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In this thesis, an attempt is made to relate the housing policies of the Federal Government to the income structure of families in Canada. It is felt that this is a fruitful area of study for students of planning since the questions of slum areas, urban renewal programs, and the general promotion of safety and welfare are involved. Moreover, in the urbanizing context in which we live today, cognizance will have to be taken of problems which cities face when low-income families settle within their boundaries. The hypothesis with which the thesis was mainly concerned was this: Given the structure of income distribution in Canada, the housing policies of the Federal Government, with their major reliance on home-ownership financing, inevitably produce a housing shortage within the urban centres of the country. To test the main hypothesis, federal policies as codified in the National Housing Act, as well as the speeches of Members of Parliament — especially those responsible for administering the housing Acts over the years—were examined. The findings clearly supported the contention, that not only does federal policies emphasize housing for home-owners, but insistence on private production of housing to meet all demands was the keystone of federal housing policies. These aspects of housing policy developed during the Second World War and continued into the 1950s and early 1960s. Quite recently, however, there has been a noticeable shift in the emphasis given to public housing. Having affirmed that Government policies did in fact emphasize market provision of housing seemingly without regard to the full implications, the question of needs, and the basic components of need were investigated. Needs, it was pointed out, are not identical with demand. For whereas demand is expressed in terms of the ability and willingness to pay in the market, needs must be sought out, by first establishing the income level which allows the individual to buy his own home. For those who cannot meet market requirements, public housing, limited-dividend housing and other forms of subsidized housing are necessary. Home-ownership as a value is perhaps still very strong in Canada. If satisfactory housing is provided for low-income families a policy of educating the public as to the benefits to the community as a whole is necessary. Such an education program should point out that home-ownership under the National Housing Act is itself subsidized. Furthermore, home-ownership often means massive assistance. The mortgagor may be said to own heavy debts, just as easily as he is said to "own" his home. The market for housing production was examined in detail. Four significant points emerged: 1. Families receiving less than $4,000 cannot afford to own a home even under NHA arrangements and therefore are excluded from the home-ownership market. 2. For those families unable to benefit from the home-ownership provisions of the Act, low-rental housing is necessary. But so far only a negligible supply of housing has been produced under the NHA in spite of a wide range of provisions. 3. Study of financing conditions in Vancouver would indicate that there are significant shifts away from the use of NHA. On the other hand, NHA loans continue to play a noticeable role in suburban areas of Greater Vancouver where suitable lot sizes and land costs can be found. k.. Evidence suggests that of late, more serious consideration is being accorded the problem of low-rental housing and public housing. The Minister assigned the task of overseeing the administration of the National Housing Act, has recently called attention to the plight of the many thousands of families who cannot obtain even minimal standard housing accommodation with public subsidy. In short, greater recognition is being given to the crucial role that the incomes of families play. But such a policy would have to show awareness of the fact that, since the federal resources available for housing are limited, allocation of federal funds should be in that area of housing in which greatest national welfare would result. However, the basic problem of effectively providing housing for low-income groups remains. Its solution will require more wholehearted effort on the part of the provincial government along the lines of the government of the Province of Ontario. But it is felt that the Federal Government can also show much more initiative. / Applied Science, Faculty of / Community and Regional Planning (SCARP), School of / Graduate

Between 19.51 and 1971 the population of Canada increased 50 per cent from 14.1 million to 21.5 million. Simultaneous with the increase, significant changes in the composition of the population were occurring. Age distributions shifted as the post-war baby boom matured. The non-family portion of the household stock increased from 13.3 to 18 per cent. Growing proportions of households were locating in the urban areas. However, there has been virtually no attempt to modify Canadian housing policy to better suit the changing population. Home-ownership and the single family dwelling continue to be encouraged. This thesis examines these and other demographic changes and analyses recent projections of the Canadian population in an attempt to determine the suitability of current housing policy in the light of possible future populations. While recognizing the limitations of using projections based on trends, until a better model is provided, this study illustrates the possibility that today's housing policy may be mis-shaping the housing stock for future populations if current trends continue. / Business, Sauder School of / Graduate

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The government has through many legislations initiated programs to provide housing for those who cannot afford housing in the private market. From 1945, the government has continuously tried to fulfill those housing needs and to improve living conditions. This thesis is an overview of the policies, programs and livability of low rental housing in Canada. / This study is divided into three parts. In the first part, there is a factual description of the circumstances and policies that have influenced the development of low rental housing since 1945. The second part assesses the demand and tenant characteristics for such housing. Three types of low income housing: public housing, low rental housing and cooperatives, are compared to measure their merits. The third part analyses the design criteria for such housing with reference to projects built in Montreal, Quebec. Tenants' opinions on what is satisfactory in housing projects are discussed and appropriate management policies are suggested. In the conclusion, government policies of the past, and some recent developments are summarized, and future strategies suggested.

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This paper attempts to determine whether changes have occurred in Canadians' preference for housing. To this end, it has been proposed to test the thesis that Canadians' taste for housing, as represented by the portion of income devoted to it, is in decline. Most of the literature on the subject deals with the housing expenditure-income relationship as it applies to the United States; much of this in turn describes the relationship in terms of elasticities. Although data with respect to the Canadian situation is largely restricted to one segment of the new housing .market, it has been deemed proper to begin to describe the Canadian housing-income relationship. Data concerning buyers of individually financed dwellings for owner occupancy under the National Housing Act were used to make intertemporal comparisons during the postwar period of several financial variables. The comparisons of variables were modified by means of a comparison of the incomes of families borrowing under the NHA and other non-farm Canadian families in similar circumstances in terms of size of family, age of head of family, tenure, and size of town of residence. The results of the analysis indicate that for NHA buyers, the ratio of house price to income has declined in value. A similar trend is evident from Statistics Canada data for all Canadian families. For NHA buyers the decline in the ratio of house price to income has been the result of a continuous decline in the percentage of income paid down on the dwelling and a recent decline in the ratio of mortgage amount to income. The decline in the ratio of mortgage amount to income is seen as an adjustment to higher interest rates, but the steady decline in the initial commitment is seen as evidence of a decline in preference for housing. / Applied Science, Faculty of / Community and Regional Planning (SCARP), School of / Graduate

In the field of planning and policy-making, there is often insufficient concern for the nature and patterns of decision-making in the private sector. It is felt that improved knowledge of these patterns would provide an additional significant input to aid policy-makers in the difficult task of assembling the most appropriate program from a host of available alternatives. To develop this theme, this thesis has focused upon private sector response to housing code enforcement as a tool for eliminating substandard housing and increasing the supply of standard housing for low income tenants. Two models of rehabilitation decision-making by absentee owners of multiple rental housing (i.e., house operating firms) are presented and operationalized. The first model assumes that a community does not enforce a set of minimum housing standards. Consequently, house operating firms are free to adjust their operating, replacement and remodelling expenditures, thereby raising or lowering the position occupied by their buildings in a distribution of rental housing quality. Since each position in this quality distribution generates a different level of rent, the firm must choose that position which maximizes profit from its building. In the case where minimum housing regulations are not enforced, this pattern of decision-making often implies the existence of a significant quantity of profitable substandard rental housing. Since firms in this instance are free to decide to operate their buildings at substandard levels without fear of prosecution, we have termed this the "unrestricted decision-making model." The second model, which we have described as the "restricted decision-making model," assumes that a housing code has been enacted and is strictly enforced. In this case, house operating firms owning substandard buildings have certain restrictions placed on their decision-making. These restrictions require that the firm either increase its expenditures on its building to raise the level of quality to a certain minimum standard or withdraw the building from occupancy. The result is that such firms face a potential loss in profit which they will attempt to minimize in their decision-making. An examination of the housing code enforcement experience of selected communities points toward a number of serious issues which must be resolved if such programs are to succeed in restricting house operating firm decision-making. These issues include administration, inspection, staffing, legal, land use and vacancy problems. All but the latter problem appear to be soluble, given the appropriate steps. However, under conditions of low vacancy rates in non-luxury rental housing, the strict enforcement of a housing code threatens to dislocate significant numbers of low income tenants. This undesirable outcome is to be expected according to the restricted decision-making model; however, it is contrary to the stated aims of code enforcement. To alter this outcome, it is contended that communities should concentrate on manipulating the important variables in the house operating firm decision-making process by introducing a range of policies into their code enforcement programs. In the final chapter of this thesis, then, certain policy alternatives are considered with respect to their potential impact upon the decisions of house operating firms, with the emphasis placed on stimulating rehabilitation where it might otherwise not occur. / Applied Science, Faculty of / Community and Regional Planning (SCARP), School of / Graduate

To what extent can the application of R-2000 and Advanced House energy standards to affordable housing be cost effective, and what are the most appropriate technologies for attaining this goal? / While the technology to construct energy efficient houses exists, whether or not this is economically feasible at the affordable housing level remains undetermined. The current lack of knowledge of the issues related to energy efficiency in lower cost housing is a significant barrier to change. / The study provides a survey of some of the potential upgrades available on the Canadian market and reviews the incremental cost, performance and potential for acceptance of various options. / While varying fuel prices and economic conditions across the country result in equally variant levels of cost effectiveness, it is found that the R-2000 preferred packages, when combined with an energy efficient mortgage (EEM) discount or 1/4 percent, are cost effective in all but one case investigated. Without an EEM, R-2000 upgrading is not cost effective in regions with low fuel prices. Incremental costs for meeting the Advanced House standard are relatively high, but upgrading to this level is found to be cost effective in Halifax (even without an EEM) and in Toronto and Vancouver with an EEM. R-2000 packages should prove acceptable to both builders and buyers, while Advanced House performance requires more significant changes in current practice but could be popular where it is cost effective. Energy efficient upgrading for affordable housing does not appear to be prohibitively expensive in Canada and an opportunity exists to make a significant impact on residential energy consumption. (Abstract shortened by UMI.)