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Housing Needs Assessment

Review & Provide Comments

The Housing Needs Assessment was developed through a collaborative approach and is a detailed analysis of current and projected key housing gaps in the City of Hamilton across the broader housing continuum. The Housing Needs Assessment will inform the City’s approach to a future inclusionary zoning By-law in accordance with the requirements of the Planning Act and may inform future work on a housing strategy for the City of Hamilton.
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in reply to Margaret Bennett's comment

Margaret Bennett Aug 1 2023 at 7:29AM on page 27

Sorry this was mostly related to the age observation in the report but also extends to ability. What supports exist to help people maintain their unit affordably, safely and respectfully?
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Margaret Bennett Aug 1 2023 at 7:23AM on page 27

Question
The point about primary maintainer is also important to factor in maintenance costs and logistics. In rentals it is the landlord’s responsibility but we all have examples of absentee landlords in our neighbourhoods. In ownership it is the owners responsibility and the city no longer can support the snow angels due to lack of volunteers which is both a maintenance and liability issue that’s could cost someone their home. I haven’t seen any acknowledgement of the costs or logistics of home maintenance mentioned in the report so far and how that impacts definitions or affordability.
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Cas Jun 15 2023 at 3:06PM on page 71

Question
The fear with newer rentals is that they are not rent-controlled as a result of that 2018 law. How do you reconcile this with the aim to expand housing to multiplexes?
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Jenna Jun 7 2023 at 9:11AM on page 139

Suggestion
Affordable housing is a bandaid solution that will continue to cost tax payers, there’s no finality to it. Encourage regular, market value units, increase the supply to lower the demand. There’s no incentive for developers to build regular apartment units when they are restricted and have limited rights, and their developments could be sold as condos.
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Anonymous May 29 2023 at 11:14AM on page 27

Increased demand caused by high cost of housing and barrier to entry for ownership - not a desire to rent. People are forced to rent and pay someone else's mortgage since a down payment is increasingly out of reach for most wage-earners.
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Anonymous May 29 2023 at 11:11AM on page 8

Rent supplements are only a subsidy directly to the landlord's pocket. They already own assets and doesn't need tax money in addition to their rental income. Force lower rents - don't pay landlords to keep exploiting.
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Marko May 29 2023 at 11:08AM on page 5

Suggestion
This is not affordable. Hamilton should define affordability on its own terms. When considering the absurd increase in market rates for housing as compared to the lack of corresponding wage increases, the market rate cannot be used to define affordability.
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Jane Cudmore May 2 2023 at 1:25PM on page 113

Suggestion
This can't be limited to housing. If the housing is not supported by public infrastructure that supports livable / walkable neighbourhoods, the housing will be for naught (and the social supports required by some residents)
I can see the City bearing the brunt of these costs; they should be factored into the development costs.
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Jane Cudmore May 2 2023 at 1:20PM on page 99

Question
How do we resist Pemier Ford's meddling in the Green Belt or Conservation Areas?
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Jane Cudmore May 2 2023 at 1:19PM on page 89

Question
How do you do that? How do you ensure purpose build moderate rent or cost housing doesn't join the market?
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Jane Cudmore May 2 2023 at 1:18PM on page 87

Suggestion
I suspect as we Baby Boomers (Seniors and soon-to-be-Seniors) seek housing more appropriate to our needs, eventually the Boom of the Boomer Generation will pass. Just like the schools that we went to are no longer full, our homes will become surplus when we pass on.
We should ensure that all the new housing and public infrastructure can be re-configured to meet those changing needs.
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Jane Cudmore May 2 2023 at 1:13PM on page 88

Suggestion
It's probably more profitable to build large high rises than smaller apartment buildings. However, intensification would be more palatable if smaller projects in existing neighbourhoods were encouraged.
I supported the 'no boundary extension' and am fully aware that this means my neighbourhood will change to accommodate this.

However, we need to increase density throughout the city, while at the same time increasing the variety of housing options. The densification should not be accomplished by continuing to build lots of height in luxury buildings on major streets.

We need to ensure the growth in housing is distributed equitably (no ghettos or enclaves) and are matched by appropriate investment in neighbourhood infrastructure
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in reply to Danielle Charlton's comment

Jane Cudmore May 2 2023 at 12:54PM on page 38

Suggestion
Lots of people prefer to rent for many reasons. Home ownership is not everyone's goal.
Sometimes they choose to rent because they can afford the rent, but not the investment or carrying costs or ownership.
Here is Hamilton, with an academic community, it's likely that there are people who come for a short time and don't want/need to become home owners.
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Jane Cudmore May 2 2023 at 12:48PM on page 29

Suggestion
Are there any data to suggest that housing for several unrelated people who choose to live together or multi-generational families are/will factor into your projections?
(How) has the pandemic accelerated trend to working from home influenced housing needs for different groups? specifically the requirement for workspace within the home.
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Anonymous Apr 11 2023 at 8:47AM on page 5

Question
How are these numbers affordable ?
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EJ Apr 10 2023 at 3:02PM on page 1

Question
How is this affordability going to be enforced? Units in this city are going for twice the affordability rate and people are leaving the city because they can’t afford it.
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David Hitchcock Apr 1 2023 at 8:38PM on page 8

Suggestion
The report wisely points out that inclusionary zoning within the parameters set by the province will not do much to make housing available for those who need it most. There needs to be truly affordable public housing within easy walking distance of main transit stops. Low-income households cannot afford to own a car and so rely on public transit. It needs to be available to them.
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David Hitchcock Apr 1 2023 at 8:33PM on page 7

Suggestion
We definitely need more purpose-built rental housing. The current mismatch between people's incomes and the cost of housing is a scandal. For young people starting out in life, it is practically a pre-revolutionary situation. Governments need to build public housing that people can afford. Provincial and federal governments have the financial resources to do so.
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David Hitchcock Apr 1 2023 at 8:28PM on page 6

The data in the report provide good support for the claim that Hamilton needs more smaller dwelling types suitable for seniors and more dwellings suitable for large families.
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in reply to Danielle Charlton's comment

Karen Mar 29 2023 at 3:13PM on page 88

Suggestion
Good point on the tax for homeowners with more than one property, also non-local owners who remove units from the available pool (do we know if is there any significant impact of short-term rentals like AirBnB in Hamilton?).
However, I do feel that our homes ARE an 'investment' - both for our financial future and also to develop/support the community in which we choose to live and participate. Perhaps the city should question the value of demolishing a single-family home to rebuild a mega-single and instead promote the better choice of increasing densification.
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Karen Mar 29 2023 at 1:54PM on page 15

Suggestion
We need more Supported Living throughout the city - all areas - so that individuals can remain in the community they are familiar with and we also need to have a variety of arrangements that fall under this heading to meet varying needs. Plus, the various options need to be identified so that it is easy to find out what is currently available in one's own community.
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Karen Mar 29 2023 at 1:44PM on page 11

Suggestion
It would be good if analysis also included statistics on single level malls. The concept - to consider retrofit of single level malls to add (no more than 2 levels of smaller set-back) housing on top with the following benefits: parking needs possibly covered if transit is not available; the setup could involve shared access to certain conveniences (laundry, rooftop gardens, common room); as well as potential for indoor mall access for indoor winter walking. I don't hear anyone looking at this type of option yet.
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Danielle Charlton Mar 28 2023 at 1:18PM on page 88

The city needs to stop listening to NIMBYS who want the height of buildings brought down with no real justification. You own what you own you don’t own the neighborhood and you shouldn’t be able to dictate what happens in other land just to preserve a view that you have. We need to build more density with less hurdles. The only reviews that should happen are city staff reviewing for design standards. No more listening to people living in detached housing complaining about their view. Or how they want a small town feel. Housing stock needs to increase 10-fold and that will then help rents come down. Also a tax on homeowners that have more than one property. I say this as a homeowner myself. Housing is to live in, it’s not an investment.
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Danielle Charlton Mar 28 2023 at 1:10PM on page 81

Nobody wants to be paying rent this high when people with mortgages pay less to own their house. Most people are renting because they don’t qualify for a large enough mortgage with the rules nowadays combined with prices.
replies

Danielle Charlton Mar 28 2023 at 1:05PM on page 69

Suggestion
If housing was made more affordable there wouldn’t be such demand to rent. Focusing on rentals is not the way to go.
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Danielle Charlton Mar 28 2023 at 12:59PM on page 35

Question
Should there not be an analysis done on individual incomes? Household income skews things (it is normally 2+ppl) and neglects affordability for single people.
replies

Danielle Charlton Mar 28 2023 at 12:57PM on page 38

Suggestion
The demand in renting is likely due to a lack of affordable home ownership options. Not actually a wish to rent.
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Carolynn Grice Mar 27 2023 at 6:02PM on page 2

My previous suggestion should have said to charge for a maintenance fee to ensure surrounding homeowners do not look at unkempt properties!!

Another suggestion, allow for the editing of comments!!!!!
replies

Carolynn Grice Mar 27 2023 at 5:51PM on page 1

Suggestion
Most affordable housing is rental as far as I know. Rental units in many cases are not well manicured or cared for. The City should not include some sort of “maintenance” to ensure surrounding homes are not looking at “eyesores!”
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Nicole Mar 27 2023 at 4:24PM on page 15

Suggestion
Housing Co-ops are an excellent community-based approach to living well in Hamilton. We need more of these with geared to income units for larger low-income families.
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Nicole Mar 27 2023 at 4:18PM on page 10

Suggestion
With the Baby Boomers and Gen X not far behind, we need more support services for seniors to age in place. Hiring more PSWs at a living wage would be a great start.
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Nicole Mar 27 2023 at 4:04PM on page 5

Suggestion
The lowest income earners in our city cannot afford a home selling at $200,000.00, nevermind $500,000.00+
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Robin Mar 27 2023 at 2:37PM on page 1

Suggestion
I think we need to look at rent geared to income because affordable really depends on one’s idea of affordable and we can do this without encroaching on green belt as that will not turn out well for our children and grandchildren, shameful for us to be so shortsighted and leave a mess for those we love
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