Housing Needs and Demand Assessment

Queen Charlotte Heritage Housing Society
Funded by BC Housing and the Gwaii Trust Society
March 2018
Prepared by Co+Host
Acknowledgements
Daajing Giids The Village of Queen Charlotte is on the unceded territory of the Haida Nation.
This study was led by the Queen Charlotte Heritage Housing Society (QCHHS) and funded
by BC Housing and Gwaii Trust.
Thank you to all of the citizens, service groups, agencies and local business owners who
provided their invaluable input by participating in the focus group meetings (26 people),
key informant interviews (12 organizations) and survey (153 people). Personal identifiers
and the raw data from these engagements will remain confidential.
We would like to thank and acknowledge the following people for their assistance
providing some of the key background data that has been included in this report:
Ayla Pearson, Ministry of Forests, Lands, Natural Resource Operations & Rural
Development
Beverly Cowpar, Hecate Inn
Bonnie Olson, Islands Wellness Society
Ellen Foster, Northern Health Authority
Emily-Sky Collins, Haida Gwaii Higher Education Society
Ernie Gladstone, Gwaii Haanas/Parks Canada
Fisheries and Oceans Canada (DFO)
Fran Fowler, Seniors’ Club
Gail Russ, Ministry of Children and Family Development
Greg Martin, Village of Queen Charlotte
Hecate Strait Employment Development Society
Islands Wellness Society
Jennifer Bulbrook, Village of Queen Charlotte
Kerry Laidlaw, Northern Health Authority
Lori Wiedman, Village of Queen Charlotte
Nancy Hett, Spruce Point Lodge
Premiere Creek Lodge
Shelley Sansome, School District 50
Terry Gillespie, RCMP

Queen Charlotte Housing Needs and Demands Assessment 2018 1

Table of Contents
Visual Summary 5
Introduction 7
Purpose of the Study 7
Scope of the Study 7
Methodology 7
Data Quality 8
Survey Responses 8
Community Profile 8
Location 8
History 9
Government 10
Queen Charlotte Residential Land-Use 10
Local Economy & Labour Force 11
Tourism 13
Education 13
Healthcare 14
Population 14
Temporary Population 14
Family and Marital Status 15
Income 16
Current Housing Supply 17

Type of Dwelling 17
Housing Size and Composition 18
Housing Suitability & Conditions 19
Housing Satisfaction 21
Accessibility 22
Crowding 22
Tenure Types 22
Market Conditions 23
Current Affordable Housing Supply 25

Affordable Housing Societies 25


Queen Charlotte Heritage Housing Society 26
Queen Charlotte Housing Development Society 26
M’akola Group of Societies 26
Aboriginal Housing Management Association 27
Affordable Housing Stock 27
Major Employer Housing Stock 28
Attracting and Maintaining Qualified Employees 33
Short-Term Accommodation 33
Hotels, Motels and Bed & Breakfasts 33
Airbnb 33
Challenges 34
Non-resident Ownership 34
Social Networks 35
Community Planning 35
Student Housing 35
Current Affordable Housing Need 36

Housing Affordability 36
Invisible Homelessness 38
Seniors’ Housing Options 39
Transition and Group Homes 39
Emerging Housing Need 40

Future Housing Intentions 40
Existing Households Falling into Need 41
Downsizing 42
Aggregate Emerging Housing Need 43
Anticipated Housing Supply 43
Solutions 43
Affordable Housing 44
Housing Coordinator 44
Transition House 45
Airbnb Bylaws 45
Empty Home Strategy 45
Tax & Business Incentives 46
Create a Poverty Reduction Strategy 46


Land Leasing and Development 46
Non-resident Ownership 46
Student Residence 47
Alternative Housing Types 47
Education on Tenants’ Rights 47
Gap Analysis 47
Home Ownership 48
Rental Market 48
Seniors’ Housing 48
Affordable Housing 48
Conclusion 49
Appendix 50
Amended Census 50
Maps 51
Census Boundary Maps 51
Village of Queen Charlotte Map 53
Focus Groups 54
Service Providers 54
Residents of Queen Charlotte 62
Service Provider Clients 65
References 67
Definition of Terms 68


Daajing Giids / Village of Queen Charlotte
Housing Needs & Demand Assessment 2018
Summary
Purpose:
To develop a Housing Need and Demand Assessment for the Daajing Giids Village of Queen Charlotte that:
Assesses the current affordable housing need and supply;
Identifies emerging housing needs and the anticipated affordable housing supply.
The methodology included data collection and analysis, interviews, a public survey and focus groups.
Results from this project are available for other Haida Gwaii communities to access and use.
Current Situation Rental Housing

n 515 private dwellings; 66% own
n 411 occupied by residents. n 30% of respondents found their housing was either
expensive or very expensive, and that they struggled
80% single to pay each month.
detached private 34% rent n 33% of respondents agreed with the statement: “My
dwellings housing situation is unstable.”
n 8% were concerned with having to move as their
9% were mobile rental was also for sale
5% were dwellings n 12% were concerned that they would have to move
apartments with so their rental could be used as an Airbnb.
less than 5 storeys
Housing Suitability and Conditions Affordable Housing

n 45% of people reported living in 31-50 n Two non-profit housing societies, the Queen
year old homes. Charlotte Heritage Housing Society and Queen
n Homes that need repairs, have mold, rodents Charlotte Housing Development Society, run a
or other health and safety hazards are ten-suite subsidized apartment building, three
considered normal. family homes & a four-suite assisted-living facility.
n Homes go longer without repairs n Two off-island non-profit housing societies also
because of remoteness. operate here but the houses provided by these
n Low income residents especially live in organizations are poorly maintained, may be unsafe
unhealthy and unsafe housing. or unfit, several are empty and some have been sold.
n Waitlists are long and turnover infrequent.
Housing Market n Frequent “social admissions” to ER for a warm place
Top two barriers to buying a home: to sleep and a health meal.
n Lack of available housing stock (53%); n Concern about lack of long-term care beds due to
n Lack of a down payment (48%). lack of seniors’ housing and assisted-living.
Challenges Lack of
community
Limited
Availability
housing plan
Small, limited or
Non-resident negative social
ownership Cost
networks
Needs
Affordability Downsizing
Core Housing Need: Households that spend n 41% of respondents 65 years and older
more than 30% of their income on shelter. intended to downsize in the next five years.
Severe Housing Need: Households
Assisted Living
that spend more than 50% of their
income on shelter. n 33% identified that they would require assisted
living in the next five years.
In Daajing Giids Queen Charlotte according to:
the 2016 Census: the 2018 Survey: Uncertainty
n 19% of residents n 50% of respondents n Only 63% of respondents stated they were
were in Core said they were in certain that they would continue living in
Housing Need Core Housing Need Daajing Giids Queen Charlotte in the next year.
Emerging Housing Needs n Options for seniors downsizing into private

dwellings or into assisted-living situations;
n Improvements to the safety and suitability of n Subsidized, accessible housing that is safe,
existing housing; appropriate for family size, & easy to apply for;
n More rental options and affordable real estate n Short-term housing services including
options for young families & single people; shelters, transition houses and group homes.
Solutions
Highest priorities were: Alternative housing types
n Single/two-family rental homes n Container homes
n Affordable housing for low-income people n Apartments and condos
n Tiny home neighbourhoods
n Affordable homes for first-time buyers n Cooperative housing
Land leasing and development

n Land leases for cooperative housing & Education on
tiny home neighbourhoods tenants’ rights
n Develop underutilized areas of the
community (e.g. Forestry Hill)
Affordable
Poverty reduction housing
strategy Transition House
n South-end transition house for women
n Shelter/transition house for men
Airbnb n Youth group home Non-resident
bylaws ownership
Empty/unused taxes
Housing
Coordinator home strategy
The Village of Queen Charlotte Housing Needs CO+HOST

and Assessment was prepared by Co+Host in a facilitators’
The Queen Charlotte
March 2018, for The Queen Charlotte Heritage
collective Heritage Housing
Housing Society with funding from BC Housing. Society
Introduction
Purpose of the Study
With financial assistance from BC Housing Society and the Gwaii Trust Society, Co+Host
was contracted by the Queen Charlotte Heritage Housing Society in 2017-2018 to develop a
Housing Needs and Demands Assessment in the community of Queen Charlotte/Daajing
Giids. The objectives of this project include:
● Assess the current affordable housing need and supply

● Identify emerging housing needs and the anticipated affordable housing supply
Scope of the Study

Although affordable housing is a complex and islands’ wide issue on Haida Gwaii, the focus
of this study is on the Village of Queen Charlotte. Results from this project will be available
for other communities to access and can be used as a reference for future studies.
Methodology
The methodology used to develop this assessment include:
1. Data Collection and Analysis: demographic, economic, housing and additional data
from the 2016 census was used to understand the current context and trends that
relate to housing in Queen Charlotte.
2. Key Stakeholder Interviews: Key stakeholders were interviewed to understand
their views and perspective on the current and emerging housing needs and
demands in Queen Charlotte. As well as to gain quantitative data on existing housing
stock.
3. Survey: An online and paper survey was distributed to collect responses from the
general public to understand housing conditions, preferences and solutions.
4. Focus Groups: Key stakeholder focus groups were facilitated to capture more
in-depth information from residents, service providers and their clients.
Due to the lack of existing quantitative data for the Queen Charlotte Village, the study
primarily utilized qualitative data.


Data Quality
● Global non-response rate (GNR), short-form census questionnaire: 6.1%
● Global non-response rate (GNR), long-form census questionnaire: 4.8%
● The response rate for Queen Charlotte was 96.2%, comparable to the response rate
for the entire province, which was 96.5%.
● The 2016 population and dwelling counts census data for Queen Charlotte was
amended February 15th, 2018.The analysis in this document utilize the original
numbers. Amendments to the numbers are acknowledged in the document.
● There were a total of 153 survey participants, 128 of which lived in Queen Charlotte.
This equates to a 15% of the Queen Charlotte population. The remaining 45
respondants lived in surrounding communities.
● There were a total of 26 participants in the focus groups.
● There were a total of 12 key informant interviews.
Survey Responses
The Queen Charlotte Housing Survey had a total of 153 respondents, 128 of whom reported
that they lived in Queen Charlotte. All analyses were conducted on only those respondents.
The sample was predominantly female at 71.65% and was clustered towards the middle
age brackets, with 5% being 24 years or younger, 34% being 25 to 34, 20% being 35 to 44
and 31% being 45 to 64. Response rates were low for seniors at 9% of the sample.
Respondents were well-educated, with 65% having at least college education. Almost half
were employed full-time.
Community Profile
The majority of the community demographic data was sourced from the 2016 Stats Canada
census.
Location
Haida Gwaii is an archipelago of over 150 islands, 100 km off the northwest coast of British
Columbia. Haida Gwaii has a population of approximately 4,200 (Census, 2016). The
majority of the population resides on Graham Island in the following communities: Queen
Charlotte, Skidegate, Tlell, Port Clements, Masset, Old Massett and Tow Hill, with 340
individuals living in the community of Sandspit on Moresby Island.


This study is focused on the Village of Queen Charlotte (see Appendix – Map of Queen
Charlotte). The land area of the Village of Queen Charlotte is 35.63 square kilometers and
the population density is 23.9 people per square kilometer (Census, 2016).
The Village of Queen Charlotte is connected to the other Graham Island communities by
Highway 16 and to the community of Sandspit by BC Ferries daily operations to Moresby
Island. The village is bound by Bearskin Bay and embankments of Crown land on either
side(see Appendix – Map of Queen Charlotte). Many of the low-lying homes are built inside
the tsunami flood zone. The steepness of the hills poses challenges for further road and
residential construction.
History
The Village of Queen Charlotte is located in Haida Gwaii, the unceded traditional territory
of the Haida people, on the site of the Haida village of Daajing Giids. Haida people have
occupied Haida Gwaii since time immemorial. The pre-contact population numbered in the
tens of thousands in several dozen villages dispersed throughout the archipelago. During
contact, the numerous Haida communities of Haida Gwaii were decimated by smallpox and
other infectious diseases and many of the survivors relocated to the current-day
communities of HlG̱aagilda (Skidegate) and G̱aw (Old Massett). The Haida population is
concentrated in these two main communities, but members also reside in every other
community on Haida Gwaii.
The settler community of Queen Charlotte was founded in 1908 when the North American
Timber Holding Company built a sawmill in the area. Logging and mining opportunities led
to rapid development and by the end of 1909 the community boasted a hospital, two hotels,
a newspaper and a large number of stores. Commercial fishing brought in further
development through the 1920s and 1930s, bolstering the booming timber industry
through to the 1980s. Conflict over logging practices, old-growth clear-cuts and Haida land
rights came to a head during the blockade on Lyell Island in 1985, signaling a downswing to
the frantic pace of the logging industry and allowable cut in the mid-1980s that continues
to this day. The economy of Haida Gwaii has been slow to recover; the Village of Queen
Charlotte is now primarily a community of government, service and tourism-based
industry, and draws much of its newer population from urban areas across Canada (Dalzell,
Kathleen. The Queen Charlotte Islands, Vol 1: 1774-1966. 1993). In the 2016 Census, the
Village reported a population of 864, with an average age of 43.9 years (Statistics Canada
has since amended the total population to 884).


Government
The Village of Queen Charlotte is a municipality located at the south end of Graham Island.
The Village is governed by an elected Council that includes a Mayor and four Councilors.
Currently the village is pursuing the following targets in the 2018 - 2022 Strategic Plan:
● Update the Official Community Plan, Zoning, Building, and Subdivision Bylaws and
applicable policies to ensure that they support our vision of a sustainable and
affordable community
● Support the creation of Zoning that would enable tiny home pocket neighborhoods
● Work with local housing societies and BC Housing to conduct a housing needs
assessment
Queen Charlotte Residential Land-Use

In April of 2017, the Village of Queen Charlotte held an OCP and Bylaw Review Open House
and discussed different options for Residential Land-Use. Below is a list of some of the
residential land-use options that were explored:
● Tiny Home Pocket Neighbourhoods;
● Float Home Subdivision;
● Rental Standards: Work with property owners to develop basic standards for rental
accommodations;
● Tourist Accommodations: Allow vacation cottages and B&Bs to be in separate
buildings;
● Tourist Accommodations: Allow permitted private property camping in all zones
except Resource Management (RM);
● Conservation-Style Subdivisions: Homes are grouped together and natural features
such as streams, wetlands, and forests are preserved for the neighborhood to enjoy.
Possible only in Rural Residential (RR) zone;
● New Rural Oceanfront Zone: Accommodate current non-conforming uses and allow
oceanfront lots to be subdivided into lot sizes smaller than 1 hectare (2.4 acres) in
the Rural Residential (RR) zone.
Tiny Home Neighbourhoods were discussed, with 55% of attendees stating that it would be
a good idea, and 40% of attendees stating that it has potential. The advantages of such a
model were that it provided increase housing choices and provided additional income for
landlords. There were concerns about the potential property tax implications for owners of
larger residential lots, and whether or not the homes should be moveable (OCP and Bylaw
Review Open House, 2017).


Secondary suites were discussed, and 91% of attendees were interested. In addition, float
home subdivisions were discussed, with 58% of attendees in favour of float homes, with
42% stating that it was a bad idea and raised concerns around dock infrastructure
implications, water treatment, and tsunami risks.
Stemming from this engagement, the Village Council has worked to develop Zoning Bylaws
that create the opportunity for private landowners or developers to rezone properties for
tiny home pocket neighborhoods or conservation style subdivisions, enable private
property camping, and support a variety of rental housing options.
Local Economy & Labour Force

In Queen Charlotte, of the 705 individuals aged 15 years and over, there are 520
individuals in the labour force, with a 7.7% unemployment rate. This is lower than the
North Coast Regional District unemployment rate of 12.3%. The highest unemployment
rate is seen in youth aged 15-24 at 20%. Of the 70 individuals aged 65 and over, 100% are
currently employed.
Table 1. Labour Force Status. Queen Charlotte labour force status data from 2016 Census, Stats Canada
Labour force status Total 15 to 24 25 to 64 65 and over
Total population aged 15 years and over 705 80 480 155
In the labour force 520 50 400 70
Employed 485 45 370 70
Unemployed 40 10 35 0
Not in the labour force 185 30 80 85
Participation rate (%) 73.8 62.5 83.3 45.2
Employment rate (%) 68.8 56.3 77.1 45.2
Unemployment rate (%) 7.7 20 8.8 0
The primary industries of employment in Queen Charlotte are healthcare and social
assistance, public administration and retail trade (Table 2). Of those employed, 20.8% are
in sale and service. As well, Queen Charlotte has a high number of management, business,
health, education and government services positions (Table 3). On Haida Gwaii, Queen
Charlotte is the base for many government services head offices.
Table 2. Employment by Industry. Queen Charlotte, Industry - North American Industry Classification
System (NAICS) 2012, 2016 Census, Stats Canada.
Queen Charlotte
Industry Sectors


Number %
Total - Industry - North American Industry Classification System (NAICS) 480 100
2012
Agriculture, forestry, fishing and hunting 45 9.4
Mining, quarrying, and oil and gas extraction 0 0
Utilities 0 0
Construction 10 2.1
Manufacturing 10 2.1
Wholesale trade 10 2.1
Retail trade 60 12.5
Transportation and warehousing 30 6.3
Information and cultural industries 0 0
Finance and insurance 15 3.1
Real estate and rental and leasing 0 0
Professional, scientific and technical services 30 6.3
Management of companies and enterprises 0 0
Administrative and support, waste management and remediation services 25 5.2
Educational services 45 9.4
Health care and social assistance 85 17.7
Arts, entertainment and recreation 40 8.3
Accommodation and food services 20 4.2
Other services (except public administration) 0 0
Public administration 50 10.4
Table 3. Employment by Occupation Category. Queen Charlotte Village, Occupation - National Occupational
Classification (NOC) 2016, Census, Stats Canada
Queen Charlotte
Broad occupational categories Number %
Total labour force population aged 15 years and over by occupation - 480 100
National Occupational Classification (NOC) 2016 - 25% sample data
Management occupations 50 10.4
Business, finance and administration occupations 65 13.5
Natural and applied sciences and related occupations 40 8.3
Health occupations 50 10.4
Occupations in education, law and social, community and government 55 11.5


services
Occupations in art, culture, recreation and sport 25 5.2
Sales and service occupations 100 20.8
Trades, transport and equipment operators and related occupations 70 14.6
Natural resources, agriculture and related production occupations 30 6.3
Occupations in manufacturing and utilities 0 0
Tourism
In recent years, Haida Gwaii has seen steadily increasing publicity throughout Canada and
the world, including features in large newspapers, being named a leading tourism
destination in Lonely Planet, and serving as the focal point of several documentaries
including Director Charles Wilkinson’s Haida Gwaii: On the Edge of the World which won
several large awards in 2015 and 2016. Though tourism numbers are hard to capture,
there is anecdotal evidence that this increased publicity has corresponded with an increase
in tourism, especially in Queen Charlotte which is accessible by both ferry and plane, and is
the close to the Gwaii Haanas National Park Reserve, National Marine Conservation Area
Reserve, and Haida Heritage Site. Over the past three years, the community has seen an
increase in tourism-related companies including two kayak guiding and rental companies,
a large increase in the number of Airbnb’s, and some turnover of existing hotels and
companies to younger community members who are interested in expanding them.
Tourism is limited by the availability and affordability of travel to the archipelago, which is
only accessible by ferry or seaplane from Prince Rupert or by plane from Vancouver but
tourism is quickly becoming one of the major industries in Haida Gwaii. The accessibility of
websites like Airbnb for homeowners as well as tourists has had a visible impact on the
rental and housing market, with increasing numbers of dwellings being transitioned from
year-round rentals to vacation rentals, purpose-built vacation rentals and speculation from
non-residents buying vacation homes.
Education
School District 50 provides kindergarten through grade 12 education to the communities of
Haida Gwaii. Students travel off-island for post-secondary education. There is also an
independent school, the Living and Learning School, and home school options. Distance
learning is offered through Northwest Community College and periodic trades training
from off-island providers. The Haida Gwaii Higher Education Society (HGHES), in
partnership with the University of British Columbia, provides university semester
programs for on- and off-island students in natural resource management and


reconciliation studies. The natural resource management studies are based in Skidegate
with students residing in Queen Charlotte and Skidegate.
Healthcare
There are two Northern Health Authority hospitals and General Practice clinics on-island:
Haida Gwaii Hospital and Health Centre—X̱aayda Gwaay Ngaaysdll Naay in Queen Charlotte
and the Northern Haida Gwaii Hospital and Health Centre in Masset, both of which also
have pharmacies. Northern Health also runs satellite clinics in Port Clements and Sandspit.
There are two First Nations Health Authority Health Centres, one in Skidegate and the
other in Old Massett. Dental care is provided by a private practice in Queen Charlotte and
through both the Skidegate and Old Massett Health Centres.
Population
The Village of Queen Charlotte has experienced a population decline of 9.7%, from 944
individuals in 2011 to 884 in 2016 (amended, Census 2016). This is in contrast to the rest
of BC and Canada, which has seen overall population growth in the same time period. This
decline is most prominently seen at the 0-14 age range with a 27.3% decline in individuals
aged 0-14 from 2011 to 2016. In contrast, from 2011 to 2016 Queen Charlotte experienced
a 57.1% increase in population 65 and older, with approximately 35 people aged 80 and
over. In 2016, there were 120 children aged 0 to 14 and 165 persons aged 65 in Queen
Charlotte, representing respectively 14.1% and 19.4% of the total population. Queen
Charlotte has an average age of 43.9 years, compared to the average age in Canada of 41
years. People of working age (15 to 64) represent 66.5% of the total population.
Temporary Population
Due to the seasonality of some industries and the lifestyle of many residents, Queen
Charlotte experiences a transient population that rises and falls throughout the year as a
result of the following:
● Tourists primarily May - September
● Seasonal employment in tourism
● Seasonal employment in forestry: silviculture and non-timber forest product
industries
● Haida Gwaii Higher Education Society students and staff, September - May
● Rural health practitioners, locums and students throughout the year
● Infrastructure projects such as the construction of the Haida Gwaii Hospital and
Health Centre – X̱aayda Gwaay Ngaaysdll Naay that employ off-island contractors
● Lifestyle choices of residents


Individuals from any of the above situations may transition to long-term/permanent
population. Additionally, it is not uncommon for long-term residents to uproot and move
off-island for health services, proximity to family, or work/education opportunities for
themselves or their children.
Family and Marital Status

In Queen Charlotte, 59.6% of the total population aged 15 and over were either married
(37.0%) or living with a common-law partner (22.6%) (Table 4.) The remaining 40.5%
were not married and not living with a common-law partner, including those who were
single (never-married), separated, divorced or widowed (Census 2016)
Table 4. Marital Status. Total Marital status for the population aged 15 years and over (730 people total) in
Queen Charlotte.
Marital Status Number of

People
Married or living common law 435
Married 270
Living common law 165
Not married and not living common law 295
Never married 170

Separated 15
Divorced 65
Widowed 40
In the 2016 Census, Queen Charlotte reported a total of 395 private households, of that
there 240 one-census family households and 155 non-census family households. Statistics
Canada has since amended the total number of private households to 411. One-census
family households are households that include either a couple with children or a lone
parent and his or her children. Other persons related or unrelated to the census family may
also be present. From 2011 to 2016, Queen Charlotte has experienced a decline in the
number of multi-generational households and a rise in the number of non-census family
households of two or more persons.
Table 5. Household type. Breakdown of household type of the 395 private households occupied by usual
residents in Queen Charlotte.


Household Type Number of
Households
1
Total Private Households 395
One-census-family households 240
Without children in a census family 115
With children in a census family 125

Multiple-census-family households 0
Non-census-family households 155
One-person households 140
Two-or-more person non-census-family households 15
Income
In 2015, the median total income of households was $69,120 (Census, 2016) and 125
2
persons (15.1% of persons) lived on low income . In 2015, 60.0% of households in Queen
Charlotte contributed to Registered Retirement Savings Plans (RRSPs), Registered Pension
Plans (RPPs), or Tax-free Savings Accounts (TFSAs), which is lower than the number of
British Columbia households (64.2%) and households contributing nationally (65.2%).
In 2015, couple’s income equally was broken down as follows:
● 40.5% of couples in Queen Charlotte had fairly equal incomes

● Men had higher income in 35.7% of couples and;
● Women had higher income in the remaining 21.4% of couples.
In 2015, the median total income of couples in Queen Charlotte was $97,024 which is
higher compared to $87,688 for all couples in Canada. The median income of
higher-income partners in 2015 was $61,824 and the median income of lower-income
partners was $28,864. Comparatively, the median total income of one-person households
in 2015 was $30,016.
1
The amended private household count is 515 private dwellings, with 411 occupied by usual residents,
Census 2016 amendment February 2018
2
Low-income status is determined based on low-income measure, after-tax (LIM-AT). For a one-person
household, the after-tax low-income measure (LIM-AT) was $22,460 in 2015. For larger households, this
amount was adjusted upward by multiplying it by the square root of household size. Persons in a private
household with after-tax income below this threshold were considered to be in low income (Census, 2016).


Current Housing Supply
Type of Dwelling
In 2016, there were 515 private dwellings in Queen Charlotte, 411 private dwellings were
occupied in Queen Charlotte by residents (amended, Census 2016) and 104 dwellings were
not occupied by residents. Single-detached houses represented 79.7% of all occupied
private dwellings in 2016, with no apartments with five or more stories. Of the occupied
dwellings, 8.9% are mobile dwellings.
Table 6. Type of Dwelling. Distribution of occupied private dwelling by structural type of dwelling, Queen
Charlotte (Village), 2016
Type of Dwelling Distribution of

Occupied Dwellings
Single Detached Homes 79.7%
Apartments with fewer than 5 5.1%

stories
Apartments with 5 or more 0%

stories
Apartments in a duplex 2.5%
Row Houses 1.3%
Semi-detached Houses 0%
Mobile Dwellings 8.9%
Other Single Attached Homes 2.5%
Other types of dwellings include float homes, boats and living in a tent/car. Currently there
are several live-aboard boats in the Queen Charlotte Harbour. In addition, in response to
the shortage of affordable housing individuals refurbish buses to live in or rent as
accommodation in Queen Charlotte or in surrounding communities. As well, in response to
adequate housing people have lived on friends’ lawns in vans or tents, or have chosen to
live off-grid either in town or in the surrounding area.


Of survey respondents, just under 40% reported they rented their home, 52% owned, 2%
lived with family and 6% were unstably housed.
Housing Size and Composition

The predominant housing type in Queen Charlotte from survey results was a single-family
dwelling (68%), with roughly 20% of respondents living in duplexes, apartments, suites or
cabins. Homes are relatively large, with 38% of respondents having three bedrooms
(Figure A).
Homes are also relatively well equipped, with over 95% having hot and cold running water,
flushing toilets, a bathtub and/or shower, complete kitchen facilities, electricity and heat.
The majority of homes in Queen Charlotte were built in the 1970s and 1980s and 26% of
respondents reported their homes were 21 to 30 years old, with 45% reporting their
homes were 31 to 50 years old.
Though the majority of respondents lived with family members when asked why they live
with other people, 4.31% of respondents reported that they live with other people because
they do not have other housing options.


Housing Suitability & Conditions
Overall, the community standard for homes in Queen Charlotte was described as lower
than that of other communities, as described by social service staff in Queen Charlotte.
Homes that are in need of repairs, have mold, rodents or other health and safety hazards
are considered normal. Many service providers expressed feelings of frustration and
despair at the standards of housing their clients were living in and stated that even among
the less vulnerable population, standards are often much lower than other communities
they have worked in. Conditions make stable, safe daily living challenging for residents and
can pose hazards to service providers entering homes. In Queen Charlotte, 13.9% of people
reported that their dwelling was need of major repairs with 2.5% reporting that they lived
in an unsuitable household (Census 2016).
From the Housing Survey, overall, there is a general sense that many of the homes in Queen
Charlotte require repairing. Many homes will require minor and major repairs in the next
two years with respondents stating that walkways and driveways, doors and window
frames, porch and exterior siding will need repairs (Table 7).
Repairing homes in Queen Charlotte can take significant time and expense related to
ordering and receiving supplies from off-island. Many homes go without repairs longer
than they would otherwise, due to their location on Haida Gwaii. Some of which become
unlivable due to poor upkeep by the property owner.
Individuals stated purchasing a home that is not move-in-ready and has significant repairs
can be a barrier for individuals without the skill-set to do the major repairs themselves or
the financial means to pay for a contractor to do the repairs. Individuals purchasing a home
understand that they will likely have to undergo major or minor repairs. In addition, homes
for sale with major repairs can make it difficult to get a mortgage approved, or add to the
expense due to the need to apply for a building repairs loan at the same time. This can
create a barrier in ensuring that empty houses become lived in. If a home is inspected and
the repairs are costed out, however, some lenders will consider a mortgage for the
purchase as well as repairs.
Table 7. Home Repairs. Homes requiring major and minor repairs in the next two years
Major Repairs Minor Repairs No Repairs I don't know N/A
Chimney 8.80% 24.80% 30.40% 11.20% 24.80%
Roof 14.40% 21.60% 36.80% 23.20% 4.00%
Doors and window frames 19.38% 37.21% 23.26% 16.28% 3.88%


Foundation 9.92% 11.45% 41.98% 30.53% 6.11%
Plumbing 9.38% 31.25% 32.03% 22.66% 4.69%
Stairs 6.15% 24.62% 43.85% 17.69% 7.69%
Interior walls 8.46% 33.85% 39.23% 16.15% 2.31%
Exterior siding 9.38% 39.06% 28.91% 20.31% 2.34%
Porch 20.45% 26.52% 30.30% 14.39% 8.33%
Walkways/driveway 17.97% 35.16% 23.44% 17.19% 6.25%
Due to the climate and location of Queen Charlotte, mold is frequently found in homes
around window sills, bathrooms and poorly ventilated walls. Approximately 13% of survey
respondents stated that they agree or strongly agree that they live in unhealthy conditions
(Figure B). In addition, 5% of survey respondents stated they feel unsafe in their home
(Figure C) and 2.25% feel unsafe in their neighbourhood (Figure D). Rats, an invasive
species on Haida Gwaii, have infested homes and properties along with other rodents. This
has posed a health, safety and fire hazard in some homes, with one individual reporting
that the rats chewed through her electrical wires, causing power outages and brown outs.


Services providers expressed that this situation is most apparent in homes their clients live
in. One service provider noted that the health impacts of unsuitable housing are far
reaching. Prolonged exposure to black mold, which is prevalent in many homes in Queen
Charlotte, exacerbates lung disease and can results in allergies. Moisture management can
be a challenge for any homeowner and this is only complicated by mental health and
substance use challenges, limited mobility and lack of resources. There is real reticence
amongst the renting population to pressure landlords to address issues in housing due to
fear of eviction or degradation of relationships with landlords.
Housing Satisfaction
In general, survey respondents were relatively satisfied with their current housing
situation, though just under 30% rated their satisfaction between neither satisfied nor
dissatisfied and very dissatisfied (Figure E).


Accessibility
Of the 7.5% of survey respondents that stated that they required specialized access or
equipment in their homes, 75% also stated that those needs are not being met by their
current housing. Respondents noted that their primary concern was the number of stairs.
Wheelchair accessible homes are limited, and individuals rely on their spouses/family for
support.
Crowding
Overall, the majority of homes were not overcrowded.
● 90.89% said no, their home is not overcrowded
● 6.56% said their home was somewhat overcrowded
● 2.46% yes, their home is overcrowded
No seniors 65 and over reported experiencing overcrowding.
Tenure Types
In Queen Charlotte, 54.55% of survey respondents reported they owned their homes, with
the remaining 45.45% indicating they did not. This is slightly lower than the 2016 Census
findings, which showed 65.8% of households were home owners (Table 8). There are no
cooperative housing options in Queen Charlotte. Individuals have lived in rental properties
longer than they would have liked to, due to lack of available homes to purchase; 59% of
survey respondents reported they are interested in buying a home in the two years.
Table 8. Number of households occupied by owner or renter in Queen Charlotte, Census 2016


Number Percentage
Total Households 395 100
Owner 260 65.8
Renter 135 34.2
Band 0 0.0
Market Conditions
“
33% of respondents agreed with the statement
‘My housing situation is unstable.’

Tracking the rental and for sale housing market on Haida Gwaii can be a challenge as many
homes are advertised by word-of-mouth. The main resources for listings that make it to
public forums are a Facebook Buy-and-Sell page and the Haida Gwaii Trader
(www.haidagwaiitrader.com). On December 5, 2017, of the 27 real estate and rental
listings on the Haida Gwaii Trader, seven listings were in Queen Charlotte. Of these seven,
one was a home for sale (3-bedrooms listed at $249,000), one was a serviced lot for sale
(listed at $90,000) and five were rentals, ranging from a bachelor to a 3-bedroom. Rent
ranged from $690 to $1,300/month. On March 20, 2018, of the 31 real estate and rental
listings, only two were in Queen Charlotte: one 3-bedroom home for sale for $249,000 and
one a short-term rental (available to April 30) for $850/month. There were an additional
two rental properties available in Skidegate, which is approximately 10km from Queen
Charlotte, both listed at $1,200/month.
Houses are usually sold by owners but occasionally through real estate agents. On
December 5, 2017, there were four listings for homes for sale on Haida Gwaii, one of which
was in Queen Charlotte, a 4-bedroom home listed for $279,000. The other three homes
were in the Village of Masset. On March 20, 2018, there were four listings for Haida Gwaii,
all of which were in Masset (www.realtor.ca).
Participants in all three focus groups discussed rapidly changing rental and real estate
markets in Queen Charlotte over the past five or so years. The building of the new Haida
Gwaii Hospital and Health Centre – Xaayda Gwaay Ngaaysdll Naay from 2014-2017 brought


in a large number of off-island workers and has been implicated in a rapid decrease in
available housing and increase in rental prices.
Participants reported paying $400-600 per month for a one- or two-bedroom dwelling in
2012/2013 and now paying closer to $1000-$1200 per month for similar dwellings.
Similar experiences of increasing scarcity were shared in the real estate market, with
newer homeowners saying they felt that they had bought at just the right moment, while
there were still homes available to buy. Renters who were looking to buy said they felt they
had “missed the boat,” and that there had not been sufficient numbers of homes on the
market for quite some time. Participants reported knocking on doors and calling people
they knew “out of the blue” to ask if the homeowners were or would consider selling. There
was also much discussion of the challenges with housing prices in Queen Charlotte;
participants who were looking to purchase homes stated that the homes they had looked at
were often listed for more than they are appraised for and this is challenging for first-time
buyers and those who are not able to leverage funds beyond the mortgage for the
appraised value. Survey participants who were interested in buying a home reported their
top two barriers were lack of available housing stock (53%) and lack of a down payment
(48%).
Survey results showed that 12% of renting households paid $300-599 monthly, 42% paid
$600-899 and 25% paid $900-1199 (Figure F). Survey results showed that 30% of
respondents found their housing was either expensive or very expensive, and that they
struggled to pay each month.


Rental housing in Queen Charlotte can be somewhat unstable. It is not uncommon for
renters to not have a rental agreement and 25% of renting survey respondents indicated
that was the case in their home. Of those who did have rental agreements, 41% indicated it
was month-to-month, 12% had a six month agreement and 19% had a year or longer.
Additionally, 33% of respondents agreed with the statement “My housing situation is
unstable,” 8% were concerned with having to move as their rental was also for sale and
12% were concerned that they would have to move so their rental could be Airbnb’ed.
Current Affordable Housing Supply

Affordable Housing Societies
There are two off-island non-profit affordable housing societies that have operated in
Queen Charlotte: M’akola Group of Societies and Aboriginal Housing Management
Association (AHMA). There are two non-profit housing societies in Queen Charlotte that
are operated by the same Boards on-island: Queen Charlotte Heritage Housing Society and
Queen Charlotte Housing Development Society. The fundamental purpose of both Queen
Charlotte societies is to provide affordable housing for seniors, disabled people and those
with low to moderate incomes in Queen Charlotte and on Haida Gwaii.
Non-profit affordable housing societies on Haida Gwaii face funding challenges due to the
end of federal housing subsidy agreements as the mortgages on their homes end. This
timeline varies mortgage to mortgage. These agreements have helped social housing
providers offer lower rents to people living on low incomes. Most of the agreements are
tied to 35-year mortgages that were offered by the Canada Mortgage and Housing
Corporation (A. Hudson, 2016). When these mortgages are paid off, the societies will and
have lost their federal subsidies. These societies will need to determine how they can still
offer affordable housing or rent geared to income, and still cover their expenses. Some
societies are raising rents, selling properties or looking for alternative sources of revenue.
Service providers expressed appreciation for the services offered by both the Queen
Charlotte Heritage Housing Society and Queen Charlotte Housing Development Society but
also noted that waitlists are long and turnover infrequent. There is a greater need than is
being met by these societies. Service providers discussed individuals currently in hospital
care who could not be released due to insufficient housing to return to, and also the
frequency of ‘social admissions’ where individuals seek admission through the Emergency
Room for a warm place to sleep and a health meal. There is also a great deal of concern


about pressures on long-term care beds acting as long-term housing for individuals who do
not truly need the level of care provided there.
Relations with both M’akola and AHMA have been challenging for many years and service
providers reported high levels of frustration with both organizations. Houses provided by
these organizations are poorly maintained and may be unsafe or unfit. Several are empty
and the application process is a substantial barrier to vulnerable clients who may not have
Internet or a phone. Individuals that are seeking affordable housing from these
organizations reported that they need to be their own advocates with these societies. They
also criticized the housing societies in providing housing to individuals that do not meet
the criteria.
Queen Charlotte Heritage Housing Society

Queen Charlotte Heritage Housing Society (QCHHS) was incorporated in 1982 to build and
operate a Heritage House, a 10-suite, independent-living, subsidized building for seniors
and those with disabilities. Six units are currently occupied by seniors and four by people
with disabilities. QCHHS has an agreement with BC Housing to subsidize tenant rents in
this building. Over the years they have added three family homes that are rented to
low-income families, and a small office building. The office building was leased to Northern
Health Authority (NHA) but, as they were moved into the new hospital, QCHHS is currently
looking for funding to convert it to affordable suites as the NHA has now moved out.
Queen Charlotte Housing Development Society

QCHHS’s sister organization, the Queen Charlotte Housing Development Society, was
incorporated in 2005. It built and operates Martin Manor, a four-suite assisted-living
facility for seniors. This building has a subsidy agreement with BC Housing. There is also an
agreement with Northern Health to assist with funding and operations. Applicants to
Martin Manor are screened and assessed by Northern Health.
M’akola Group of Societies
“
M’akola is in the process of divesting of its houses in
Queen Charlotte and has sold three in the past five years,
with intentions to sell five more in the next five years.
This has become a contentious issue within the


community, as homes designated for affordable housing
are being sold at market rates and are not being
advertised locally.
M’akola’s mandate is to provide appropriate and affordable homes for Indigenous

communities in BC, with housing spanning Vancouver Island and Northwest BC. The
M’akola group includes both M’akola Development Services and the M’akola Housing
Society. Though M’akola has operated housing in Queen Charlotte and Masset for many
years, these homes are not listed on their website and the organization does not have staff
in Haida Gwaii. Criteria for application to homes is somewhat dependent on the operating
agreement particular to the dwelling, which is arranged through CMHC or BC Housing.
Typically, criteria include affordability and family size and aim to fall in line with the
National Occupancy Standards. M’akola receives an average of two to five housing inquiries
in a six-month period. Some of their homes remain unoccupied due to their condition as the
costs to upgrade the units exceeds the organization’s financial capacity (Kevin Albers,
personal communication, March 19h, 2018). M’akola is in the process of divesting of its
houses in Queen Charlotte and has sold three in the past five years, with intentions to sell
five more in the next five years. This has become a contentious issue within the community,
as homes designated for affordable housing are being sold at market rates and are not
being advertised locally.
Aboriginal Housing Management Association

The Aboriginal Housing Management Association (AMHA) provides provincial funding to
Indigenous Housing Providers for off-reserve, community-based organizations. AHMA
owns three houses in Queen Charlotte but the team was unable to connect directly with
AHMA, so the details of housing size and occupancy are missing from the data table below.
Affordable Housing Stock

Table 9. Affordable Housing Stock. A list of owned and occupied affordable housing provided by housing
societies in Queen Charlotte in 2018.
Owner Type of Dwelling Occupancy Criteria Rental Subsidies

10-suite Apartment Seniors, disabilities Subsidized
QCHHS Building (Heritage House) Occupied or low-income
4-suite Assisted-Living Assisted living
QCHDS Complex (Martin Manor) Occupied facility Subsidized
Families may qualify for
QCHHS Single Family Dwelling Occupied Low income Rental Assistance Program


(RAP)
QCHHS Single Family Dwelling Occupied Low income RAP
QCHHS Single Family Dwelling Occupied Low income RAP
Low-income
individuals or
M'akola 2-Bedroom Home Occupied families Subsidized
Low-income
individuals or
M'akola 3-Bedroom Home Vacant families Subsidized
Low-income
individuals or
Low-income
individuals or
Low-income
individuals or
Low-income
individuals or
Aboriginal
Housing unknown unknown
Aboriginal
Aboriginal
Additionally, participants of all three focus groups expressed concerns about the lack of
housing for service providers who work with many of the individuals who access
affordable housing. During their key informant interview, Northern Health stated they had
significant recruitment and retention challenges for new staff, specifically Registered
Nurses and physicians, as they were unable to find appropriate housing for themselves and
their families. Ministry of Children and Families (MCFD) echoed this challenge. There was
considerable concern amongst service providers and their clients about having housing for
incoming service providers to ease the burden of care on existing service providers.


Major Employer Housing Stock
Government services are a primary employer in Queen Charlotte, some of which provide
subsidized housing to their employees. There are many misconceptions about the number
of government owned homes, their vacancy and their ability to rent outside of the
ministries. However, there is an overall sentiment that there are vacant government homes
that should be made available to the public on the housing market. Pooled together, there
are a total of 44 government-owned or leased dwellings in Queen Charlotte. These vary in
size from studio apartments to three-bedroom family homes to a five-bedroom bunkhouse.
Of these dwellings, four are vacant, one is vacant due to current renovations and one is a
bunkhouse that has various levels of occupancy through the year.
From the survey results, approximately 38% of respondents moved to Queen Charlotte for
a job but only 16% had their employer assist them with finding housing. Only seven
respondents (5.5%) reported that their employer subsidizes their current housing.
The Royal Canadian Mounted Police (RCMP) has an office in the Village of Queen Charlotte.
They provide housing to their armed police officers but they do not provide housing to
other public service staff. This is a requirement, and if they were to have a statutory
increase in regular members (armed police officers) they would be responsible for finding
them housing. Their current housing stock meets their housing need, and they do not plan
to sell any of their existing housing stock. These properties are rented to staff at below
market rent as they are subsidized by the government.
The Ministry of Child and Family Services (MCFD) provides support in finding housing for
their staff. They currently house a portion of their staff in two mobile homes. Housing and
access to local amenities have been challenges in recruiting employees to Haida Gwaii, so
they try to support employees in this process but they are not obligated to do so.
The Ministry of Forests, Lands, Natural Resource Operations and Rural Development
(FLNRORD) provides subsidized housing to some of their employees, which has been a
large factor in recruitment and retention of employees over the years. Currently, FLNRORD
owns seven single family dwellings, six trailers, two homes that are not occupied due to
need of major repairs, and a five-bedroom bunkhouse. Two of the single-family homes and
two of the trailers are currently occupied, though FLNRORD is recruiting for a number of
positions currently and expect to fill these four homes with incoming staff in the next few
months. The bunkhouse is a more temporary housing solution, used mostly for visiting staff
and students on a short-term basis. FLNRORD is empowered to connect with other


provincial and federal ministries on-island to swap housing to better accommodate staff
family size and need.
Gwaii Haanas/Parks Canada owns eight dwellings in Queen Charlotte, one of which is a
duplex, and all of which are occupied. Gwaii Haanas often works with other government
agencies to ensure staff across the community is adequately housed and has also rented
houses to the general public. Only a small percentage of Gwaii Haanas staff live in
government housing and those that do pay a near-market rate determined by the Canadian
Mortgage and Housing Corporation (CMHC). In past, housing has been a barrier to
recruiting and retaining staff but this has become less of an issue as Gwaii Haanas has
pushed for increased local hiring.
School District 50 (SD50) currently has two homes available to rent at a reduced rate for
staff in Queen Charlotte. Both are currently occupied. Housing is a significant challenge for
SD50 in recruiting staff and is often one of the first things potential employees ask about.
SD50 has sold most of the homes it owns on Haida Gwaii in the last five years due to lack of
demand, but have found the last two to three years that that demand has increased again.
There is also a sentiment among School Board Trustees that encouraging staff to rent or
buy publicly available housing is more equitable and builds deeper community connection.
The Northern Health Authority (NHA) operates a clinic and hospital in Queen Charlotte and
identified housing as a major barrier in the recruitment and retention of staff and
contractors, specifically Registered Nurses and physicians. NHA leases four apartment
suites, a small one-bedroom home, a one-bedroom basement suite and two rooms in the
FLNRORD bunkhouse. Using these leases, NHA is able to offer 30 days of housing to
incoming staff, after which they are required to move into their own housing. NHA also
offers housing to temporary workers (e.g. locum physicians, Occupational Therapist filling
a maternity leave, etc.) and employed student nurses and medical students who rotate in
and out of the community throughout the year. There are times, especially in the summer
when more students come through, when NHA does not have sufficient housing to meet
their needs and have to “keep their ears to the ground” in order to find enough housing for
staff. They regularly house two staff members in all two-bedroom units that they lease.
Fisheries and Oceans Canada (DFO) owns two homes in Queen Charlotte and leases a third.
These are made available to their protection and enforcement officers, who accept
three-year rotations in Queen Charlotte. Other staff are primarily hired locally and are not
offered housing. Currently, all three homes are occupied, as is the norm for DFO.


Table 10. Major Employer Housing Stock.
Available to
Number of Other
Organization House Type Occupancy Property Manager
Bedrooms Ministries/Publ
ic
Single Family Vacant - under
FLNRORD Dwelling 3 renovation Yes (Ministries) Brookfield GIS/WSI
Single Family
FLNRORD Dwelling 3 Vacant Yes (Ministries) Brookfield GIS/WSI
Single Family
FLNRORD Dwelling 3 Occupied Yes (Ministries) Brookfield GIS/WSI
Single Family
Single Family
Single Family
FLNRORD Bunkhouse 5 Varies Yes (Ministries) Brookfield GIS/WSI
FLNRORD Mobile Home 3 Occupied Yes (Ministries) Brookfield GIS/WSI
FLNRORD Mobile Home 3 Vacant Yes (Ministries) Brookfield GIS/WSI
FLNRORD Mobile Home 2 Vacant Yes (Ministries) Brookfield GIS/WSI
Single Family No - requires
FLNRORD Dwelling 3 Vacant renovations Brookfield GIS/WSI
Single Family
Single Family Yes (Ministries
Gwaii Haanas Dwelling 3 Occupied and Public) Gwaii Haanas
Gwaii Haanas Single Family 3 Occupied Yes (Ministries Gwaii Haanas


Dwelling and Public)
Yes (Ministries
Gwaii Haanas Duplex (side 1) 3 Occupied and Public) Gwaii Haanas
Yes (Ministries
Gwaii Haanas Duplex (side 2) 3 Occupied and Public) Gwaii Haanas
MCFD Mobile Home 3 Occupied No Brookfield GIS/WSI - TBD
MCFD Mobile Home 2 Occupied No Brookfield GIS/WSI - TBD
Apartment Landowner (this dwelling is a
Northern Health (Causeway) 2 Occupied No lease)
Apartment (Sea Landowner (this dwelling is a
Northern Health Raven) 2 Occupied No lease)
Single Family Landowner (this dwelling is a
Northern Health Dwelling 1 Occupied No lease)
Landowner (this dwelling is a
Northern Health Basement Suite 1 Occupied No lease)
Room in Bunk
Northern Health House 1 Vacant Yes (Ministries) FLNRORD (this room is a lease)
Room in Bunk
Room in Bunk
Single Family Brookfield GIS/WSI & RCMP
RCMP Dwelling 2-3 Occupied No Asset Management


Single Family
SD50 Dwelling 2 Occupied No SD50
Single Family
SD50 Dwelling 2 Occupied No SD50
Single Family
DFO Dwelling 2-3 Occupied Yes (Ministries) Local contractors
Single Family
Single Family
Attracting and Maintaining Qualified Employees

Challenges between housing and its relationship to attracting and maintaining qualified
employees was identified among focus group participants, survey respondents and major
employers. Some employers are required to find or assist in finding housing for employees.
Positions have gone unfilled for extended periods of time since the potential candidate is
unable to finding housing in Queen Charlotte.
Short-Term Accommodation
Hotels, Motels and Bed & Breakfasts
Hotels and motels typically provide short term accommodation to off-island travelers that
are here for recreation or business purposes. In addition, they provide short-term
accommodation for Sandspit or Northern Haida Gwaii residents needing to stay in Queen
Charlotte.
During major infrastructure projects, hotels and motels in Queen Charlotte have alleviated
housing pressures by providing temporary housing to off island contractors. This can span
4 weeks to 6 months and this is primarily during the September - April season. Some
hotels, such as the Hecate Inn, try to limit the number of rooms that are available as
short-term housing to 2-3 rooms as individuals that do use hotels as housing can be harder
on the rooms, especially the kitchen appliances. As well, although the longer-term guests


provide a consistent income, the rooms are charged at a reduced rate which can impact the
overall earnings. It can be both a benefit and loss financially. In addition, in past hotels have
provided short-term accommodation to the Haida Gwaii Higher Education Society for a
semester (four months). In recent years, typically students find alternative housing
arrangements.
Hotels have shown their own discretion in providing housing for individuals in the
community that would otherwise be homeless. Currently, there is one individual living in
hotel that has had difficulty finding housing and may otherwise be homeless. Some bed and
breakfasts provide four to six month temporary rental in the low season (September -
April), and the B&B operates in the summer season. Others operate as B&B’s year-round.
Airbnb
“
Residents recognize the rights of private
homeowners to use their property as they see fit,
but also voice significant concerns regarding
short-term vacation rentals and their effects on the
rental market.
In response to the seasonality of the tourism season, some homeowners have chosen to list
their long-term property rentals on Airbnb for nightly accommodations, typically between
May - September. As of March 13, 2018, there were 39 rentals listed on Airbnb, 19 of which
are full home rentals. The average price per-night of $137 (www.Airbnb.ca). This has
increased from 29 listings, 13 of which were full homes, in early December, 2017. There is
considerable discussion of Airbnb in the community and the pressures the service has put
on the housing market came up in survey responses, focus groups and key informant
interviews. Residents recognize the rights of private homeowners to use their property as
they see fit, but also voice significant concerns regarding short-term vacation rentals and
their effects on the rental market.
Challenges
In addition to the challenges outlined above, survey respondents identified different
challenges in providing affordable housing in Queen Charlotte, with the primary challenges
being land availability, non-resident ownership and “other.” Other included a combination
of land availability, non-resident ownership, cost, and Airbnb (Figure G).


Non-resident Ownership
Non-resident ownership is increasing in Queen Charlotte as real estate speculation from
urban buyers’ increases. This has impacted the housing supply and vacancy rates in the
community. Despite a decline in population and increase in the number of private
dwellings between the 2011 and 2016 Census, there are fewer homes available for rent or
for sale and more dwellings sitting visibly empty for large portions of the year.
Social Networks
In Queen Charlotte, finding housing can rely on and be determined by the size of your social
network. Many rental opportunities are not listed on the Haida Gwaii Trader or Facebook,
and are found by word-of-mouth. This can be both a benefit and a barrier; individuals with
small social networks, experiencing isolation or are new to the community experience
difficult finding housing. Lack of social network was identified as a barrier for these
individuals, and can make newcomers feel unwelcome. This can be further exacerbated if
your social network is comprised of individuals in the same situation as you, without
housing, or if you have negative relationships within the community. This also impacts
individuals’ social networks, as some have seen friends move off island in part due to lack
of housing in Queen Charlotte.
Community Planning
When discussing housing in the resident focus groups, and in the housing survey, the
relationship between housing and long-term community planning was identified. There is


concern around the density and vacant homes in Queen Charlotte and how that affects the
community’s aesthetics. Individuals recognized that the community is changing, and will
continue to change but local residents would like to provide input on how the community
housing supply changes. Topics and concerns include:
● Community plan that address Queen Charlotte’s character and appeal

● Concerns that residents are putting too many buildings on a lot and are altering the
density
● The type of materials used in housing is not appropriate for weather and geography
● Ensuring walkability of communities
● Identifying what community density the community would like to see
● Concern that there is no community plan for housing, and individuals from off island
will build what works off island
● Individuals stated that they moved to Haida Gwaii to be close to wilderness and do
not want to see this lost within the community
● 53% of respondents stating that their driveway and walkway will be in need of
repair in the next two years
Student Housing
The Haida Gwaii Higher Education Society (HGHES) enrolls approximately 20 students per
semester, with a total of 40 students from September to May each year, with the occasional
custom program over the spring and summer months. The program began operating in
2009, and since then 70% of the enrolled students live with a host family in Queen
Charlotte. A host is considered to be a room within a home rather than renting a private
home. Each year hosts are invited to submit rooms or homes available for rent to students.
The number of submissions fluctuates each year, with an average of 15 to 20 different
options, with some options providing up to four rooms. Students pay a monthly rent that
ranges from $300 to $750+. Based on anecdotal feedback, HGHES might not be putting
pressure on the number of available homes for rent since the rooms that students rent
would not otherwise be on the rental market. However, the rental rate of $750+ may be
driving up the monthly rental rate.


Current Affordable Housing Need
Housing Affordability
Affordable housing can refer to any part of the housing continuum from temporary
emergency shelters through transition housing, supportive housing, subsidized housing,
market rental housing or market homeownership.
In Canada, housing is considered affordable if shelter costs account for less than 30 per
cent of before-tax household income (CMHC). Households that spend more than 30% of
their income on shelter are deemed to be in core housing need and households that spend
50% or more of their income on shelter are considered severe housing need.
In Queen Charlotte, 19% of residents spent 30% or more of their 2015 total income on
shelter costs (Census 2016). Survey responses were much higher, with 50% of respondents
indicating they spent 30% or more of their income on housing (Figure H). Provincially,
14.6% of British Columbians fall within core housing need and spend more than 30% of
their income on housing.


From the 2016 Census, the average monthly cost for a rented home in Queen Charlotte is
$708 and for an owned home is $825. This corroborates survey results, which showed that
42% of renters paid between $600 and $899 in total household rent per month. Residents
of Queen Charlotte often struggle with housing costs; 30% of survey respondents reported
their housing was either expensive or very expensive, and that they struggle to pay those
costs (Figure I).
In Queen Charlotte 83% of survey respondents either strongly agreed or agreed that their
housing met their housing needs, with 5% strongly disagreeing, and 12% disagreeing
(Figure J).


Invisible Homelessness
Service providers firmly stated that there is an invisible homeless population that moves
between the communities of Queen Charlotte, Skidegate and Sandspit. This population is
temporarily or unstably housed in housesits, couch surfing, crashing in friend or family
homes, camping, sleeping rough, or in pursuing or maintaining unhealthy relationships in
order to have a warm place to sleep. This instability directly contributes to the cycle of
mental health and substance misuse challenges and was described by many service
providers and their clients as a cycle of hopelessness. Service providers were especially
concerned about women, children and youth who remain in unsafe relationships or homes
because there is nowhere else for them to live, or return to abusive situations after fleeing
because they cannot find stable housing elsewhere.
People rely on social networks and connections.

Most things are not advertised. If all of your
connections are the people sharing the same
problems as you. You won’t be able to hear about
things. If you are not in the right social circle you
won’t hear about it.
As Queen Charlotte is a very small community, many individuals also shared stories of
having landlords and/or housing managers bar them from multiple rentals in the
community, further reducing their housing options. Some landlords have also raised rents
to attract different tenants to their rentals.
Seniors’ Housing Options

There is a need for opportunities for seniors to downsize into private dwellings and/or
assisted-living. Though there are two facilities (14 units) in Queen Charlotte intended for


seniors, some of these units house other individuals with high needs. Martin Manor (four
units) is strictly for seniors and applicants are rigorously screened by the Northern Health
Authority. There is a perception among some community members some seniors’ housing
is currently filled with individuals that do not meet that criteria. Seniors in focus groups
and the housing survey expressed the desire to eventually buy smaller homes or
apartments but also feared that wouldn’t be an option and that they would be forced to
remain in homes too big for them or that were challenging to maintain. In the survey, 41%
of respondents 65 years and older intended to downsize in the next five years and 33%
identified that they would require assisted living in the next five years.
Transition and Group Homes

In cases of domestic violence, the low vacancy rate
and lack of a south island safe house means
women/families are unable to stay in community.
Their only option is the Masset Transition House or
leaving Haida Gwaii which involves leaving other
supports, uprooting children, changing schools and
possibly leaving your job.

There is only one Transition House on Haida Gwaii and it is located in the Village of Masset,
140km from Queen Charlotte on a highway with no bus service. Service providers reported
making frequent use of this resource and that the lack of such a facility in the south end of
Graham Island was a significant issue. Women fleeing violence have found themselves with
no other option but to return to an unsafe or abusive situation because they could not find
a safe place to live.
“
The most vulnerable are helping the most vulnerable.
There are no emergency shelters, group homes or facilities for youth or men. Service
providers shared stories of “scrounging together” funds to support men travelling
off-island to access emergency housing and supports. Service providers spoke about the
need for increases in services for men and for a men’s facility, and for the need for a youth
group home.


There is an intense need for more housing options that include Life Skills and supported
living services. As it stands, individuals in social housing are often providing housing to
other vulnerable individuals because they are acutely aware of the dearth of other options.
In the words of one service provider, “the most vulnerable are helping the most
vulnerable.”
Emerging Housing Need

Future Housing Intentions
Only 63% of respondents stated they were certain that they would continue living in Queen
Charlotte in the next 12 months (Figure K). This uncertainty is related to employment,
amenities/medical, lifestyle choices, access to housing and other factors.
Of the individuals that plan to move 15% stated that it would be as a result of a lack of
affordable housing, and 7% stated that it would be as a result of a lack of suitable housing
(Figure L). Addition reasons for moving included cost of living, access to a French
immersion program, returning to school, lack of medical services and to be with family.


Existing Households Falling into Need
Of existing households, 8% of respondents identified that they will require seniors housing
or assisted living in the next five years (Figure M). Service providers also reported that they
had many clients who seemed to cycle through periods of more and less unstable housing.
They related this cycle to a variety of factors including mental health and addictions
challenges, family dynamics, and the suitability of the housing for the individual or family.
One service provider noted that they had worked with several individuals up to 12 times in
the past year trying to secure stable, safe, and appropriate housing.
Downsizing
With an aging population, individuals 65 and over will be looking to downsize. A concern is
that there will not be housing available that is comparable to their current home


conditions. Overall, 15% of survey respondents are looking to downsize in the next five
years (Figure N).
Aggregate Emerging Housing Need

Overall, there is a need for increases in all kind of housing in Queen Charlotte, and for
improvements to the safety and suitability of most existing housing. Among the general
population, there is a need for more rental options and for affordable real estate options for
young families looking to buy. Seniors are looking for more options when it comes to
downsizing into private dwellings or into assisted-living situations. More vulnerable
sections of the population need access to subsidized, accessible housing that is safe,
appropriate for their family size, and easy to apply for. There is a need for short-term
housing services including shelters, transition houses and group homes.
Anticipated Housing Supply

With the changes coming to M’akola and the Aboriginal Housing Management Association’s
housing, a significant decrease in the quantity of social housing is expected over the next
year. Both organizations will be selling off properties they currently own and, at the
moment, there does not seem to be any organization able to step in to fill this gap. The
Queen Charlotte Heritage Housing Society owns an office building that they intend to turn
into four to six new units but no other developments appear to be on the horizon at this
time, and their two existing facilities have long waitlists and low turnover rates.


Private housing is increasingly unavailable at sub-market rates as tourism and large
building projects draw in off-island workers, putting pressure on the rental market. There
is little incentive for landlords to charge less for their units as most rentals are not open
long enough to warrant advertising them. Word-of-mouth is sufficient to rent a unit at
whatever the asking price within a matter of days, if not hours.
Solutions
Housing has been a topic of conversation in Queen Charlotte for the last several years and
community members, municipal leaders, service providers and non-profits have many
ideas for possible solutions to the crisis. Figure P shows the prioritization provided by
survey respondents to a selection of possible solutions. Those which garnered the highest
prioritization were single or two family rental homes, affordable housing for low-income
individuals, and affordable homes for first-time buyers. These solutions all require a
specific blend of private investment, and favorable conditions created by federal, provincial
and municipal funding, policy and bylaws. Survey, focus group and key informant interview
results were aggregated to present some of the many options community members have
considered to address the housing crisis.
The housing survey and focus groups yielded many ideas for possible solutions to the
housing crisis in Queen Charlotte. Not all of the options below are feasible or within the
scope of the organizations mentioned but each solution adds to the context of community
conversations around housing.


Affordable Housing
Affordable housing for low-income residents was top of mind for a large number of survey
respondents, service providers and clients. The services provided by the existing Life Skills
program and support staff are invaluable and there is a need for increases to these services.
Clients expressed an interest in having a four to 10-unit building with supports available
where individuals could live cooperatively, sharing responsibilities and improving their
own skills in caring for their homes.
Housing Coordinator
Service providers and clients specifically cited the need for an all-islands Housing
Coordinator who would be responsible for guiding and supporting clients through the
numerous application processes they are required to go through. This would help alleviate
the pressure on service providers, who are currently providing this support off the sides of
their desks. There was also some interest among major employers in having a central
person to manage and coordinate government staff houses, though many of these are not
available to the public.
Transition House
In the service provider focus groups and in the survey, a transition house model in the
south end was identified as a need for both men and women. It was expressed that it vital
to care for the existing community before attracting new residents. There is also a need for
a group home or similar for youth who need alterative housing outside the family home.
Airbnb Bylaws
Numerous concerns were vocalized around the number of full homes that are utilized for
long-term and short-term Airbnb and the pressure that this creates on the housing rental
market. Overall, many looked to the Village of Queen Charlotte Council to address this
concern, take a leadership role in housing policy and to look at other off-island
communities as examples. The sentiment is that local residents should be prioritized first.
There was also recognition that property owners should have the ability to respond to the
rise in tourists on Haida Gwaii and provide accommodation, since accommodation for
tourists is also limited. Suggestions included:
● Village creates bylaws and restrictions on Airbnb
● Prevent the eviction of longer-term renters for Airbnb or other tourist
accommodation


● Create rules around the length of time a home needs to be owned before it can
transition to Airbnb
● Create restrictions on the length of time an Airbnb can be vacant especially between
September - April
● No more than 40% of a residential property to be used for short-term rentals which
excludes licensed hotels, as they are not residential properties anyway.
● Note: a municipality in BC does not have the authority to restrict how property
owners rent their private properties.
Empty Home Strategy

There is concern in the number of vacant homes, number of homes needing major repairs
to be livable and the number of government homes that are vacant. In response to these
concerns, the following solutions were suggested:
● Create a strategy for the community to repair empty homes for them to be livable
● Ensure government homes do not go unoccupied for extended periods of time
● Work with M’akola to ensure they do not have empty homes.
● Require M’akola to advertise homes locally or offer right of first refusal to local
housing societies
Tax & Business Incentives

A variety of tax and business incentives were suggested. The primary two being incentives
for long-term rentals instead of Airbnb, and business incentives for repairing underutilized
homes. The list of potential tax and business incentives included:
● Vacant housing tax
● Tax incentives for renting to long term tenants instead of Airbnb
● Tax incentives for developers to build affordable housing
● Incentives to develop existing undeveloped lots
● Low interest business loan for private developers
● Low interest loan for homeowners to repair and renovate their home
● Grants for home repairs
● Opportunities for co-investment to develop parcels
● Incentives for those who sell to long-term residents instead of new comers
Create a Poverty Reduction Strategy

● Housing is interconnected and a human right
● The number of homeless people is increasing


Land Leasing and Development
Survey respondents and focus group participants had questions and solutions around land
leasing and future development:
● Crown land leases for cooperative housing and tiny home neighborhoods
● Develop Crown land
● Provide Haida title education and understanding
● Develop under-utilized areas of the community (e.g. Forestry Hill and the area
behind the high school)
Non-resident Ownership
● Taxes on non-resident ownership
Student Residence
There are some concerns that from September - April Haida Gwaii Higher Education
students are renting rooms that residents could be utilizing. With the continued operation
of HGHES, there could be an opportunity for a residence to be built. There is evidence from
the key informant interview with HGHES that the students of this program occupy a pocket
of the rental market that would be unlikely to become part of the mainstream rental
market, were they to have a residence (e.g. rooms in family homes, etc)
Alternative Housing Types

Given the need for a large variety of housing types, many alternative building and living
arrangements have been entertained including:
● Container homes for single or couples
● Apartments
● Condos
● Tiny home neighbourhoods
● Energy efficient/solar powered homes
The Village of Queen Charlotte has invested in supporting solutions and has already
created bylaws to empower the creation of tiny home neighbourhoods. Northern Savings
Credit Union has also created mortgages specific to this kind of development.


Education on Tenants’ Rights
It was evident from the survey and focus groups that there were various levels of
understanding and education on tenants’ right. Circulation of and increased access to this
information would support both landlords and tenants. This could include:
● Village of Queen Charlotte has copies of the Landlord Tenant Act
● Village of Queen Charlotte could have a tenants’ rights point-person
● Lobby provincial and municipal government to take on their responsibilities for
housing
Gap Analysis
Overall, the current need for affordable housing in Queen Charlotte exceeds the supply and
the future supply of affordable housing is likely to fall short of the expected need. These
gaps can be broken down into four bottlenecks in the housing crisis: home ownership,
rentals, seniors’ housing and affordable housing.
Home Ownership
Households of median income should be able to purchase homes that fall along the median
price point in the real estate market. In Queen Charlotte however, the turnover of private
homes into the real estate market is extremely low and homes are often bought and sold
without ever entering the open market or the MLS listings. There is an increasing desire,
especially among younger families, to buy a home, partially fueled by the instability of the
rental market. With the increasing interest from off-island, urban buyers, it is likely that the
insufficient housing stock will continue to be an issue in the coming years.
Rental Market
There are an insufficient number of rentals available at a variety of price points and
dwellings sizes to meet the current need. This has resulted in situations where six or seven
roommates are living together in one house, couch surfing and individuals living in shelters
without electricity, running water or heat. In addition, many homes are vacant as they are
in need of major repairs before they would be considered livable. As the tourism industry
continues to put pressure on the rental market, and with the lack of real estate for purchase
forcing young families to stay in rental housing, there are no indicators that the rental
market will be diversifying in the near future.


Seniors’ Housing
There are currently 14 units of seniors’ housing in Queen Charlotte, approximately half of
which are occupied by other individuals who require supports in their living environment.
The remaining units are insufficient to the needs of the growing seniors’ population in the
community. This issue is putting pressure on the long-term care wing of the hospital and
also on the real estate market, as seniors lack options when it comes to downsizing their
homes. This is, in part, helping to prevent turnover in the real estate market. There is a
need for both manageable private options for seniors to downsize to and for more assisted
living units.
Affordable Housing
With the imminent departure of M’akola and the Aboriginal Housing Management
Association, Queen Charlotte is facing a crisis in social housing. The 11 homes currently
owed by these two organizations will be either losing their subsidized status or will be sold
to private buyers over the next few year, effectively eliminating social housing from the
community. Several families and individuals will face eviction. At this point, there are no
plans for new units of affordable or subsidized housing in the community.
Conclusion
Housing in Queen Charlotte is a deeply personal and emotional topic. During the course of
this study, the researchers were approached by numerous individuals from all walks of life
who were anxious to share their stories and challenges in finding appropriate, safe and
suitable housing in their home communities. As a service provider noted in our focus
group, housing is at the base of the pyramid in Maslow’s Hierarchy of Needs and without
that foundation, it can be nearly impossible to build a satisfying and fulfilling life. A variety
of pressures have pushed the housing situation in Queen Charlotte to a “crisis point” as
Mayor Greg Martin put it. A concerted and planned effort by local, provincial and federal
government, all community members, private landowners and non-profits is required to
move the community forward and ensure a long and healthy future for all of Haida Gwaii.


Appendix
Amended Census
The 2016 census was amended in February 2018. The following numbers were revised.
Total Private Dwellings

Population occupied by residents Total Private Dwellings
Original Revised Original Revised Original Revised
Queen Charlotte 852 864 396 411 500 515


Maps
Census Boundary Maps



Village of Queen Charlotte Map


Focus Groups
The focus groups were approximately two hours in length and were held in the Eric Ross
Room in the Queen Charlotte Community Hall on March 1st and March 2nd, 2018.
Participants received compensation for their participation. Focus Groups were held for the
following stakeholder groups:
A. Health, Education, Social Services, Policing

B. Landowners/Landlords, Households
C. Hard-to-House Individuals
Service Providers
The Service Providers focus group was an invite-only event, held during working hours.
Providers from a number of local organizations were invited to participate and the final
group of 11 providers included representation from the Islands Wellness Society (Victims’
Services, Outreach and Children’s Counselling), Ministry of Children and Family
Development, Literacy Haida Gwaii, and Northern Health (Life Skills Program, Primary
Care - Public Health, Primary Care Nursing, and Mental Health & Addictions). Participants
had been in their roles from anywhere from ten years to less than one year and all were
female.
Describe your clients housing needs in Queen Charlotte.

● Housing is not a new issue, we do have homelessness here, often transitory as people move into and
out of more stable living situations
● There are currently 5-6 unhoused people in Queen Charlotte and a larger number who are in
inadequate or unaffordable housing (no running water, hydro, extreme mold, housing unsafe, etc.)
● Accessing housing is very hard, especially for people who have no phone or internet and barriers
with MH and/or addictions
● There is no specified/dedicated housing provider/coordinator in the community/on-island
● BC Housing and M’akola are inaccessible, do not have local representation and do not return phone
calls or emails
● Unsafe situations with family members make youth at-risk for homelessness
● NH works as advocates and liaisons to BC Housing, M’akola, Heritage House, MCFD but it’s extremely
time consuming because clients don’t have phones, miss meetings, etc.
● There are a lot of floating people between Queen Charlotte, Skidegate, Sandspit, who sleep in
inappropriate places and where ever they can find a bed. They are youth and adults, male and female,
elders, etc.
● Predation happens because they’re homeless and this is invisible
● Queen Charlotte has a lot of very inappropriate housing with rats, mold, ceilings literally falling down
● There’s nowhere to turn, sometimes people move to Masset but there’s nothing there either
● Heritage House is hard to get in to and there only 4 units at assisted living


● In cases of domestic violence, the low vacancy rate and lack of a South Island Safe house means
women/families are unable to stay in community. Their only option is the Masset Transition House
or leaving Haida Gwaii which involves leaving other supports, uprooting children, changing schools
and possibly leaving your job.
● People have lived in the campground for extended periods of time in winter without heating or
power
● For youth, a youth group home would be great
○ Youth and children face unsafe situations at home and have nowhere to go
● Youth over 18 they transition out of social programs, homelessness is a risk at this point
○ Housing may also not be available through Skidegate Band Council, so sometimes they come
to Queen Charlotte and find there’s nothing here either
● Domestic violence rates are very high, there’s nowhere for victims to go despite no contact orders
with family members and RCMP involvement
○ Forced resumption of relationships, sometimes despite no contact orders, because there’s no
time and space to be apart before resuming parenting together
● Several youth are couch surfing back and forth between Queen Charlotte and Skidegate, either
because there are safety concerns in the home or they’ve willfully left the home
● In Maslow’s hierarchy of needs, housing is a crucial building block and without that clients can’t build
any of the other pieces of their lives.
● Public Health sees young families living in moldy houses or who can’t find a place at all
○ Affordable housing isn’t available, families need a proper sized home and safety in home
○ Professionals have come up for jobs we needed to fill at Northern Health and they can’t find
a place to live either, affordability isn’t an issue there, there just isn’t anything to rent
● There are individuals struggling with substance use, who want to change their behaviour but their
housing situation doesn’t allow that, they’re living with peers who use and they can’t get out of that
context
● There is an individual living in a tiny camper on side of son’s home, is homeless, wandering streets,
very lost
● There are substance abuse issues when everyone is living in one home, people can’t get better in the
context of availability and pressure of drugs/alcohol
● Unhappiness and homelessness is rampant
● There are individuals who are making applications for treatment for addictions, for them to be
accepted they have to have stable housing coming out of treatment, without that they can’t apply for
residential treatment
○ Tertiary care and pre/post care won’t accept you if you’re homeless
● Handicapped people are stuck in the hospital in acute care beds because the housing isn’t accessible
for them and so they can’t be released from the hospital
● There are people on the street currently
● Some people are known in town and landlords/managers won’t put them in their housing
● Definition of Homeless – no fixed address, sleeping outdoors without a tent, staying in abandoned
boat
● Transition house in Masset is great resource for women, there’s no similar resource for men on
island
○ Transition house is very flexible with their mandate in terms of why women access it and
how long they stay, but the mandate is still there and that can prevent female clients from
accessing
○ Informal networks sometimes have to collect money to send men off-island to seek shelter


○ The transition house sometimes ends up being a long-term option because there’s nowhere
to go after being there, but it is actually a very short-term plan, it’s a bandaid solution
○ For men there’s nothing at all
● Historically there was some funding for building a men’s building but no money for
programming/operating, which is a huge barrier to moving forward with a project like that
● Staff are being hired at Northern Health and can’t find housing, it’s really critical, we can’t recruit
professionals to support our clients who also can’t find housing
● There is a lack of assisted living, we have an aging population, health needs are going to be going up
and if we rely on the hospital to house people who have advanced health care needs, they are going
to have to go off-island
○ If there’s not space in the hospital then we transfer them to residential facilities (e.g. clients
with mental health challenges, Parkinson’s, physical disabilities, etc.), this will become a
growing need/problem
○ These people get transferred all over the province, far from home and family
How much of an issue is housing affordability for your clients (e.g., households paying more than 30%
of their income on housing, 50% of their income)? Are any of your clients at risk of homelessness or
currently homeless?
● Nurses spend a lot of time filling out application forms/paperwork, trying to make connections for
people, just to show that the need is so great
○ There’s nothing there but you’re doing the paperwork to continue to show the need. It’s
frustrating because we don’t have the time to do that kind of paperwork without expectation
of an outcome
○ Our communities have high healthcare needs. The Masset hospital does respite care but
Queen Charlotte doesn’t, so if you need that here you go to the north end. People want to
support family members at home but it may not be physically possible in terms of
accessibility.
● We spend a lot of time filling out Heritage House applications but the waitlist is huge. We spend time
brainstorming, look in other communities, support people through the process because a lot of
people are frustrated with it
● Almost all of our clients need housing at some point
● More often than not our hands are tied and it becomes community word-of-mouth. The systems are
not doing their job
● Northern Health does have respite in Queen Charlotte, despite no designated bed for it, so it depends
on bed availability
○ Northern Health contributes to assisted living and personal care in terms of services
provided to clients
○ We fill out lots of applications that go nowhere
■ Heritage House has 10 beds, but only has a vacancy every year or so
■ Assisted living has a vacancy every 1.5-2 years
● For Mental Health patients there’s a housing subsidy they can apply for, but it’s limited and has very
specific criteria
● MCFD often uses other family members who have stable housing, develop a safety plan for
mom/child about where that person will stay, but it’s short-term and can add other stresses
○ For youth, I network in community, looking for who’s renting, who has space, but the
landlord often not stoked to rent to a teen


○ For families with physically unsafe housing, MCFD has paid for renovations to mitigate that,
can help with the financial barrier piece to improving housing. This has to be approved at a
higher level (off-island)
○ Extended family is my main tool
● Life Skills goes to the thrift store for blankets, clothes to provide to clients
○ Our Life Skills program has bathing facilities and laundry at hospital
○ Individuals who are part of the Life Skills Program can come in, shower and dry off, get new
clothes, have a meal
● Children’s Counselling helps network because it’s a lot of word-of-mouth
● Stigma is a big challenge, some landlords just won’t rent to my clients
● Unhoused people often have to give something in order to get housing and that shelter can change
every day (no fixed address)
○ There are people who are vulnerable/without resources themselves who are providing
housing to vulnerable people, even though they are the least able to.
○ People are camping, and other folks living in a disgusting trailer are taking in the unhoused,
but they also have no resources and are the only ones looking after them
○ Peer-based support is the main one for the adult population, but the peers are deeply
struggling themselves
○ People are hugely vulnerable and there is a high potential for entrapment
● We do this work but none of us are housing experts, we do it off the side of our desks
● We try to help but can by accident exacerbate the problem, we need a coordinator who knows it all
● There’s no go-to person, I rely on my network, people I know, community
○ I don’t know where else I can direct them
● Would love to see the Village step in to offer support and help, this is a municipal issue
○ The Village is more than aware, have applied for module housing and are looking for land
● This is one small part of the entire pie
Describe housing adequacy in Queen Charlotte. (Adequacy relates to state of repairs, health and
safety)
● Need supported housing with staff, client not able to take care of dwelling by themselves
● Lots of clients need different options, we don’t just need one kind of housing
● We need independent homes, supported housing, assisted living
● A lot of the cabins and things that people lived in for cheaper rents have become vacation places
● We don’t have as big an issue in family housing within my work
○ We need bachelor suites and 1 or 2 bedrooms, and those could have some supported and
some independent units
● Housing is inadequate here
● M’akola never answers emails
● Lots of housing is also just empty
● M’akola took over the BC Housing portfolio six years ago
○ Failed to maintain or don’t rent the houses because they were unlivable, and/or sold them
○ Demographics have changed, lots of subsidized housing built back then was family housing, a
lot of hard-to-house adults need smaller places
○ The application itself is for families, so single people are ineligible
○ If you’re on income assistance, you’re not eligible for the housing subsidy
● Individuals are living in boats, cabins with no heat/running water, can’t afford to buy more propane
or firewood
● Service providers have given away sleeping bags, tents and camp stoves


● Does housing meet the community standard is a problematic question. The standard here is very low,
rats and mold are considered normal
● No one has smoke detectors or locks on the door
● If this family can’t live in their current home, where can they live? Nowhere, so they stay there
● I’ve seen way more rats than I ever needed to see during home visits
● I quit my job and moved to a new role because I didn’t want to go into homes anymore
● There’s an individual who is a senior in their 70s living on the beach
● There are a lot of safety hazard to workers going in to check on people in their homes
○ Home Support Workers filling in who aren’t from here were distraught by the conditions
they saw in people’s homes
○ There are violent people that need to not be in a house in order for workers to enter it, huge
safety issues there,
○ There are safety issues in terms of rotting steps, rotting floors, etc
● The environment here is wet and houses rot and mold, the need for heat to keep out moisture is high,
otherwise things decay and rot really quickly, especially if someone doesn’t have the means to buy
propane/oil/wood
○ Some individuals don’t have capacity to keep fire going, keep warm
● Often landlords don’t live here and no maintenance is done on houses
● It falls to service providers to be the advocates for clients, contact landlords, etc
What are your clients’ emerging housing need?

● We only have 8 long-term care beds and 4 assisted living units in the hospital, so there are waitlists
for both
○ People living in long-term care are often there for 8-9 years
○ Families struggle to care for Elders at home
● M’akola is dropping/selling off their housing, which has been a long-term gradual decline
○ There is no BC Housing representative here
● No subsidized housing here, aside from Heritage House
○ To be a new applicant into what exists here is impossible
○ M’akola lost their funding
● Is it fair to say that emerging needs are largely to do with federal money running out this year and no
new housing projects are in place yet?
○ Federal funding has been promised but could be 1-2 years
● M’akola houses disappear this year
○ There are families and individuals who will become homeless at the end of the year because
the subsidy is going away and they will be charged market rent they can’t afford
● One of individual’s rent will go from 330 to 990, with their monthly income at 1k
● There are many situations where a mum is forced into an unsafe relationship because she can’t afford
another option for housing
○ Women seek relationships with men for housing that aren’t necessarily safe
○ Mums can’t afford or can’t find housing with their children, accept unsafe situations with
men in order to have housing
● We see clients living in something they could afford, it gets sold and they have to move, and rent
prices have gone up a lot so they can’t find a new place
○ Not uncommon to see this now, lots of it in the last few years
● People who grew up here and who want come back to HG with their young kids are unable to
○ They want to be close to parents, support extended family
○ Healthy contributing people with income have nowhere to live


● People are renovating buses/vans because there aren’t other options for housing
● Lots of houses that were rented to families are now exclusively Airbnb
○ We lived in a place that was housing 2 families, but is now are exclusively Airbnb and mostly
sits vacant
○ People who want to move here and contribute and who can afford rent aren’t able to find
anything
○ Also the rent prices have really increased in a short time. Four years ago I was paying way
lower rent for a good place, now $900 is a good deal for a one bedroom
What impacts are housing issues having on your clients in terms of family, social, health, education,
and economics?
● Housing is the base of the hierarchy
○ Clients in recovery need that stability
○ You have to spend all your money on rent so you don’t have money for medication, food,
heat
○ Growth and development for humans is housing dependent
● I see this personally, and at work, and with food bank
○ People aren't’ doing as well here as they used to because of the lack of housing and
infrastructure
○ People’s quality of life has declined and people are leaving because of it, or coming here and
getting frustrated
○ Clients are in crisis, trying to support ideas to improve their lives but can’t settle into those
things because they’re just trying to survive, find a place to sleep, have a shower. They can’t
move forward, so they cycle through my services
○ If we could deal with housing part, they could maybe move on
○ Re: helping same people with same issues every day at work. This is 12th time I’ve tried to
help this person get housed this year. It’s not their fault
○ Haida Gwaii is a fabulous place to come to, people are flooding here, we don’t have enough
infrastructure to make our community work, this impacts the people who aren’t well more
and more because there’s less for them here
○ To grow and thrive, the community needs to support the least well people
● I have a female client trying to leave a relationship, she stays because housing/affordable housing
issues
● On the education side, when they come to me they’re trying to work but they can’t focus on that
because they don’t have food or housing
○ Without housing you can’t get things done because you don’t have an address to put on
paperwork
● All areas are affected when you don’t know where you’re going to be living
○ How do you move forward in healthy way in any area of your life without those basic needs
○ Friends, people in my personal life who are good tenants can’t get places, so how will my
clients ever find somewhere to live?
● Pets make you harder to house
● The whole situation is hugely problematic
○ It goes in circles, we can’t hire people to help these people because they can’t find
somewhere to live either
● People have anxiety directly related to the housing situation
● People can’t plan ahead


● There are also huge health issues. Lung disease: black mold is everywhere, even in good houses,
there is very little pressure on landlords to fix that and it exacerbates lung disease.
○ It’s just how it is here.
○ My husband has developed a mold allergy. Moisture management is very hard and we’re two
highly educated people and it’s been hard to figure out how to have a house not go moldy.
○ I had another experience where my family was off-island and my husband had to seek some
medical care and ended up describing housing here. His health care providers were
flabbergasted that this was a problem.
● Community standard is low
● Young kids are more vulnerable, immunocompromised people are more vulnerable.
● People are scared to complain about their housing because of fear of eviction
○ Sometimes the situation gets turned around and blame is laid on the tenant for the damage
● Lately many clients have been coming in and saying they’re really depressed and at risk for suicide,
it’s getting worse and worse. We get the run around trying to get them help, sitting at work with your
hands tied making phone calls
● Elders are in acute beds when they need long-term care, we’re down to six acute care beds because
the rest of full of old people and two don’t have safe housing to go home to
● Clients are more anxious, depressed
● Overcrowding could be reemphasized
○ There are families in need with multiple generations in the same house, which can be very
healthy, but doesn’t leave space for self care or compromises self-care
○ People are living with other people not by choice but by necessity
○ Elder abuse: families rely on the disability/incomes/pensions or their home itself, elders
don’t want to move or be put on waitlist for assisted living because family relies on
home/pension/etc, children and grandchildren rely on that elder. This is willingly done by
elder, despite their needs for more care.
○ The most vulnerable are helping most vulnerable
● It has an impact on health care. We have a lot of social admission at hospital, which means the
province in spending thousands housing people at the hospital for a ‘detox’ but what they actually
need is just a warm bed and sandwich. We’re familiar with this practice and they’re always welcome
but sometimes it’s not possible
○ That is such a mismatch because hospital care is so expensive, we could house so many
people with that money
● In the 70’s there was heavy institutionalization. That was taken away, which is good, but not replaced
with community services and supports. It’s not enough for semi-independent living.
● There are not enough home support, home care nurses, life skills workers, and we don’t have housing
for the staff to fill new roles
● Social housing piece ties into economic housing piece and there is an imbalance
What do you think are the biggest barriers to improving housing adequacy, accessibility, affordability
and/or choice for your clients?
● Coordinated response to the issue!
● Infrastructure, getting together, partnerships between organizations, pool resources
● A housing lead, from BC Housing or funded here, they could be liaison with BC Housing. It would be a
full-time job
○ Funding is the barrier to having that
● There is no federal housing strategy
● M’akola and BC Housing have washed their hands of us


● There is support from non-profits here but nothing from provincial or federal govt
○ Our population is too small for them to come here
● We spend a lot of time advocating and acting as income assistance workers
○ Bring in a housing coordinator who also did income assistance
○ Within our client groups, they need support with accessing both systems
○ That job could also advocate for us externally, look for funding, opportunities , programs that
exists out there that none of us have time
● Service BC is in both ends of Haida Gwaii, have added to their mandate in terms of income assistance.
But North end is only open 4 days a month
● Knowing who to call, how to navigate the system, access to a phone, internet, it’s all very hard
● The process is the biggest headache. To get the login, you have to have an email address. It takes two
days to get a login. Everything is online. You need 2 pictures of yourself and all your ID, financial
statements, to have a bank account with statements, a letter with reasons why you haven’t worked,
letters from doctors
○ Need to get/replace id which has been stolen (time and money)
○ The process took two months for this client
● Legally, social assistance is supposed to be provided by a human but they took our worker away 8-10
years ago. Even as a service provider they won’t give you a number to call back. I regularly spend two
hours on hold
● There isn’t enough housing that’s been built or being built
● For Seniors Grants, you have to have 3 estimates for an installation and there aren’t 3 people here
who can give quotes, sometimes they also want an occupational therapy assessment and OTs only
come once or twice a year
● Landlord accountability and building management is a big problem in terms of adequacy
○ Tenants won’t call landlords because they’ve done so much damage to the house they don’t
want landlord to come by
● A lot of the housing has gone to Airbnb, which has impacted housing market, driven up costs
○ Other municipalities have imposed taxes/disincentives to having vacation rentals or empty
properties
○ The municipality needs to play some kind of role in this
● Airbnb is great as a landlord. Renters take care of the home and it leaves lots of time with no renters,
which allow access from landlords for visiting family, etc. That’s why supported housing is important
What is the ideal housing situation in Queen Charlotte for your clients?
● A men’s transition house
● A housing coordinator/advocate
● Assisted living staff to ensure social housing is safe, appropriate
● We are unique, the number of people here is small, if we made 50 places on the south end we could
solve our problem
● There are some big advocates of coop housing on-island. It would be a mixture of well and less well
people working together
● Seven Sisters Residence in Terrace with nursing support and staff support, it works really well there
● There’s no land here and no one has a car or transportation
● There are many ministry-owned and school district houses that are vacant
○ We need an inventory of where those houses are and if any are available to connect them
with people who need homes
● We need to building upwards, have smaller units, smaller footprint to house solo people and single
mums


● We need a youth group home, just a small house with 4-6 bedrooms and staff
● In other communities MCFD have staff resources where houses are 24-hour staffed
● For the older population, we need transitional housing for increased support within the same space,
so you don’t have to move over and over as your care needs increase, which can be hugely disruptive.
○ We’re so small, how many full care vs assisted living spots we need changes all the time
● Socially-owned housing, by an accountable organization that houses the hard-to-house, makes sure
things stay livable
● Coop housing, the hospital is spending $1250 a day for a ‘detox’ when all that person really needed
was a bed
○ Coop housing allows for a sense ownership and staff, get people cooking and cleaning and
get their life back on track
○ People can taking turns managing different aspects of housing, learn skills
● Social enterprise housing, have 2-3 units that are rented or Airbnb that are expensive that could fund
the rest of the building
● We need every type of housing that exists
○ We need a shelter
○ The hospital is not a stand-in for a shelter
○ This does not only affect vulnerable folks, it’s everybody
○ I’ve wanted to move for years now but renting is too unstable, my house is way too big
○ There’s a new doctor at the hospital who is desperate for housing to stay and work here.
○ We need housing for families, we need small units, we need supported units
Residents of Queen Charlotte

Participants were invited to register to participate through an online pre-registration link.
Eleven individuals were then invited to the focus group. A diversity of housing tenures
were present including: first time homeowners, renters seeking homeownership,
long-term renters, landlords sharing accommodation with multiple tenants, young
professional unable to find long-term housing, individual looking to downsize, landlords,
and individuals seeking to develop their property. Participants had lived on Haida Gwaii
from 3 months to over 45 years. Of the 11 participants, 3 individuals were male and 8
individuals were female.
● Describe your housing experience in Queen Charlotte.

○ Individual would like to downsize but partner does not want to.
○ Discussed how housing is impacting everyone and individuals are not living in their ideal
situation.
○ An individual has housed up to 9 tenants and considering building on property to house
more people.
○ Multiple individuals interested in buying a home and are having to rent longer than they
would like to.
○ Discussed how young professionals have left Haida Gwaii because they cannot find housing,
and that an individual may be forced to leave Haida Gwaii because of housing.
○ How can there be a decrease in population, but nobody has a place to live?
○ Discussed Market Distortion: There are lots of vacation homes where the owners do not live
on Haida Gwaii year round. These individuals don’t contribute to the community.


○ It’s upsetting to see so much Airbnb here.
○ Discussed government agencies owning properties that others cannot access and discussed
wanting to know which properties they own.
○ We came here to settle down. This is where our heart lives. Everything is word of mouth but we
don’t know anyone.
○ Discussed how having pets can hinder finding a rental property.
○ An individual would like to do something with their property and want to understand the
community needs. They are interested in building and purchasing more land.
○ Individual has seen friends move away because they can’t find housing and it has been
impacting her relationships and social circle.
○ An individual stressed that she was unable to find appropriate housing that would allow her
to have a dog, and that she may need to move off island, and leave her husband here, to live
with her dog.
● In your experience, what is the current demand for housing in Queen Charlotte?
○ Cheaper here then where we lived before. Property manager told him, that the rental is
affordable. The problem is available rental properties.
○ Pets create a lot of damage. It’s very expensive to replace and repair the home.
○ I worry now that people are starting to put two buildings on a single lot – I worry about what
that does to the character of the town. Changing the density is a double edged sword.
○ Worry about people coming from off island and build what works off island.
○ This was a fishing and logging community. Yes things change – but I want to have more of a say
on how things change. It’s a balancing act with welcoming new people.
○ Discussed how having a rental property or Airbnb is a form of income for people who are
retired.
○ Individual charges lower for rent, but when talking to other landlords was surprised at what
they were charging. It seemed very high.
○ Individual was able to rent her home because the rent was so high, that it was unaffordable
to other’s who were interested.
○ Individual is able to Airbnb the bottom of her rental, which makes it affordable.
○ Sellers know that they have an asset. The price makes no sense to me. Sellers try justify it with
views etc.
○ You build a home because you want to live here, you won’t get your money back.
○ Discuss that the reasons you live here are for tranquility, views etc. Now, you’re looking into
your neighbours home. I feel like I am searching for a unicorn. I’m not asking for a lot.
○ Individual has multiple people living in her home, and some individuals that have lived on
her lawn or in their vehicle on their property.
○ Individual bought a house that needed a lot of work, but had the skills to fix it and recognized
not everyone can do this.
○ Individual almost didn’t get the mortgage approved because of the amount of problems with
the lot.
○ Availability is very tight. Not wanting to buy a place for the sake of buying a place. Has been
renting for 6 years and has looked for a place to buy.
○ Fear if they were asked to leave their home that they wouldn’t be able to find a place
○ Discuss tenants rights and that landlords would offer lower rent for the right tenant because
it’s hard to evict someone.
○ Where am I going to downsize, that is comparable to what I have but is smaller? Or where
could I rent that could be secure?


○ How many people have bought properties just to Airbnb them? Airbnb is room in their
homes, or smaller homes on their property. It’s not really competing with the people looking
for rental homes to live in month after month. How much is the Airbnb pressure?
○ We only have so much land. What density do we want?
○ It’s a community, it’s a town. It’s not a rural area. Queen Charlotte is only going to get more
dense.
○ If you develop land, you need to build the road to highway standards. If not then it’s a private
road that the owner has to maintain, which can be a big problem and very expensive
developing on the hill. Developers are not interested in this – it hasn’t been worthwhile for a
developer – But it could be.
● What is your understanding of how many people are unstably and struggling to find homes in
Queen Charlotte?
○ Discussed how Queen Charlotte does not have a visible homeless problem like in urban
centres. The homeless problem is invisible and impacted a lot of young men.
○ Discussed that there is an underlying drug and alcohol problem in Queen Charlotte.
○ Discussed how landlords up the rent to push people away, and then get people that can
afford.
○ Discussed how there is not sufficient accommodations for people with challenges in their
lives.
○ Discussed how if you do not have a social network it’s difficult to find stable housing, even if
you have a good, stable income.
○ People sell their home when it’s not for sale. How do newcomers feel welcome, how do we join
the community? It makes me question everything. How can the market be properly assessed. Do
people want the town to expand, or not? It feels like they don’t but it won’t sustain the
community. How do I navigate this as someone new to a community?
○ Discussed how very few properties on Haida Gwaii are sold on MLS, most are sold through
word of mouth and then eventually end up on the Haida Gwaii Trader
○ Discussed how there are lots of contractors coming and going for construction projects.
○ Discussed how Queen Charlotte attracts a very transient population. Some individuals intend
to come for a few weeks/months and end up staying for years.
○ Individual felt like her rental was very stable as she had a long-term lease.
○ Discussed that there should be more housing for vulnerable people that can’t pay market
prices.
○ Discussed how the rental market might not be over-priced, but there is an shortage of
supply.
○ Queen Charlotte is limited based on geography, available land and the Haida Title case.
○ Discussed that more and more families leave, and the younger population keeps moving
away.
○ Discussed how people want to come here for tourism and to live. Haida Gwaii has received a
lot of publicity lately, so people do want to come.
○ Haida Gwaii dictates who lives here – something drives people to stay – the people that will do
whatever it takes end up slogging it out.
○ I knew it was bad, but I didn’t know that it was this bad
○ We are now entering crisis mode in terms of housing, but it will even its self out.
○ Discussed the quick turnaround time when a property goes up for rent. A flood of inquiries
comes in, and people are frustrated.


○ Discussed how when people leave for school or a job they continue to pay rent on Haida
Gwaii in fear of losing their rental
○ Discussed how people live off-grid, in vans or buses to create their own housing
opportunities.
○ Discussed how people live in unsecure conditions, house sitting homes for short term.
○ Discussed how people didn’t know what affordable housing/assisted living was available
○ Discussed how people didn’t know what property could be purchased in the Village
● What is your ideal housing situation in Queen Charlotte?

○ Discussed developing underutilized lots
○ Have higher density housing for individuals that want to downsize
○ A commune
○ Taxation on Airbnb that goes back into the community
○ Make it easier to navigate the system and identify long and short term rentals
○ Individuals don’t want to settle in an apartment. An apartment would solve a short-term
problem
○ Rather see high density than sprawl, so that we can still access nature
○ This has always been a very organic community. This community was built by diverse, eccentric
people. Are the people living on your couch going to live in an apartment? I can’t say what we
need, it just develops.
○ Tiny house neighbourhoods
○ Repair old homes using skills within the community
○ Townhouses are extremely expensive to build up here. People won’t like the rental rates
○ Housing grants to build better housing
○ Bulldoze poorly built homes such as the ones with no foundations
Service Provider Clients

Participants were invited by social service providers. One service provider attended on
behalf of four individuals who did not feel comfortable attending. There were six
participants in total.
Quotes are italicized.
● Describe your housing experience?

○ Individuals stay in unsafe conditions due to lack of housing options
○ Individuals are in unstable housing and having to leave erratically leaving behind their
belongings
○ Individual fought for 3 years with M’akola to secure housing.
○ There is a cycle of hopelessness in finding in housing and self-medication/substance abuse.
○ The housing situation impacts emotional and physical health.
○ Need to self-advocate to find housing. An individual called Jennifer Rice to get a house.
○ An individual provides housing to others in a similar situation. Tenants ended up trading
groceries for rent, since they are not allowed to have tenants.
○ Individuals living in campers and vehicles in the winter when it’s too cold
○ Although my family is here, they are unable to provide housing.


○ I have about 5 people asking for a place to live. They can’t get rental properties because of
substance abuse problems. They burned those bridges.
○ My house was empty for 7 years before I came. There are so many empty houses.
○ My situation is embarrassing. It’s driving me to drink. Then if I do that the problem will be
twice as bad.
○ Senior citizens should be a priority. I shouldn’t be on the street.
○ It’s hard because there’s nothing in some rentals. There are unfurnished rentals for $800. Just
throw in a mattress.
○ Society and communities have an obligation to house their people.
● Describe housing adequacy in Queen Charlotte. (Adequacy relates to state of repairs, health
and safety)?
○ My house is very scary, there are fire hazards
○ Rats are chewing on electrical. The landlady hasn’t fixed it.
○ I am worried about going home and my house will be gone.
○ I looked at place of $900 with no fridge, no kitchen set. You can’t live there. It’s way too
expensive.
○ This is inhumane. I can’t even put the heat on. I have all my winter coats on.
● What do you think are the biggest barriers?

○ The paperwork for (rental subsidies) is hindering
○ To live in the M’akola house an individual had to get her Dad to live with her. They allowed
her to stay after he left.
○ Lack of friends, family and network on Haida Gwaii.
○ Rental prices.
○ Available housing.
○ With the new hospital, rent went way up, but now the hospital is done and the rent is still way
up there.
○ Instead of building that hospital they should build an apartment building. There is nothing for
nurses and doctors. They have nothing here to offer to people.
○ People rely on social networks and connections. Most things are not advertised. If all of your
connections are the people sharing the same problems as you. You won’t be able to hear about
things. If you are not in the right social circle you won’t hear about it.
○ If people have judgement about people, they won’t rent to them.
○ I don’t know how people from off island live here. It’s hard to move here and even find a job. A
lot of people move away because they can’t find housing.
○ Family should be a big part of it [housing]. I have a big family and they aren’t helping me out.
It’s cold. I have a nice sleeping bag though.
○ People from Alberta coming and buying housing for vacationing.
○ People from away can come and buy here, but local people can’t.
○ It would be cheaper to pay a mortgage than to rent around here.
● What are potential housing solutions in Queen Charlotte?

○ More wheelchair accessible housing
○ Martin Manor should be for seniors in need, not young people
○ Different housing choices would be great. There’s not enough space. There’s nowhere to build.
No one has enough money, to build.
○ Buildings that are eco-friendly.


○ Social housing for people that nobody wants to rent to.
○ There should be more communal living areas, that is walkable. A lot of people don’t have
vehicles.
○ Meegan’s, that could be housing. A large house with a lot of rooms. Common room. A safe space.
○ All you need is four apartments in a space. That is a very manageable amount of space. Staff
and service come to the house.
○ The heritage house should stay as the heritage house for seniors.
○ The heritage house got leveraged because people need housing.
○


References
2016 Census.
http://www12.statcan.gc.ca/census-recensement/2016/dp-pd/prof/details/page.cfm?Lan
g=E&Geo1=CSD&Code1=5947026&Geo2=PR&Code2=59&Data=Count&SearchText=Queen
%20Charlotte&SearchType=Begins&SearchPR=01&B1=All&GeoLevel=PR&GeoCode=5947
026&TABID=1
Andy Hudson. New Housing Groups Brace for Funding Loss. The Observer, 2016.
https://www.haidagwaiiobserver.com/news/housing-groups-brace-for-funding-loss/
Airbnb, Queen Charlotte,

https://www.Airbnb.ca/s/Queen-Charlotte--BC/homes?refinements%5B%5D=for_you&all
ow_override%5B%5D=&s_tag=6ZuMaN1C
Dalzell, Kathleen. The Queen Charlotte Islands, vol 1: 1774-1966. 1993
The Queen Charlotte Village 2017-2020 Strategic Plan. Link.
Village of Queen Charlotte, OCP and Bylaw Review Open House, 2017. Link.
Tenants B.C. http://www.tenantsbc.ca/rent%20to%20own.htm
B.C Housing - Modular Homes:

https://www.bchousing.org/news?newsId=1479150371325
Canadian Mortgage and Housing Continuum:

https://www.cmhc-schl.gc.ca/en/inpr/bude/index.cfm
Homeless Hub, Affordable Housing:

http://homelesshub.ca/solutions/housing-accommodation-and-supports/affordable-housi
ng
Letter from Lorne Anderson, Director of Western and Northern Territories, Statistics
Canada, to Mayor Greg Martin, Village of Queen Charlotte. January 31, 2017


Definition of Terms
Affordable Rental Housing: Affordable rental housing is for people who have a
low-to-moderate income but may not be eligible for subsidized housing. Affordable rental
housing is housing with rents equal to, or lower than, average rates in the private-market.
Affordable Housing: In Canada, housing is considered affordable if shelter costs account

for less than 30 percent of before-tax household income.
Assisted Living: A type of housing for seniors and people with disabilities that includes
on-site hospitality and personal-care support services.
Census Family: A married couple and the children, if any, of either and/or both spouses; a
couple living common law and the children, if any, of either and/or both spouses; or a long
parent of any marital status with at least one child living in the same dwelling and that
child or those children (Stats Canada).
Co-op Housing: A co-op is a type of housing that residents own and operate as part of a
membership.
Dwelling: A place of residence.
Group Home: A home where a small number of unrelated people in need of care, support
or supervision can live together.
Housing Affordability: Housing is considered affordable when 30 per cent or less of your
household's gross income goes towards paying for your housing costs.
Homeless, at risk of homelessness: An individual or family that does not have a
permanent address or residence.
Housing Suitability: Refers to whether a private household is living in suitable

accommodations according to the National Occupancy Standards (NOS). This includes
whether the dwelling has enough bedrooms for the size and composition of the household.
Independent Seniors Housing: Housing designed for seniors, also known as retirement
homes, senior living communities and independent living communities.


Invisible Homeless: Refers to individuals who live temporarily with others but without
the guarantee of continued residency or immediate prospects for accessing permanent
housing.
Market Rent: A rent amount that is generally similar to the rent of other units in the
private (non-subsidized) housing market.
Non-resident Ownership: Housing owned by individuals who do not consider the

community the home is in as their home community.
Private Dwelling: A separate set of living quarters with a private entrance either from
outside the building or from a common hall, lobby, vestibule or stairway inside the
building. The entrance to the dwelling must be one that can be used without passing
through the living quarters of some other person or group of persons.
Rental Assistance Program: A type of rent supplement program that BC Housing offers to
eligible low-income families.
Secondary Suites: A second dwelling unit (self-contained living quarters including cooking
equipment and a bathroom), located within the structure of an owner-occupied single
family dwelling.
Seniors Supportive Housing Program: A BC Housing program that provides housing and
supportive services for low-income seniors and/or people with disabilities.
Social Housing: A housing development that the government or a non-profit housing

partner owns and operates on-site hospitality but not personal-care support services.
Subsidized Housing: A type of housing for which the provincial government provides
financial support or rent assistance.
Tiny Homes: A home under 93 square meters (1000 square feet). Under the Village of
Queen Charlotte Zoning Bylaws (pending adoption), the minimum size of a tiny home will
be 29 square meters (312 square feet), and maximum will be 60 square meters (650
square feet) on the ground floor and 90 square meters (975 square feet) on the second
story.


Transition Houses: A type of temporary housing for women and children fleeing violence.
A safe, anonymous place to stay with food, staff and services.
Transitional Housing: A type of housing for residents for between 30 days and three
years. It aims to transition individuals to long-term, permanent housing.


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Current Housing Supply 17

Current Affordable Housing Supply 25

Current Affordable Housing Need 36

Emerging Housing Need 40

Anticipated Housing Supply 43

Current Situation Rental Housing

Housing Suitability and Conditions Affordable Housing

Emerging Housing Needs n Options for seniors downsizing into private

Land leasing and development

The Village of Queen Charlotte Housing Needs CO+HOST

● Assess the current affordable housing need and supply

Scope of the Study

Queen Charlotte Residential Land-Use

Local Economy & Labour Force

Family and Marital Status

Marital Status Number of

Never married 170

With children in a census family 125

● 40.5% of couples in Queen Charlotte had fairly equal incomes

Type of Dwelling Distribution of

Single Detached Homes 79.7%

Apartments with fewer than 5 5.1%

Apartments with 5 or more 0%

Apartments in a duplex 2.5%

Row Houses 1.3%

Mobile Dwellings 8.9%

Other Single Attached Homes 2.5%

Housing Size and Composition

Doors and window frames 19.38% 37.21% 23.26% 16.28% 3.88%

No seniors 65 and over reported experiencing overcrowding.

Total Households 395 100

Owner 260 65.8

Renter 135 34.2

Current Affordable Housing Supply

Queen Charlotte Heritage Housing Society

Queen Charlotte Housing Development Society

M’akola Group of Societies

M’akola’s mandate is to provide appropriate and affordable homes for Indigenous

Aboriginal Housing Management Association

Affordable Housing Stock

Owner Type of Dwelling Occupancy Criteria Rental Subsidies

Gwaii Haanas Single Family 3 Occupied Yes (Ministries Gwaii Haanas

Attracting and Maintaining Qualified Employees

● Community plan that address Queen Charlotte’s character and appeal

People rely on social networks and connections.

Seniors’ Housing Options

Transition and Group Homes

Emerging Housing Need

Aggregate Emerging Housing Need

Anticipated Housing Supply

Empty Home Strategy

Tax & Business Incentives

Create a Poverty Reduction Strategy

Alternative Housing Types

Total Private Dwellings

Census Boundary Maps

A. Health, Education, Social Services, Policing

Describe your clients housing needs in Queen Charlotte.

What are your clients’ emerging housing need?

Residents of Queen Charlotte

Dalzell, Kathleen. The Queen Charlotte Islands, vol 1: 1774-1966. 1993

The Queen Charlotte Village 2017-2020 Strategic Plan. Link.

Tenants B.C. http://www.tenantsbc.ca/rent%20to%20own.htm

Affordable Housing: In Canada, housing is considered affordable if shelter costs account

Dwelling: A place of residence.

Housing Suitability: Refers to whether a private household is living in suitable

Non-resident Ownership: Housing owned by individuals who do not consider the

Social Housing: A housing development that the government or a non-profit housing