Alberta
Canmore attempting to tax its way out of housing crisis

From the Fraser Institute
By Jake Fuss and Austin Thompson
Taxing part-time residency is no substitute for genuine housing reform, and may in fact deter investment in new housing.
A recent court decision has cleared the way for Canmore next year to impose a new “Livability Tax”—a 0.4 per cent property tax surcharge for homes left unoccupied for more than half the year. Mayor Sean Krausert called the ruling a “big win for Canmore.” But without addressing the root cause of Canmore’s housing shortage—too few new homes being built—this new tax is simply a costly distraction.
Canmore is not alone in taxing housing that is supposedly underused. Vancouver, Toronto, Ottawa and the federal government have imposed similar taxes. According to proponents, these taxes encourage part-time residents to sell or rent their properties to full-time residents. However, the evidence for this is underwhelming.
A study of Vancouver’s Empty Homes Tax found that it shifted 5,355 homes from part- to full-time residency between 2016 and 2021. While that may seem like progress, during the same five-year period construction started on more than 240,000 new homes. And despite the tax, home prices and rents continued to rise significantly. Again, because new housing construction has not kept pace with population growth, partly due to policies that discourage homebuilding such as high municipal fees, long permit approval wait times, and restrictive rules on what can be built and where—challenges that are familiar to Canmore’s homebuilders. Taxing part-time residency is no substitute for genuine housing reform, and may in fact deter investment in new housing.
Vacant home taxes are also costly for governments to administer. According to Canmore’s latest budget, it will cost $920,000 in the first year and $820,000 in the second year just to administer the Livability Tax. That amounts to between eight and nine per cent of the projected $10.3 million in annual revenue generated by the tax. By contrast, the administrative cost of ordinary property tax administration in Canada is typically about two per cent of revenue. The Livability Tax will apply to Canmore residents that occupy their housing unit for less than 183 days a year.
Crucially, the stakes of vacant home taxation are unusually high for Canmore. A study commissioned by the municipality estimates that one in four homes are likely not occupied full-time . That may increase the tax’s reach, but also its potential harm.
Why? Because deterring part-time residents is a risky proposition. The underlying assumption of the Livability Tax is that full-time residents are more valuable to the community than part-time residents. But the town council’s arbitrary 183-day threshold does not account for a resident’s contribution to Canmore’s economy or civic life. In many communities in North America, particularly in areas with wide ranges in seasonal temperatures and weather, part-time residents may help comprise the lifeblood of the community. Canmore may not realize the full cost of deterring part-time residents until they are gone.
And the Livability Tax comes on top of a recent hike in property tax rates for so-called “tourist homes,” which now pay roughly triple the standard rate. While these measures may appeal to some permanent residents, they risk deterring homebuilding and undermining Canmore’s appeal as a tourist destination.
Meanwhile, the town’s actual housing supply remains stagnant. Only 321 new homes were started in 2024. Some constraints on housing development are unavoidable given that Canmore is hemmed in by mountains and protected land. But other impediments to new housing—rooted in policy and political will—are not.
Rather than targeting part-time residents, Canmore should remove policy barriers that restrict new housing development. The recently approved Gateway and Palliser Lane projects show that relaxing municipal rules—on building heights, setbacks and parking requirements—can unlock more housing development. Building that kind of flexibility into policy and applying it more widely could go a long way toward easing the housing crunch.
If Canmore wants to improve housing affordability, it needs to build—not tax—its way there.
Alberta
The Conventional Energy Sector and Pipelines Will Feature Prominently in Alberta’s Referendum Debate

From Energy Now
By Jim Warren
Like it or not, the supporters of conventional energy production in the West, even those who bleed maple syrup, will be best served by a substantial leave vote. A poor showing on the part of the leave camp would weaken the bargaining power of the producing provinces and the conventional energy sector in their dealings with Ottawa.
The political dust-up between the leavers and the stayers is about to commence.
The petition calling for an Alberta referendum on separation will get the required signatures. And, the Moe government in Saskatchewan may yet decide to do something similar.
And, there is a good chance the federal Liberals and their allies in the environmental movement will launch an anti-separation/anti-oil campaign in response. The Liberals need merely to reinvigorate the flag waving campaign they ran during the federal election. All that needs to change for that tactic to work is the name of the boogeyman—from Donald Trump to alienated Westerners. Government subsidized environmental organizations will help do the rest.
This will present something of a dilemma for some supporters of the conventional energy and pipeline sectors. Should they lay low, stay quiet and perhaps avoid becoming part of the controversy? Alternatively, should they face reality and admit oil and pipelines will feature prominently in the debate whether they like it or not. The federal assault on oil, gas and pipelines is after all one of the principal motivations inspiring many who wish to separate.
And, whether we like it or not, the supporters of conventional energy production in the West, even those who bleed maple syrup, will be best served by a substantial leave vote. A poor showing on the part of the leave camp would weaken the bargaining power of the producing provinces and the conventional energy sector in their dealings with Ottawa. This is one of the immutable laws of the negotiating universe. A union that gets only 20% of its members voting in favour of strike action knows it is impotent should management call its bluff.
This is not to say the leave side will need a majority vote to produce a win for the energy sector—a large minority could do nicely. The Parti Québécois’ goal of “sovereignty association” in the 1980 Quebec referendum was supported by just 40.4% of those who voted. Yet, it nevertheless added leverage to Quebec’s extortionate demands on Ottawa and the rest of Canada. Although, after the separatists garnered 49.4% of the vote in the 1995 referendum (aka Canada’s near death experience), Quebec did even better.
True, the two producing provinces on the prairies lack the electoral power of Quebec. In combination with Ontario, Quebec has been integral to Liberal success in federal elections for decades. The power of the West lies in its ability to generate a large share of Canada’s export revenues. That’s mainly why Quebec is able to count on $14 billion in annual equalization welfare. Threatening separation turns the economic importance of the West into a political weapon.
We can expect a highly divisive referendum debate–potentially far more fractious than the federal election campaign. Signals coming out of Ottawa suggest federal-provincial negotiations over conventional energy and emissions policy are about to take a nasty turn. We could be facing a perfect storm of disunity with Westerners bashing Ottawa while Ottawa denounces separatists and resumes its assault on oil, gas and pipelines.
Chances for lowering the political temperature don’t look good. The prime minister has been distancing himself from his initial pre-election pro pipeline position. Early in the election campaign Mark Carney said he would employ the emergency powers of the federal government to get new export pipelines running from the prairies to tidewater. The next week he told reporters Quebec would have the power to veto the approval of any pipeline crossing its territory. On May 14, Carney presented reporters with a word salad that seemed to be saying he would include evaluation of the potential for new pipelines along with other energy policy ideas being discussed. And, if a consensus favouring pipelines emerged, one might be built.
This is not comforting. These statements cannot all be correct at the same time. At least two, if not all three, of them, are disingenuous.
Exactly who will be included in the consensus building discussions is unclear. Will they involve meetings with the premiers of the provinces that generate huge export revenues for Canada. Will they be restricted to the emissions reduction zealots who dominate the cabinet and the Liberal caucus? Or, is it something Carney will work out at Davos when the World Economic Forum next convenes?
The Liberals and their media allies put a lot of stock in the polls once they showed the Liberals in the lead during the election campaign. They briefly acknowledged election period polling that showed 74% of Canadians support the construction of new export pipeline including 60% of Quebecers. But reporting on the growing popularity of pipelines ended after about a week when Carney’s unqualified support for a pipeline to the Atlantic coast evaporated.
Furthermore, the popular vote totals from the federal election demonstrate that Canadians’ support for the Conservatives and the Liberals was divided fairly evenly, 41.3% for the Conservatives and 43.8% for the Liberals. A slim 2.5 percentage point spread. It seems reasonable to assume many Conservative supporters outside of the prairies shared Pierre Poilievre’s strong and consistent support for conventional energy production and pipelines. The fact people in the producing provinces are not alone in seeing the wisdom of new export pipelines strengthens our position.
If the thumping the voters of Alberta and Saskatchewan gave the Liberals in the April 28 election didn’t convince the government its energy and pipelines policies have caused a national unity crisis, maybe a high vote in favour of separation will. Many people will figure this out and will vote strategically to ensure the leave side wins a respectable portion of the vote. Who would want to try to negotiate a good deal for the producing provinces and the conventional energy sector following a weak performance by the leave camp? The Liberals will claim that a big win for the stay camp shows that Albertans are happy with the status quo.
The anti-pipeline misinformation campaign is already underway. Steven Guilbeault was already at it last week. According to Guilbeault, since the Trans Mountain pipeline is not operating at full capacity we obviously don’t need any more pipelines.
Guilbeault knows full well the pipeline is running under full capacity. The reason being the residual fall-out from the $38 billion in cost overruns the government chalked up, which was in turn due to its own regulatory morass and system pains associated with issues like the poor design features built into the Burnaby terminal. The government expects oil producers to pay exorbitant shipping rates designed to rapidly recoup the embarrassing cost overruns. Producers are not prepared to lose money bailing out the government. Guilbeault also knows most producers making use of the Trans Mountain today had negotiated much lower rates with the pipeline prior to its completion.
We can expect the flow of this kind of misinformation to become a gusher in the days ahead.
One hopes there will be adults in charge of both the leave and stay camps. The cause of Western separation can be expected to attract enthusiasts from the fringes of the political spectrum. There will be crackpots and mean-spirited people cheering for both sides. Unfortunately, we need to prepare for the fact the mainstream media will focus on any loosely hinged eccentrics they can find who support separation. Radical environmentalists and climate change alarmists will be treated like selfless planet saving prophets.
Alberta
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