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2025 Federal Election

Housing starts unchanged since 1970s, while Canadian population growth has more than tripled

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From the Fraser Institute

By: Austin Thompson and Steven Globerman

The annual number of new homes being built in Canada in recent years is virtually the same as it was in the 1970s, despite annual population growth
now being three times higher, finds a new study published today by the Fraser Institute, an independent, non-partisan Canadian public policy think tank.

“Despite unprecedented levels of immigration-driven population growth following the COVID-19 pandemic, Canada has failed to ramp up homebuilding sufficiently to meet housing demand,” said Steven Globerman, Fraser Institute senior fellow and co-author of The Crisis in Housing Affordability: Population Growth and Housing Starts 1972–2024.

Between 2021 and 2024, Canada’s population grew by an average of 859,473 people per year, while only 254,670 new housing units were started annually. From 1972 to 1979, a similar number of new housing units were built—239,458—despite the population only growing by 279,975 people a year.

As a result, more new residents are competing for each new home than in the past, which is driving up housing costs.

“The evidence is clear—population growth has been outpacing housing construction for decades, with predictable results,” Globerman said.

“Unless there is a substantial acceleration in homebuilding, a slowdown in population growth, or both, Canada’s housing affordability crisis is unlikely to improve.”

The Crisis in Housing Affordability: Population Growth and Housing Starts 1972–2024

  • Canada experienced unprecedented population growth following the COVID-19 pandemic without a commensurately large increase in new homebuilding.
  • The imbalance between population growth and new housing construction is reflected in a significant gap between housing demand and supply, which is driving up housing costs.
  • Canada’s population grew by a record 1.23 million new residents in 2023 almost entirely due to immigration. That growth was more than double the pre-pandemic record set in 2019.
  • Population growth slowed to 951,517 in 2024, still well above any year before 2023.
  • Nationally, construction began on about 245,367 new housing units in 2024, down from a recent high of 271,198 starts in 2021—Canada’s annual number of housing starts peaked at 273,203 in 1976.
  • Canada’s annual number of housing starts regularly exceeded 200,000 in past decades, when absolute population growth was much lower.
  • In 2023, Canada added 5.1 new residents for every housing unit started, which was the highest ratio over the study’s timeframe and well above the average rate of 1.9 residents for every unit started observed over the study period (1972–2024).
  • This ratio improved modestly in 2024, with 3.9 new residents added per housing start. However, the ratio remains far higher than at any point prior to the COVID-19 pandemic.
  • These national trends are broadly mirrored across all 10 provinces, where annual population growth relative to housing starts is, to varying degrees, elevated when compared to long-run averages.
  • Without an acceleration in homebuilding, a slowdown in population growth, or both, Canada’s housing affordability crisis will likely persist.

Austin Thompson

Senior Policy Analyst, Fraser Institute

Steven Globerman

Senior Fellow and Addington Chair in Measurement, Fraser Institute

After 15 years as a TV reporter with Global and CBC and as news director of RDTV in Red Deer, Duane set out on his own 2008 as a visual storyteller. During this period, he became fascinated with a burgeoning online world and how it could better serve local communities. This fascination led to Todayville, launched in 2016.

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2025 Federal Election

Post election…the chips fell where they fell

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William Lacey's avatar William Lacey

I put a lot of personal energy into this election, trying to understand why it was that Canadians so wholeheartedly endorsed Mark Carney as their new leader, despite the fact that it was the same party who caused irreparable economic harm to the economy, and he has a similar philosophical outlook to the core outlook of the party. I truly believe that we have moved to a phase in our electoral process where, until something breaks, left leaning ideology will trump the day (pun intended).

Coming out of this election I have three questions.

1. What of Pierre Poilievre? The question for Conservatives is whether the wolves feed on the carcass of Poilievre (in my opinion the worst enemy of a Conservative is a Conservative) and initiate the hunt for a new leader (if they do, I believe the future should be led by a woman – Melissa Lantsman or possibly Caroline Mulroney), or does Poilievre move to Alberta and run for a “safe” seat to get back into the House of Commons, change his tone, and show people he too can be Prime Ministerial? His concession speech gives clues to this.

2. What of Mark Carney? Maybe (hopefully) Carney will see the light and try to bring the nation together, as there is an obvious east-west split in the country in terms of politics. Time will tell, and minority governments need to be cautious. Will we have a Supply and Confidence 2.0 or will we see olive branches extended?

3. What of the House of Commons? As I have mentioned previously, there has been discussion that the House of Commons may not sit until after the summer break, meaning that the House of Commons really will not have conducted any business in almost a year by the time it reconveens. If indeed “we are in the worst crisis of our lives” as Prime Minister Carney campaigned on, then should we not have the House of Commons sit through the summer? After all, the summer break usually is for politicians to go back to their ridings and connect with their constituents, but if an election campaign doesn’t constitute connecting, what does?

Regardless, as the election is behind us, we now need to see what comes. I will try to be hopeful, but remain cautious. May Canada have better days ahead.

Thanks for reading William’s Substack!

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2025 Federal Election

In Defeat, Joe Tay’s Campaign Becomes a Flashpoint for Suspected Voter Intimidation in Canada

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Sam Cooper's avatar Sam Cooper

Canadian police initiated review of campaign complaint.

In one of the most closely scrutinized races of Canada’s 2025 federal election, Joseph Tay—the Conservative candidate identified by federal authorities as the target of aggressive Chinese election interference operations—was defeated Monday night in Don Valley North by Liberal Maggie Chi, following a campaign marred by threats, suspected intimidation, and digital suppression efforts.

The Bureau has learned that Canadian police last week reviewed complaints alleging that members of Tay’s campaign team were shadowed in an intimidating manner while canvassing in the final days of the race. The status of the incident review remains unclear.

With over 20,000 votes—a 43 percent share compared to 53 percent for Liberal Maggie Chi—Tay nearly doubled the Conservative Party’s 2021 vote total of 12,098 in this riding.

Last Monday, federal intelligence officials disclosed that Tay was the subject of a highly coordinated transnational repression operation tied to the People’s Republic of China. The campaign aimed to discredit his candidacy and suppress Chinese Canadian voters’ access to his messaging through cyber and information operations.

That same day, federal police advised Tay to suspend door-to-door canvassing, according to two sources with direct knowledge, citing safety concerns. Several days later, Tay’s campaign reported to police that a man had been trailing a door-knocking team in a threatening manner in a Don Valley North neighbourhood.

Following The Bureau’s reporting, the New York Times wrote on Sunday: “Fearing for his safety, Mr. Tay… has waged perhaps the quietest campaign of any candidate competing in the election. The attacks on Mr. Tay have sought to influence the outcome of the race in Don Valley North, a district with a large Chinese diaspora in Toronto, in what is the most vote-rich region in Canada.”

In a twist, in neighbouring Markham–Unionville, Peter Yuen—the Liberal candidate who replaced former MP Paul Chiang, who had made controversial remarks about Tay being turned over to Chinese officials—was defeated by Conservative candidate Michael Ma. According to Elections Canada’s results, Ma secured the riding by about 2,000 votes.

Tay and his campaign team had conducted extensive groundwork in Markham–Unionville earlier this year, where he publicly announced his intention to seek the Conservative nomination in January. However, the party ultimately assigned him on March 24 to Don Valley North—a riding that, according to the 2024 report of the National Security and Intelligence Committee of Parliamentarians (NSICOP), was the site of serious foreign interference by the People’s Republic of China during the 2019 election.

At 2 a.m., Tay posted a message to X thanking supporters: “By God’s grace, though we did not win tonight, we have already won something far greater—the courage to stand, to speak, and to dream together.”

Signaling he may run again, Tay added: “Our journey does not end here. I remain committed to upholding Canadian values—freedom, respect, and community—and will continue to serve and help build a wholesome, principled community in every way I can.”

Last Monday, SITE—Canada’s election-threat monitoring task force—confirmed that Tay was the target of a coordinated online disinformation campaign, warning in briefing materials that “this was not about a single post” but a “deliberate, persistent campaign” designed to distort visibility and suppress legitimate discourse among Chinese-speaking voters.

The tactics bore striking resemblance to interference allegations uncovered by The Bureau during the 2021 federal election, when Conservative MP Bob Saroya was unseated in Markham–Unionville amid allegations that operatives linked to the Chinese government had shadowed Saroya, surveilled his campaign, and sought to intimidate voters. Senior Conservative officials said CSIS provided briefings at the time warning of what they described as “coordinated and alarming” surveillance efforts.

In Tay’s case, official sources confirmed that Chinese-language platforms circulated disinformation framing him as a fugitive, invoking his Hong Kong National Security Law bounty—set at $180,000 CAD—to portray his candidacy as a threat to Canada.

Earlier this month, The Bureau reported that former Liberal MP Paul Chiang—who defeated Conservative incumbent Bob Saroya in 2021—withdrew as a candidate after the RCMP opened a review into remarks he made suggesting that Joe Tay’s election could spark “great controversy” for Canada because of Hong Kong’s national security charges, and that Tay could be handed over to the Chinese consulate to collect a bounty. Chiang later apologized, describing the comments as a poorly judged joke. However, prominent diaspora organizations and human rights groups condemned the remarks as a disturbing example of rhetoric echoing transnational repression.

According to SITE assessments reviewed by The Bureau, coordinated suppression efforts were particularly acute in Don Valley North, where Tay’s online visibility was sharply curtailed across Chinese-language social media ecosystems.

The status of the RCMP’s review into Chiang’s remarks—and a separate complaint to Toronto police alleging that Tay’s campaign staff may have been intimidated while canvassing—remains unclear.

With Mark Carney’s Liberals securing a narrow minority and Canada’s political landscape growing increasingly polarized—against the backdrop of an intensifying cold war between Washington and Beijing—some pundits predict voters could be heading back to the polls sooner than expected. Whether election threat reviewers will now dig deeper into China’s suspected interference in this and other ridings remains an open question.

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