Thank you.
The 8,500 member companies of our association across the country are in the business of building new homes and renovating existing ones, working hard to develop the communities we call home. As you know, the residential construction industry has been a major source of stability in Canada's economy over the past decade, through good times and bad, and this needs to continue.
By several measures, residential construction is Canada's top industry, employing over 900,000 workers, providing over $50 billion in wages, and accounting for over $125 billion in economic activity. Residential construction benefits all regions across the country, active in every single community, large and small. It accounts for $35 billion in exports.
For Canadian middle-class families, home ownership is a cornerstone of social and financial well-being. Some 70% of Canadians own their homes. While there has been much made of debt-to-income ratios, we need to look at other statistics as well. Thanks in large part to strong and sound housing markets and Canadians' wise investments in their homes, Canadians' net worth to income ratio is at a record high of 768%. Canadians own outright over $3 trillion in housing assets. It's clear then that home ownership is a source of financial strength for most Canadian families.
Housing market conditions across Canada are decidedly varied. While some parts of the country continue to see strong housing markets, others are weaker. Still, the issue of the housing affordability challenges facing young Canadians is a harsh reality in today's economy. Many factors have contributed to drive up the cost of housing, and there are new fundamentals at play. Many under-recognized factors are driving up demand, while many government policies are limiting supply, directly or indirectly, and driving up house prices in other ways.
The result is affordability problems, especially for young Canadians. Four in five millennials want to own their own home one day, but right now we're in danger of locking them out. Given that owning a home is a key to entering the middle class, Canada needs to take action, and there is plenty that we can do.
CHBA therefore recommends that the federal government focus on three areas with respect to housing: affordability for first-time buyers, climate change, and finally, jobs and innovation.
First, on affordability, the millennial generation faces a challenging job market, stagnant incomes, and high home prices, particularly in our urban centres. Lack of access to home ownership by this group, who should form Canada's middle class in the future, will impair their financial success and have ongoing negative impacts for the economy as a whole.
We therefore recommend the following.
The federal government should adjust mortgage rules by allowing 30-year amortization periods on insured mortgages for well-qualified first-time homebuyers. This is a no-cost means to help prevent young families and new Canadians from being locked out of home ownership.
With respect to taxes, municipal development taxes have skyrocketed in recent years, and hence, so has the GST charged on top of them. We therefore recommend removing the GST portion applied on top of municipal taxes in new residential development.
Related to those development taxes, federal infrastructure investment is critically important. It not only supports development but it can help avoid more local development taxes further deteriorating affordability. Accordingly, the government should reduce the burden on municipalities by increasing the federal share and allowing municipalities to contribute less than the conventional one-third of funding to the projects.
Finally, the government should reform federal tax regimes related to purpose-built rental properties, including infill projects, to encourage more affordable market-based rentals.
On climate change, where housing is actually an underappreciated Canadian success story, despite having 38% more houses in Canada than in 1990, residential emissions overall are down 11%. New houses are 47% more efficient than they were in 1985 and this improvement hasn't been through codes but through ongoing innovation and voluntary improvement—much of it thanks to government and industry collaboration in research and development.
New housing is doing very well and will continue to improve. We therefore do not recommend more stringent codes unless they can be shown to have no impact on costs and affordability. New housing can and will continue to improve its energy performance, voluntarily, with excellent success.
There's a huge opportunity in the energy retrofitting of the existing housing stock. Every dollar invested in the average existing Canadian home will yield four to seven times more GHG reductions than the same dollar spent on a new home. CHBA therefore recommends a permanent refundable home renovation tax credit for energy efficient retrofits using the government's EnerGuide rating system. Improving the energy performance of existing homes offers the greatest and most cost-effective benefits to homeowners, utilities, governments, and society as a whole.
Tax credits that require receipts for the improvements made would also help address the underground cash economy, a key policy area for protecting Canadians, supporting honest businesses, and ensuring taxes collected support government programs.
Finally on jobs and innovation, our sector, which employs 900,000, will see over 118,000 skilled workers retire over the next decade. Support for skilled jobs and research to support innovation and productivity will be key. Specifically we recommend that federal training support be expanded to all of those pursuing careers as skilled workers.
The government should encourage innovation by focusing federal research support, including that for codes and standards on better built houses that cost the same or less. Innovation and responsible regulation can continue to improve Canada's excellent housing, but we need to do this without continually increasing costs and damaging affordability.
I'll leave it there. Thank you very much for your time.