Islands Trust Housing Needs Assessment – Phase 1

Extracted text (beginning)

Islands Trust Housing Needs Assessment – Phase I  
 
 
Presented by JG Consulting Services Ltd. 
Salt Spring Island, BC 
       August 2008 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Salt Spring Island’s Affordable Housing Continuum 
 
 
Emergency / Cold 
Weather Shelter 
Housing for the 
Homeless and/or 
Special Needs 
Housing for those 
at Risk of 
Homelessness 
Housing with 
Rental Assistance 
Market Rentals or 
Entry-level 
Homeownership 

SSI Housing Needs Assessment Phase I  Page 2 of 38 
Islands Trust Housing Needs Assessment – Phase I  
 
TA B L E   O F   C O N T E N T S  
I. Introduction          3 
 
II. Summary Conclusions         4 
 
III. Summary of Key Findings          5 
 
IV. Demographics 
1.   Age   9 
2.   Family Composition      12 
3.   Household Composition          14 
4.   Total Income       15 
5.   Family Income       16 
6.   Household Income       16 
7.   Income Distribution       17 
    
V. Housing Affordability 
1.   What is Housing Affordability?     19 
2.   Demographics and Housing Affordability       19 
3.   Households and Affordability     20 
 
VI. Housing Supply and Trends 
1.    Tenure and Supply       21 
2.    Type of Housing Supply          21 
3.    Condition of Housing Stock     22 
4.    Age of Housing Stock      22 
5.    Available Homeownership and Sales History   23 
6.    Single Family Homes Available     24 
7.    Land Values and Sales History     25 
8.    2004 Housing Survey      26 
9.    Market Rental Housing       27 
10.  Non-Market Rental Housing     27 
11.  Market Rental Rates and Rate History    28 
12.  Rental Housing in 2004 Survey     29 
13.  Suites and Cottages       30 
 
VII. Gaps in Housing Supply 
1. 
What are ‘Gaps’ in a Housing Supply?    31 
2. Perception of Housing Need on Salt Spring   31 
3. What is Core Housing Need?     32 
4. Core Need on Salt Spring       32 
5. What is Homelessness?          33 
6. Homelessness on Salt Spring     33 
7. Housing Affordability for Current Residents   34 
8. Affordability of Homeowner Supply     36 
9. Affordability of Rental Supply     37 
10. Specific Populations Identified for Further Examination  38 
 

SSI Housing Needs Assessment Phase I  Page 3 of 38 
Islands Trust Housing Needs Assessment – Phase I  
 
Presented by 
 
JG Consulting Services Ltd.  
August 2008 
 
I N T R O D U C T I O N  
 
Phase I of the Housing Needs Assessment is intended to represent a starting point (‘Phase I’) for the 
Salt Spring Island planned Housing Needs Assessment funded by the Real Estate Foundation, the 
Islands Trust and the CRD.  The goal is to present as much data and analysis as possible within a 
very short time frame, with a focus on what is relevant and critical for input to the OCP review 
regarding the current affordable housing situation on Salt Spring. 
 
The October 2007 Real Estate Foundation (REF) CIT grant application was used as a general guide, 
however, given the very tight timeframe to prov

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