On Housing & Development

May 11

2 min read

Written by: Dakota Cherry, Candidate for Ward 5, Guelph City Council

It is painfully clear that the current "build-more" approach to the housing crisis alone has not made housing more affordable in Guelph - or at least not at the pace that is needed. We cannot wait for the market to fix this problem but instead need immediate government supports.

Young people continue to be priced out of the housing market, while many existing homeowners struggle with rising property taxes and other housing costs. For seniors living on fixed incomes, these expenses can be far greater than they anticipated when they first purchased their homes.

Here is what I propose:

Ground zero: Helping people stay in their homes. I would advocate for property-tax relief for eligible lower-income seniors and people living with disabilities, drawing on Toronto’s Property Tax Increase Cancellation and Deferral programs. These programs offer qualifying residents relief from annual tax increases through cancellation or deferral (yes, you read that right!). Helping people remain safely and affordably housed protects their dignity and, at the same time, it is cheaper, according to studies, to keep people housed, through a 'Housing First' approach, than any other option.

1) Use every tool at Council's disposal to encourage development of affordable housing, as is evidenced in other municipalities. These policies, articulated by the Institute on Municipal Finance and Governance include ELIMINATING development charges and permit fees for proposals with a minimum threshold of affordable and deeply affordable options. In addition, providing community land trusts for social and nonprofit housing helps overcome the biggest barrier: price of land.

2) Monitor outcomes and respond to changing housing needs. As more student housing becomes available, we need to track how it affects the broader housing market. Purpose-built student housing could ease pressure on homes currently rented to students, potentially creating more opportunities for young families.

But we should measure those outcomes rather than assume they will follow. Council needs to monitor rents, vacancy rates and changing demand so that our policies respond to what residents actually need.

3) Make better use of existing homes and spaces. We also need to examine how existing homes and spaces can provide more affordable housing. Across Guelph, residents have converted basements into rental units or are exploring garden suites and tiny homes (see examples below). Why not direct more incentives and support toward residents willing to create homes with affordable rents?

Guelph’s Additional Dwelling Unit Grant provides a useful foundation. However, applications are now closed because all available funding has been allocated. I would advocate for renewed funding, clearer information and practical support to help residents navigate applications.

The housing crisis requires creativity, compassion and a willingness to rethink systems we have accepted for decades. My promise is to learn from solutions already working elsewhere and bring the best of them home to Guelph, while measuring whether they are making housing more affordable for the people who need it most.