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Trudeau launches assault on property rights to answer housing shortage

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From the MacDonald Laurier Institute

By Aaron Wudrick and Jon Hartley

Liberals crack down on short-term rental owners in fiscal update — while ignoring the need for mass-scale construction of private builds

In Tuesday’s fiscal update, the Trudeau government found itself trying to bury the lede in a bad news story of bigger deficits, higher debt payments and a weakened economy.

Following a slew of opinion polls that show the Liberals trailing the opposition Conservatives by a widening margin, the update also exuded a palpable sense of urgency as the government scrambles to address a critical issue on which they were caught completely off guard: housing.

Housing has emerged, in recent months, as arguably the single biggest political concern in Canada. It impacts middle- and lower-income Canadians most severely and is a significant part of why the Liberals have been bleeding support amongst these key constituencies, which disproportionately include younger Canadians.

In response to their slide in the polls, the Liberals have belatedly started to act on the file — by removing the GST on new rental builds and dedicating $4 billion to a housing accelerator program that aims to incentivize municipalities to remove prohibitive zoning barriers. The fiscal update boasted that this fund has already signed agreements with nine cities to build 21,000 homes over the next three years, which sounds impressive until you consider that Canada needs approximately 3.5 million new homes by 2030 to fix the affordability crisis.

While any new housing supply will be welcome, the measures amount to knee-jerk reactions by a government that tries to solve problems by hastily showering them with money. While the Housing Accelerator Fund correctly focuses on scrapping restrictive zoning, the real goal should be to incentivize the construction of privately built housing on a mass scale, rather than simply subsidize additional public housing. The real cause of Canada’s housing shortage is not market failure but a series of policy failures on multiple fronts and levels.

Perhaps most alarming is the government’s assault on short-term rental housing by reducing tax deductions available to property owners, framed as a crusade against greedy landlords profiting from tourists while everyday Canadians scramble to keep a roof over their heads. The implicit assumption seems to be that, by making short-term rentals less attractive, these units will be magically transformed into long-term rental accommodations (which is wishful thinking, to say the least). In so doing, the government overlooks the diverse array of reasons Canadians choose to rent out properties on a short-term basis.

Flexibility — as facilitated by platforms like Airbnb — is essential for those who do not wish to commit to full-time landlord responsibilities. Additionally, Canadians may have family members who intermittently require housing, such as aging parents or university students. Long-term tenancy, burdened with compliance issues and eviction challenges, is unappealing to many property owners. If the government instead chose to make the work of a landlord more attractive, it wouldn’t need to make short-term rentals less appealing.

Even more troubling is the broader trend of the government encroaching on Canadians’ property rights, ostensibly to compensate for its own housing policy failures. Dictating how citizens use their own property raises serious concerns about the government overstepping its bounds. In a country with well-established property rights, it is inappropriate and misguided for the government to meddle in the choices of families seeking to make ends meet by renting out their properties.

On a practical level, the government’s chosen channels to tackle housing — relying on more government subsidies, undermining the short-term rental market, discouraging institutional investors from buying single-family homes and foreign buyer taxes or bans — will ultimately be too small to meaningfully grow the total stock of housing but will cause a number of harmful unintended consequences.

The bottom line is this: to make any kind of impact on housing affordability at scale, especially for individuals living below the median income, Canada needs a much larger housing supply — and the amount of capital investment this requires can only come from private developers.

All in all, the fiscal update shows the slapdash nature of the Trudeau government’s frantic attempts to address housing concerns, as well as its unfortunate inclination to resort to heavy-handed interventions, particularly in the realm of short-term rentals. The government’s indifference to infringing on private property rights underscores the need for a more supply-oriented approach to housing policy — one that works with, rather than against, the rights of property owners.

Aaron Wudrick is the domestic policy director at the Macdonald-Laurier Institute.

Jon Hartley is a senior fellow at the Macdonald-Laurier Institute and a research fellow at the Foundation for Research on Equal Opportunity.

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Economy

Prime minister’s misleading capital gains video misses the point

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From the Fraser Institute

By Jake Fuss and Alex Whalen

According to a 2021 study published by the Fraser Institute, 38.4 per cent of those who paid capital gains taxes in Canada earned less than $100,000 per year, and 18.3 per cent earned less than $50,000. Yet in his video, Prime Minister Trudeau claims that his capital gains tax hike will affect only the richest “0.13 per cent of Canadians”

This week, Prime Minister Trudeau released a video about his government’s decision to increase capital gains taxes. Unfortunately, he made several misleading claims while failing to acknowledge the harmful effects this tax increase will have on a broad swath of Canadians.

Right now, individuals and businesses who sell capital assets pay taxes on 50 per cent of the gain (based on their full marginal rate). Beginning on June 25, however, the Trudeau government will increase that share to 66.7 per cent for capital gains above $250,000. People with gains above that amount will again pay their full marginal rate, but now on two-thirds of the gain.

In the video, which you can view online, the prime minister claims that this tax increase will affect only the “very richest” people in Canada and will generate significant new revenue—$20 billion, according to him—to pay for social programs. But economic research and data on capital gains taxes reveal a different picture.

For starters, it simply isn’t true that capital gains taxes only affect the wealthy. Many Canadians who incur capital gains taxes, such as small business owners, may only do so once in their lifetimes.

For example, a plumber who makes $90,000 annually may choose to sell his business for $500,000 at retirement. In that year, the plumber’s income is exaggerated because it includes the capital gain rather than only his normal income. In fact, according to a 2021 study published by the Fraser Institute, 38.4 per cent of those who paid capital gains taxes in Canada earned less than $100,000 per year, and 18.3 per cent earned less than $50,000. Yet in his video, Prime Minister Trudeau claims that his capital gains tax hike will affect only the richest “0.13 per cent of Canadians” with an “average income of $1.4 million a year.”

But this is a misleading statement. Why? Because it creates a distorted view of who will pay these capital gains taxes. Many Canadians with modest annual incomes own businesses, second homes or stocks and could end up paying these higher taxes following a onetime sale where the appreciation of their asset equals at least $250,000.

Moreover, economic research finds that capital taxes remain among the most economically damaging forms of taxation precisely because they reduce the incentive to innovate and invest. By increasing them the government will deter investment in Canada and chase away capital at a time when we badly need it. Business investment, which is crucial to boost living standards and incomes for Canadians, is collapsing in Canada. This tax hike will make a bad economic situation worse.

Finally, as noted, in the video the prime minister claims that this tax increase will generate “almost $20 billion in new revenue.” But investors do not incur capital gains taxes until they sell an asset and realize a gain. A higher capital gains tax rate gives them an incentive to hold onto their investments, perhaps until the rate is reduced after a change in government. According to economists, this “lock-in” effect can stifle economic activity. The Trudeau government likely bases its “$20 billion” number on an assumption that investors will sell their assets sooner rather than later—perhaps before June 25, to take advantage of the old inclusion rate before it disappears (although because the government has not revealed exactly how the new rate will apply that seems less likely). Of course, if revenue from the tax hike does turn out to be less than anticipated, the government will incur larger budget deficits than planned and plunge us further into debt.

Contrary to Prime Minister Trudeau’s claims, raising capital gains taxes will not improve fairness. It’s bad for investment, the economy and the living standards of Canadians.

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Business

Ottawa should end war on plastics for sake of the environment

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From the Fraser Institute

By Kenneth P. Green

Here’s the shocker: Meng shows that for 15 out of the 16 uses, plastic products incur fewer GHG emissions than their alternatives…

For example, when you swap plastic grocery bags for paper, you get 80 per cent higher GHG emissions. Substituting plastic furniture for wood—50 per cent higher GHG emissions. Substitute plastic-based carpeting with wool—80 per cent higher GHG emissions.

It’s been known for years that efforts to ban plastic products—and encourage people to use alternatives such as paper, metal or glass—can backfire. By banning plastic waste and plastic products, governments lead consumers to switch to substitutes, but those substitutes, mainly bulkier and heavier paper-based products, mean more waste to manage.

Now a new study by Fanran Meng of the University of Sheffield drives the point home—plastic substitutes are not inherently better for the environment. Meng uses comprehensive life-cycle analysis to understand how plastic substitutes increase or decrease greenhouse gas (GHG) emissions by assessing the GHG emissions of 16 uses of plastics in five major plastic-using sectors: packaging, building and construction, automotive, textiles and consumer durables. These plastics, according to Meng, account for about 90 per cent of global plastic volume.

Here’s the shocker: Meng shows that for 15 out of the 16 uses, plastic products incur fewer GHG emissions than their alternatives. Read that again. When considering 90 per cent of global plastic use, alternatives to plastic lead to greater GHG emissions than the plastic products they displace. For example, when you swap plastic grocery bags for paper, you get 80 per cent higher GHG emissions. Substituting plastic furniture for wood—50 per cent higher GHG emissions. Substitute plastic-based carpeting with wool—80 per cent higher GHG emissions.

A few substitutions were GHG neutral, such as swapping plastic drinking cups and milk containers with paper alternatives. But overall, in the 13 uses where a plastic product has lower emissions than its non-plastic alternatives, the GHG emission impact is between 10 per cent and 90 per cent lower than the next-best alternatives.

Meng concludes that “Across most applications, simply switching from plastics to currently available non-plastic alternatives is not a viable solution for reducing GHG emissions. Therefore, care should be taken when formulating policies or interventions to reduce plastic demand that they result in the removal of the plastics from use rather than a switch to an alternative material” adding that “applying material substitution strategies to plastics never really makes sense.” Instead, Meng suggests that policies encouraging re-use of plastic products would more effectively reduce GHG emissions associated with plastics, which, globally, are responsible for 4.5 per cent of global emissions.

The Meng study should drive the last nail into the coffin of the war on plastics. This study shows that encouraging substitutes for plastic—a key element of the Trudeau government’s climate plan—will lead to higher GHG emissions than sticking with plastics, making it more difficult to achieve the government’s goal of making Canada a “net-zero” emitter of GHG by 2050.

Clearly, the Trudeau government should end its misguided campaign against plastic products, “single use” or otherwise. According to the evidence, plastic bans and substitution policies not only deprive Canadians of products they value (and in many cases, products that protect human health), they are bad for the environment and bad for the climate. The government should encourage Canadians to reuse their plastic products rather than replace them.

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