2018 Rental Housing Market Conditions in Toronto

2018 RENTAL HOUSING MARKET
CONDITIONS IN TORONTO
Tenant Issues Committee

February 9, 2018
Committee Room 1, City Hall
47%
of Toronto households are renters
65%
of Toronto’s renter households live
and this number is growing in apartments with 5 or more storeys
47%of Toronto renters spend

50%estimated share of
more than 30% of their income
rental housing stock that is private
on housing
purpose-built rental
Sources: Statistics Canada, Census 2001, 2006 and 2016; National Household Survey 2011;
2 CMHC Rental Market Reports
In 2017, purpose-built apartment rents increased the most in 15
years and vacancy rates reached the lowest in 16 years
Average rents (2-BDR) and vacancy rates (all unit-types) for purpose-built and condominium rentals
(City of Toronto, 2012-2017)
$2,500 $2,401 2.0%
1.8%
$2,000 1.6%
1.4%
$1,602
Vacancy Rate (%)

$1,500 $1,426 1.2%
$1,194 1.0%
$1,000 0.8%
0.6%
$500 0.4%
0.2%
$0 0.0%
2012 2013 2014 2015 2016 2017
Average Rent Purpose-built Rental Average Rent Condo Rental
Vacancy Rate Purpose-built Rental Vacancy Rate Condo Rental
3 Source: CMHC Rental Market Reports

Prevailing rents do not reflect asking rents
• Shelter, Support & Housing Administration and City Planning retained
a consultant to study the low-end of the rental housing market to
better understand housing availability in this section of the market
and the characteristics of available units.
• The consultant took a snapshot of the rental housing market based

on two custom datasets:
• A web-scrape of 4,895 listings on public rental listing boards in

September 2017.
• A detailed database of 1,000 public rental listings below the

City’s affordable thresholds (average market rents).
• Additional qualitative analysis was done through interviews and

focus groups with professional housing support workers, and tenants
in the low end of rental housing market.
4 Source: Low End of the Rental Market, Presentation by PRISM Economics

Asking rents were nearly 1.5 times above
CMHC average
Toronto average asking rents compared to average prevailing rents
(September 2017 sample, n=4,895)
A B C
CMHC Average
Average Asking Difference CMHC and
Unit Type Monthly Rent
Monthly Rent ($) Asking Rent
Toronto (CMA)
Shared NA $735 NA
Bachelor $957 $1,342 40%
1 Bedroom $1,132 $1,614 43%
2 Bedroom $1,326 $2,252 70%
3 Bedroom + $1,525 $2,403 58%
All Units $1,240 $1,829 47%
5 Source: Low End of the Rental Market Study – Listings Database

Most of the currently available affordable housing was in
shared accommodation
Toronto percentage of units below affordable threshold by unit type
(September 2017 sample, n=4,895)
A B C D
Listed Units Percent of Units Rent Threshold
Unit Type Listed Units
Below Threshold below Threshold Tested
Shared 1,585 1,166 74% $800
Bachelor 287 61 21% $962
1 Bedroom 1,393 247 18% $1,137
2 Bedroom 1,351 157 12% $1,341
3 Bedroom 279 27 10% $1,536
All Units 4,895 1,658 34%
6 Source: Low End of the Rental Market, Presentation by PRISM Economics

7
Toronto is adding significant housing supply annually
Number of residential units approved and built
35,000
30,000
25,000
Average approved
(annual): 20,954
20,000
Average built
(annual): 16,552
15,000
10,000
5,000
0
2012 2013 2014 2015 2016
Approved Built
8 Source: How Does the City Grow, April 2017 Report, City Planning
Most new rental housing supply is in the form of
condominium rentals
Approximate number of condominium units rented
120,000
100,000
80,000
60,000
98,652
92,658
40,000 81,904
71,905
60,825
49,168
20,000
0
2012 2013 2014 2015 2016 2017
9 Source: CMHC Rental Market Reports

Proposed rental supply is increasing
Approximate number of purpose-built rental units proposed and under construction
(City of Toronto, Q4-2015 to Q4-2017)
30,000
27,569
25,000
20,000
15,000
10,000
8,302
6,305
5,401
5,000
-
Q4-2015 Q1-2016 Q2-2016 Q3-2016 Q4-2016 Q1-2017 Q2-2017 Q3-2017 Q4-2017
Under Construction Proposed
Projects are within the City of Toronto and approximated becomes some projects my eventually register as
condominium.
10 Source: Urbanation
City actions maintain and expand the stock of rental housing
• From 2009 to 2017, City Planning has secured the replacement and
creation of 1,781 rental housing units through Official Plan rental
housing replacement policies:
• 610 replacement units are affordable

• 808 replacement units are mid-range
• Over 8,200 units have been secured as rental housing for at least
20-years.
• From 2014 to 2016, on average, 16% of financial contributions

through Section 37 were allocated to affordable housing, including
upgrades and repairs to existing TCH properties ($26.7 million
secured in total).
• Additional affordable housing is secured through the Official Plan

Large Sites Policy and Secondary Plans.
11
City programs and partnerships support rental housing supply
• City Council approved the five-year Open Door Affordable Housing

Program in 2016 to accelerate affordable housing construction by
providing City financial incentives and capital contributions, fast-tracking
planning approvals, and activating surplus public land.
• In 2017, 1,200 affordable rental homes were approved through the Open
Door program.
• The second annual call for applications for new affordable rental housing
under the Open Door Program was released in January 2018, with a closing
deadline of March 22, 2018.
• There are currently 18 public sites identified in 12 wards across the City for
affordable housing development through the Open Door Program.
• City Council in 2017 and 2018, through the Provincial Affordable Housing
Lands Program, pre-approved Open Door financial incentives for up to 760
affordable rental homes, out of approximately 2,200 rental homes, on three
Toronto sites.
12
Ongoing City initiatives support the provision of rental housing
• City Planning staff are working inter-divisionally to prepare

draft policies to mitigate the loss of dwelling rooms.
• The Province recently completed a consultation on draft

inclusionary zoning regulation. As directed by Council, staff
recommended revisions to the regulation to support
affordable rental housing provision.
• An RFP has been issued for a Housing Market Analysis Study

to provide detailed data and analysis on Toronto’s housing
market.
13
QUESTIONS
Narmadha Rajakumar, Planner
Strategic Initiatives, Policy & Analysis, City Planning
Rishab Mehan, Planner

Strategic Initiatives, Policy & Analysis, City Planning
14

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2018 RENTAL HOUSING MARKET

Tenant Issues Committee

47%of Toronto renters spend

$2,500 $2,401 2.0%

Vacancy Rate (%)

3 Source: CMHC Rental Market Reports

• The consultant took a snapshot of the rental housing market based

• A web-scrape of 4,895 listings on public rental listing boards in

• A detailed database of 1,000 public rental listings below the

• Additional qualitative analysis was done through interviews and

4 Source: Low End of the Rental Market, Presentation by PRISM Economics

5 Source: Low End of the Rental Market Study – Listings Database

6 Source: Low End of the Rental Market, Presentation by PRISM Economics

9 Source: CMHC Rental Market Reports

• 610 replacement units are affordable

• From 2014 to 2016, on average, 16% of financial contributions

• Additional affordable housing is secured through the Official Plan

• City Council approved the five-year Open Door Affordable Housing

• City Planning staff are working inter-divisionally to prepare

• The Province recently completed a consultation on draft

• An RFP has been issued for a Housing Market Analysis Study

Rishab Mehan, Planner

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