Business
Solving the Housing Affordability Crisis With This One Cool Trick

As you’ll soon see, local and provincial governments – if they were so inspired – could drop the purchase price on new homes by 20 percent. Before breakfast.
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It’s all about taxes and fees. This post will focus mostly on taxes and fees as they apply to new construction of relatively expensive detached homes. But the basic ideas will apply to all homes – and will also impact rentals.
Here are some estimated numbers to chew on. Scenarios based on varying permutations and combinations will produce different results, but I think this example will be a good illustration.
Let’s say that a developer purchases a single residential plot in Toronto for $1.4 million. In mature midtown neighborhoods, that figure is hardly uncommon. The plan is to build an attractive single family home and then sell it on the retail market.
Here are some estimates of the costs our developer will currently face:
- Construction costs on a 2,000 sq. ft. home (@ $350/sq. ft.): $700,000
- Land transfer taxes on the initial land purchase: $35,000
- Development fees: $100,000
- Permits and zoning/site approvals: $40,000
Total direct development costs would therefore come to $875,000. Of course, that’s besides the $1.4 million purchase price for the land which would bring our new running total to $2,275,000.
We’ll also need to account for the costs of regulatory delays. Waiting for permits, approvals, and environmental assessments can easily add a full year to the project. Since nothing can begin until the developer has legal title to the property, he’ll likely be paying interest for a mortgage representing 80 percent of the purchase price (i.e., $1,120,000). Even assuming a reasonable rate, that’ll add another $60,000 in carrying charges. Which will bring us to $2,335,000.
And don’t forget lawyers and consultants. They also have families to feed! Professional guidance for navigating through the permit and assessment system can easily cost a developer another $25,000.
That’s not an exhaustive list, by the way. To keep things simple, I left out Toronto’s Parkland Dedication Fee which, for residential developments, can range from 5 to 20 percent of the land value. And the Education Development Charges imposed by school boards was also ignored.
So assuming everything goes smoothly – something that’s far from given – that’ll give us a total development cost of $2,360,000. To ensure compensation for the time, work, investments, and considerable risks involved, our developer is unlikely to want to sell the home for less than $2,700,000.
But various governments are still holding their hands out. When the buyers sign an agreement of purchase, they’ll be on the hook for land transfer taxes and – since it’s a new house – HST. Ontario and Toronto will want about four percent ($108,000) for the transfer (even though they both just cashed in on the very same transfer tax for the very same land at the start of the process). And, even taking into account both the federal and Ontario rebates, getting the keys to the front door will require handing over another $327,000 for HST.
Here’s how development fee schedules currently look in Toronto:
And here’s a breakdown of the land transfer taxes assessed against anyone buying land:
In our hypothetical case, those fees would give us a total, all-in purchase price of $3,135,000. How much of that is due to government involvement (including associated legal and interest fees)? Around $695,000.
That’s $695,000 our buyers will pay – over and above the actual costs of land and construction. Or, in other words, a 22 percent markup.
Let’s put this a different way. If the cost of the median home in Canada dropped by 22 percent, then around 1.5 million extra Canadian households could enter the market. Congratulations, you’ve solved the housing affordability crisis. (Although supply problems will still need some serious work.)
Now it’s probably not realistic to expect politicians in places like the Ontario Legislature and Toronto City Council to give up that kind of income. But just lowering their intake by 50 or even 25 percent – and reducing the costs and pain points of acquiring permits – could make a serious difference. Not only would it lower home sale prices, but it would lower the barriers to entry for new home construction.
Just what were all those taxes worth to governments? Let’s begin with the City of Toronto. Their 2023 Financial Report tells us that land transfer taxes generated $944 million, permits and zoning applications delivered $137 million, and development fees accounted for $1.45 billion. Total city revenues in 2023 were $16.325 billion.
We’re told that all that money was spent on:
- Roads and transit systems
- Water and wastewater systems
- Fire and emergency services
- Parks and recreation facilities
- Libraries
Well, we do need those things right? We can’t expect the city to just eliminate fire and emergency services.
Wait. Hang on. I seem to recall being told that revenue from my property tax bill covered those services. Yes! My property tax did fund those things. Not 100 percent of those things, but a lot.
Specifically, Toronto property tax revenues cover 65 percent of the municipal costs for roads and transit systems, 85 percent of fire and emergency services, 75 percent of parks and recreation facilities, and 95 percent of library costs (even though very few people use public libraries any more).
Granted, property tax revenue covered only five percent of water and wastewater systems, but that’s because another 40 percent came from user fees (i.e., utility bills).
So revenues from land transfer taxes, developer fees, and permitting aren’t an insignificant portion of City income, but they’re hardly the linchpin propping the whole thing up either. City Council could respond to losing that income by increasing property taxes. Or – and I’m just throwing around random ideas here – they could reduce their spending.
Now what about the province? I couldn’t get a good sense of how much of their HST revenue comes specifically from new home sales, but Ontario’s 2023–24 consolidated financial statements tell us that provincial land transfer taxes brought in $3.538 billion. That would be around 1.7% of total government revenues. Again, a bit more than a rounding error.
Politics is about finding balances through trade offs. Sure, maintaining program spending while minimizing deficits is an ongoing and real challenge for governments. On the other hand, they all say they’re concerned about the housing crisis. Foregoing just one to five percent of revenues should, given the political payoffs and bragging rights that could follow, probably be an easy pill to swallow.
A few weeks ago I reached out to the City of Toronto Housing Secretariat and the Province of Ontario’s Municipal Affairs and Housing for their thoughts. I received no response.
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Business
Overregulation is choking Canadian businesses, says the MEI

From the Montreal Economic Institute
The federal government’s growing regulatory burden on businesses is holding Canada back and must be urgently reviewed, argues a new publication from the MEI released this morning.
“Regulation creep is a real thing, and Ottawa has been fuelling it for decades,” says Krystle Wittevrongel, director of research at the MEI and coauthor of the Viewpoint. “Regulations are passed but rarely reviewed, making it burdensome to run a business, or even too costly to get started.”
Between 2006 and 2021, the number of federal regulatory requirements in Canada rose by 37 per cent, from 234,200 to 320,900. This is estimated to have reduced real GDP growth by 1.7 percentage points, employment growth by 1.3 percentage points, and labour productivity by 0.4 percentage points, according to recent Statistics Canada data.
Small businesses are disproportionately impacted by the proliferation of new regulations.
In 2024, firms with fewer than five employees pay over $10,200 per employee in regulatory and red tape compliance costs, compared to roughly $1,400 per employee for businesses with 100 or more employees, according to data from the Canadian Federation of Independent Business.
Overall, Canadian businesses spend 768 million hours a year on compliance, which is equivalent to almost 394,000 full-time jobs. The costs to the economy in 2024 alone were over $51.5 billion.
It is hardly surprising in this context that entrepreneurship in Canada is on the decline. In the year 2000, 3 out of every 1,000 Canadians started a business. By 2022, that rate had fallen to just 1.3, representing a nearly 57 per cent drop since 2000.
The impact of regulation in particular is real: had Ottawa maintained the number of regulations at 2006 levels, Canada would have seen about 10 per cent more business start-ups in 2021, according to Statistics Canada.
The MEI researcher proposes a practical way to reevaluate the necessity of these regulations, applying a model based on the Chrétien government’s 1995 Program Review.
In the 1990s, the federal government launched a review process aimed at reducing federal spending. Over the course of two years, it successfully eliminated $12 billion in federal spending, a reduction of 9.7 per cent, and restored fiscal balance.
A similar approach applied to regulations could help identify rules that are outdated, duplicative, or unjustified.
The publication outlines six key questions to evaluate existing or proposed regulations:
- What is the purpose of the regulation?
- Does it serve the public interest?
- What is the role of the federal government and is its intervention necessary?
- What is the expected economic cost of the regulation?
- Is there a less costly or intrusive way to solve the problem the regulation seeks to address?
- Is there a net benefit?
According to OECD projections, Canada is expected to experience the lowest GDP per capita growth among advanced economies through 2060.
“Canada has just lived through a decade marked by weak growth, stagnant wages, and declining prosperity,” says Ms. Wittevrongel. “If policymakers are serious about reversing this trend, they must start by asking whether existing regulations are doing more harm than good.”
The MEI Viewpoint is 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.
Business
Canada urgently needs a watchdog for government waste

This article supplied by Troy Media.
By Ian Madsen
From overstaffed departments to subsidy giveaways, Canadians are paying a high price for government excess
Canada’s federal spending is growing, deficits are mounting, and waste is going unchecked. As governments look for ways to control costs, some experts say Canada needs a dedicated agency to root out inefficiency—before it’s too late
Not all the Trump administration’s policies are dubious. One is very good, in theory at least: the Department of Government Efficiency. While that
term could be an oxymoron, like ‘political wisdom,’ if DOGE proves useful, a Canadian version might be, too.
DOGE aims to identify wasteful, duplicative, unnecessary or destructive government programs and replace outdated data systems. It also seeks to
lower overall costs and ensure mechanisms are in place to evaluate proposed programs for effectiveness and value for money. This can, and often does, involve eliminating departments and, eventually, thousands of jobs. Some new roles within DOGE may need to become permanent.
The goal in the U.S. is to reduce annual operating costs and ensure government spending grows more slowly than revenues. Washington’s spending has exploded in recent years. The U.S. federal deficit now exceeds six per cent of gross domestic product. According to the U.S. Treasury Department, the cost of servicing that debt is rising at an unsustainable rate.
Canada’s latest budget deficit of $61.9 billion in fiscal 2023-24 amounts to about two per cent of GDP—less alarming than our neighbour’s situation, but still significant. It adds to the federal debt of $1.236 trillion, about 41 per cent of our estimated $3 trillion GDP. Ottawa’s public accounts show expenses at 17.8 per cent of GDP, up from about 14 per cent just eight years ago. Interest on the growing debt accounted for 9.1 per cent of
revenues in the most recent fiscal year, up from five per cent just two years ago.
The Canadian Taxpayers Federation (CTF) consistently highlights dubious spending, outright waste and extravagant programs: “$30 billion in subsidies to multinational corporations like Honda, Volkswagen, Stellantis and Northvolt. Federal corporate subsidies totalled $11.2 billion in 2022 alone. Shutting down the federal government’s seven regional development agencies would save taxpayers an estimated $1.5 billion annually.”
The CTF also noted that Ottawa hired 108,000 additional staff over the past eight years, at an average annual cost of more than $125,000 each. Hiring based on population growth alone would have added just 35,500 staff, saving about $9 billion annually. The scale of waste is staggering. Canada Post, the CBC and Via Rail collectively lose more than $5 billion a year. For reference, $1 billion could buy Toyota RAV4s for over 25,600 families.
Ottawa also duplicates functions handled by provincial governments, often stepping into areas of constitutional provincial jurisdiction. Shifting federal programs in health, education, environment and welfare to the provinces could save many more billions annually. Poor infrastructure decisions have also cost Canadians dearly—most notably the $33.4 billion blown on what should have been a relatively simple expansion of the Trans Mountain pipeline. Better project management and staffing could have prevented that disaster. Federal IT systems are another money pit, as shown by the $4-billion Phoenix payroll debacle. Then there’s the Green Slush Fund, which misallocated nearly $900 million.
Even more worrying, the rapidly expanding Old Age Supplement and Guaranteed Income Security programs are unfunded, unlike the Canada Pension Plan. Their combined cost is already roughly equal to the federal deficit and could soon become unmanageable.
Canada is sleepwalking toward financial ruin. A Canadian version of DOGE—Canada Accountability, Efficiency and Transparency Team, or CAETT—is urgently needed. The Office of the Auditor General does an admirable job identifying waste and poor performance, but it’s not proactive and lacks enforcement powers. At present, there is no mechanism in place to evaluate or eliminate ineffective programs. CAETT could fill that gap and help secure a prosperous future for Canadians.
Ian Madsen is a senior policy analyst at the Frontier Centre for Public Policy.
The views, opinions, and positions expressed by our columnists and contributors are solely their own and do not necessarily reflect those of our publication.
© Troy Media
Troy Media empowers Canadian community news outlets by providing independent, insightful analysis and commentary. Our mission is to support local media in helping Canadians stay informed and engaged by delivering reliable content that strengthens community connections and deepens understanding across the country.
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