Federal government announces investments in infrastructure & rental housing, releases Housing Design Catalogue, and hints at cuts to development charges
By Tony Irwin, President and CEO, RHC
On October 14, 2025, Gregor Robertson, Minister of Housing and Infrastructure, announced investments in housing and infrastructure in Toronto. Federal funding will support upgrading Toronto’s Black Creek sewer infrastructure to catalyze the construction of 63,000 new homes. Through the Canada Housing Infrastructure Fund, the federal government will provide up to $283 million to expand capacity in Toronto’s Black Creek sewer system, which currently serves over 350,000 residents. The project is one of the first initiatives launched by Build Canada Homes, a new federal agency designed to build affordable housing at scale.
The new investment, in partnership with the municipality, will support the construction of 17 kilometres of new infrastructure. Once completed, the project will:
• Support the construction of up to 63,000 new homes in the Downsview area
• Reduce the risk of flooding and protect water quality
• Create immediate careers in construction and engineering
• Support an additional 130,400 residents and over 65,000 jobs
Build Canada Homes’ first housing development project will deliver 540 new homes at Arbo Downsview in Toronto. At least 40 per cent of the units will be affordable, with a mix of studios, one-, two-, and three-bedroom homes. Build Canada Homes will launch a Request for Qualifications (RFQ) to identify Design-Build teams with expertise in factory-built housing and other methods of construction, including prefabrication, modular building, and mass timber. Selected teams will also be required to prioritize Canadian resources. The City of Toronto will also invest more than $425 million toward the Black Creek Sanitary Trunk Sewer project.
On October 15, Federal Housing Minister Robertson announced the federal government is releasing the full technical design packages for the Housing Design Catalogue, which will help to streamline the building process and cut red tape.
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These standardized housing designs for gentle density will support the construction of more homes. The Housing Design Catalogue reduces the time and cost of developing construction plans, which accelerates approvals and construction starts. The designs make it easier to add new housing options in existing neighbourhoods and prioritize wood-frame construction.
The design packages include detailed architectural and engineering drawings, energy reporting templates, a climate resiliency guide, building performance reports, cost estimate summaries, and a user guide. The catalogue features 50 standardized housing designs for rowhouses, fourplexes, sixplexes, and accessory dwelling units across Canada.
The Housing Design Catalogue is part of the federal government’s measures to double the rate of housing construction, restore affordability, and reduce homelessness. It supports standardization in the housing sector, with local governments serving as partners to help the potential. The designs consider different building requirements across Canada and were developed by regional architecture and engineering teams.
As of today, the following cities are pre-reviewing designs to help streamline approvals: Burnaby, Kelowna, Vancouver, Edmonton, Regina, Ajax, Kitchener, Mississauga, Ottawa, Toronto, Saint John, Halifax Regional Municipality, Whitehorse, and Yellowknife. The federal government is also encouraging other municipal governments to pre-review and support designs for their communities.
Through Build Canada Homes, the federal government will also provide access to federal lands, development expertise, and flexible financing to make it simpler and faster to get big projects off the ground. The agency will prioritize non-profit housing with the goal to double housing construction, restore affordability, and reduce homelessness.
On October 15, Jennifer McKelvie, Parliamentary Secretary to the Minister of Housing and Infrastructure, announced the federal government would be investing more than $291 million for the construction of 705 housing units in Toronto through the Apartment Loan Construction Program (ACLP) and the Affordable Housing Fund (AHF). This project will include 256 affordable units, with dedicated housing for women and children fleeing abuse, individuals with mental health or addiction challenges, and those with developmental disabilities. The development will include large indoor and outdoor amenity spaces, a licensed daycare, a community room, and retail. The announcement took place at the site of the 777 Victoria Park project and included Toronto Mayor Olivia Chow and other local politicians.
The federal government also announced more than $150 million in federal funding to strengthen community infrastructure in Saskatchewan and Manitoba. This includes $69.5 million in strategic infrastructure investments across 19 project categories for Saskatchewan (e.g., rehabilitation of the Circle Drive North Bridge) and $82 million in strategic infrastructure investments across 19 project categories for Manitoba (e.g., funding for 8.7 km of rural waterline extensions in Plum Coulee).
Federal government announces funding for construction and repair of rental homes across Canada
The federal government made a number of announcements regarding funding the construction of new rental homes and the repair of existing rental stock in various cities across Canada. The projects would be funded by the Affordable Housing Fund (AHF), the Rapid Housing Initiative (RHI), the Apartment Construction Loan Program (ACLP), and other programs.
Some of these include:
• 56 affordable rental homes to be renovated in Charlottetown, PEI
• 9 new affordable rental homes in Fredericton, NB
• 79 new rental housing units in Saint John, NB
OCTOBER 2025
• 47-unit affordable rental building to be repaired in Dollard-des-Ormeaux, QC
• 316 new rental housing units in Ottawa, ON
• 705 new rental housing units in Toronto, ON
• 42 affordable supportive homes in London, ON
• 738 affordable rental units to be repaired in Manitoba
• 162 new rental housing units in Saskatoon, SK
• 91 affordable rental homes in Edmonton, AB
• 150 social housing units to be repaired in Yellowknife, NWT
• 112 new affordable rental homes in Vancouver, BC
• 1,300 new rental housing units in Burnaby, BC
Federal government hints at cuts to development charges
During the October 14 announcement on funding the upgrade to the City of Toronto’s sewer infrastructure, Federal Housing Minister Robertson said there are “active” discussions with respect to the Liberal government’s promise to lower municipal development charges for multi-unit residential housing for five years. During the federal election campaign, the Liberals stated they would fund 50 per cent of municipal infrastructure that would normally be covered by development charges. More information on the initiative will be released in the weeks leading up to Budget 2025.
"Development charges are a significant challenge for the cost of building across Canada, and that's why we made a commitment to reduce those charges," said Robertson. "We initially were looking at 50 per cent reduction in partnership with provinces and territories. We're working through that process now across the country."
Tony Irwin discusses future of rental housing in Canada with CREBTV
On October 1, Vanessa Topple, Anchor and Producer of CREBTV, sat down with Tony Irwin, President and CEO of Rental Housing Canada (RHC), to discuss the future of rental housing in Canada. To follow is an edited transcript of the interview (CREBTV, Season 2, Episode 14).
Vanessa: There’s been a lot going on in the last few weeks with interest rate cuts and announcements. First off, we know that the federal government just announced there’s a $55 billion program: the Build Canada Homes program. Within that is the $1.5 billion Rental Protection Fund. Do you see this as a meaningful turning point in the industry?
Tony: I think it’s a very consequential announcement. We’ve been very supportive of the Rental Protection Fund. It was first announced in a budget last year or the year before. Its purpose is to provide federal support to non-profits to be able to purchase old units. We know we have aging rental housing stock in Canada. (It’s important) to be able to hopefully keep those units affordable. I say hopefully because they do require a lot of maintenance, obviously given their age. But the idea, and I think it is a good one, is to support those kinds of buildings being acquired by non-profits who can run them well and hopefully have enough financial strength to be able to do the maintenance on an ongoing basis. This allows those who are selling those units to be able to reinvest that capital into new housing. I think it’s a win-win. It’s an important initiative and we’re very supportive of it.
Vanessa: You have always been very vocal about the aging supply that that we need more supply built. Whi is this such a critical priority right now? And what role should Canada Build Homes have to help perpetuate this?
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Tony: It’s a great question. We all look at the media. We have seen it is 11 months in a row now rents have been going down. I read that as much as everybody else. Vacancy rates have gone up in some markets. People say to me, “Tony, I guess it’s job done, mission accomplished.” And I say, “Not so fast.” We’ve seen record numbers of purpose-built rental units come online in the last couple of years. We know those are projects that have taken many years to get to this point. That’s been great for what it is, but I think we need to look at what’s coming in the next couple of years. The simple fact is we don’t have much coming in the next couple of years. Right now, I think the market’s doing what markets do, supply and demand is a thing. When different fundamentals change, you see impacts from that equally over the next couple of years. We’re not going to see construction happening under current circumstances unless we see policy interventions. I think the story here is what’s coming. What you’re seeing happen right now is not going to be the same in a couple of years. That’s what we all need to be talking about.
Vanessa: Recently there was an announcement about the interest rates that was cut by 25 basis points. How does the impact rental housing providers who are looking to finance future projects?
Tony: What is the environment to build right now? Not great. So not a lot is happening right now. That doesn’t mean nothing is happening, but there’s not a lot happening. There are a number of factors that go into why not a lot is happening right now. It’s about looking at what fundamentals can we see changing? Through government intervention or other changes will help use make the economics work for building purpose-built rental housing. Many of us were at the Canadian Department of Investment Conference, listening to Benjamin who’s coming to do a webinar with us in a few weeks. We listened to him very closely and he talked about what he sees happening over the next year, which is additional rate cuts. We know that would have happened already if it weren’t for President Trump. There was a pause to get inflation under control. We were very happy to see the reduction that came last week. It sounds like there might be one more before the end of the year, and then hopefully additional cuts will follow. That’s certainly positive, but I think you’ve probably talked to a lot of developers since that was made that say it helps. But one cut by itself is not super meaningful. A combination of things need to happen. It’s about trying to being back consumer confidence in the sector to be able to take risks again and build. It’s helpful but we need to see more.
Vanessa: One of the things you’ve been trying to do to help build up this confidence is to have a lot of engagement with Ottawa on the federal level. How are you helping to make sure the voice of the industry is heard in Ottawa?
Tony: It’s important that our industry be unified under one voice that’s strong, that can speak on behalf of purpose-built rental housing builders, owners, managers, and suppliers. We are a family that needs to have one strong voice, a voice that works with other voices and other associations who do other things but also have an interest in rental housing. But within our industry, we have been very busy and active. Like many who do this kind of work, we had to get through the early part of the Carney government post-election. Unless you were directly involved in infrastructure projects or industries that were affected by tariffs, you were not the priority. We understood that, but now that we’ve gotten through that, the priorities have broadened, and the message we’ve been bringing to all the people we’ve met in Ottawa, from Minister Robertson to officials in various ministries, housing, finance, and the Prime Minister’s Office, with all the economic uncertainty, our desire to become less dependent on the United States, housing has to stay at the top of the agenda. It is critically important. We need to continue to build more housing. We need to continue to build more purpose-build rental housing. We’ve been very active in the summer and into the fall, carrying messages from our members to Ottawa and doing it virtually. We’ll be going to Ottawa a couple of times over the next few months. A lot of work is going on to ensure our industry has a strong voice and that we’re being heard.
OCTOBER 2025
Reducing turnover to stay competitive in Canada’s shifting rental market
By Peter Altobelli, VP and General Manager, Yardi Canada Ltd.
By 2035, national policy is pushing for an ambitious 2 million new purpose-built rental units. We’re already seeing the fastest pace of construction since 2022 (Canada Mortgage and Housing Corporation), with a wave of completions on the horizon. That surge of new supply will hit a market where vacancy rates are already climbing to record highs, and with it comes more renter mobility, reshaping the landscape for years to come.
The challenge is clear: reducing unit turnover duration is no longer optional. It’s a critical strategy for maintaining cash flow, protecting asset value and standing out in a competitive market.
Why this matters for housing providers
Better marketing and smarter operations deliver measurable results. In one widely cited case study, Greystar reduced its average vacancy period by just five days, a modest improvement that translated into nearly $38,000 in additional annual revenue per property. Gains like these don’t come from a full rebrand or massive capital spend. They come from aligning operations, marketing and resident services to create a seamless leasing experience.
Reducing turnover duration means protecting cash flow
When a resident leaves, the unit often sits idle longer than necessary because processes and technology can be fragmented. These processes can create delays, which may result in revenue gaps that add up quickly across a portfolio.
Housing providers can shorten these gaps by:
• Gaining unit visibility. Access to lease details, maintenance history and move-out dates helps staff proactively prepare units, schedule services and start marketing on time.
• Accelerating turns. Automated work orders triggered by online form submissions and streamlined vendor management ensure repairs and payments happen quickly.
• Responding faster. Capture every interaction with an integrated CRM tool, and auto-generate leases pre-filled with critical details (unit, term, rent, move-in dates and more) for e-signature and a clean handoff to operations.
Every improvement shaves days off turnover, which means steadier cash flow.
Standing out in a crowded market
The wave of new purpose-built supply has created more choice for renters, especially in Quebec, Ontario, and Alberta (Canada Mortgage and Housing Corporation). In 2024, these provinces saw the highest levels of completions in decades, and more are on the way.
Meanwhile, mobility is shaping demand. Interprovincial movers represent a significant share of rental demand, with Alberta attracting tens of thousands of residents from other provinces between 2022 and 2024 (Statistics Canada). Ontario, in contrast, has seen more people leaving than arriving. For housing
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providers, this fluidity means prospect pools are broader but competition is fiercer.
With lease-over-lease demand softening, residents now hold greater negotiating power. Standing out requires a combination of visibility, trust and service:
• Stronger online presence. Renters expect accurate listings with real-time availability, virtual tours and quality visuals. With this information on a property website, providers can easily market units and attract qualified prospects.
• Smarter screening. Tools that verify identity and analyze fit reduce the risk of short-term tenancies, helping providers secure residents who are more likely to stay.
• User experience platforms. Portals and two-way communication channels make it easy for residents to pay rent, log maintenance requests and engage with property staff, amenities that boost satisfaction and renewal rates.
When service feels consistent and accessible, renters are more likely to renew, which directly reduces costly turnover.
Looking ahead
Housing providers are entering a new era defined by high vacancy, greater choice for renters and shorter tenancy cycles. While these shifts may feel daunting, they also create opportunity. By reducing turnover duration and enhancing visibility in the market, providers can protect revenue and strengthen long-term asset value.
Success will come from a balanced approach: operational efficiency behind the scenes, strong marketing out front, and resident-first tools that improve satisfaction. If you’re exploring practical ways to implement these tactics, visit yardibreeze.ca to learn more about the technology that can help.
