Housing Affordability Task Force report
Read the Task Force’s report and see how we’re making progress on their recommendations to increase the supply of housing in Ontario.
Overview
The Task Force is comprised of industry leaders and experts. They consulted with stakeholders including municipalities and advocacy groups to develop their report.
The Task Force report is part of the government’s broader plan to seek feedback from a variety of sources, including through municipal and public consultations, to identify and implement measures to address the housing supply crisis and get homes built faster.
Introduction
House prices in Ontario have almost tripled in the past 10 years, growing much faster than incomes. This has made home ownership beyond the reach of most first-time buyers across the province, even those with well-paying jobs. Housing has become too expensive for rental units and it has become too expensive in rural communities and small towns. The system is not working as it should.
For too long, we have focused on solutions to “cool” the housing market. It is now clear that we do not have enough housing to meet the needs of Ontarians today, and we are not building enough housing to meet the needs of our growing population. If this problem is not fixed — by creating more housing to meet the growing demand — housing prices will continue to rise. We need to build more housing in Ontario.
Read the Housing Affordability Task Force report (PDF)
If you require this information in an alternative format, please contact housingsupply@ontario.ca. We will:
- acknowledge your request within three business days
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Progress on recommendations
The Housing Affordability Task Force has provided 55 high-level recommendations to help address housing supply and affordability issues in Ontario.
To implement these effectively, some recommendations need multiple actions. These are indicated in the tracker with the original recommendation number and an added letter (for example, 3a, 3b).
The Task Force made additional recommendations that were out of scope of the mandate in appendices B and C. These are still being considered and are indicated in the tracker by appendix letter and number (for example, Appendix B1).
When all these actions are included, there are a total of 74 recommendations from the report.
We have listed recommendations that we have addressed to date and whether they are:
- fully implemented without amendments
- implemented with amendments to address the root cause of the issue in the spirit of the recommendations (with the potential for additional action in the future)
- in progress. Ontario is taking action that responds to the issues raised in these recommendations and work is ongoing to complete implementation (including legislative processes in some cases), which may affect timelines, scope and final decisions.
The recommendations still under review will be added to the table as we make progress on them. We have proposed or are in the process of implementing more policies that address these recommendations (for example, through the proposed Provincial Planning Statement).
Of 74 recommendations:
28
19
27
| Recommendation | Implementation status | Details of implementation |
|---|---|---|
| 1. Set a goal of building 1.5 million new homes in ten years. | Fully implemented | Ontario committed to a target of 1.5 million new homes by 2031 in mid-2022. Since then, the Province has acknowledged that 1.5 million homes is a baseline and that more action is needed. |
| 2. Amend the Planning Act, Provincial Policy Statement, and Growth Plans to set “growth in the full spectrum of housing supply” and “intensification within existing built-up areas” of municipalities as the most important residential housing priorities in the mandate and purpose. | In progress | From April 6 to August 4, 2023, the government consulted through the Environmental Registry of Ontario on a proposed Provincial Planning Statement that includes proposed policy direction on housing and intensification. An updated proposed Provincial Planning Statement has been posted on the Environmental Registry for consultation. It includes enhanced policies supporting intensification and a range and mix of housing options to meet current and future needs. |
3. Limit exclusionary zoning in municipalities through binding provincial actions: a. Allow “as of right” residential housing up to four units and up to four storeys on a single residential lot. | Implemented with amendments | The More Homes Built Faster Act amended the Planning Act by overriding zoning by-laws to allow “as-of-right” (without the need to apply for a rezoning) of up to three units per lot in most existing residential areas. These changes came into effect on November 28, 2022. Ontario is also proposing changes to the Planning Act that, if passed, would enhance regulation-making authority related to additional residential units to remove any municipal zoning barriers. A proposed enhanced regulation-making authority could help create additional residential units, such as basement suites, by eliminating barriers including maximum lot coverage and limits on bedrooms allowed per lot. Municipalities are also encouraged to adopt official plan policies and zoning by-laws that exceed the three unit per lot minimum to help meet their provincially-assigned housing targets. Ontario is supporting this outcome through measures such as the Building Faster Fund, which will provide financial incentives for municipalities that meet or exceed their housing targets. |
3. Limit exclusionary zoning in municipalities through binding provincial actions: b. Modernize the Building Code and other policies to remove any barriers to affordable construction and to ensure meaningful implementation (for example allowing single-staircase construction for up to four storeys, allow a single egress, etc.) | In progress | Ontario is undertaking an initial exploration of the complex design and safety issues related to allowing a small multi-unit residential building of up to four storeys and up to four units per floor with a single exit stair, while also introducing measures that would ensure no reduction in safety for building residents and firefighters. |
| 4. Permit “as of right” conversion of underutilized or redundant commercial properties to residential or mixed residential and commercial use. | In progress | An updated proposed Provincial Planning Statement has been posted on the Environmental Registry for consultation. It includes enhanced policies supporting intensification, including through the redevelopment of low-density commercial plazas and strip malls. |
| 5. Permit “as of right” secondary suites, garden suites, and laneway houses province-wide. | Implemented with amendments | The More Homes Built Faster Act amended the Planning Act (s. 16 (3)) by overriding zoning by-laws to allow “as-of-right” (without the need to apply for a rezoning) the use of up to three units per lot in most existing residential areas. One of the three units can be in an ancillary structure, such as a laneway house. These changes came into effect on November 28, 2022. |
| 10. Designate or rezone as mixed commercial and residential use all land along transit corridors and re-designate all residential apartments to mixed commercial and residential zoning in Toronto. | In progress | An updated proposed Provincial Planning Statement has been posted on the Environmental Registry for consultation. It includes proposed policies that support intensification on lands along existing and planned frequent transit corridors. Intensification could include mixed commercial and residential uses. |
| 11. Support responsible housing growth on undeveloped land, including outside existing municipal boundaries, by building necessary infrastructure to support higher density housing and complete communities and applying the recommendations of this report to all undeveloped land. | In progress | From April 6 to August 4, 2023, we consulted through the Environmental Registry of Ontario on a proposed Provincial Planning Statement that includes proposed policy direction concerning greenfield development. An updated proposed Provincial Planning Statement has been posted on the Environmental Registry for consultation. It includes proposed policy direction that provides for greenfield development and the phasing of greenfield development to ensure it aligns with the timely provision of infrastructure and public service facilities required to meet current and future needs. |
12. Create a more permissive land use, planning, and approvals system: a. Repeal or override municipal policies, zoning, or plans that prioritize the preservation of physical character of neighbourhood. | Implemented with amendments | The More Homes Built Faster Act amended the Planning Act (s. 41 (4.1)) to limit the scope of site plan control by removing the municipal ability to regulate architectural details and aesthetic aspects of landscape design. This change came into effect on November 28, 2022. |
12. Create a more permissive land use, planning, and approvals system: b. Exempt from site plan approval and public consultation all projects of 10 units or less that conform to the Official Plan and require only minor variances. | Fully implemented | The More Homes Built Faster Act amended the Planning Act (s. 41 (1.2)) to remove all aspects of site plan control for most residential developments of up to 10 units. This change came into effect on November 28, 2022. |
12. Create a more permissive land use, planning, and approvals system: c. Establish provincewide zoning standards, or prohibitions, for minimum lot sizes, maximum building setbacks, minimum heights, angular planes, shadow rules, front doors, building depth, landscaping, floor space index, and heritage view cones, and planes; restore pre-2006 site plan exclusions (colour, texture, and type of materials, window details, etc.) to the Planning Act and reduce or eliminate minimum parking requirements. | In progress | Changes are proposed to the Planning Act that, if passed, would remove parking minimums near transit in Protected Major Transit Station Areas and other areas around higher order transit stations and stops (for example, Major Transit Station Areas). As well, the Ministry of Red Tape Reduction will establish expert tables to explore barriers in municipal zoning and building official recruitment and identify possible solutions that would contribute to time and cost savings for residential development in some of the fastest-growing regions of Ontario. |
| 15. Require mandatory delegation of site plan approvals and minor variances to staff or pre-approved qualified third-party technical consultants through a simplified review and approval process, without the ability to withdraw Council’s delegation. | Implemented with amendments | The More Homes for Everyone Act amended the Planning Act (s. 41 (4.0.1)) to require that site plan control decisions be made by staff (instead of municipal councils or committees of council). This change came into effect on April 14, 2022. |
16. Prevent abuse of the heritage preservation and designation process by: a. Prohibiting the use of bulk listing on municipal heritage registers. | Implemented with amendments | Changes to the Ontario Heritage Act and O. Reg. 9/06 Criteria for Determining Cultural Heritage Value or Interest established that non-designated properties included on a municipal register must meet one or more of the criteria outlined in the regulation. The More Homes Built Faster Act amended the Ontario Heritage Act (s.27(14) to (18)) to introduce requirements that properties can only remain listed for a maximum of two years and, if not designated during that time, they must be removed from the register and cannot be relisted for a period of five years. These changes came into effect on January 1, 2023. |
16. Prevent abuse of the heritage preservation and designation process by: b. Prohibiting reactive heritage designations after a Planning Act development application has been filed. | Fully implemented | The More Homes Built Faster Act amended the Ontario Heritage Act (s.29(1.2) 1) to introduce a requirement that only properties that were already listed on a municipal heritage register can be considered for designation where a property is subject to certain Planning Act applications. This new requirement provides property owners with increased certainty and prohibits reactive designation on properties not previously noted as being of potential cultural heritage value or interest to a municipality. These changes came into effect on January 1, 2023. |
| 18. Restore the right of developers to appeal Official Plans and Municipal Comprehensive Reviews. | Implemented with amendments | Schedule 9 of the More Homes, More Choice Act removed restrictions on “de novo” hearings by repealing sections 38 to 42 of the Local Planning Appeal Tribunal Act. This broadened the grounds of appeal and supports the Ontario Land Tribunal in making the best planning decision. Changes are proposed to the Planning Act that, if passed, would restore appeal rights for privately-initiated settlement area boundary expansion refusals or non-decisions outside the Greenbelt Area. |
| 19. Legislate timelines at each stage of the provincial and municipal review process, including site plan, minor variance, and provincial reviews, and deem an application approved if the legislated response time is exceeded. | Implemented with amendments | The Planning Act includes statutory decision-making timelines with an ability for applicants to appeal matters to the Ontario Land Tribunal if timelines are not met. |
| 20. Fund the creation of “approvals facilitators” with the authority to quickly resolve conflicts among municipal and/or provincial authorities and ensure timelines are met. | Fully implemented | The Helping Homebuyers, Protecting Tenants Act amended the Ministry of Municipal Affairs and Housing Act (subsections 12 (2) and (3)) to allow for the appointment of up to four Deputy facilitators. |
| 22. Simplify planning legislation and policy documents. | In progress | From April 6 to August 4, 2023, we consulted through the Environmental Registry of Ontario on a proposed Provincial Planning Statement that would replace the Provincial Policy Statement and A Place to Grow: Growth Plan for the Greater Golden Horseshoe. An updated proposed Provincial Planning Statement has been posted on the Environmental Registry for consultation. It further streamlines certain policy requirements. |
| 24. Allow wood construction of up to 12 storeys. | Fully implemented | Amendments to Ontario’s Building Code (Ontario Regulation 451/22) allow encapsulated mass timber buildings to be constructed up to 12 storeys high. This came into effect July 1, 2022. Ontario has recently consulted on and is committed to making further amendments that would allow for 18-storey encapsulated mass timber buildings. |
| 25. Require municipalities to provide the option of pay-on-demand surety bonds and letters of credit. | In progress | We will be consulting on the development of a potential regulation that would authorize landowners to choose the instruments (such as pay-on-demand surety bonds) to secure municipal conditions of land use. |
| 26. Require appellants to promptly seek permission (“leave to appeal”) of the OLT and demonstrate that an appeal has merit, relying on evidence and expert reports, before it is accepted. | In progress | Changes are proposed to the Planning Act that, if passed, would limit third-party appeals for official plan and zoning by-law amendments. |
27. Prevent abuse of process: a. Remove right of appeal for projects with at least 30% affordable housing in which units are guaranteed affordable for 40 years. | In progress | Changes are proposed to the Planning Act that, if passed, would limit third-party appeals for official plan and zoning by-law amendments. |
27. Prevent abuse of process: b. Require a $10,000 filing fee for third party appeals. | Implemented with amendments | The Ontario Land Tribunal has the authority and processes in place to deter appeals that are without merit. Third-party appeals for consents and minor variances were eliminated as a result of amendments to the Planning Act made by More Homes Built Faster Act. This means only certain persons, such as the applicant or relevant municipality are allowed to appeal minor variance or consent decisions. Changes are proposed to the Planning Act that, if passed, would similarly limit third-party appeals for official plan and zoning by-law amendments. Increasing the filing fees for third-party appeals may result in access to justice concerns. |
27. Prevent abuse of process: c. Provide discretion to adjudicators to award full costs to the successful party in any appeal brought by a third party or by a municipality where its council has overridden a recommended staff approval. | In progress | Amendments to the Ontario Land Tribunal Act (OLTA) set out in Schedule 7 of the More Homes Built Faster Act (once in force) will clarify the Ontario Land Tribunal’s powers to order an unsuccessful party to pay the successful party’s costs in accordance with the OLT’s rules. |
| 28. Encourage greater use of oral decisions issued the day of the hearing, with written reasons to follow, and allow those decisions to become binding the day that they are issued. | Fully implemented | The Ontario Land Tribunal is providing updated training to members to encourage use of oral decisions, when appropriate. In many cases, the complexity of the matter before the tribunal may require the member to reserve the decision in order to consider the evidence presented and applicable legislation and policies. |
| 30. Provide funding to increase staffing (adjudicators and case managers), provide market-competitive salaries, outsource more matters to mediators, and set shorter time targets. | In progress | Ontario announced cumulative additional funding investments (For example, 14.7M over three years starting in April 2022 and $11.8M over three years starting in April 2023) for the Ontario Land Tribunal (OLT). Implementation of additional resources by the OLT has been in progress. The OLT expanded its expert mediation services in summer 2023 and is targeting to complete its recruitment of additional adjudicators and staff, as well as implement key new online services by spring 2024. Public consultation for proposed new regulations to set OLT service standards (for example, timelines for completing specific case resolution activities) and case prioritization criteria will start by Spring 2024 through Ontario’s Regulatory Registry. |
| 31. In clearing the existing backlog, encourage the Tribunal to prioritize projects close to the finish line that will support housing growth and intensification, as well as regional water or utility infrastructure decisions that will unlock significant housing capacity. | In progress | Amendments to the Ontario Land Tribunal Act(OLTA) set out in Schedule 7 of the More Homes Built Faster Act (once in force) will allow regulations to be made that would:
Public consultation for the proposed new regulations will start by Spring 2024 through Ontario’s Regulatory Registry. |
| 33. Waive development charges (DC) on all forms of affordable housing guaranteed to be affordable for 40 years. | In progress | We intend to bring into force the municipal development-related charge (MDRC) exemptions and discounts for affordable residential units on June 1, 2024, and publish a bulletin entitled, “Affordable Residential Units for the Purposes of the Development Charges Act, 1997 Bulletin” on Ontario.ca. |
| 34. Prohibit interest rates on development charges higher than a municipality’s borrowing rate. | Fully implemented | The More Homes Built Faster Act made changes to the Development Charges Act, 1997 (s.26.3) to set a maximum interest rate that can be levied for the development charge freeze and deferral provisions of the Canadian Banks prime rate plus 1% per year. The maximum interest rate applies as of June 1, 2022. |
35. Regarding cash in lieu of parkland, s.37, Community Benefit Charges, and development charges: a. Provincial review of reserve levels, collections and drawdowns annually to ensure funds are being used in a timely fashion and for the intended purpose, and, where review points to a significant concern, do not allow further collection until the situation has been corrected. | Implemented with modification | New regulatory provisions were made in support of the More Homes for Everyone Act to increase the transparency of development-related charges. These amendments require a municipal treasurer to include in their annual treasurer's statement whether the municipality still anticipates incurring the capital costs projected for a given service in the municipal development charges background study. If not, an estimate of the anticipated amount the municipality now projects incurring would be provided along with an explanation for the variance. Similarly, if there was no spending from a DC reserve in a year, the municipality must also provide an explanation for this. These regulatory amendments were filed and came into force on April 27, 2022.) We also made changes to the Planning Act and the Development Charges Act to provide greater cost certainty for municipal development-related charges. The changes build transparency and accountability for parkland review and development charges. |
| 38. Amend the Planning Act and Perpetuities Act to extend the maximum period for land leases and restrictive covenants on land to 40 or more years. | Fully implemented | The More Homes Built Faster Act amended the Planning Act (s. 50(3)) to allow land lease communities with leases for periods of up to 49 years to be exempted from subdivision control approval if a land lease communities proposal has gone though the site plan control process. This change came into effect on November 28, 2022. Perpetuities Act change is not required. |
| 39. Eliminate or reduce tax disincentives to housing growth. | In progress | The Ontario government is taking steps to remove the full 8% provincial portion of the Harmonized Sales Tax (HST) on qualifying new purpose-built rental housing in order to get more rental homes built across the province. Ontario welcomes the federal government's decision, following our longstanding call, to provide HST relief for new purpose-built rental housing. Together, the provincial and federal actions would remove the full 13% HST on qualifying new purpose-built rental housing in Ontario, helping to get more housing built. Ontario will continue working closely with the federal government to implement this new measure. |
| 40. Call on the federal government to implement an urban, rural and northern Indigenous housing strategy. | Fully implemented | Ontario has called on the federal government to implement an urban, rural and northern Indigenous housing strategy through a number of ministerial-level bilateral correspondence and has raised the issue at both bilateral and multilateral (federal/provincial/territorial) meetings. |
| 43. Enable municipalities, subject to adverse external economic events, to withdraw infrastructure allocations from any permitted projects where construction has not been initiated within three years of build permits being issued. | In progress | We have proposed legislative changes that, if passed, would create a new municipal servicing management tool and enhance lapsing provisions for draft plans of subdivision and condominium approvals and introduce discretionary lapsing authority for site plan approvals. |
| 45. Improve funding for colleges, trade schools, and apprenticeships; encourage and incentivize municipalities, unions and employers to provide more on-the-job training. | Fully implemented | Ontario is investing to build and upgrade training centres. The funding will help unions, Indigenous centres, and industry associations build new training centres, or upgrade and convert existing facilities into new training centres with state-of-the-art equipment and technology. The new capital stream will be open to a wide range of applicants in in-demand industries and support facility expansions, renovations, repairs and retrofits, and new building construction. |
| 46. Undertake multi-stakeholder education program to promote skilled trades. | Fully implemented | Ontario has invested more than $1 billion in the skilled trades over three years, along with the launch of Skilled Trades Ontario, as part of its strategy to attract more people into the trades. Recently, Ontario announced it is expanding its successful skilled trades career fairs called Level Up!, now in its second year, to even more cities with more exhibitors and twice as many participating students. This is a series of dynamic, multi-day career fairs highlighting the 144 skilled trades, from electricians to boilermakers. Over 25,000 students in grades 7 to 12, as well as parents and jobseekers, will have the opportunity to learn about these trades through interactive exhibitions and hands-on activities while hearing directly from tradespeople and local employers. A new mandatory high school graduation requirement will ensure all students take at least one grade 9 or 10 technological education credit starting with students entering grade 9 in September 2024. This will help better prepare students across the province for the jobs of tomorrow. Ontario is investing through the Apprenticeship Capital Grant program, helping 66 training institutions across Ontario upgrade their training equipment and existing facilities that support hands-on learning for students and apprentices. |
| 47. Recommend that the federal and provincial government prioritize skilled trades and adjust the immigration points system to strongly favour needed trades and expedite immigration status for these workers, and encourage the federal government to increase from 9,000 to 20,000 the number of immigrants admitted through Ontario’s program. | Fully implemented | Of it’s total allocation of 16,500 in 2023, the Ontario Immigrant Nominee Program (OINP) nominated 4,592 individuals in the skilled trades, more than even before. This is in addition to the changes that were made to the Expression of Interest scoring system to award more points to candidates in priority occupations/sectors. In 2022, Ontario sought and received a significant increase to its Ontario Immigrant Nominee Program (OINP) allocation from 9,750 in 2022 to 16,500 in 2023, which will further increase in 2024. The federal government is also prioritizing selection of some skilled trades occupations through category-based selection and Ontario will encourage the targeting of additional occupations through federal immigration selection programs. |
48. The Ontario government should establish a large “Ontario Housing Delivery Fund” and encourage the federal government to match funding. This fund should reward:
| Implemented with amendments | On August 21, 2023, Ontario announced the new Building Faster Fund, a $1.2B three-year program that will provide funding to municipalities based on performance towards annual housing targets. Once implemented in early 2024, this program will, in tandem with the federal government's Housing Accelerator Fund:
In its 2024 budget, Building a Better Ontario, the government also introduced additional funding for housing-enabling infrastructure through the creation of a new $1 billion Municipal Housing Infrastructure Program and by more than quadrupling the Housing-Enabling Water Infrastructure Fund to $825 million.
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| 49. Reductions in funding to municipalities that fail to meet provincial housing growth and approval timeline targets. | Implemented with amendments | On August 21, 2023, Ontario announced the new Building Faster Fund, a $1.2B three-year program that will provide funding to municipalities based on performance towards annual housing targets. Municipalities that are achieving 80% or more of their annual target will be able to access their funding allocation. The Building Faster Fund provides double the funding for every 1% above 100% of a municipality’s target up to a maximum of 125% of their housing target. |
| 50. Fund the adoption of consistent municipal e-permitting systems and encourage the federal government to match funding. Fund the development of common data architecture standards across municipalities and provincial agencies and require municipalities to provide their zoning bylaws with open data standards. Set an implementation goal of 2025 and make funding conditional on established targets. | In progress | Through the Streamline Development Approval Fund, we are providing more than $45 million to Ontario's 39 largest municipalities to modernize and accelerate housing approval processes, including implementation of e-permitting systems. In addition, a Data Standards approach is in development to support a common data architecture standard. |
| 51. Require municipalities and the provincial government to use the Ministry of Finance population projections as the basis for housing need analysis and related land use requirements. | In progress | From April 6, 2023 to August 4, 2023, the government consulted through the Environmental Registry of Ontario on a proposed Provincial Planning Statement that includes proposed policy direction to make land available for future population growth, which includes planning for future residential growth. We are reviewing feedback and determining next steps to finalize this policy document. |
| 52. Resume reporting on housing data and require consistent municipal reporting, enforcing compliance as a requirement for accessing programs under the Ontario Housing Delivery Fund. | Implemented with amendments | Through the Municipal Planning Data Reporting Regulation (O. Reg 73/23), which was filed April 6, 2023, 29 large and fast growing municipalities are now required to provide the ministry with planning application data for five planning instruments on a regular basis. We are consulting on changes to the Municipal Planning Data Reporting Regulation to expand the information being collected on planning instruments. All 50 municipalities with targets will be required to submit data on their development application approvals. The Building Faster Fund provides funds to municipalities that meet or exceed their annual housing targets by 2031. Ontario is working with municipal partners on reporting monthly data and tracking progress. |
| 53. Report each year at the municipal and provincial level on any gap between demand and supply by housing type and location, and make underlying data freely available to the public. | Implemented with amendments | We have published the progress towards housing targets for all 50 municipalities on the housing supply progress tracker. The progress includes data on housing starts, additional residential units and long term care beds. |
| 54. Empower the Deputy Minister of Municipal Affairs and Housing to lead an all-of-government committee that meets weekly to ensure our remaining recommendations and any other productive ideas are implemented. | Implemented with amendments | In fall 2023, a Deputy Minister’s Housing Working Group was established to leverage the existing efforts and structure of the Deputy Minister’s Infrastructure Committee (DMIC). For the housing-focused agenda items, additional Deputy Ministers will be added to the group to ensure an all-of-government approach is undertaken. |
| 55. Commit to evaluate these recommendations for the next three years with public reporting on progress. | Fully implemented | Ontario committed to public reporting through this tracker on Sept 7, 2023. |
| Appendix B1. Call upon the federal government to provide equitable affordable housing funding to Ontario. | Fully implemented | Ontario continues to advocate for municipalities and Ontarians to receive their fair share of funding from the federal government. These additional revenues would flow to municipal service providers to ensure Ontarians can get the housing they need. |
| Appendix B2. Develop and legislate a clear, province-wide definition of “affordable housing” to create certainty and predictability. | In progress | Ontario has established an “affordable residential unit” definition that was updated by Bill 134, the Affordable Homes and Good Jobs Act, 2023, to include income factors, for the purposes of providing discounts and exemptions from municipal development-related charges (MDRCs). We intend to bring into force the updated definition and the municipal development-related charge (MDRC) exemptions and discounts for affordable residential units on June 1, 2024, and publish a bulletin entitled, “Affordable Residential Units for the Purposes of the Development Charges Act, 1997 Bulletin” on Ontario.ca. |