moved:
That, in the opinion of this House, the government should introduce legislation that offers GST relief to the victims of premature building envelope failure who are eligible for compensation through British Columbia's PST Relief Grant Program and to make any and all consequential amendments required.
Mr. Speaker, the building envelope failure, or a leaky condo crisis, has been devastating to British Columbia's real estate market. It has devastated families, evaporated peoples' savings, thrown families into financial crisis and drowned the dreams of thousands of homeowners.
The leaky condo crisis involves over 50,000 damaged and destroyed homes. Those affected face an average repair bill of $21,043 per owner. The average owner faces a total loss of $58,543 on their investment, 12,879 consumer bankruptcies have been the direct result of the leaky condo crisis and at least 7,500 condo owners have or will claim bankruptcy due to this disaster.
This issue is not just about statistics. I want to tell the House about a couple of constituents of mine who are being crushed by this issue.
Carma Albert lives in the Glenborough in Coquitlam Town Centre. Carma is a member of her strata council and she is helping to co-ordinate its $1.7 million reconstruction project. Carma and her husband had hoped that their suite would be a stepping stone to buying their future house.
It now seems that with an assessment of nearly $19,000 their plan will have to be put on hold for quite some time. By the way, Carma is the mother of a tiny baby only a couple of months old.
Claudette Friesen is another constituent of mine. She lives with her husband and daughter in the Madison in Coquitlam Town Centre in my constituency. They also have a newlywed daughter. Claudette is very involved in my community as president of the Coquitlam Town Centre Community Association, president of the Madison Strata Council which is managing roughly $1 million in repairs. She is the founding member of the tri-cities condo group and she sits on several city committees, including the mayor's task force on building envelope failure.
She also has multiple sclerosis. Her family has been assessed $15,000 with an additional assessment of approximately $3,000.
These sorts of tragedies are seen all across British Columbia. If we count the owners of leaky condos and their extended families, this crisis has directly affected 250,000 people, one in 10 British Columbia voters. Twenty-four of 34 constituencies in British Columbia are affected by this issue directly. The impact of this issue is enormous.
The collateral economic impact of this issue is devastating. When local governments are taken to court as defendants in leaky condo court cases, all taxpayers are on the hook.
Taxpayers are soaked again when Canada Mortgage and Housing Corporation, a federal crown corporation and the largest mortgage insurer in the country, bears the brunt of the cost of foreclosures. Also, when homeowners declare bankruptcy, their creditors pass on the debt expense as a business expense, which is then borne by all consumers.
With all this in mind, it has been three years since former British Columbia premier David Barrett was appointed to chair a commission to look into this disaster. His report was tabled in June 1998 and it made 82 recommendations to, as the title of his report suggests, create a “Renewal of Trust in Residential Construction”.
Among the recommendations, the federal government was asked to pay $300 million into a compensation plan that would help homeowners repair their leaky condos. On July 17, 1998, the minister responsible for Canada Mortgage and Housing Corporation announced that the federal government would lend $75 million to the reconstruction fund. In truth, the federal government will not give a dime to affected homeowners.
Quite to the contrary. At the same time that the federal government is giving a no-interest loan to the province of British Columbia for $75 million, money that has yet to be spent or seen, by the way, it is raking in a tidy profit from the application of GST to the cost of repairs. The three year carrying cost, that is the lost interest on the $75 million federal loan to British Columbia, is roughly $13 million.
However, before members of the Liberal government pat themselves on the back for this contribution, they should know that they are profiting mightily from this crisis.
To date, the federal government has received $40.7 million in GST revenue on the $581 million that leaky condo owners have spent on their repairs. If we deduct the $13 million carrying cost of the $75 million loan, we arrive at roughly $30 million, which is the net GST profit that the federal government has pocketed on this disaster from its victims. That is the government's profit.
While low and middle income families in my riding and across British Columbia struggle to keep up with the bills that are rolling in because of this disaster, the government is helping no one, but laughing all the way to the bank.
My motion reads:
That, in the opinion of this House, the government should introduce legislation that offers GST relief to the victims of premature building envelope failure who are eligible for compensation through British Columbia's PST Relief Grant Program and to make any and all consequential amendments required.
The motion is nothing more than the implementation at the federal level of Barrett commission recommendations 79 and 80, found on page 52 of the “Renewal of Trust in Residential Construction”, part 2, volume 1.
Those recommendations read:
-
For purposes of reconstruction, all GST and PST, payable on qualified repairs and renovations, should be repealed. In this way, the owner/occupier is treated by taxation the same way as the owner/landlord.
-
All GST and PST that has been paid on renovations should be refunded to the homeowners.
I would like to point out three things with reference to these recommendations. First, that the Barrett commission believes that all taxpayers should be treated equally. If a landlord can deduct the cost of leaky condo repairs from his taxes, then GST relief should also be offered to an individual owner of another similarly affected leaky condo in the same complex.
The government, while pretending to be a friend of the poor, the downtrodden and the little guy, taxes the working class owners of the leaking and rotting condo on the cost of repairs to their homes but it does not tax the same repair costs in the same manner when those repairs are paid for by the building's owner.
The second point I would like to note is that the government of British Columbia has wholeheartedly embraced recommendation 79 and 80 and created the PST relief grant program that is administered through British Columbia's homeowner protection office.
The provincial government ensures that the PST relief is only given to the intended class of victims, those who own or live in leaky condos and those who can prove that they have paid to have their homes repaired.
Among the documents those who qualify must submit are: First, a certificate to verify that the repair was necessary due to a premature building envelope failure and is not simply related to maintenance; second, a statutory declaration by the contractor confirming repairs have been completed; and three, copies of contracts with change orders, invoices or certificates of payment that support the cost of repairs being submitted on the application.
The federal government could easily piggyback on this system and give GST relief only to those who qualify for the PST relief grant program. Unlike the home heating fuel rebate that this government botched earlier this year, this approach is foolproof from waste and error and, more important, it is compassionate and the appropriate thing to do.
The third point I would like to make is the very nature of embarking on commissions like the Barrett commission in the future if its findings are simply to be ignored by the federal government.
The federal government is currently looking at the issue of reforming our health care system. Mr. Romanow, a respected former premier of the province of Saskatchewan is leading the effort and he will report to Canadians and the House in up to 18 months with recommendations.
I ask the government to think about the precedent it is setting by ignoring the Barrett commission and the cynicism such a move will engender. If the government ignores the Barrett commission, how can Canadians have any confidence that the government will respect any future reports from similar commissions? If the government turns a deaf ear to its obligations, as stated by the Barrett commission, it sends a signal that the reports of future commissions, including the Romanow commission, will also do nothing more than gather dust on Liberal shelves.
What hope, or better yet, what point is there in even asking taxpayers to ante up a dime for this type of bogus political posturing if commission recommendations are simply ignored?
We know that the cost of repairs on the average leaky condo is $21,043 per owner. GST on the repairs works out to $1,473 per condo. If we assume that the estimate of 50,000 leaky condos from the Barrett commission is correct, that would mean that the federal government would forgo $73.6 million in GST on leaky condo repairs.
That is what my motion calls for, granting GST relief only to those who qualify for the PST relief from the government of British Columbia. That, by the way, is a paltry 20% of the announcement last week by the Minister of Canadian Heritage of $560 million for Internet art and assorted cultural posturings.
It has not escaped my attention, or that of those watching and who own leaky condos, that while this motion is not being voted on and is not being taken seriously by the government, we will soon be voting on the weighty matter of creating the position of a parliamentary poet laureate. I can only hope that the poet laureate will be able to adequately capture in iambic pentameter the depth of frustration and distress felt by those who live in leaky condos who will not be applying for Internet funding and whose needs are being ignored by the government's harsh decisions.
My motion is in the spirit of strengthening federal-provincial relations and in encouraging the federal government to partner with the government of British Columbia to implement the Barrett commission recommendations 79 and 80. By respecting these recommendations the federal government would send a clear message to the people of British Columbia that it is willing to work with their government to solve major problems that affect them the most.
My motion is probably good also for the federal purse as contractors cannot avoid paying income tax on the repairs they perform if clients need a receipt to claim their GST relief. Presumably this is part of the justification for the government's partial GST relief on new homes and renovations to homes.
The government has repeatedly resisted calls for GST relief on the repairs to leaky condos. In a July 17, 1998 press release entitled, “Gagliano Announces Federal Aid for Leaky Condo Owners in Lower Coastal B.C.” we find the following paragraph:
Tax relief or a tax subsidy, as suggested by the Barrett Commission report, would not be an equitable option for all Canadians. The Government of Canada's position is that the federal tax system is nationally based and it would be difficult to provide tax assistance to owners of water-damaged dwellings in B.C., while excluding others. It would also be difficult to provide a tax subsidy for unexpected repair costs arising from one particular cause but not others.
It is my understanding that this accurately articulated the government's position at the time, and that position has not evolved. The fact that the Parliamentary Secretary to the Minister of Finance is here with five books on his desk to respond to my speech says that the government will respond to my motion on an economic basis, and the minister himself will not be responding.
I want to draw the House's attention to the final sentence from the minister's release that I just read. He said:
It would also be difficult to provide a tax subsidy for unexpected repair costs arising from one particular cause but not others.
Let me quote from page 5 of Revenue Canada Bulletin 4028 entitled, “GST/HST New Housing Rebate” as updated online on April 26 of this year. It reads:
You may be eligible to claim a rebate for a part of the GST/HST you pay on the purchase price or cost of building your home, if you are an individual, and: You buy a new or substantially renovated home, and you lease the land from the builder; you construct or substantially renovate your own home, or carry out a major addition (or hire another person to do so); or your home is destroyed by fire and subsequently rebuilt.
Note how this final point, GST relief in cases where one's “home is destroyed by fire and subsequently rebuilt,” flies in the face of the minister's comments I just read to the House.
If I understand the government's position correctly, then it will not give GST relief to owners of leaky condos facing unexpected repairs and affected by the 1999 collapse of the new home warranty program, but his colleague, the Minister of National Revenue, will offer GST relief to those “facing unexpected repair costs arising from one particular cause”, in this case fires, even though in many cases fire damage is covered by insurance.
Such a contradiction in policy seems typical of the government. It offers help to those who do not really need it while taxing and profiting from those in distress. The Liberal government is even contradicting a core principle of the GST. Many Canadians know that by law the government extends partial GST relief to Canadians who build a sun deck, add a second storey to their house, or turn their carport into a garage.
However the government will not extend that relief to Canadians who try to repair their own leaky condos and thereby avoid deterioration of their homes. This sort of judgment, with a clear contradiction of principle and policy and with blatant disregard to its impact on victims, is the sort of judgment that alienates Canadians from this institution and undermines the ability of parliament to claim to represent those in need.
We have seen how the government is prepared to give GST relief to cases where certain repairs and renovations are undertaken and even to the construction of new homes. However it stops short of extending the umbrella of GST relief to those most in need, namely 10% of my constituents. A respected provincial commission recommended such relief. The province was quick to embrace the same recommendation and has already established an efficient mechanism to distribute this relief. Surprisingly the government stops short of giving this GST relief to only those who need it.
On behalf of thousands of my constituents, tens of thousands of British Columbians and all those who seek compassion and justice on this issue, I ask the government to implement Barrett commission recommendations 79 and 80 to give leaky condo owners the same treatment as those who repair fire damaged buildings and to show compassion to those whose homes and lives have been destroyed by this crisis. I call on the government to support my motion and to treat leaky condo owners with the justice, respect and sense of compassion they deserve.