1. home and garden

MAY 26, 2015
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Social Housing Administration
Presentation to
Middlesex County Council
May 26, 2015
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MAY 26, 2015
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Current Legislative Overview
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The Province designated London as a Consolidated Municipal Service
Manager (CMSM)
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Social Housing Reform Act, 2000 (SHRA) delegates the responsibility
for the administration of social housing to London as housing Service
Manager. The SHRA was replaced by the Housing Services Act, 2011.
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Louise Stevens is the Director of Housing, reporting to Sandra Datars
Bere, Managing Director, Housing, Social Services & Dearness Home.
MAY 26, 2015
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Provincial Legislation
The purpose of the Housing Services Act is,
(a) to provide for community based planning and delivery of housing
and homelessness services with general provincial oversight and policy
direction; and
(b) to provide flexibility for service managers and housing providers
while retaining requirements with respect to housing programs that
predate this Act and housing projects that are subject to those
programs.
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City/County Social Housing Agreement
This agreement between the County of Middlesex and the City of
London recognizes the City’s role as the Service Manager for the
delivery of social housing and sets out terms for cost-sharing and
accountability.
The agreement is based on criteria and principles established by the
Province, and it stipulates that the annual cost of the social housing
program will be allocated based on a combination of the actual cost of
social housing and the weighted average assessments of the City and
County.
Should any additional affordable housing units be created, the
municipal contributions to these units shall be borne by the host
municipality.
MAY 26, 2015
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Overview Of Role Of Housing Division
The City of London Housing Division is responsible for a system that:
• administers mortgage subsidies and rent subsidies;
• dispatches monthly subsidy cheques/direct deposits to Housing Providers;
• receives, reviews and evaluates annual financial reports of the Housing
Providers;
• assesses extraordinary financial requests of the Housing Providers;
• responds to requests for advice or guidance from Housing Providers;
• reacts and provides direction to requests for technical support from Housing
Providers;
• reviews Housing Provider operations to ensure compliance with the Housing
Services Act, its regulations and any rules allocated by the Service Manager;
• determines breaches of the housing service agreements and implements
remedies; and
• administers the Investment in Affordable Housing Program.
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Housing Access Centre
The Housing Access Centre (HAC) maintains individual Social Housing
Provider waiting lists as well as a consolidated wait list for rent-gearedto-income assisted housing.
HAC staff also determines the eligibility of any applicant household for
rent-geared-to-income assistance. The application software is webbased. Applications may also be made on-line.
Housing Providers choose their own tenants/members and do their own
tenant/member placement from their individual project waiting lists.
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Social Housing Portfolio For
The County Of Middlesex & The City London
The City of London as Service Manager is responsible for the following:
• 20 federal non-profits housing providers with 27 projects and 1357 units
• 16 cooperative non-profit housing providers with 16 projects and 1122
units
• 27 private non-profit housing providers with 37 projects and 1815 units
• 1 local housing corporation (public housing) with 32 projects and 3282
units (London & Middlesex Housing Corporation – LMHC)
• Approximately 489 rent supplement units currently with 75 private
sector landlords
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Public Housing
Before January 1, 2001, public housing units were owned by the Ontario
Housing Corporation and managed by the London & Middlesex Housing
Authority (LMHA).
The Social Housing Reform Act transferred responsibility for the ownership and
management of public housing to municipalities and the local housing authorities
were replaced by municipally controlled local housing corporations. The LMHA
became the London & Middlesex Housing Corporation (LMHC).
All public housing units are rent geared-to-income (RGI). Public housing was
built in the 1950's, 60's and 70's with the intent of meeting the housing
requirements of those in greatest need. In the late 1970's, the emphasis on
social housing construction was shifted from public housing projects to incomeintegrated non-profit and co-operative housing projects. Although the public
housing stock in our area is significantly older than the other social housing
components, it is well maintained and much less constrained by mortgage debt.
MAY 26, 2015
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Ownership
The Province of Ontario transferred the ownership of and responsibility for public
housing in London and Middlesex to the City of London. Management and
governance is provided by the London & Middlesex Housing Corporation.
The City is the sole shareholder of the London & Middlesex Housing Corporation
(LMHC). The Board of Directors consists of nine members and is responsible for
governing the public housing portfolio in London and Middlesex. The
membership of the Board of Directors is comprised of the following: one
appointee from County Council, one appointee from London City Council, and
seven appointees from the public at large. The London & Middlesex Housing
Corporation continues to be responsible for public housing property
management functions.
Non-profit and Co-operative Housing Providers will continue to own and manage
the housing units that they operate for social housing purposes.
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Co-operative Housing
Non-profit co-operative housing projects were built under a variety of federal and provincial
subsidy programs in the 1970's, 80's and early 90's. Co-operative housing projects are
owned and managed by their occupant members. Each project is comprised of a mix of RGI
and market rent units.
Many of the early co-op and non-profit projects were built under unilateral Federal programs.
In 1986 the Province took over the lead role in the development of social housing and in
1993 the federal government withdrew completely from new social housing development.
The housing co-operatives in the London and Middlesex area that were built under federal
housing programs without any participation by the province, continue to be funded by the
Canada Mortgage and Housing Corporation (CMHC) and administered a separate Agency
of the Co-operative Housing Federation (CHF) and are not part of the Federal/Provincial
Social Housing Agreement. Since these units have not become part of the provincial social
housing portfolio, responsibility for their funding and administration was not downloaded to
municipalities.
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Non-Profit Housing
Private non-profit housing projects were built under a variety of federal
and provincial programs from the late 1970's until July of 1995. At that
time, the provincial government withdrew from any further participation
in the funding of new non-profit and co-operative housing projects.
Non-profit projects were initiated by sponsor groups such as service
clubs, church organizations and ethnic groups and will continue to be
owned and managed by these groups after the transfer of social
housing is concluded. As is the case with co-operative housing, nonprofit projects offer both RGI and market rent units (usually a 70/30
split).
MAY 26, 2015
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Rent Supplement Program
The City of London Housing Division manages RGI units in privately owned
buildings administered through agreements with landlords under the Rent
Supplement Program. There are variations of the Rent Supplement Program:
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Strong Communities Rent Supplement;
Ontario Community Housing Assistance Program (OCHAP);
Community Sponsored Housing Program (CHSP); and
Commercial Rent Supplement.
Generally, in Rent Supplement, a tenant pays rent-geared-to-income and the
City of London subsidizes the difference between that rent and the market rent
for the unit. The City pays the subsidy directly to the landlord. The city has no
involvement in the landlord/tenant relationship, even though the landlord are
required to choose tenants from the centralized waiting list.
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Social Housing Addresses in County
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Chateau Gardens, 250 Tain St., Parkhill
Chateau Village Community Apartments, 250 Tain St., Parkhill
Hastings Manor Apartments, 251 Hasting St., Parkhill
Columbus Non-Profit Housing, 305 Oak Avenue, Strathroy
Gilzean Creek Housing Co-operative, 235 Park St., Strathroy
Strathroy & District Christian Retirement Assoc., 400 Dominion St., Strathroy
Caradoc Housing Corporation, 2500 Queen St., Strathroy
Strathroy & District Christian Retirement Assoc., Trillium Village II, 400 Dominion
St., Strathroy
Glencoe District Lions Non-Profit Housing, 240 Walker St., Glencoe
Wardsville Apartments, 206 Main Street, Wardsville
West Nissouri Non-Profit Seniors Complex, 21823 Fairview Road, Thorndale
Delaware Lions Non-Profit Apartment Corporation, 50 Young St., Delaware
MAY 26, 2015
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Social Housing Addresses in County
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Lucan Community Non-Profit Apartment Corporation, 271 Beech St., Lucan
Melbourne Housing Corporation, 21985 Melbourne Rd., Melbourne
Craigweil Gardens Senior Citizen Apartments, 221 Main St., Ailsa Craig
Craigweil Gardens Senior Nursing Home, 221 Main St., Ailsa Craig
Ilderton Community Non-Profit Apartments Corporation, 102 Kennedy Ave.,
Ilderton
LMHC, 49 Bella Street, Strathroy
LMHC, 125 Head Street, Strathroy
LMHC, 346-373 Penny Lane, Strathroy
LMHC, 2061 Dorchester Road, Dorchester
LMHC, 249 Ellen Street, Parkhill
LMHC, 157 Simpson Street, Glencoe
LMHC, 10 York Street, Newbury
LMHC, 7 & 9 Tucker St., 28 & 30 York St., 23 & 25 Broadway Street, Newbury
MAY 26, 2015
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Funding
Social Housing Provider project costs are benchmarked through legislation.
These benchmarks are derived from base year standards and annual indices
prepared by the Province. In addition to this form of operating subsidy, Housing
Providers receive a rent-geared-to-income subsidy.
The Ministry of Municipal Affairs & Housing legislates the following for the
Social Housing Providers in London and Middlesex:
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Benchmarked revenues;
Benchmarked operating costs;
Affordable mortgage payment;
Appropriate market rent index; and
Operating expense ratio.
The City of London also receives and allocates flow-through federal funding
under the provisions of the Federal/Provincial Social Housing Agreement.
MAY 26, 2015
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Statistics
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27% of all social housing projects/complexes and 5% of public housing units are
in the County
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Total 2015 social housing budget, including public housing = $23,293,350
County billing based on a negotiated combination of weighted assessment and
actual costs = $3,731,511
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235 applicant households (128 adult & 107 families) were waiting for units in the
County, as at April 30, 2015
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15% of new affordable housing units under the Canada-Ontario Investment in
Affordable Housing Program Rental component were allocated to proponents in
the County. The affordable home ownership assistance program is extended to
all County renters. 55% of the renovations for seniors and persons with
disabilities to-date have occurred in County households.
MAY 26, 2015
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Homeless Prevention & Housing Plan
Each Service Manager is legislated to have a 10 year plan to address housing and
homelessness, which:
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Provides an integrated summary of existing homelessness and housing strategies
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Focuses on goals and actions already developed and taking hold in our communities
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Builds on the experiences and considerations of the community including those with
lived experience.
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Outlines successes to date
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Reflects current work of the community
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Extends plans for the next decade through review and revision
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New Affordable Housing
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Affordable Housing refers to new housing solutions built since 2002, with low
and moderate rent.
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Funding support for new affordable housing relies on capital / upfront funding,
along with private contributions of the housing developers that reduces
mortgage costs, allowing for ongoing affordable rental.
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Affordable housing typically does not include ongoing government financial
assistance. It also refers to homeownership, home renovation and
supplements.
MAY 26, 2015
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Housing Development Corporation, London
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Result of 2 years of study, consultation and business planning
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Independent business corporation to advance development of affordable
housing across London and Middlesex
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Mechanism to achieve targets, engage partners, new funding
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Mechanism for social housing regeneration starting with local public housing
priorities
MAY 26, 2015
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Next Steps
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Incorporation of Housing Development Corporation, London
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Report on End of Operating Agreements
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Build a local mental health/addictions/housing/social services strategy
in conjunction with LHIN and community agencies.
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Await other actions from government:
– update long term provincial housing strategy
– LHIN plan for community addictions and mental health services
MAY 26, 2015
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Questions?
Contact:
Louise Stevens
Director, Municipal Housing
lstevens@london.ca
519-661-2500 X 5727
5. b - CC