Home ownership out of reach for most Windsor-Essex residents, report warns

Source: Martin Barraud/OJO Images via Getty Images Plus.

Home ownership in Windsor-Essex has slipped out of reach for nearly everyone but the wealthy, according to a consultant’s report on housing affordability, which Windsor city councillors discussed on Monday.

The regional study by SHS Consulting found that only high-income households — defined as earning roughly $115,000 a year or more — can afford to buy single-detached or townhouse units.

“Purchasing a home in Windsor-Essex is considered unaffordable for all households outside of those considered high-income, with the exception of apartment dwellings,” SHS housing policy and research manager Matt Pipe told council.

“The dream of home ownership has become more and more unaffordable for households across Windsor-Essex.”

The report urges more purpose-built rentals, a wider variety of housing types beyond single-detached homes, and stronger support for non-profits to deliver deeply affordable and supportive housing.

It warns that rising rents, low vacancies, and an aging housing stock have left low- and middle-income households with few options.

One real estate executive told council the city’s current policies give them little reason to take on affordable projects.

“It doesn’t make sense for builders. There is no incentive. There is no benefit for developers to build affordable housing,” said Sasha Dhillon, head of real estate for Excellent Services Group.

She argued Windsor needs a blanket policy that would simplify approvals across the board — a system where the same rules apply to every new subdivision or housing proposal, instead of case-by-case hurdles.

“We’re not seeing policy changes. We’re not seeing zoning changed,” said Dhillon, adding the city is taking little action to address housing needs.

“We need to wake up and make the hard decisions.”

Coun. Ed Sleiman asked administration if such an approach was feasible.

“Every neighbourhood is unique, and so a one-size-fits-all will not work,” city planner Neil Robertson said in response.

Dana Paladino, the city’s acting commissioner of human and health services, rejected the notion Windsor has sat idle.

“We’re going to integrate this into our 10-year housing and homelessness master plan. One of the recommendations talks about identifying surplus properties and making them shovel ready. We’ve already done that with Housing Solutions Made for Windsor, and we continue to look at that on a daily basis,” she said.

Mayor Drew Dilkens called the “doing nothing” label unfair, pointing to Windsor’s recent recognition from Queen’s Park.

“We just received $5.2 million from the provincial government for surpassing our housing target set last year. That shows we are actually moving forward and making a difference,” Dilkens said.

Coun. Fred Francis cautioned that backing the strategy outright could saddle Windsor residents with financial obligations the city cannot afford on its own.

“For us to move forward with an endorsement signals a level of involvement that includes funding — potentially putting the Windsor taxpayer solely on the hook. That would be completely unfair,” Francis said.

Still, some councillors pressed for a stronger stance.

Coun. Kieran McKenzie moved to “endorse” the housing strategy, calling inaction the costlier path.

“We have to act, and we have to lead,” McKenzie said, before his motion failed to pass.

Council instead opted to receive the report, with administration instructed to fold its recommendations into the city’s 10-year housing and homelessness master plan.