Provincial election: BC Conservatives win.
The Provincial Election saw the BC Conservatives clinch a majority government. As such, they are likely able to carry out their agenda mostly unopposed. When it comes to housing, the BC Conservative platform contains some notable highlights relevant to Homeseekers and the industry.
Here are the bullet points most directly related to housing from the BC Conservative party’s election platform and what they could mean.
- “Cut construction taxes and charges. Tackle the costs and delays that stop new homes and neighbourhoods being built. Scrap unnecessary charges that add to construction costs, and restore choice in energy for home heating and cooking.”
The pledge to cut construction taxes and charges will likely be welcome by developers and buyers of new homes. Tackling delays will also elicit a similar response. These two points are something that many parties have promised to address, and some work was already in progress on them before the election. The pledge to “restore choice in energy for home heating and cooking” likely refers to reintroducing gas-fueled appliances. Overall, this point of the election platform may lower the cost of new homes, if carried out. Development cost charges (DCCs), which this point is referring to, are how many areas in BC fund new infrastructure, so it could be tricky to cut them.
- “Approve homes in months, not years. Bring new family homes to market faster, and work with municipalities so zoning bylaws match official community plans.”
Delays were also mentioned in the previous point, so this one appears to be expanding on that. There is not much detail here, but “work with municipalities so zoning bylaws match official community plans” may mean that the Province will work to ensure that the zoning plans outlined in official community plans (OCPs) are reflected by actual zoning on the ground. Currently, developers must still apply to rezone areas, even if an OCP defines that it should be a certain zoning type. That is, this could be a pledge to implement so-called pre-zoning or blanket rezoning, but that is not clear. It’s worth considering this bullet point in conjunction with the next, however.
- “Give local governments a say in deciding where density goes. Hold municipal governments to locally developed Official Community Plans that carry appropriate density targets. Where the density goes and what it looks like needs to be a decision of local government and local residents, not bureaucrats in Victoria.”
This bullet point taken in conjunction with the previous one likely means that the BC Conservatives may not stick to the NDP’s density mandates. Whether this refers to things like the transit-oriented development density mandates and other such programs is not clear.
Furthermore, the current law mandates that developments that adhere to Vancouver’s official development plan (ODP) and are new housing projects that are at least 50% residential by floor area (and are otherwise consistent with the ODP) will no longer hold public hearings for their rezoning applications. This change was welcomed by developers and housing advocates because rezoning hearings slow down approvals for new homes and the extended timelines and delays add to costs. Whether this rule will hold under the BC Conservatives remains to be seen.
It is also worth noting that the BC Conservatives have previously pledged to repeal Bill 44, which is the legislation that allows multiplexes on former single-family only lots; though this does not currently appear in their election platform document.
- “Build for families. We will dramatically shorten approvals for communities seeking family-oriented growth, including in beautiful new neighbourhoods.”
It’s not entirely clear how this differs from earlier points about cutting approval times. “Family-oriented growth” is not well-defined here, either.
- “Growth that comes with services. Work with municipalities to ensure growth fits local communities and comes with roads, transit, health care, schools and utilities.”
Demand for services usually comes with growth, but the earlier bullet point pledge to cut development charges may conflict with this point. The status quo is to fund schools, hospitals and infrastructure with DCCs, which the BC Conservatives appear to be planning to cut. Finding funding for roads, transit, health care, schools and utilities may have to come from somewhere else, then.
- “Fix the Building Code. Overhaul the step code that has nothing to do with safety and quality construction and simplify and harmonize the building code.”
The current patchwork of building codes throughout BC, which vary from municipality to municipality, have been cited as a major frustration by developers and the construction industry. This bullet point is likely to be welcomed by them, but what exactly any harmonization means is not yet clear.
- “Multigenerational Home Renovation Tax Credit. We will match the federal tax credit with provincial tax relief for families creating self-contained living spaces for senior relatives, lowering housing costs and freeing up more homes.”
This bullet point could conflict with the other bullet points promising to repeal density mandates, as adding accessory dwelling units may run afoul of local zoning codes in some areas. Furthermore, if the pledge to repeal Bill 44 is true, then this tax credit would not be of much use to those looking to build a multiplex to accommodate their extended family on their lot if they find they are not allowed by zoning to do so.
- “Permanently cancel the NDP’s PST expansion to professional services.”
- “Exempt productive capital from PST for three years, including taxable machinery, equipment and business software purchased or leased.
These two bullet points together will likely appeal to developers and the housing industry. The expansion of PST to professional services was highly controversial and unpopular. Critics said it could raise construction costs and ultimately the price of new homes.
- “Protect private property rights:
- Repeal DRIPA
- Repeal section 8.1 of the Interpretation Act and NDP litigation directives.
- Restore the section 35 constitutional framework.”
- “Property Rights Defence Act. We will protect private-property rights by upholding the validity of the Land Title Act on all fee-simple properties in BC.”
- “Aboriginal Title Transparency Act. We will publish maps and information about active claims, negotiations, legal actions and agreements affecting public or private land before they become binding.”
The Cowichan Lands ruling and its potential ramifications have introduced some anxiety in the development sector. These three bullet points are likely an attempt to address that.
The BC Conservatives have also said that they would strip Metro Vancouver, the regional coordinating body of Lower Mainland municipalities in Greater Vancouver, of all of its roles except sewer and water services.
Municipal elections.
The BC municipal elections took place a week before the Provincial elections and resulted in some notable changes. Here’s how it breaks down by municipality in Metro Vancouver.
Vancouver.
Vancouver saw the former majority ABC party, led by Ken Sim, ousted. In its place is the new Mayor Pete Fry of the Green party and the largest makeup of the council are COPE and Green party members. Overall, the Green party has promised to facilitate the construction of “missing middle” housing such as row-homes and low- and mid-rise apartment buildings.
Burnaby.
Burnaby re-elected Mayor Mike Hurley to another term. He has promised to build 1,000 affordable rental units. Hurley also desires to repeal Bill 44, which aligns with what the BC Conservatives have said earlier, but again this is not directly stated in their election documents.
Richmond.
Incoming Richmond Mayor Rob Howard’s election platform states he will work to “Reduce costly permit wait times. Incentivize & fast-track seniors housing. Innovate to make housing more affordable. Develop more options for seniors’ services.” There isn’t much detail to examine here, though the promise to cut permitting times may align with the BC Conservatives promise to do the same. However, no other members of Howard’s slate were elected to Richmond City Council, which may make his goals harder to achieve.
Surrey.
Surrey elected Doug McCallum as Mayor and his party, Safe Surrey, secured all but one seat on the City Council as well. McCallum pledged to hold property taxes for four years and extend the SkyTrain to Newton, along with the promise to build another hospital in Surrey. The SkyTrain to Newton is something the BC Conservatives have pledged to support as well. McCallum also has said he will reduce DCCs (though he did not specify an amount) and cut permitting times down to 60 days.
Delta.
Incoming Delta Mayor Melissa Granum has stated she will challenge Bill 44 and review Delta’s official community plan regarding density. Her Delta First party's election platform also pledges to “Develop a strategy to increase the supply of non-market and affordable housing,” though there isn’t much detail provided.
New Westminster.
The New Westminster Progressive’s Mayor Daniel Fontaine won the election, and the party's platform promises to cut permitting times and "support gentle density.” The platform states they will advocate for “Density Dollars” from senior governments to pay for schools, housing, parks, etc. but it’s not clear if these are DCCs.
West Vancouver.
Kirk LaPointe won the mayoral race in West Vancouver. His platform pledges to develop missing-middle housing for seniors, young families and first responders and advocate for the transfer of housing duties from Metro Vancouver to BC Housing. He also pledges to “protect neighbourhood character while accommodating reasonable growth” and fully renew West Vancouver’s OCP by 2028.
North Vancouver.
Linda Buchanan won her re-election campaign in North Vancouver. As such, her previous policies are likely to continue, which includes a pledge to offer more housing options and expand rapid transit to the North Shore.
Port Moody.
A large part of winning Port Moody mayoral candidate Haven Lurbiecki’s platform was working against a proposed plan to build 14 residential towers in Port Moody. This may act as a bellwether for her overall housing policies, as she states she plans to “generally lower the density in the OCP.”
Coquitlam.
Craig Hodge won election in Coquitlam. His platform states he will expand housing choices and increase the number of two- and three-bedroom units available. The platform also states support for below-market and affordable housing.
Port Coquitlam.
Port Coquitlam Mayor Brad West won re-election. It’s likely his housing policies will continue as a result. West has previously appeared on the Vancouver Real Estate Podcast expressing anxiety over the Cowichan Lands ruling, stating that it posed a bigger threat than other housing policies. This may align his views with the newly-elected BC Conservatives, though this remains to be seen.
Langley Township and the City of Langley.
Jay Lundgren won in Langley Township. His Langley Strong party’s platform states that they "Champion housing options young families can actually afford” and will cut approval times.
Delaney Mack won in the City of Langley. Her Achieving for Langley party promises to “not exceed densities outlined by the Province.” Both the City and Township of Langley must also plan for the Surrey–Langley SkyTrain line’s arrival.
White Rock.
Former chair of the BC Real Estate Association, Chris Shields, won the White Rock mayoral race. His platform promises more housing choices and cutting approval times. He also states he will not approve towers in “established neighbourhoods.”
In all of these elections, it is important to remember that these are election promises, not hard policy documents or bills. We’ll have to wait and see how many actually translate into legislation or activity on the ground.
