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Canada’s housing crisis deepens as landuse policies push prices beyond reach

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Vancouver, Toronto, Montreal among the world’s least affordable housing markets, says international report

Canada’s housing affordability crisis has worsened, with no major market rated affordable and several ranked among the least affordable in the world, according to a new international report

The Demographia International Housing Affordability 2025 report by Wendell Cox, published by the Frontier Centre for Public Policy and the Urban Reform Institute, ranks 95 housing markets across eight countries using the “median multiple,” which compares the median house price to the median household income— essentially, how many years of income it would take to buy a home. A ratio of 3.0 or below is considered affordable. Canada’s national median multiple is now 5.4, placing it in the severely unaffordable category.

Among the six Canadian cities included in the report, three are rated severely or impossibly unaffordable, two are seriously unaffordable, and one is moderately unaffordable.

Vancouver (11.8) ranks as the fourth least affordable market globally, behind Hong Kong (14.4), Sydney (13.8) and San Jose (12.1). It is classified as impossibly unaffordable —three times the level considered affordable.

Toronto (8.4) ranks 84th out of 95 markets and is severely unaffordable. Montreal (5.8). Calgary (4.8) and Ottawa–Gatineau (5.0) are considered seriously unaffordable.

Edmonton (3.7) is rated moderately unaffordable, the most affordable major Canadian city in the report.

The report attributes Canada’s deteriorating housing affordability to restrictive land-use policies, especially in Ontario and British Columbia. These include urban containment strategies (policies that limit how far cities can grow outward), such as greenbelts, zoning limits and densification rules. While intended to limit sprawl and support sustainability, these measures have created artificial land shortages, increased housing costs and made it commercially unfeasible to build the detached homes many families prefer.

As affordability worsens in Toronto and Vancouver, nearby smaller cities, including Kelowna, Chilliwack, London, Guelph and Kitchener–Cambridge– Waterloo, are seeing sharp price increases. From 2015 to 2023, affordability declined by 2.5 years of income in smaller B.C. markets and by 3.3 years in midsized Ontario cities. In comparison, affordability dropped by 1.2 years in Vancouver and 2.6 years in Toronto.

“These numbers reflect the ripple effect of unaffordability spreading outward from Canada’s largest cities,” Cox said.

Canada’s largest urban centres—census metropolitan areas—lost nearly 275,000 domestic migrants between 2019 and 2023, as people relocated to smaller cities, towns and rural areas in search of more affordable housing and a better quality of life.

Governments continue to promote densification as a solution, but the report argues it isn’t enough.

“Building more high-density units won’t solve the problem if land prices remain artificially inflated by growth boundaries and zoning constraints,” the report says.

The report points to New Zealand’s Going for Housing Growth initiative, launched in 2023, as a potential model. It expands suburban land supply by lifting restrictions on greenfield development—the construction of housing on previously undeveloped land—and uses long-term financing to fund
infrastructure without overburdening taxpayers.

Without similar reforms, the report warns, housing affordability will continue to erode and place greater economic pressure on middle-income  households.

“Canada’s middle class is being squeezed out of homeownership,” said Cox. “Unless land-use rules change, that trend is unlikely to reverse.”

Despite years of debate and political pledges, the affordability gap keeps growing. In 1971, the difference between Canada’s most and least affordable
markets was 1.5 points on the median multiple scale. By 2024, the gap had widened to 8.1 points—the equivalent of 6.6 years of household income.

As housing costs climb, younger Canadians and working families face mounting barriers to homeownership, worsening inequality, social stress and urban decline. For many, it means putting off starting a family, living with parents longer or leaving their hometowns entirely.

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Carney government should apply lessons from 1990s in spending review

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From the Fraser Institute

By Jake Fuss and Grady Munro

For the summer leading up to the 2025 fall budget, the Carney government has launched a federal spending review aimed at finding savings that will help pay for recent major policy announcements. While this appears to be a step in the right direction, lessons from the past suggest the government must be more ambitious in its review to overcome the fiscal challenges facing Canada.

In two letters sent to federal cabinet ministers, Finance Minister François-Philippe Champagne outlined plans for a “Comprehensive Expenditure Review” that will see ministers evaluate spending programs in each of their portfolios based on the following: whether they are “meeting their objectives” are “core to the federal mandate” and “complement vs. duplicate what is offered elsewhere by the federal government or by other levels of government.” Ultimately, as a result of this review, ministers are expected to find savings of 7.5 per cent in 2026/27, rising to 10 per cent the following year, and reaching 15 per cent by 2028/29.

This news comes after the federal government has recently made several major policy announcements that will significantly impact the bottom line. Most notably, the government added an additional $9.3 billion to the defence budget for this fiscal year, and committed to more than double the annual defence budget by 2035. Without any policies to offset the fiscal impact of this higher defence spending (along with other recent changes), this year’s budget deficit (which the Liberal’s election platform initially pegged at $62.3 billion) will likely surpass $70.0 billion, and potentially may reach as high as $92.2 billion.

A spending review is long overdue. Recent research suggests that each year the federal government spends billions towards programs that are inefficient and/or ineffective, and which should be eliminated to find savings. Moreover, past governments (both federal and provincial) have proven that fiscal adjustments based on spending reviews can be very successful—just look at the Chrétien government’s 1995 Program Review.

In its 1995 budget, the federal Chrétien government launched a comprehensive review of all federal spending that—along with several minor tax increases—ultimately balanced the federal budget in two years and helped Canada avert a fiscal crisis. Two aspects of this review were critical to its success: it reviewed all federal spending initiatives with no exceptions, and it was based on clear criteria that not only tested whether spending was efficient, but which also reassessed the federal government’s role in delivering programs and services to Canadians. Unfortunately, the Carney government’s review is missing these two critical aspects.

The Carney government already plans to exclude large swathes of the budget from its spending review. While it might be reasonable for the government to exclude defence spending given our recent commitments (though that doesn’t appear to be the plan), the Carney government has instead chosen to exclude all transfers to individuals (such as seniors’ benefits) and provinces (such as health-care spending) from any spending cuts. Based on the last official spending estimates for this year, these two areas alone represent a combined $254.6 billion—or more than half of total spending after excluding debt charges—that won’t be reviewed.

This is a major weakness in the government’s plan. Not only does this limit the dollar value of savings available, it also means a significant portion of the government’s budget is missing out on a reassessment that could lead to more effective delivery of services for Canadians.

For example, as part of the 1995 program review, the Chrétien government overhauled how it delivered welfare transfers to provincial governments. Specifically, the federal government replaced two previous programs with a new Canada Health and Social Transfer (CHST) that addressed some major flaws with how the government delivered welfare assistance. While the transition to the CHST did include a $4.6 billion reduction in spending on government transfers, the new structure gave the federal government better control over spending growth in the future and allowed provincial governments more flexibility to tailor social assistance programs to local needs and preferences.

In addition to considering all areas of spending, the Carney government’s spending review also needs to be more ambitious in its criteria. While the current criteria are an important start—for example, it’s critical the government identifies and eliminates spending programs that aren’t achieving their stated objectives or which are simply duplicating another program—the Carney government should take it one step further and explicitly reflect on the role of the federal government itself.

Among other criteria that focused on efficiency and affordability of programs, the 1995 program review also evaluated every spending program based on whether government intervention was even necessary, and whether or not the federal government specifically should be involved. As such, not only did the program review eliminate costly inefficiencies, it also included the privatization of government-owned entities such as Petro-Canada and Canadian National Railway—which generated considerable economic benefits for Canadians.

Today, the federal government devotes considerable amounts of spending each year towards areas that are outside of its jurisdiction and/or which government shouldn’t be involved in the first place—national pharmacare, national dental care, and national daycare all being prime examples. Ignoring the fact that many of these areas (including the three examples) are already excluded from the Carney government’s spending review, the government’s criteria makes no explicit effort to test whether a program is targeting an area that’s outside of the federal purview.

For instance, while the government will test whether or not a spending program fits within the federal mandate, that mandate will not actually ensure the government stays within its own jurisdictional lane. Instead, the mandate simply lays out the key priorities the Carney government intends to focus on—including vague goals including, “Bringing down costs for Canadians and helping them to get ahead” which could be used to justify considerable federal overreach. Similarly, the government’s other criterion to not duplicate programs offered by other levels of government provides little meaningful restriction on government spending that is outside of its jurisdiction so long as that spending can be viewed as “complementing” provincial efforts. In other words, this spending review is unlikely to meaningfully check the costly growth in the size of government that Canada has experienced over the last decade.

Simply put, the Carney government’s spending review, while a step in the right direction, is missing key elements that will limit its effectiveness. Applying key lessons from the Chrétien government’s spending review is crucial for success today.

 

Jake Fuss

Director, Fiscal Studies, Fraser Institute

Grady Munro

Policy Analyst, Fraser Institute
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Most Canadians say retaliatory tariffs on American goods contribute to raising the price of essential goods at home

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  • 77 per cent say Canada’s tariffs on U.S. products increase the price of consumer goods
  • 72 per cent say that their current tax bill hurts their standard of living

A new MEI-Ipsos poll published this morning reveals a clear disconnect between Ottawa’s high-tax, high-spending approach and Canadians’ level of satisfaction.

“Canadians are not on board with Ottawa’s fiscal path,” says Samantha Dagres, communications manager at the MEI. “From housing to trade policy, Canadians feel they’re being squeezed by a government that is increasingly an impediment to their standard of living.”

More than half of Canadians (54 per cent) say Ottawa is spending too much, while only six per cent think it is spending too little.

A majority (54 per cent) also do not believe federal dollars are being effectively allocated to address Canada’s most important issues, and a similar proportion (55 per cent) are dissatisfied with the transparency and accountability in the government’s spending practices.

As for their own tax bills, Canadians are equally skeptical. Two-thirds (67 per cent) say they pay too much income tax, and about half say they do not receive good value in return.

Provincial governments fared even worse. A majority of Canadians say they receive poor value for the taxes they pay provincially. In Quebec, nearly two-thirds (64 per cent) of respondents say they are not getting their money’s worth from the provincial government.

Not coincidentally, Quebecers face the highest marginal tax rates in North America.

On the question of Canada’s response to the U.S. trade dispute, nearly eight in 10 Canadians (77 per cent) agree that Ottawa’s retaliatory tariffs on American products are driving up the cost of everyday goods.

“Canadians understand that tariffs are just another form of taxation, and that they are the ones footing the bill for any political posturing,” adds Ms. Dagres. “Ottawa should favour unilateral tariff reduction and increased trade with other nations, as opposed to retaliatory tariffs that heap more costs onto Canadian consumers and businesses.”

On the issue of housing, 74 per cent of respondents believe that taxes on new construction contribute directly to unaffordability.

All of this dissatisfaction culminates in 72 per cent of Canadians saying their overall tax burden is reducing their standard of living.

“Taxpayers are not just ATMs for government – and if they are going to pay such exorbitant taxes, you’d think the least they could expect is good service in return,” says Ms. Dagres. “Canadians are increasingly distrustful of a government that believes every problem can be solved with higher taxes.”

A sample of 1,020 Canadians 18 years of age and older was polled between June 17 and 23, 2025. The results are accurate to within ± 3.8 percentage points, 19 times out of 20.

The results of the MEI-Ipsos poll are available here.

* * *

The MEI is an independent public policy think tank with offices in Montreal, Ottawa, and Calgary. Through its publications, media appearances, and advisory services to policymakers, the MEI stimulates public policy debate and reforms based on sound economics and entrepreneurship.

 

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