Thank you for inviting the Nunavut Housing Corporation.
[Witness continues in English]
Good afternoon, honourable members of the Standing Committee on Aboriginal Affairs and Northern Development. Welcome to Nunavut.
[Witness continues in Inuktitut with interpretation]
My name is Patsy Owlijoot, and I am the acting president of the Nunavut Housing Corporation. With me today is Lori Kimball, Executive Director and Chief Financial Officer of the Nunavut Housing Corporation, which I will refer to as NHC from time to time.
[Witness continues in English]
It is a pleasure to be here today to discuss northern economic activities and barriers. Before we begin to respond to your questions, I would like to take a few minutes of your time to provide background information on the scope and span of NHC activities and initiatives.
The Nunavut Housing Corporation was created in 2000 through the Nunavut legislature by the Nunavut Housing Corporation Act. The Nunavut Housing Corporation is a stand-alone corporation. Their ability to plan, implement, and manage their resources is linked to their being at arm's length from the Government of Nunavut.
The NHC reports to the minister responsible for housing through their president. The minister reports to the Legislative Assembly of Nunavut, the executive council, and to Nunavummiut, the residents of Nunavut.
The mandate of the NHC is to create, coordinate, and administer housing programs to provide fair access to a range of affordable housing options to families and individuals in Nunavut. The core business of the Nunavut Housing Corporation is the delivery of targeted housing solutions in Nunavut.
Our mission is to provide opportunities for all residents of Nunavut to have homes that support a healthy, secure, independent, and dignified lifestyle through working with our communities to allow them to assume the role of providing housing to Nunavummiut.
The NHC has five offices, with a current staff of 72. They strive to include Inuit societal values in their daily business and to integrate local knowledge. The NHC is committed to delivering their programs in close cooperation with our community partners, the 25 local housing organizations, or LHOs. These community partners provide most of the day-to-day activities associated with program delivery to individuals and families.
In terms of core business, NHC business functions include management planning, client services, infrastructure development, asset management, and administrative services. In 2009 these were organized into the following key areas of responsibility: advisory administrative services, public housing, staff housing, home ownership, design and development, and homelessness.
In the current fiscal year of 2009-10, NHC has an annual operating and maintenance budget of $180 million. As well, 60% of the NHC's main estimates funding is provided to the LHOs for management and maintenance of approximately 4,200 NHC units across the 25 communities of Nunavut. Capital funding varies considerably. Sources of funding include the Government of Nunavut, Northern Housing Trust, and CMHC.
Since the topic of this meeting is northern territories economic development barriers and solutions, I would like to take a few minutes to present challenges facing housing delivery in Nunavut.
First is housing affordability. In Nunavut, each and every private dwelling unit receives some type of housing subsidy. If these subsidies were removed or factored out, all but the most affluent of Nunavummiut, Nunavut residents, would have affordability problems, and the percentage of Nunavut households in core need would rise from the current 38.7% to well over an unacceptable 90%.
Next is a growing population.
[Witness continues in Inuktitut with Interpretation]
With a growing population in addition to severe existing demand, Nunavut also faces the highest fertility rate in Canada, with 2.72 children per woman in 2005, compared to the national average of 1.54. The population continues to increase; it was at 31,762 on April 1, 2009, according to the Nunavut Bureau of Statistics, which predicted it would rise to almost 44,000 by the year 2020. As the population grows, so will the need for additional housing.
[Witness continues in English]
Dwelling types. There is an extremely limited private market in Nunavut. The cost to transport materials, obtain developed land, and construct and operate dwellings makes building on speculation very difficult for most developers. Therefore, unlike in most other parts of Canada, there is almost no private, affordable rental housing in Nunavut. Given the high cost of independent home ownership, the majority of Nunavummiut live in public housing units. Only 19% of the dwellings in the territory were purchased privately, whereas home ownership in the rest of Canada accounts for 70% of dwellings. The GN, through the NHC, currently maintains approximately 4,200 public housing units, which represent over 65% of Nunavut's total housing stock.
Costs. Nunavut's climate and geography also present unique challenges to the construction industry. The territory's 25 communities are remote, with no road or rail access. All construction materials must be transported by air or the annual summer sealift. As a result, the cost of landed goods is substantially higher than elsewhere in Canada. The NHC invests about $10 million annually in capital improvements to units, and the public housing program spends more than $102 million per year—about 60% of the operating budget. Lack of employment and economic development opportunities contribute to keeping individual and household income low; 70% of public housing tenants are either on income support or pay only minimum rent. Thus, rental receipts from the public housing program consistently offset less than 10% of that required to manage the portfolio.
Construction costs also contribute to the rapidly increasing housing costs in Nunavut. All aspects of costs for land acquisition, lot preparation, materials, shipping, and labour have increased. It is expected that this trend to rapidly increasing costs per unit will continue for Nunavut and the north in general.
Home ownership. Every new home owner either frees up a rental unit or reduces an existing home's occupancy level. Unfortunately, home ownership remains unattainable for most Nunavummiut. Income levels are low and ongoing payments for basic shelter components are very high. In 2009, on average in Nunavut, it cost $976 per month for fuel, water, garbage, power, insurance, maintenance, and land lease fees. In the territorial capital, Iqaluit, these costs come close to $1,200 a month. Recent increases in power and fuel rates will add additional costs to all types of housing and business. These factors, together with Nunavut's lack of affordable rental housing and the cost of private home ownership, mean that subsidized accommodation in the form of public housing will be an ongoing and long-term need.
Community facilities. The NHC relies on its community partners, the 25 LHOs, to provide maintenance and administrative services for housing units. At present, many of the LHOs operate out of facilities originally built to support and maintain a much smaller housing inventory. Furthermore, unprecedented construction is taking place across the territory; however, limited investments have been made to enhance the infrastructure of the community at the community level.
The condition of certain LHO warehouses and storage facilities is identified as a critical issue by both the corporation and the Office of the Auditor General. Adequate and secure storage facilities must be available to accommodate a 12-month supply of materials. In addition, the first snowfall usually occurs around the time the sealift ship arrives in many communities, complicating or impeding construction.
I will turn to trades and staffing.
Significant fluctuation in the level of housing activity works against the development of local community capacity, since many who enter the trades during times of high construction activity move on to other occupations when construction slows. This makes it difficult for communities to develop a stable base of trained tradespeople.
There are barriers to entry and a high drop-out rate from apprenticeship programs—up to 50% in the first two years. The department of education, in conjunction with NHC, needs to implement creative and innovative programs and provide opportunities that will contribute to the success of trades programs.