Rethinking Housing: Creative Solutions for Guelph
Updated: 2 days ago
It is painstakingly clear that the current "build-more" approach to the housing crisis has not made housing more affordable in Guelph. Young people continue to be priced out of the housing market, while many existing homeowners struggle with property taxes that are significantly higher rates than neighbouring municipalities, according to BMA Management Consulting's 2025 study.
Some candidates present new development as the primary solution. However, Guelph has already approved 2,257 housing units so far in 2026, compared with 1,752 in 2025 and 1,623 in 2024 (as described here). At this pace, we are on track to meet the provincial goal of 18,000 new homes in Guelph by 2031.
For student housing in particular, several major projects have also been recently completed or are underway, including the conversion of Comfort Inn on Gordon and Harvard into student housing, the new residence on College Avenue, and the developments next to the Dairy Bush and at the intersection of Stone Road and Gordon Street.
Momentum is also building for non-student residents of Guelph, including with the proposed development at Clair Road West by Kiwi Newton, which could provide up to approximately 940 residential units, with up to one-third being earmarked for affordable housing. Habitat for Humanity's Speedvale Commons, a planned six-storey, 48-unit affordable housing development, will also contribute greatly to our supply.
Continuing to build more high-density housing without carefully monitoring outcomes and changes in demand could potentially lead to an oversupply, especially of certain types of residential units. This is particularly true for student homes as new federal policies capping international study permits have already led to lower enrollment rates.
I've spoken to many seniors who are "over-housed"; meaning, their homes are too large for them but there are no affordable options available to them to downsize. At the same time, young families are competing for single-family homes with developers who are purchasing them for the sole purpose of demolition.
As such, we must take a slower, more evidence-based approach to development, that balances diverse needs and opportunities, leveraging the following strategies:
Unlocking Existing Housing
Instead of focusing exclusively on new development, we also need to examine how existing homes and spaces can be used more effectively. Across Guelph, families have converted basements into rental units or are exploring options such as garden suites and tiny homes (see tasteful examples at the end of this article). Why not direct more incentives and tax relief toward these residents who want to create affordable housing, rather than allowing developers to monopolize the housing market?
A great example is a program recently announced by the University of Guelph that seeks to connect students with older adults for companionship and more affordable housing. This would simultaneously improve access to affordable housing and help alleviate the loneliness epidemic faced by seniors. Council could support these types of initiatives by introducing property-tax relief for eligible lower-income seniors and people living with disabilities, modelled after Toronto’s Property Tax Increase Cancellation and Deferral programs (yes, you read that right).
Supporting Safe, Legal Housing Options
Many residents turn to informal housing arrangements because the current system leaves them with few alternatives. Bringing an existing unit up to code can involve costly renovations, complicated approval processes, and utility upgrades. These improvements may also increase a property’s assessed value, resulting in a supplementary property-tax bill that can create another financial barrier.
The City should make it easier and more affordable for homeowners to obtain the necessary permits and approvals. Drawing on recommendations from the Guelph Energy Equity Action Plan, Guelph could establish a one-stop support program that helps residents navigate applications, identify qualified contractors and access available grants. Financial assistance should prioritize grants over loans, offer support on a sliding scale and reduce administrative barriers for lower-income homeowners.
This approach would bring more units into compliance while ensuring tenants have safe living conditions and the protections of a formal rental agreement.
For new builds, Guelph recently introduced a program that can help homeowners creating additional dwelling units. Eligible home owners constructing basement apartments, tiny homes, coach houses and laneway houses can receive between up to $60,000 in non-repayable grants to help cover infrastructure, utility upgrades and other eligible costs, provided the rental costs meet provincial affordability benchmarks. This is another great opportunity that many people are not aware of - an issue I hope to resolve through more proactive communication and regular updates to constituents.
Building a More Balanced Housing Strategy
Ultimately, Council has far more power than many people realize to improve housing options beyond approving large developments. We must build new housing where it is needed, while also empowering residents to create community-based solutions that make better use of the homes, spaces and relationships we already have.
The housing crisis will not be solved through one approach alone. It will require creativity, compassion and a willingness to rethink systems we have accepted for decades. My promise is not to reinvent the wheel, but to learn from solutions already succeeding elsewhere, bringing the best of them home to Guelph so we can truly make a difference.
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