Submitted by Hazel Smith, Spark Facilitator
The Meeting Place in Tobermory has released the SPARK report investigating the feasibility of creating additional long-term rental accommodation through transition of short-term rentals into long-term rentals. The report, Spark Housing Initiative Growing The Long-term Rental Housing Inventory Phase One: Investigation, presents the results of in-depth conversations with tenants, landlords and community members as well as the results from two surveys.
The goal was to test the SPARK housing group’s initial assumptions about why landlords are, in overwhelming numbers, opting for the short-term rental option and to develop an understanding of what, if anything, could persuade a short-term landlord to become a long-term landlord. In other words, are there any other considerations at play beyond the bottom line? It also sought to understand the extent of tenant need, as well as how much landlords are swayed in their decision by the possibility of the “problem tenant”.
The report confirms that there is demand for rental housing that exceeds supply but suggests that even a modest adjustment in supply could go a considerable way to addressing current need. While new builds and additional infrastructure are critically important, this investigation explores a possible strategy to meet demand for housing in the community now.
Home ownership has been the “go to” (or only possible) strategy for long-term secure housing on the northern Bruce but it seems unlikely this is sustainable in light of soaring real estate prices. Demand for entry level home-ownership was, until recently, also filled by the Happy Hearts year round site.
The good news for in-need tenants is that some landlords are not motivated by maximizing a return on investment. Multiple other factors were significant including a desire to help in their community, not wanting the hassle of short-term renting, not wanting a short-term neighbour, and the inability to find cleaning staff.
Also on the good news front, three people with housing development experience and aspirations for development in this community offered input for the report. Each spoke particularly to the need for deliberate and thoughtful Municipal and County support in the form of zoning amendments and assistance in negotiating the legislative frameworks that exist hindering multiplex buildings.
Equipped with the results of this investigation The Meeting Place will now look for resources to enable movement onto next steps including waging a campaign to win over new long term landlords, finding strategies for tenants to afford their rent payments, and development of support resources
Likewise, the conversion to long-term rentals may be an element for further development in connection with the work of the newly established municipal Attainable Housing Task Force which aims in part to “highlight ideas for improving access to attainable housing on the Northern Bruce Peninsula …. [and] support the Municipality of Northern Bruce Peninsula Council’s work in developing and acting on an attainable housing strategy.
The Spark Project, addressing resources for the seasonal workforce and entrepreneurs, was funded by the Bruce County strategic communities initiative. Full report is available on The Meeting Place website tobermorymeetingplace.com or a copy can be requested by email to the meetingplace@amtelecom.net or by phone 519-596-2313.
