in the report. "Given that the baseline rate is generally reflective of actual parking demand and developments in the City typically don’t provide more than the required number of parking stalls, it is considered that requests to provide more than 110% of the baseline will be relatively rare."
Although the concept hasn't quite gone mainstream yet, the City notes that maximum parking supply rates exist in the District of Saanich, City of New Westminster, and City of Kelowna.
Provision Of TDM Measures
Although municipal governments set minimum parking requirements, many have also traditionally allowed applicants to reduce the amount of parking they have to provide through transportation demand management (TDM) measures, which entails the applicant providing residents with things such as enhanced bicycle parking, subsidized transit passes, and/or car share access.
"Current processes allow applicants to apply for a parking variance where they are not satisfying minimum parking supply requirements and, in these instances, the provision of TDM measures is negotiated to provide alternative transportation options for residents," said staff in the report. "Rather than continuing to require variances and negotiate TDM on a case-by-case basis (which adds time, cost and uncertainty to applications), it is recommended that the provision of TDM measures to offset a reduction in parking stall supply be formalized in the form of regulations. The City currently does apply a similar regulatory approach, but only with respect to the Missing Middle housing regulations."
According to the City, the new proposed measures were developed based on a review of industry best practices and other municipalities. The City also notes that providing TDM measures instead of constructing underground parking often reduces construction costs for developers and that those cost savings could potentially be passed on to residents. (Full details of what the individual TDM measures entail are available here.)
Transportation Demand Management Measure Options. / City of Victoria
Cash-In-Lieu Of Parking
As another alternative, municipalities often also allow developers to provide cash contributions to reduce the amount of parking they have to provide. Cash secured that way must go to a reserve fund that can only be used towards things like parking infrastructure and other transportation-related infrastructure.
Victoria does not currently have a cash-in-lieu policy, but is now set to establish one, with rates the City says are in line with those in other municipalities.
The staff report also notes that similar to TDM measures, the cash-in-lieu option generally provides savings to developers compared to constructing underground parking, which could again be a benefit to residents. (A report published by the Metro Vancouver Regional District earlier this year found that constructing parking can cost over $200,000 per stall.)
No changes to requirements are being proposed for accessible and visitor parking and both are also not eligible to be reduced via TDM measures of cash-in-lieu.
Proposed Cash-in-Lieu Rates. / City of Victoria
Area-Specific Regulations
The aforementioned changes are city-wide, but would be adjusted for different areas of Victoria. For example, in the downtown core, there would be no baseline parking supply rate, a maximum parking supply rate would be established, and a minimum set of TDM measures will be required.
"Due to the characteristics of the area and the relevant policy direction, it is recommended that minimum parking requirements do not apply in the downtown," said staff. "This would allow developments to provide parking based on market demand and project considerations. Dependent on development conditions, a proponent could provide between 0% to 110% (maximum parking supply rate) of the baseline parking supply rate."
For major mobility hubs such as the Mayfair, Midtown, Hillside, Jubilee, and Oak Bay Junction town centres, the baseline parking supply rate would be reduced by 50%, minimum TDM measures would be required to offset that reduction, additional TDM measures or cash-in-lieu would be allowed, and a maximum parking supply rate would be established.
For sites along the City's transit priority network (TPN) and within 200 metres of the TPN, the regulations would be similar to those for major mobility hubs, except the baseline parking supply rate would be reduced by 30%.
The downtown area (left) and transit priority network (right) that will have adjusted parking regulations. / City of Victoria
Other Changes
The City has also proposed changes regarding bicycle parking. To account for the increased popularity of large bicycles (such as electric or cargo bicycles), the City has proposed a requirement that 15% of all long-term and short-term bicycle parking stalls be designed to accommodate large bicycles. To ensure accessibility, the maximum percentage of long-term stalls that can be provided as wall-mounted racks would also be decreased from 50% to 30%.
A new regulation would also require 50% of all long-term bicycle stalls to support electric charging (access to a 110v charging outlet) and the City has proposed introducing requirements for end-of-trip facilities in non-residential units in order to support active transportation. Those facilities include showers, change rooms, repair equipment, and bicycle wash stations.
As it relates to electric vehicles, the City is proposing that all parking spaces be required to support EV charging, that the minimum number of parking stalls that support EV charging be increased for non-residential uses, and that new minimum parking requirements be introduced for EV charging stations for industrial, commercial, and institutional uses.
All of the above changes, as well as changes regarding a new proposed Curbside Management Strategy, are set to be considered by Council on Thursday, June 26. If endorsed by Council, staff will then work on drafting bylaw changes and holding public engagement before the changes are presented to Council at a later date for formal consideration.
Ontario Place parking structure/Government of Ontario
Today, the Ontario Government released final designs for the revitalization of the long-neglected Ontario Place, alongside a press release outlining the extensive redevelopment plans envisioned for one of Toronto's most-prized strips of waterfront.
When the provincially-owned destination first opened its doors in May of 1971, Ontario Place served as a tourist attraction to showcase all things 'Ontario.' Over time it became a popular destination for families and school field trips, with the addition of a water park and amusement rides, but by 2012, declining revenue and attendance had caused the park to shutter.
Plans released today constitute a years-long effort to breathe life back into the park through the addition of attractions like public trails, expanded green space, playgrounds, interactive fountains, new beaches, event spaces, and an updated marina.
“We’re rebuilding Ontario Place into a world-class destination for families and tourists, with convenient connections for visitors coming by car, GO train or the Ontario Line’s nearby Exhibition Station,” said Premier Doug Ford in the release. “The investments we’re making will help keep 5,000 workers on the job, despite the economic uncertainty caused by President Trump’s tariffs, and will help protect and grow Toronto and Ontario’s tourism sector for decades to come.”
The park's new design will consist of five distinct zones: The Forum, The Mainland, The Marina, The Water’s Edge, and Brigantine Cove. Highlights of the redevelopment include a new entrance with a 3,500-spot parking structure expected to bring in $60 million in revenue per year, a new Brigantine Cove with a multi-level interactive treehouse, a new forum space for outdoor markets and festivals, a 3,400-sq.-ft Indigenous Cultural Pavilion, Live Nation’s revitalized year-round amphitheatre, and the relocation of the beloved Ontario Science Centre.
“Ontario Place was once an iconic tourist attraction and a cornerstone of our province’s cultural and recreational landscape,” said Stan Cho, Minister of Tourism, Culture and Gaming. “Now more than ever, it is important to support the places and experiences that celebrate our heritage and culture while protecting local jobs and economic growth. This transformation will breathe energy into Toronto’s waterfront while drawing visitors from near and far for generations to come.”
Behind the landscape design for the new Ontario Place is LANDinc., who's designs were shaped by consultations with First Nations and Indigenous groups, over 9,300 residents, the City of Toronto, and other stakeholders.
"Ontario Place holds a special place in our city's diverse heritage and LANDinc is honoured to lead the design of this public waterfront park, establishing the green heart of this world-class destination," said Senior Principal of LANDinc. Patrick Morello.
Once complete, Ontario Place will be one of the largest public parks in downtown Toronto and is expected to welcome more than six million visitors each year.
Ontario Place Renderings
Beach
All renderings courtesy of the Government of Ontario.
Lights, camera, move in! Housed in a former movie theatre, this loft is ready for its next leading tenant.
Steps from Toronto’s vibrant Little Italy neighbourhood, Unit 103 in The Movie House Lofts is a charming space showcasing its heritage roots, while embracing a modern flair. Located at at 394 Euclid Avenue and listed for $1,025,000, the (more than) 1,200-sq.-ft loft is within a century old red-brick building, once a Protestant fraternal clubhouse and, as mentioned, theatre.
Spread over three floors, the unit is a 1+1 bedroom with two baths. It’s ideal for the young entrepreneur looking to live in an iconic Toronto neighbourhood close to the downtown core or a creative who wants to be inspired.
The open-concept space features soaring ceilings with wall space perfect for displaying art. With a dramatic floor-to-ceiling arched warehouse-styled window, an abundance of natural light floods the ground level making it a scene stealer. Sightlines into every room on the main floor makes the space the heart of the unit and spot to entertain guests.
A set of double-windowed doors opens the room to a quaint streetside garden patio. It’s an urban retreat that is close to the hustle of College Street, while still providing an oasis-like escape.
In the kitchen, the backsplash draws the eye with its warm hues of copper, brown, and gold tones. Its open shelving allows you to curate dishware like a gallery — if you feel so inclined.
Our Favourite Thing
It's in an unbeatable location. Steps away from Toronto’s Little Italy neighbourhood, you’ll have the bragging rights of living in the dynamic area and in a piece of its history, to boot. Plus, you’re within walking distance of other popular enclaves like Kensington Market, the Annex and the soon-to-be reopened Mirvish Village.
Up the stairs is the airy primary bedroom that floats above the living space. The cozy room fits a queen-sized bed and features a built-in dark-coloured wardrobe. The room is level with the top of the unit’s large window, allowing the rising sun to naturally wake you as it pours into the space at dawn. Across the hall is an ensuite that can be private or used by guests. (But we suggest keeping this one to yourself and directing visitors to the second full bathroom in the basement.)
The bottom floor is adaptable to whatever your needs happen to be. Its current set up is an office/study area and recreation room with a couch and TV. The space has the potential of being reimagined into a games room, home gym, library, or a creative studio. It has ample storage with a nook under the staircase and in the laundry room next to the washer and dryer.
The area itself has endless options of restaurants, cafes, boutique stores, and bars. The Movie House Lofts is also home to Cafe Belém (not Italian, we know), which serves coffee and traditional Portuguese pastries like the Pastel de Nata. It’s also walkable and transit friendly, with two streetcar lines nearby and Bathurst subway station only a 15-minute stroll away, through a neighbourhood with historic mansions.
Residential buildings under construction in suburban Calgary in 2023. / Jeff Whyte, Shutterstock
After a marathon public hearing, the City of Calgary approved its "Home Is Here" housing strategy on Saturday, September 16, 2023, setting the groundwork for a comprehensive suite of actions to address the housing affordability crisis amidst Alberta's population boom.
"The Strategy is enabling accelerated and deliberate action to unlock resources," said the City in an annual progress report that's set to be received by Council today. "These actions have resulted in short-term changes to housing supply and will influence long-term changes to housing affordability. The actions demonstrate The City's commitment to ensuring Calgary's reputation as a world-class city where everyone has an affordable place to call home."
"Strategy implementation is a cross-corporate endeavour," the City added. "Additionally, Administration is leveraging The City's wholly-owned subsidiaries (Calgary Housing, Attainable Homes Calgary, and Calgary Municipal Land Corporation) to advance actions under the Strategy. The collective actions to improve housing affordability for Calgarians are making a difference as we continue to work to close the housing supply gap."
By the numbers, Calgary is making impressive progress.
In 2024, the City advanced over 25,000 new market housing units to the building permit stage, a significant improvement over the annual average of 14,000 units. Non-market homes also saw a boost, with 893 new units reaching the development permit stage by the end of 2024, a 850% increase from 2023.
Although the latter still falls short of the target of 3,000 units per year that's outlined in the Home Is Here housing strategy, the City underscores that it has reached nearly 95% of its three-year Housing Accelerator Fund target — within the first year, no less. As a result, Calgary was one of 27 municipalities to receive Housing Accelerator Fund bonuses earlier this year.
Aside from pure supply, the range of housing choices has also improved, with townhomes, rowhouses, and similar housing forms making up 43% (966 units) of all low-density development permit applications in 2024, up from just 28% in 2023. A press release published by the City earlier this month also noted that 5,000 new secondary suites were registered in 2024, up from less than 3,000 in 2023.
Overall, Calgary recorded the highest housing starts per capita in Canada in 2024 with 20,165 units. More recently, it also led all Canadian municipalities in housing starts in Q1 2025 and accounted for 55% of all housing starts in Alberta.
In addition to the aforementioned statistics, the City has made progress on several of its housing-related initiatives:
A permanent Chief Housing Officer [Reid Hendry] was recruited and onboarded to steward The City’s corporate-wide action on housing and leverage funding and partnerships to increase supply and support the housing sector.
Council approved the Non-Market Housing Property Tax Exemption Bylaw, allowing non-profit housing providers to provide the lowest possible rents.
Five City-owned surplus sites were awarded through Non-Market Land Sale #4.
Onward Homes has been chosen as the official housing developer for the Franklin Station Area Improvements. This project will bring new housing opportunities, sustainable growth, and better transit access to the community.The project is expected to create up to 378 homes, half of which will be non-market.
The HomeSpace Family Housing project in Whitehorn is under construction to provide non-market housing for 52 families with children who are at risk of or are experiencing homelessness.
Seven non-profit housing projects were awarded $30.7 million through the first round of the Housing Capital Initiative, expected to create 480 homes.
Five office building conversions expected to open this year creating about 680 new homes downtown in 2025.
The Current State Of Affairs
While the City is making significant progress, it recognizes that housing pressures continue to exist in Calgary. It continues to lead the country in population growth and that the gap between the number of units coming online and the numbers of units needed is increasing, not decreasing, particularly for non-market housing, according to the City. Furthermore, it says housing prices "are at an all-time high" and average market rents remain high.
For developers, inflation has decreased, but tariffs and geopolitical unrest are expected to increase the costs to build housing and thus the cost of living.
"While significant strides have been made since the Strategy was approved, there is more work to do to realize its outcomes," said the City. "We are pulling on all levers and will continue to do more and do it faster, specifically in the areas of investment, advocacy and regulation."
Work that the City will continue to do include further streamlining planning processes to make them more development-friendly, continuing to advance approvals and implementation of Local Area Plans, unlocking more City-owned land for housing, and using funding efficiently while advocating other orders of government for continued investment. Additionally, the City says it will continue seeking feedback on the draft Calgary Plan, which was originally scheduled to be considered in December 2024, but has since been delayed all the way to Q2 2026.
This article was written and submitted by Liam Gill, lawyer, tech entrepreneur, and the writer of The Middle Ground.
As the Toronto City Council prepares to vote on legalizing sixplexes city-wide this week, a roadblock remains that could prevent sixplexes from ever being built: development charges (DCs), which are the fees the city imposes on new housing.
Toronto currently has a DC waiver for multiplexes with four units or fewer, but there’s a catch: as soon as someone wants to build a fifth unit, the waiver disappears, and DCs apply to all the units. That creates a bizarre incentive to stop at four units even when there is space and demand for more. That is why at the last meeting of the Housing and Planning Committee, I proposed extending the DC waiver to the first six to ten units of every development.
In response, Councillor Stephen Holyday asked me, “Why on earth would I cut development fees so that a doctor or a lawyer with $600,000 or $700,000 lying around can make more money?” It’s a revealing question that highlights a fundamental issue; at a time when Jagmeet Singh, Pierre Polievre, and Mark Carney all agreed DCs negatively impact housing affordability, City Council remains fixated on the optics of the policy, not its impacts.
If we’re serious about tackling housing affordability, we need to have an honest conversation about how DCs are killing projects, reducing the supply of housing and driving up rents.
According to the City, a two-bedroom affordable unit should cost $281,695, however, the DCs alone for that unit are a whopping $80,690. That’s more than 28% of the total cost. Add in parkland fees, community benefits, and taxes — there’s no way a developer can make the numbers work.
I recently explored the possibility of converting a lot currently occupied by a single-family home into a 10-unit purpose-built rental building. The costs would have totalled $3.15 million, with the finished building worth roughly $3.5 million. This should have been a slam dunk, creating nine new housing units at a profit. Instead, the $423,489 in DCs levied by the City made the project financially unfeasible.
Even when developers do build, DCs are passed on to renters through higher rents. The $50,248 in DCs for a two-unit rental apartment means an additional $280 per month in mortgage payments for the developer. This equates to an extra $3,360 per year in rent.
The most concerning aspect of DCs is their increase over the last 15 years. In 2010, DCs for a one-bedroom condo were $4,985, but today, they are $54,801, a 1100% increase. If property taxes increased at the same rate, a one-bedroom condo would owe $23,932 per year. If food prices increased at that rate, a Big Mac would cost $46, and a small Tim Hortons coffee would be $16.50.
City Council argues that DCs are necessary to fund services for these new developments. In reality, however, most of the money isn’t being spent. In 2007, the City had $172 million in its development charge reserve. By 2023, that figure ballooned to $3.1 billion. That is billions of dollars worth of taxes on new housing sitting untouched while young people are priced out of the city.
Councillor Holyday framed the issue as protecting the city from wealthy professionals seeking profit, but that misses the point. Those professionals have been buying and renting housing for decades, making a substantial profit. We need to change the financial incentives so that it is more profitable for them to build apartments than buy them. This will increase supply and lower rents.
And Toronto has proved this works on a small scale. In 2022, the city waived DCs on buildings with four units or fewer. In 2023, it permitted the construction of four-unit multiplexes as of right. The result? An 800% increase in multiplex units. And those units rent for 35% less than the average condo — $2.93 per square foot versus $4.44.
To answer Councillor Holyday’s question, we should cut DCs on the first six to ten units of every development (or failing that, extend the current four-unit waiver to all developments), not to make rich people richer, but because it is the fastest and most efficient way to encourage more people to build housing. We are facing an unprecedented affordability crisis, and there is no logical justification for a tax that directly raises rents and home prices.
In real estate, we often talk about putting down roots. It’s a familiar phrase, but lately, it’s taken on a more meaningful shape for us at Sutton.
This spring and summer, Sutton real estate professionals across Canada have begun gifting 1,800 Canadian red maple trees to people in their communities, from the Pacific Northwest to the Maritimes. Whether planted outside a new home or in a public space, each tree is a quiet, living symbol of growth, connection, and our vision of making our communities better — values that we believe define Sutton, and being Canadian.
Trust, Just Like a Tree, Takes Time To Grow
Real estate isn’t just about properties, it’s about people. And right now, many Canadians are making decisions that feel especially uncertain. Rising costs, shifting policies, and changing personal priorities all weigh heavily on how — or whether at all — to move forward and plan for the future.
“The tree itself is just the beginning,” says Julie Gaucher, President of Sutton Quebec. “It’s a powerful symbol — a reminder that we’re here for the long haul and that we act as true fiduciaries to our clients. It reflects what Sutton stands for: our shared values, our commitment to our clients, and our responsibility to guide them with care, always keeping their family, future, finances, and community in mind.”
For the Sutton network of real estate professionals, the trees are more than a gift, they’re a gesture of stewardship; a reminder that care and consistency shape stronger futures.
Real Estate Decisions That Shape the Future
Buying or selling a home isn’t just about the next few years. For many, it’s about setting up the next chapter of life — preparing for retirement, relocating to support extended family, or making a first investment in something lasting. Those conversations often go far beyond square footage and staging tips. They’re about legacy, security, and clarity.
“People aren’t just buying homes, they’re putting roots down,” says Laura McBride, a real estate professional with Sutton Group - Heritage Realty in Ajax, Ontario. “They want to know they’re making a move that’s meaningful, not just marketable. Something that grows in value, financially, emotionally, and in the community. That’s what we help them build.”
A Legacy That Grows
Planting trees may seem like a small act, but the long-term benefits are far from insignificant. As the maple trees mature, they’ll quietly transform the neighbourhoods around them; the numbers speak for themselves.
Making a Tangible Difference
Take the 1,800 red maples just planted: as they mature, these trees will quietly become climate champions, each absorbing around 48 pounds of carbon dioxide per year. That adds up to 32.7 tonnes annually — the equivalent of taking 14 cars off the road, or avoiding more than 82,000 kilometres of driving.
They’ll also become oxygen powerhouses, producing approximately 260 pounds of fresh air per tree each year. Combined, that’s enough to support the breathing needs of nearly 3,000 people — the size of a small Ontario town.
Strategically planted, these maples will also help cool our communities. By providing shade and reducing the urban heat island effect, they’re expected to save around 120,000 kilowatt-hours of electricity annually — roughly the yearly consumption of 11 Canadian homes.
And the environmental impact doesn’t stop there. Red maples support the larvae of 276 species of butterflies and moths, providing essential food for pollinators and songbirds across the country.
Come autumn, these trees will add a vibrant splash of colour — and a whole lot of leaves. Each fall, over 150 million leaves are expected to flutter down — offering neighbourhood kids the perfect chance to earn a few dollars raking them up, before diving into piles of crisp, red maple leaves for some classic seasonal fun.
From Symbol to Stewardship
Trees aren’t a silver bullet for climate change or urban design, but — like a prudent financial portfolio — they’re a rare investment that compounds. Each year the canopies grow larger, the carbon ledger deepens, the shade broadens, and biodiversity rebounds.
By planting now — whether in Halifax playgrounds or Vancouver neighbourhoods — Sutton real estate professionals are acting exactly as they do for their clients: as fiduciaries who safeguard today’s assets and steward tomorrow’s returns. Every maple we underwrite is a living promise that the value we protect extends beyond property lines and into the heartbeat of the neighbourhood itself.
“When we talk about building communities,” Gaucher adds, “we’re also talking about caring for the places we call home — not just for today, but for the generations to come.”
Trees Are A Quiet Reminder of What Matters
There’s no shortage of pressure in today’s market. But in that pressure lies an opportunity: to slow down, listen more carefully, and focus on what truly matters.
For some clients, that might mean holding off. For others, it could mean taking the first step toward a big change. Either way, they deserve someone who sees the full picture, not just the property.
That’s what this campaign is really about: planting something that lasts. Not every tree will be seen by the person it was gifted to. But hopefully, over time, they’ll grow just like the relationships they represent.
This small gesture is also a quiet promise: that Sutton professionals are here to help clients plant roots — emotionally, financially, and generationally. It’s about showing that our commitment doesn’t end when the deal closes.
At Sutton we believe that when we treat every transaction like the beginning of a relationship — not the end — we grow something far more valuable than a commission. We grow trust, we grow legacy, and together, we grow communities.
This article is authored by Gonzalo Alatorre, Chief Marketing Officer at Sutton Group. Sutton is redefining what it means to own and purposefully manage the most important asset for most Canadians: their homes.