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Reframing the Challenge

CMHC’s latest report marks an important shift in how Canada understands and measures housing need. By focusing on restoring 2019-level affordability by 2035 and introducing a rolling 10-year planning horizon, the report provides a more grounded and practical view of the housing supply challenge.

It also outlines the scale of what’s required: nearly doubling annual housing starts, with a significant portion of that supply needed in the ownership market. These insights offer valuable context for anyone working to increase housing options within existing neighbourhoods—including through small-scale and homeowner-led development.

We encourage all Toolbox users to explore the report and understand the updated figures. It provides a timely and data-rich foundation for shaping local housing strategies.

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Discover why taxes and fees on new homes are driving up housing costs—and what we can do about it.

Small Housing is proud to partner with About Here on a compelling new video explainer: The Housing Tax Crisis. This short, engaging video sheds light on one of the least understood drivers of rising housing costs—development charges, fees, and taxes on new housing.

In cities like Vancouver, these costs can account for up to 20% of the price of a newly built home. Often referred to as “development fees,” these charges go beyond infrastructure—they frequently fund public art, parks, and amenities that may not directly support new housing supply.

Gentle density housing, including laneway homes, multiplexes, and infill projects, is being hit hardest. These are the exact types of housing our cities need to address the housing affordability crisis.

This video unpacks:

  • Why these charges exist and how they’re calculated
  • The impact on small-scale housing development
  • How we can reform the system to be more fair, transparent, and effective

Whether you’re a homeowner-developer, city planner, or housing advocate, this explainer offers essential insights into how our financing system can better support attainable, ground-oriented homes in our neighbourhoods.

Rethinking Housing: Exploring the Missing Middle

What stands between single-family homes and high-rise towers? The Missing Middle—a diverse mix of housing types that can meet the needs of households across incomes, ages, and sizes.

As part of CMHC’s Housing Supply Challenge, the University of Toronto’s School of Cities worked with 18 housing innovators across Canada to uncover what’s holding back gentle density—and how to scale it up. Their research, led by Dr. Carolyn Whitzman, dives into everything from accessory dwelling units and modular construction to zoning reform and financing tools that can unlock small-scale, affordable housing.

Case studies from Edmonton, Kelowna, and Kitchener highlight real-world approaches to enabling change. This resource also outlines practical policy levers, from ending exclusionary zoning to modernizing codes and simplifying approvals.

The webpage and tools are designed to spark ideas and support early-stage planning. Readers are encouraged to consult local policies and experts before applying these strategies in their own communities.

Explore the research and see how Canadian cities are building a more inclusive, sustainable housing future—one Missing Middle home at a time.

More housing, faster — and with less guesswork! 🏘️

CMHC’s new Housing Design Catalogue is a step forward in making gentle density housing easier to build across Canada.

This free resource features ready-to-go designs for row-houses, fourplexes, sixplexes, and accessory dwelling units—designed to work in different regions across the country. This information offers a head start for homeowners, builders and municipalities in their planning processes.

Why does this matter?
✅ It can help reduce design costs and speed up construction.
✅ It supports smaller builders and homeowner-developers who might not have easy access to design expertise.
✅ It helps communities add gentle density in ways that fit existing neighbourhoods.

The full architectural packages will be available this spring—and we’ll be keeping a close eye on how this can support projects right here in BC.

Check out the Catalogue today!

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Outils pratiques pour les communautés locales

Vous songez à offrir davantage d’options de logement à votre communauté ? Les Considérations réglementaires relatives à la densification douce – élaborées par Small Housing et la SCHL – est votre feuille de route pour y parvenir.

Cette ressource présente l’histoire de l’habitat à densification douce et propose des mesures aux communautés locales, aux urbanistes, aux élus et aux défenseurs du logement. Qu’il s’agisse d’entamer la conversation ou d’affiner les politiques, ce guide offre des conseils clairs et pratiques pour aider à façonner des quartiers plus inclusifs et plus agréables à vivre.

Qu’y a-t-il à l’intérieur ?

  • Qu’est-ce que la densification douce ? Découvrez comment les communautés définissent et mettent en œuvre ce type d’habitation à petite taille.
  • Stratégies d’engagement communautaire – Obtenez des outils pour entamer des conversations productives et répondre à des préoccupations communes.
  • Plan de travail étape par étape – Suivez une approche structurée pour évaluer les besoins en logement et planifier une densification douce.
  • Modèles de statuts et meilleures pratiques – Découvrez des exemples et des modèles de politiques pour simplifier votre processus.
  • Ressources supplémentaires et études de cas – Découvrez comment différentes municipalités font de la densification douce une réalité.

Pourquoi ce guide ?

  • Pratique et actionnable – Conçue pour aider les communautés locales à mettre en œuvre le changement dès maintenant.
  • Centré sur la communauté – Il s’agit de rendre le logement plus accessible sans perturber le caractère du quartier.
  • Facile à utiliser – Un format structuré, étape par étape, vous permet de vous y plonger à n’importe quel stade de votre parcours..

Prêt à passer à l’étape suivante ?

Téléchargez le guide pour commencer à façonner l’avenir de votre communauté dès aujourd’hui !

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Thinking about bringing more housing options to your community? The Gentle Density Bylaw Guide—developed by Small Housing and CMHC—is your roadmap to making it happen.

This resource captures the “story so far” of gentle density housing and provides actionable steps for local governments, planners, elected officials, and housing advocates. Whether you’re just starting the conversation or refining policies, this guide offers clear, practical advice to help shape more inclusive, livable neighborhoods.

What’s Inside?

  • What is Gentle Density? Learn how communities define and implement small-scale, multi-unit housing.
  • Community Engagement Strategies – Get tools to start productive conversations and address common concerns.
  • Step-by-Step Workplan – Follow a structured approach to assess housing needs and plan for gentle density.
  • Model Bylaws & Best Practices – Explore real-world examples and policy templates to simplify your process.
  • Additional Resources & Case Studies – See how different municipalities are making gentle density a reality.

Why This Guide?

  • Practical & Actionable – Designed to help local governments implement change now.
  • Community-Centered – Focused on making housing more accessible without disrupting neighborhood character.
  • Easy to Use – A structured, step-by-step format means you can dive in at any stage of your journey.

Are you a planner?

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If you are a planner, access the forum and start discussion about this topic.

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Unlocking the Missing Middle: Proven Practices for Affordable, Higher-Density Housing

The School of Cities, University of Toronto, presents a comprehensive report on enabling “Missing Middle” (MM) housing development—a key solution to Canada’s housing affordability and density challenges. This report explores proven and promising practices from Canada, the U.S., and New Zealand, offering actionable insights to overcome barriers and enhance reforms for MM housing.

What is Missing Middle Housing?

MM housing bridges the gap between single-family homes and high-rise buildings, encompassing:

  • Accessory Dwelling Units (ADUs): Small detached or attached homes.
  • Multiplexes: Multi-unit conversions of existing homes or purpose-built flats.
  • Small Apartment Buildings: Developments up to four storeys, often on a single lot.

Designed for households earning 51–120% of the area median household income (AMHI), MM also includes affordable options for low-income households through ADUs, rooming houses, and nonmarket housing. MM housing was once a staple of North American cities, offering compact, diverse housing types in central, well-serviced locations before exclusionary zoning and gentrification limited its availability.

Why Missing Middle Housing Matters

The benefits of MM housing are transformative:

  • Affordability: Smaller homes at moderate price points.
  • Diversity: A range of home sizes, from studio ADUs to four-bedroom apartments.
  • Accessibility: Proximity to public transit, amenities, and employment hubs.
  • Sustainability: Energy-efficient designs and reduced travel distances.

The Road Ahead

The report outlines barriers to MM development—legislative, administrative, and financial—and identifies enablers to support its growth. Drawing from case studies in Auckland and other cities, it demonstrates how increasing MM housing supply can reduce housing costs and improve access for low-income tenants.

📖 Discover how Missing Middle housing can reshape Canadian cities. Read the full report now to explore proven practices, global success stories, and actionable strategies to bring MM housing to life.

Scaling Up Modular Housing: A Blueprint for Success

The School of Cities, University of Toronto, has published a comprehensive report on the future of modular housing in Canada. This in-depth analysis explores how modular construction can be scaled up to address housing needs, with a particular focus on overcoming barriers through stronger collaboration between developers, manufacturers, and construction companies.

The report is divided into four key sections:

  1. Overview – Learn about modular construction methods, where factory-produced components are assembled on-site, offering adaptable, efficient solutions for diverse environments.
  2. Barriers and Enablers – Discover the challenges that limit modular housing adoption, from project-level constraints to industry-wide hurdles, and explore actionable solutions tailored to Canada’s housing landscape.
  3. Case Studies – Explore real-world examples showcasing how communities overcame obstacles to deliver successful modular housing projects.
  4. Recommendations – Gain insights into strategies for scaling modular housing, including organizational changes, industry collaboration, and policy advocacy.

Unlock the potential of modular housing to transform Canada’s housing market. Dive into actionable strategies, real-life examples, and expert recommendations that pave the way for scalable, sustainable solutions.

Read the full report now to explore how modular housing can reshape housing affordability and innovation.

Explore how cities across Canada are embracing accessory dwelling units (ADUs) with the School of Cities, University of Toronto’s interactive ADU Tracker. Dive into charts and interactive maps that reveal the take-up of detached and attached ADUs in 16 major urban centres, alongside summaries of municipal and provincial policies shaping this housing innovation.

With federal Housing Accelerator Fund (HAF) investments boosting housing supply to address population growth and affordability, this tool offers insights into ADU trends, permitting data from 2014–2023, and policy analysis. From Toronto to Calgary, see how ADUs are shaping the future of housing—and learn how your city can do the same.

Developed by Ahmad Al-Musa, Priya Perwani, Muhammad Khalis Bin Samion, & Jeff Allen.

Unlocking Alberta’s Middle Housing Potential


In partnership with the Canadian Urban Institute and mddl, and funded by the Alberta Real Estate Foundation, this report dives into the transformative possibilities of middle housing in Alberta. From innovative strategies to overcome barriers to scaling production, to practical solutions for unlocking gentle density across the province, this collaboration is a must-read for anyone passionate about housing solutions. Curious about how middle housing could reshape Alberta’s communities?

Click through to discover the findings and recommendations shaping the future of attainable, diverse housing options!