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Fraser Institute

Carney government’s housing plan poses major risks to taxpayers

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From the Fraser Institute

By Jake Fuss and Austin Thompson

A trade war, Trump’s threats to Canada’s sovereignty, and global economic volatility loomed large in the recent federal election. Yet many voters remained focused on an issue much closer to home: housing affordability.

In 2023, under Justin Trudeau, Canada added a record high 1.2 million new residents—more than double the previous record in 2019—and another 951,000 new residents last year. All told, Canada’s population has grown by about 3 million people since 2022—roughly matching the total population increase during the entire decade of the 1990s. Not surprisingly, homebuilding has failed to keep pace. In fact, housing construction rates have barely exceeded 1970s levels, even though the population has more than tripled since then. The result—a historic surge in housing costs.

On the campaign trail, the Liberals set an immigration target of about 400,000 per year, which is lower than the recent record highs but still high by historical standards, and tabled a plan they claim will double Canada’s residential construction rate to 500,000 new homes per year within a decade. But is it a good plan? And can the Liberals deliver it?

First, the good news. To help boost private homebuilding, the Carney government promised to introduce tax incentives including a rental building allowance, which would help reduce the tax bill on new multi-unit rental buildings, and a GST exemption for some first-time homebuyers, which may reduce the cost of newly-built homes and spur more homebuilding. The government also plans to expand the “Housing Accelerator Fund,” which offers federal dollars to municipalities in exchange for more flexible municipal building rules, and modernize the federal building code, which could shorten construction timelines. While much will depend on execution, these policies rightly aim to make it faster, cheaper and more attractive for the private sector to build homes.

Now, the bad news. The Carney government plans to create a new federal entity called Build Canada Homes (BCH) to “get the government back in the business of building.” According to Carney’s vision, the BCH will act “as a developer to build affordable housing” and provide more than “$25 billion in financing” to homebuilders and “$10 billion in low-cost financing and capital” for homebuilders to build “affordable” homes.

We’ve seen a similar movie before. In 2017, the Trudeau government created the Canada Infrastructure Bank (CIB) to invest in the “next generation of infrastructure Canadians need.” Since then, the CIB has approved approximately $13.2 billion in investments across 76 projects (as of July 2024), yet only two CIB-funded projects had been completed, prompting the authors of a multi-party House of Commons committee report to recommend abolishing the CIB.

The bureaucrats who will run the BCH won’t have the private sector’s expertise in housing development, nor the same incentives to keep costs down. BCH’s mandate is already muddled by competing goals—it must deliver “affordable” homes while simultaneously prioritizing certain building materials (e.g. Canadian softwood lumber), which could increase building costs.

The plan for BCH’s multi-billion-dollar loan portfolio includes significant “low cost” (that is, taxpayer subsidized) financing, a huge bet on prefabricated homebuilding, and no certainty about who will be on the hook for any failed projects—combined, this represents a major increase in costs and risks for taxpayers at a time when they already shoulder rising federal deficits and debt.

There’s also a real risk that BCH will simply divert limited investment dollars and construction resources away from private homebuilding—where projects respond to the needs of Canadian homebuyers and renters—and toward government-backed housing projects shaped by political goals. Instead of boosting overall homebuilding, BCH may simply reshuffle limited resources. And, as noted by the government, there’s a severe shortage of skilled construction labour in Canada.

It’s hard to see how Carney’s housing plan would double the pace of homebuilding in Canada—a very ambitious target that would require not only prudent housing policies but greater domestic savings, an implausibly large expansion in the construction workforce (which grew by only 18.4 per cent over the last decade), and the political fortitude to endure vocal opposition to housing development in certain neighbourhoods and on public lands.

Canada’s housing crisis will benefit from federal leadership—but not federal overreach. Rather than overpromising what it can’t deliver, the Carney government should refocus on what it’s best positioned to do: reform incentives, streamline regulations, and nudge municipalities and provinces to remove constraints on homebuilding. Trying to also act as a housing developer and lender is a far riskier approach.

Jake Fuss

Director, Fiscal Studies, Fraser Institute

Austin Thompson

Senior Policy Analyst, Fraser Institute

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Business

Carney must work to grow Canada’s economic pie

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From the Fraser Institute

By Jock Finlayson

After scoring a narrow victory in the federal election, Prime Minister Mark Carney and his incoming cabinet will confront a host of pressing issues. Dealing with the erratic and sometimes menacing Donald Trump—and navigating the multi-front tariff war the U.S. president has launched—is undoubtedly job one. Meanwhile, the refreshed Liberal government will face an enfeebled Canadian economy that may be on the cusp of a recession triggered by Trump’s mad-cap trade policies and dwindling economic growth across much of the world. Finding ways to implement—and pay for—the grab-bag of costly promises in the Liberal Party’s election platform will also tax the abilities of Carney and his ministers.

Beyond the immediate imperative of managing relations with the United States, the top priority for the Carney team must be creating the conditions for stronger economic growth at home. Under Justin Trudeau, the Liberal government was preoccupied with social policy, income redistribution, climate change and Indigenous reconciliation. As former finance minister Bill Morneau has written, Trudeau displayed zero interest in bolstering the underlying foundations of Canadian prosperity, which languished on his watch. Hopefully, Carney’s administration won’t make the same mistake.

Unfortunately, team Carney starts with a weak economic hand. Canada has been losing global market share in almost all of our export-oriented industries. Productivity is stagnant, and business investment is insufficient even to offset ongoing deprecation of the “capital stock”—the buildings, equipment and machinery owned and used by firms across Canada. Net foreign direct investment flows have turned sharply negative, with Canadian firms investing more abroad than foreign companies invest in Canada—a clear sign of our waning competitiveness.

Even more worryingly, Canada’s real gross domestic product (GDP) per person—the total income that households and businesses generate, divided by the population—shrank by 1 per cent between 2018 and 2023, before dipping again last year. During this time period, we’ve been near the bottom among 38 advanced countries on this basic metric of economic success and living standards.

In fact, Canada’s economy today is scarcely larger than it was a decade ago (after adjusting for population growth and inflation). Comparisons with the U.S. make for particularly painful reading. Between the first quarter of 2016 and the fourth quarter of last year, inflation-adjusted per-person economic output grew by just 2.5 per cent in Canada compared to 18.7 per cent in the U.S. This speaks both to the economic failures of the Trudeau era and the urgent need for Ottawa to change course.

So, what to do?

Turning around Canada’s lacklustre economy will require a sharp turn away from the policies of the Trudeau era. Instead of serially expanding the size, cost and administrative reach of the government sector, federal policymakers should look to kick-start business investment, improve Canada’s global competitive position, accelerate business innovation, and scale back the regulatory chokehold that has been stifling business growth in key sectors of our economy including natural resources, manufacturing and infrastructure development. Progress in these areas will require a significant overhaul of Canada’s creaky growth-inhibiting tax system, a commitment to smarter and more efficient regulation across the government sector, and more disciplined and thoughtful management of Ottawa’s $550 billion in annual spending.

Is the Carney government up to the task? Its first budget, likely to be tabled within the next few weeks, should provide some initial clues.

Jock Finlayson

Senior Fellow, Fraser Institute
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Alberta

Alberta’s move to ‘activity-based funding’ will improve health care despite naysayer claims

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From the Fraser Institute

By Nadeem Esmail

After the Smith government recently announced its shift to a new approach for funding hospitals, known as “activity-based funding” (ABF), defenders of the status quo in Alberta were quick to argue ABF will not improve health care in the province. Their claims are simply incorrect. In reality, based on the experiences of other better-performing universal health-care systems, ABF will help reduce wait times for Alberta patients and provide better value-for-money for taxpayers.

First, it’s important to understand Alberta is not breaking new ground with this approach. Other developed countries shifted to the ABF model starting in the early 1990s.

Indeed, after years of paying their hospitals a lump-sum annual budget for surgical care (like Alberta currently), other countries with universal health care recognized this form of payment encouraged hospitals to deliver fewer services by turning each patient into a cost to be minimized. The shift to ABF, which compensates hospitals for the actual services they provide, flips the script—hospitals in these countries now see patients as a source of revenue.

In fact, in many universal health-care countries, these reforms began so long ago that some are now on their second or even third generation of ABF, incorporating further innovations to encourage an even greater focus on quality.

For example, in Sweden in the early 1990s, counties that embraced ABF enjoyed a potential cost savings of 13 per cent over non-reforming counties that stuck with budgets. In Stockholm, one study measured an 11 per cent increase in hospital activity overall alongside a 1 per cent decrease in costs following the introduction of ABF. Moreover, according to the study, ABF did not reduce access for older patients or patients with more complex conditions. In England, the shift to ABF in the early to mid-2000s helped increase hospital activity and reduce the cost of care per patient, also without negatively affecting quality of care.

Multi-national studies on the shift to ABF have repeatedly shown increases in the volume of care provided, reduced costs per admission, and (perhaps most importantly for Albertans) shorter wait times. Studies have also shown ABF may lead to improved quality and access to advanced medical technology for patients.

Clearly, the naysayers who claim that ABF is some sort of new or untested reform, or that Albertans are heading down an unknown path with unmanageable and unexpected risks, are at the very least uninformed.

And what of those theoretical drawbacks?

Some critics claim that ABF may encourage faster discharges of patients to reduce costs. But they fail to note this theoretical drawback also exists under the current system where discharging higher-cost patients earlier can reduce the drain on hospital budgets. And crucially, other countries have implemented policies to prevent these types of theoretical drawbacks under ABF, which can inform Alberta’s approach from the start.

Critics also argue that competition between private clinics, or even between clinics and hospitals, is somehow a bad thing. But all of the developed world’s top performing universal health-care systems, with the best outcomes and shortest wait times, include a blend of both public and private care. No one has done it with the naysayers’ fixation on government provision.

And finally, some critics claim that, under ABF, private clinics will simply focus on less-complex procedures for less-complex patients to achieve greater profit, leaving public hospitals to perform more complex and thus costly surgeries. But in fact, private clinics alleviate pressure on the public system, allowing hospitals to dedicate their sophisticated resources to complex cases. To be sure, the government must ensure that complex procedures—no matter where they are performed—must always receive appropriate levels of funding and similarly that less-complex procedures are also appropriately funded. But again, the vast and lengthy experience with ABF in other universal health-care countries can help inform Alberta’s approach, which could then serve as an example for other provinces.

Alberta’s health-care system simply does not deliver for patients, with its painfully long wait times and poor access to physicians and services—despite its massive price tag. With its planned shift to activity-based funding, the province has embarked on a path to better health care, despite any false claims from the naysayers. Now it’s crucial for the Smith government to learn from the experiences of others and get this critical reform right.

Nadeem Esmail

Senior Fellow, Fraser Institute
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