Sami Chowdhury

 🏙️ Rogers, Huntley & Isabella: How One Development Could Redefine Upper Jarvis — and Toronto’s Skyline — for Decades

✨ Introduction: why this project matters far beyond one intersection

Toronto is not just growing — it is transforming.
Not street by street, but block by block, skyline by skyline.

Every decade, a handful of development proposals quietly determine what the city will feel like for generations. The proposed redevelopment at 30–40 Huntley Street and 112–124 Isabella Street is one of those moments.

On paper, this is a plan for two tall residential rental towers — roughly 56 and 60 storeys, adding more than 1,300 new homes near downtown. But in reality, this project sits at the intersection of:

🏢 Corporate land ownership
🏠 Heritage homes and identity
🚇 Transit-oriented density
🏗️ Toronto’s high-rise future
📉 A housing and rental crisis

Located steps from a long-standing Rogers Communications campus, this site has been quietly shaping — and waiting to reshape — Upper Jarvis for decades.

This blog explores what’s being proposed, why it’s controversial, how it fits Toronto’s planning framework, and what it tells us about the city Toronto is becoming.

📍 Where is this happening? Understanding Upper Jarvis

Upper Jarvis is one of Toronto’s most layered neighbourhoods.

Within a few blocks, you’ll find:

• mid-century office towers 🏢

• post-war rental high-rises 🏘️

• 19th-century houses 🏠

• major institutions and transit corridors 🚇

This mix didn’t happen by accident. It evolved as Toronto expanded eastward from Yonge Street, absorbing older residential streets into a denser downtown fabric.

Why planners care about this area

From a City perspective, Upper Jarvis checks all the “intensification” boxes:

• ✔️ close to subway lines

• ✔️ near major employment

• ✔️ existing tall buildings

• ✔️ underutilized parcels

In planning language, this is exactly where density is supposed to go.

But for residents, it’s also a place with memory, scale, and human rhythm — which is why projects like this provoke strong emotions.

🏢 Rogers and the neighbourhood: a history that explains everything

To understand Huntley & Isabella, you must understand Rogers’ long relationship with this area.

🕰️ The early anchor: 333 Bloor Street East

Completed in 1956, the former Confederation Life Insurance Company Building at 333 Bloor Street East later became associated with Rogers’ operations.

At the time, this building represented:

• Toronto’s post-war corporate expansion

• the emergence of Bloor Street East as an office corridor

• a shift away from purely residential uses

It normalized large institutional buildings in an area that still contained small houses and walk-ups.

🏗️ The campus era: Rogers expands

By the late 20th century, Rogers further entrenched itself in the area with major office and campus buildings near Mount Pleasant Road and Ted Rogers Way.

These buildings did more than house employees:

• they reshaped pedestrian flows 🚶

• influenced traffic and servicing patterns 🚚

• and quietly transformed nearby land into strategic assets

Over time, many properties around Huntley and Isabella felt “frozen” — waiting for a future that never quite arrived.

Until now.

🏠 The Huntley–Isabella site: quiet streets, growing pressure

🧠 Quiet streets don’t always stay quiet.

Sites like Huntley & Isabella show how proximity to transit, employment, and existing density can quietly turn ordinary properties into strategic land over time.

If you own property in or near evolving corridors like Upper Jarvis, understanding what that context means for today’s value requires local, comparable data — not assumptions.

Request a data-based market value assessment for your property.

For years, the buildings at Huntley and Isabella existed in contrast to their surroundings:

• modest low-rise structures

• several heritage-listed homes

• a small number of rental units

As Toronto’s housing shortage worsened, this contrast became uncomfortable.

💬 Why are centrally located properties sitting underused while people can’t find housing?
💬 Why does land next to transit remain so low-density?

These questions eventually turned into pressure — political, public, and media-driven.

Coverage by BlogTO helped bring the issue into public view, reframing the site from “quiet residential street” to “missed housing opportunity.”

🏗️ The proposal: what exactly is being planned?

 🔢 Key details (as publicly reported)

The proposed redevelopment includes:

🏙️ Two residential towers
📏 Approx. 60 and 56 storeys
🏠 ~1,362 residential units
🏢 Purpose-built rental housing
✍️ Architect: Diamond Schmitt
🏛️ Heritage integration at the podium level

This is not a small infill project. It is a city-scale intervention.

Why rental matters

Unlike investor-driven condominiums, purpose-built rentals:

• house long-term residents

• support stable communities

• create predictable population growth

In a city where rental vacancy rates remain tight, this aspect alone gives the project policy weight.

🧭 City of Toronto planning process: what happens next?

The City reviews projects like this through a multi-year process involving:

📑 Zoning By-law Amendments
📐 Urban Design Review
🌬️ Wind & shadow studies
🚦 Transportation & servicing analysis
🏛️ Heritage Impact Assessments

This is tracked through the City’s Application Information Centre (AIC):
🔗 https://www.toronto.ca/city-government/planning-development/application-information-centre/

What planners will scrutinize most

For towers of this height, City staff typically focus on:

⚖️ Tower spacing & massing
🌞 Shadow impacts on streets & parks
🌬️ Pedestrian wind comfort
🏛️ Authenticity of heritage integration
🏠 Rental replacement compliance
🌳 Public realm improvements

No detail is minor at this scale.

🏛️ Heritage: preservation, compromise, or symbolism?

Several buildings on the site are listed on Toronto’s Heritage Register.

📌 Important distinction:

• Listed ≠ fully designated

• but listing still triggers review and political sensitivity

The proposed approach

The plan calls for retaining and integrating heritage elements into the base of the new towers — a familiar compromise in Toronto.

For some, this is:
✅ a practical balance
❌ a symbolic gesture

This debate will define much of the community response.

🏘️ Rental replacement: policy meets reality

Toronto has one of the strongest rental replacement policies in Canada.

Any demolition of rental housing triggers:

• replacement units

• potential tenant assistance

• City oversight

In this case, existing rental units are proposed to be replaced, aligning the project with municipal housing objectives.

🔗 City policy reference:
https://www.toronto.ca/city-government/planning-development/official-plan-guidelines/housing/

🚶‍♂️ How two towers change daily life in Upper Jarvis

 👥 Population impact

1,300+ homes means:

• more foot traffic

• more transit riders

• more demand for retail & services

Done well, this can energize streets.
Done poorly, it can overwhelm them.

🌬️ Wind & shadow

Tall buildings alter microclimates:

• wind tunneling 🌪️

• longer shadows in spring/fall ☀️

These aren’t technical footnotes — they shape everyday comfort.

🧱 The podium matters most

In modern Toronto planning, the podium is the real building.

It determines:

• how welcoming the street feels

• whether heritage feels respected

• whether the towers belong to the neighbourhood

🌆 The bigger picture: Toronto’s vertical transformation

This project is not unique. It’s part of a city-wide pattern.

Over the last 20 years, Toronto has:
📈 embraced high-rise living
🚇 prioritized transit-oriented density
🏙️ accepted tall buildings as normal

Neighbourhoods like Upper Jarvis are now front-line growth zones.

🔗 City of Toronto Tall Building Guidelines:
https://www.toronto.ca/city-government/planning-development/planning-studies-initiatives/tall-buildings/

What the next 30 years likely look like

Expect:

• more multi-tower sites

• more heritage integration compromises

• more rental towers

• more debate over sunlight & public space

The skyline we see today is only the beginning.

⚖️ Is this good growth?

That depends on execution.

If this project delivers:
✅ livable rental homes
✅ meaningful heritage integration
✅ comfortable streets
✅ thoughtful public realm

…it could become a model for balanced intensification.

If it fails:
❌ blank podiums
❌ token heritage
❌ harsh wind & shadows

…it becomes another cautionary tale.

🧠 Why this story matters

🏙️ Developments like Huntley–Isabella don’t just reshape skylines — they quietly redefine land value long before construction begins.

If you own property in Toronto and want a clear, realistic understanding of how planning policy, zoning pressure, and neighborhood change translate into current market value, the most reliable starting point is a data-driven comparison based on recent local sales.

Request your home’s current market value (CMA).

This is not just a development story.

It’s about:

• who controls urban land

• how cities respond to housing crises

• how heritage survives vertical growth

• how Toronto defines itself for future generations

Decisions made here will echo across dozens of similar sites.

💬 Final question for readers

If you could influence this project, what would matter most to you?

🏛️ Heritage preservation
🏠 More rental housing
🌳 Better public spaces
📏 Reduced height & massing

Your answer shapes the Toronto of tomorrow.

🔗 References & Sources

1. City of Toronto – Application Information Centre
   https://www.toronto.ca/city-government/planning-development/application-information-centre/

2. City of Toronto – Tall Building Guidelines
   https://www.toronto.ca/city-government/planning-development/planning-studies-initiatives/tall-buildings/

3. City of Toronto – Housing & Rental Replacement Policy
   https://www.toronto.ca/city-government/planning-development/official-plan-guidelines/housing/

4. BlogTO – Huntley & Isabella development coverage
   https://www.blogto.com/real-estate-toronto/

5. Diamond Schmitt Architects – Portfolio
   https://dsai.ca/

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Let’s turn market uncertainty into opportunity.

The global aviation industry is under mounting pressure to reduce emissions, control operating costs, and restore profitability on short-haul routes that have struggled for decades. Against this backdrop, EVIO has made a notable entrance with the launch of its hybrid-electric regional aircraft program — and a striking signal of market confidence: 450 conditional pre-orders for its flagship aircraft, the EVIO 810.

The announcement marks one of the most ambitious commitments yet to hybrid-electric propulsion in the regional aviation segment, positioning EVIO as a potential disruptor in a market long dominated by aging turboprops and regional jets.

A New Entrant with Big Ambitions

EVIO Inc. officially unveiled its hybrid-electric aircraft program in December 2025, introducing the EVIO 810, a clean-sheet regional aircraft designed to serve the 50- to 100-seat market. The company confirmed that it has secured conditional purchase agreements and options for 450 aircraft, with entry into service targeted for the early 2030s.

Unlike incremental upgrades to existing platforms, EVIO is pursuing a ground-up design that integrates hybrid-electric propulsion at the core of the aircraft architecture. The goal is not only lower emissions, but also a step-change in operating economics for airlines struggling with thin margins on short-haul routes.

Strategic Backing from Industry Leaders

One of the most compelling aspects of EVIO’s program is the strength of its industry partnerships. The company benefits from investment and technical support from Boeing, lending credibility to both the aircraft’s technical roadmap and its long-term viability.

In addition, EVIO is collaborating with Pratt & Whitney Canada, part of RTX, to develop the hybrid-electric propulsion system that will power the EVIO 810 . Pratt & Whitney Canada’s deep experience in regional aircraft propulsion provides a critical foundation for certification, reliability, and airline acceptance.

Inside the EVIO 810

The EVIO 810 is designed as a 76-seat regional aircraft, capable of operating in all-electric mode for short missions and hybrid mode for longer routes. This flexibility allows airlines to tailor operations based on route length, airport infrastructure, and regulatory constraints.

According to the company, the aircraft is engineered to deliver:

• Significantly lower fuel burn and emissions

• Improved operating economics versus legacy turboprops

• Enhanced mission flexibility, including cargo and defense variants

• A quieter, more comfortable passenger experience

EVIO has emphasized that its “strong hybrid” architecture enables both electric and hybrid-electric flight from day one, rather than relying on future technology breakthroughs.

Addressing a Growing Replacement Crisis

The timing of EVIO’s entry is strategic. Over the past five years, approximately 2,650 regional aircraft have been retired due to rising maintenance and operating costs, while only about 750 new aircraft have entered service. This imbalance has resulted in a 27% reduction in the global regional fleet.

At the same time, demand for short-haul air travel remains strong. EVIO cites data showing roughly 47,000 regional flights per day under 500 miles, out of approximately 100,000 global daily flights. The issue, according to industry analysts, is not demand — but the lack of a modern, economical aircraft optimized for these routes.

Market Demand and Long-Term Potential

EVIO estimates that more than 5,000 regional turboprops and jets will require replacement over the next 20 years, translating into potential demand for 7,500+ aircraft in this category across the next two decades.

Aviation consultant Richard Aboulafia, who reviewed the EVIO program, summarized the opportunity succinctly: the challenge in regional aviation is “not demand, but rather the lack of a modern, economical solution.” He notes that EVIO appears well positioned to disrupt the short-haul market with a game-changing platform.

Profitability First, Sustainability Included

While sustainability is a core theme of the EVIO 810, the company has been careful to frame its value proposition around airline profitability rather than environmental messaging alone.

EVIO CEO Michael Derman has stated that the company’s focus from day one has been on increasing profitability for regional operators while delivering a better passenger experience. Hybrid-electric efficiency, lower fuel costs, and reduced maintenance demands are intended to help airlines sustain and expand regional networks in a cost-effective and responsible way.

Canada’s Growing Role in Aerospace Innovation

With operations in both Canada and the United States, EVIO’s program highlights Canada’s continued importance in advanced aerospace development. Boeing Canada leadership has described the partnership as an example of the country’s capacity to support promising innovation in next-generation aircraft technologies.

This positioning could prove strategically important as governments and regulators increasingly favor low-emission aviation solutions through policy, infrastructure investment, and procurement.

Challenges Ahead

Despite the momentum, EVIO still faces substantial hurdles. Hybrid-electric propulsion at regional scale remains largely unproven in commercial service, and certification pathways are complex. Battery performance, system integration, supply chain stability, and infrastructure readiness will all influence timelines and costs.

Moreover, converting conditional pre-orders into firm deliveries will depend on EVIO’s ability to meet performance targets, control development risk, and demonstrate clear economic advantages over conventional aircraft.

A Turning Point for Regional Air Travel?

The launch of EVIO’s hybrid-electric aircraft program — backed by 450 pre-orders and industry heavyweights — represents one of the strongest signals yet that regional aviation is entering a new phase.

If EVIO succeeds, the EVIO 810 could help restore profitability to underserved routes, reduce emissions without sacrificing range, and provide airlines with a modern alternative to aging fleets. While significant challenges remain, the program underscores a broader shift in aviation: the future of short-haul flight may be quieter, cleaner, and far more efficient than the past.

Sources

• EVIO Launches Hybrid-Electric Aircraft Program with 450 Pre-Orders – Aviator / Business Wire

• Canadian Aviation News coverage of EVIO program and EVIO 810 specifications

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• Renting vs. Owning: How $2,500/Month Could Cost You $190,000

• Toronto & Greater Toronto Area (GTA) Housing Market — November 2025

• Toronto & Greater Toronto Area (GTA) Housing Market — October 2025

• Durham Region Real Estate Market Report – October 2025

• GTA Housing Market Update – August 2025

• Mississauga Condo & Condo Townhouse Market Report – Q3 2025

• Bill 60 vs. Ontario’s Residential Tenancies Act (RTA): What’s Changing?

Stay ahead of the curve. Get the latest real estate news and insights right here.

A Michigan jury’s decision to award more than $4 million to a man who lost his eye following an encounter with a Clinton Township police officer has reignited an uncomfortable but necessary public debate: who actually pays when excessive force occurs — and who is held accountable?

According to court records and reporting by FOX 2 Detroit, Daniel Reiff permanently lost vision in one eye after being punched during a police encounter in April 2021. A federal jury later concluded that the force used was excessive and violated his civil rights, awarding approximately $4 million in damages, including punitive damages.

What stands out in this case is not only the severity of the injury, but the absence of any meaningful consequence for the officer whose actions caused it.

Taxpayers Pay the Price

Public reporting indicates that the financial settlement will be paid by Clinton Township or its insurer — meaning taxpayer money, not the officer personally, will cover the judgment. There has been no indication that the officer has been financially penalized, criminally charged, or disciplined in a way proportionate to the harm caused.

For residents, this raises a troubling question:
If public funds absorb the cost of misconduct, where is the incentive for individual accountability?

A Gap Between Civil Liability and Personal Responsibility

Civil lawsuits are often the only realistic path to justice for victims of police misconduct. Criminal charges against officers are rare, and internal disciplinary actions are frequently opaque. While the jury’s verdict acknowledges that a constitutional violation occurred, it does not appear to impose consequences on the individual responsible.

This creates a system where:

• Victims are compensated

• Taxpayers bear the financial burden

• Officers face little or no personal consequence

Such outcomes risk undermining public trust and fail to deliver a meaningful deterrent.

Why Accountability Matters Going Forward

Accountability is not about punishment for its own sake. It is about deterrence, professionalism, and trust. When violations of rights carry no personal consequences, the system sends the wrong message — not only to officers, but to the public.

If individuals in any profession caused permanent harm through negligence or excessive force, personal accountability would be expected. Law enforcement should not be an exception, especially when the harm involves irreversible injury and constitutional violations.

A Broader Question for Policymakers

Cases like this prompt broader policy questions:

• Should officers found liable for excessive force face mandatory disciplinary action?

• Should personal liability or loss of certification be considered in extreme cases?

• How can departments ensure accountability without discouraging lawful policing?

Until these questions are addressed, civil verdicts alone may compensate victims but fail to prevent future violations.

Conclusion

The $4 million verdict affirms that Daniel Reiff’s rights were violated. But without consequences for the officer involved, the ruling also exposes a deeper problem in the system — one where justice is paid for by the public, while responsibility remains diffuse.

If society expects people to respect one another’s rights, those entrusted with enforcing the law must be held to the highest standard. Otherwise, the deterrent effect is lost — and the risk of future violations remains.

Sources

• FOX 2 Detroit – Man loses eye in alleged beating by Clinton Township officer

• Yahoo News – Man who lost eye awarded $4M verdict after suing Clinton Township officer

🏡 Ready to Start Your Real Estate Journey?
Whether you're planning to buy, sell, or invest, I’m here to guide you every step of the way — surprises and all.

📈 Looking to capitalize on today’s changing market?
Explore a wide range of specialized listings with access to powerful tools and search portals tailored to your needs:

• 🛢️ Gas Stations for Sale

• 🏢 Commercial & Industrial Properties

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📩 Need help navigating your options?
Reach out for expert advice and market insights:

Sami Chowdhury
BROKER
📧 Email: samichy@torontobase.com
🌐 Web: www.torontobased.com | www.torontobase.ca

Let’s make your next move a smart one.

Get more market insights here:

• Renting vs. Owning: How $2,500/Month Could Cost You $190,000

• Toronto & Greater Toronto Area (GTA) Housing Market — November 2025

• Toronto & Greater Toronto Area (GTA) Housing Market — October 2025

• Durham Region Real Estate Market Report – October 2025

• GTA Housing Market Update – August 2025

• Mississauga Condo & Condo Townhouse Market Report – Q3 2025

• Bill 60 vs. Ontario’s Residential Tenancies Act (RTA): What’s Changing?

Stay ahead of the curve. Get the latest real estate news and insights right here.

Introduction: Why Safety Now Shapes Global Travel Decisions

In an increasingly unpredictable world, safety has become one of the most decisive factors in choosing where to travel, live, or invest time abroad. Political instability, climate events, cybercrime, healthcare access, and social unrest now weigh just as heavily as traditional crime statistics. Recognizing this shift, global researchers have moved beyond narrow definitions of safety to produce more holistic rankings.

The 2025 Travel Safety Index, published by Tourism Review using HelloSafe data, reflects this new reality. Instead of focusing solely on crime rates, the index evaluates countries across multiple dimensions of daily life, governance, and resilience. The results reveal not only expected leaders but also several surprises — including Canada’s position as one of the safest destinations on Earth.

How the 2025 Travel Safety Index Works

The Travel Safety Index scores countries on a 0–100 scale, using a weighted system designed to reflect real-world safety conditions for residents and visitors alike.

According to the methodology outlined in the report, the index is built on five pillars:

Public safety and crime accounts for 35% of the score and includes homicide rates, violent crime, and road safety. Political and social stability represents 25%, measuring government effectiveness, corruption levels, and social trust. Health and healthcare security contributes 15%, evaluating access to medical care and exposure to disease risks. Cybersecurity and digital safety make up another 15%, reflecting protection against digital threats. Environmental security and natural risks account for the remaining 10%, focusing on disasters such as earthquakes and climate-related events.

This broader framework explains why some traditionally popular destinations rank lower while smaller, well-governed nations rise to the top.

The Top 10 Safest Countries in the World (2025)

Based on the index:

1. Iceland – 92.4/100

2. Switzerland – 91.1/100

3. Norway – 90.85/100

4. Finland – 90.6/100

5. Denmark – 89.95/100

6. Singapore – 88.7/100

7. New Zealand – 88.45/100

8. Japan – 87.9/100

9. Luxembourg – 86.8/100

10. Canada – 86.35/100

Why Iceland Continues to Lead the World in Safety

Iceland’s top ranking is no accident. The country combines extremely low crime rates with strong institutions, high public trust, and effective disaster preparedness. Despite volcanic activity — often misunderstood as a safety risk — Iceland’s monitoring systems and emergency response infrastructure significantly reduce real danger to travelers.

Healthcare access is universal and efficient, corruption levels are among the lowest globally, and cybersecurity standards are high. These factors make Iceland exceptionally safe for solo travelers, families, and long-term visitors.

Nordic and Alpine Nations: The Safety Advantage

Switzerland, Norway, Finland, and Denmark dominate the upper ranks due to similar characteristics: stable democracies, transparent governance, strong social cohesion, and well-funded public services. These countries also benefit from low inequality, which research consistently links to reduced crime and higher public trust.

Canada’s Ranking: Safest Country in the Americas

Canada’s placement at #10 globally makes it the highest-ranked country in the Americas, outperforming the United States and most of Europe outside the Nordic region.

According to the Tourism Review analysis , Canada scores particularly well in political stability, healthcare access, cybersecurity, and environmental risk management. While the country faces challenges such as regional crime disparities and urban affordability, its overall institutional strength keeps risk levels low.

For families, immigrants, international students, and tourists, Canada offers a rare combination of safety, freedom, and quality of life.

Asia-Pacific Standouts: Singapore and Japan

Singapore and Japan demonstrate that safety is not limited to small or remote nations. Singapore’s strict law enforcement, digital infrastructure, and urban planning make it one of the safest cities in the world. Japan’s disciplined society, low violent crime, and efficient healthcare system continue to impress global researchers.

Why This Index Matters More Than Older Rankings

Traditional safety rankings often focused on war or conflict. The 2025 Travel Safety Index instead reflects daily lived safety, which is far more relevant for travelers, families, and digital nomads.

Cybersecurity, healthcare access, and environmental resilience now play critical roles in determining real-world safety — especially as climate events and digital threats increase.

What This Means for Travelers, Families, and Policymakers

For travelers, the index offers a reliable guide for choosing destinations that minimize risk while maximizing quality of life. For governments, it highlights the importance of institutions, transparency, and healthcare investment. For families considering relocation or long stays abroad, it provides reassurance grounded in data rather than perception.

Conclusion: Safety Is About Systems, Not Headlines

The 2025 Travel Safety Index makes one message clear: safety is not accidental. It is built through strong institutions, public trust, healthcare access, and forward-thinking governance. Countries like Iceland, Switzerland, and Canada rank highly not because they are isolated from global problems, but because they manage them better.

In an uncertain world, that distinction matters more than ever.

Sources & References

• Tourism Review – Travel Safety Index Reveals Several Surprises

• BlogTO – Canada Named Among Safest Places to Travel in 2025

🏡 Ready to Start Your Real Estate Journey?
Whether you're planning to buy, sell, or invest, I’m here to guide you every step of the way — surprises and all.

📈 Looking to capitalize on today’s changing market?
Explore a wide range of specialized listings with access to powerful tools and search portals tailored to your needs:

• 🛢️ Gas Stations for Sale

• 🏢 Commercial & Industrial Properties

• 🏠 Residential Homes Across the GTA

• 🏨 Hotels & Motels Investment Opportunities

• 🏗️ Pre-Construction Condo Projects

• 🏙️ Condo Resale Listings in the GTA

Stay ahead of the curve. Get the latest real estate news and insights right here.

📩 Need help navigating your options?
Reach out for expert advice and market insights:

Sami Chowdhury
BROKER
📧 Email: samichy@torontobase.com
🌐 Web: www.torontobased.com | www.torontobase.ca

Let’s make your next move a smart one.

Get more market insights here:

• Renting vs. Owning: How $2,500/Month Could Cost You $190,000

• Toronto & Greater Toronto Area (GTA) Housing Market — November 2025

• Toronto & Greater Toronto Area (GTA) Housing Market — October 2025

• Durham Region Real Estate Market Report – October 2025

• GTA Housing Market Update – August 2025

• Mississauga Condo & Condo Townhouse Market Report – Q3 2025

• Bill 60 vs. Ontario’s Residential Tenancies Act (RTA): What’s Changing?

Stay ahead of the curve. Get the latest real estate news and insights right here.

 Canada’s housing crisis has become one of the country’s most persistent economic and social challenges. Rising home prices, limited rental availability, and growing affordability pressures have pushed housing policy to the centre of federal decision-making. In response, the federal government announced Build Canada Homes (BCH) as a new national housing agency under Budget 2025, positioning it as a long-term supply solution.

In December 2025, the Parliamentary Budget Officer (PBO) released an independent assessment of BCH and the broader outlook for federal housing programs. The report provides a rare, non-political evaluation of how much housing the new agency can realistically deliver, how it fits within federal fiscal plans, and what trade-offs accompany its introduction.

This article presents a comprehensive, fact-focused analysis of the PBO’s findings, explaining what Build Canada Homes is, how it is funded, how many homes it may add, and how it compares to Canada’s overall housing needs.

The Federal Housing Context Before Build Canada Homes

To understand Build Canada Homes, it is essential to examine the broader federal housing funding landscape in which it is being introduced.

According to the PBO, total planned federal spending on housing programs is projected to decline sharply over the next several years. Federal housing program expenditures are estimated to fall from approximately $9.8 billion in 2025–26 to $4.3 billion by 2028–29. This represents a 56% reduction in federal housing spending.

This decline is not the result of a single policy decision but rather the combined effect of:

• The expiry of time-limited housing programs

• Reductions announced under Budget 2025

• A shift away from certain affordability supports toward capital-focused initiatives

The PBO makes it clear that Build Canada Homes does not reverse this downward spending trend. Instead, BCH operates within a shrinking overall housing budget.

What Is Build Canada Homes?

Build Canada Homes is a newly established federal housing delivery agency designed to play a more direct role in housing supply creation than previous federal programs.

The agency’s mandate includes three primary activities:

1. Direct construction of housing

2. Supporting construction projects through funding and financing

3. Supporting housing acquisitions, particularly by non-profit and community housing providers

Unlike earlier programs that relied primarily on incentives or partnerships, BCH introduces a more hands-on federal presence in housing development.

Funding Structure of Build Canada Homes

Accrual vs. Cash Spending

The PBO distinguishes between two types of BCH spending:

• Accrual-based spending, which reflects the economic cost of programs over time

• Cash expenditures, which include loans, asset development, and upfront financing

Over the five-year period from 2025–26 to 2029–30, BCH is projected to incur approximately $7.3 billion in accrual spending, of which $6.7 billion is new funding.

When cash flows are included, total planned BCH expenditures rise to approximately $13.0 billion.

This distinction matters because cash spending figures may appear larger, but accrual spending better reflects the long-term fiscal impact.

Allocation of Build Canada Homes Funding

The PBO outlines how BCH’s accrual spending is allocated across program areas:

Canada Rental Protection Fund — $625 Million

This funding is intended to help non-profit housing providers acquire existing rental buildings that are at risk of:

• Conversion to ownership

• Renoviction

• Significant rent increases

The goal is to preserve existing rental stock rather than create new units.

Transitional and Supportive Housing — $1.0 Billion

This portion of BCH funding supports housing for individuals and households with complex needs, including:

• People experiencing homelessness

• Individuals requiring supportive services

• Transitional housing residents

These units typically serve households with incomes well below market levels.

Affordable Housing Grants, Contributions, and Loan Concessions — $5.4 Billion

The largest share of BCH funding is directed toward non-market and below-market housing supply, including:

• Purpose-built rental housing

• Community housing projects

• Affordable housing developments led by public or non-profit entities

These funds are designed to lower project costs and improve feasibility rather than generate profit.

Estimated Housing Supply Impact of Build Canada Homes

One of the most important questions surrounding BCH is how many homes it will actually produce.

Using cost assumptions from comparable CMHC housing programs, the PBO estimates that BCH could support the construction or acquisition of approximately 25,700 housing units over five years.

This estimate covers the period from 2025–26 to 2029–30 and represents the total number of units across all BCH funding streams.

Contribution to National Housing Supply

When compared to overall housing construction levels, the PBO estimates that BCH would increase national housing completions by approximately 2.1% relative to its baseline forecast.

This figure is important for context. While 25,700 units is meaningful in absolute terms, it represents a modest increase relative to national construction volumes.

Build Canada Homes and the Long-Term Housing Gap

The PBO has previously estimated that Canada faces a housing gap of approximately 690,000 units by 2035 if affordability is to return to pre-pandemic levels.

Against this benchmark:

• BCH’s estimated 25,700 units would address approximately 3.7% of the projected gap

This comparison highlights that BCH alone cannot resolve Canada’s housing shortage. Instead, it represents one component of a broader policy mix.

Affordability Breakdown of BCH-Supported Units

The PBO provides a detailed breakdown of the expected affordability levels of BCH-supported housing.

Based on its estimates:

• Approximately 6,300 units would be affordable to very low-income households

• Approximately 6,700 units would be affordable to low-income households

• Approximately 1,600 units would target moderate-income households

• Approximately 1,600 units would be affordable at median income levels

• Remaining units include housing without specific affordability commitments

In total, roughly half of all BCH-supported units are expected to serve low-income or very low-income households.

Emphasis on Non-Market Housing

A key finding of the PBO report is that BCH funding is not primarily aimed at the private market.

Instead, the agency’s design favours:

• Non-profit housing providers

• Public or community housing entities

• Projects with long-term affordability commitments

This distinguishes BCH from policies aimed at stimulating private market supply through zoning changes or tax incentives.

Shift Away From Short-Term Affordability Supports

Perhaps the most consequential insight in the PBO report concerns policy trade-offs.

As capital investment in BCH increases, several programs that provide immediate affordability relief to households are expiring or being reduced. These include:

• The Canada Housing Benefit

• Federal funding for existing social housing

• Time-limited CMHC affordability programs

The PBO emphasizes that while supply-side investments improve housing availability over time, they do not replace income-based supports that help households manage housing costs in the short term.

Timing Mismatch Between Supply and Affordability

Housing construction takes years to plan, approve, and complete. As a result, BCH-supported units will enter the market gradually.

At the same time, reductions in household supports take effect immediately when programs expire. This creates a timing mismatch where affordability pressures may intensify before new supply becomes available.

The PBO highlights this as a key risk in the current policy approach.

Impact on CMHC and Program Capacity

The report also examines how Budget 2025 affects Canada Mortgage and Housing Corporation (CMHC).

According to the PBO:

• Budget 2025 includes $2.4 billion in housing-related reductions between 2026–27 and 2029–30

• Ongoing reductions of approximately $860 million per year are projected beyond that period

If CMHC’s existing social housing obligations are treated as non-discretionary, these reductions may limit funding for other housing initiatives.

Federal Role Versus Provincial and Municipal Action

While the PBO report focuses on federal programs, it implicitly reinforces a broader reality: housing supply is not controlled by Ottawa alone.

Land-use planning, zoning, development approvals, and infrastructure provision remain largely within provincial and municipal jurisdictions. As a result, BCH’s effectiveness will depend heavily on coordination with other levels of government.

What the Numbers Clearly Show

Based on the PBO’s analysis:

• Build Canada Homes introduces a new federal delivery mechanism

• The scale of BCH is limited relative to Canada’s housing shortage

• Total federal housing spending is declining, not expanding

• BCH prioritizes deep affordability, particularly for low-income households

• Near-term affordability supports are being reduced as long-term supply programs ramp up

Final Assessment

The PBO’s evaluation of Build Canada Homes provides a clear, data-driven perspective on federal housing policy under Budget 2025. BCH represents a structural shift toward more direct federal involvement in housing supply, particularly in the non-market sector.

However, the numbers indicate that BCH is incremental rather than transformative. Its projected housing output is meaningful but modest, and it operates within a broader context of declining federal housing spending and reduced short-term affordability supports.

For policymakers, housing advocates, and market participants alike, the report underscores a fundamental reality: housing outcomes depend not only on how many homes are built, but also on who they serve, when they become available, and what supports remain in place for households today.

Ref:

Build Canada Homes and the Outlook for Housing Programs under Budget 2025: A new report by the Parliamentary Budget Officer (PBO)

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Get more market insights here:

• Renting vs. Owning: How $2,500/Month Could Cost You $190,000

• Toronto & Greater Toronto Area (GTA) Housing Market — November 2025

• Toronto & Greater Toronto Area (GTA) Housing Market — October 2025

• Durham Region Real Estate Market Report – October 2025

• GTA Housing Market Update – August 2025

• Mississauga Condo & Condo Townhouse Market Report – Q3 2025

• Bill 60 vs. Ontario’s Residential Tenancies Act (RTA): What’s Changing?

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Canada’s labour market delivered another surprise in November 2025, adding 54,000 new jobs and pushing the unemployment rate down to 6.5%, its lowest point in 16 months. This marks the third consecutive month of strong job growth, signalling a labour market rebound after months of sluggish performance.

In this analysis, we break down where the jobs came from, who benefited the most, and what this means for Canadians heading into the new year.

📉 Unemployment Rate Drops as Labour Market Tightens

Statistics Canada reported that unemployment decreased from 6.9% in October to 6.5% in November. Interestingly, this drop happened partly because 26,000 people left the labour force, which helped reduce the jobless rate.

Between September and November, Canada added a total of 181,000 jobs, defying economists' expectations of job losses amid economic uncertainty and U.S. tariff pressures.

📌 Where the Jobs Came From

Not all sectors contributed equally. According to StatCan, the biggest growth occurred in:

1️⃣ Health Care & Social Assistance (+46,000 jobs)

This sector led the gains, reflecting Canada’s ongoing need for healthcare workers and support professionals.

2️⃣ Accommodation & Food Services

Hospitality continued to recover as demand strengthened post-summer.

3️⃣ Natural Resources

Modest but meaningful growth supported by energy and mining activity.

📉 Sectors That Lost Jobs

Some industries weren’t as fortunate:

• Wholesale & Retail Trade (-34,000 jobs)

• Manufacturing also reported job losses — expected in a tariff-sensitive economic environment.

👥 Youth Employment Surges

A major driver of November’s job numbers: Canadian youth (15–24).

• +50,000 youth jobs, building on another +21,000 in October.

• The youth employment rate rose to 55.3%, recovering from a record low in July.

This is the first consistent youth employment growth in 2025 — a strong indicator that younger workers are finally re-entering the job market with better prospects.

💰 Wage Growth Remains Steady

Average hourly wages increased 3.6% in November, slightly above October’s growth rate. With inflation moderating, this suggests real wages may be slowly improving for many Canadians.

🏦 What This Means for the Bank of Canada

These numbers arrive just days before the Bank of Canada’s final interest rate decision of the year.
A tightening labour market typically signals economic strength, but wage growth and sector shifts may push the Bank to carefully balance inflationary risks.

📊 Final Thoughts: A Labor Market Rebound With Caveats

Canada’s job market is showing strong resilience:

✔ Consistent multi-month job gains
✔ Youth employment revival
✔ Strong hiring in essential sectors like health care

But challenges remain:

✖ Retail and manufacturing weakness
✖ High rates of involuntary part-time work
✖ Fewer people participating in the labour force

For workers, this could mean more opportunity in specific sectors — especially health and social services — while businesses may face tighter hiring conditions ahead.

🏡 Ready to Start Your Real Estate Journey?
Whether you're planning to buy, sell, or invest, I’m here to guide you every step of the way — surprises and all.

📈 Looking to capitalize on today’s changing market?
Explore a wide range of specialized listings with access to powerful tools and search portals tailored to your needs:

• 🛢️ Gas Stations for Sale

• 🏢 Commercial & Industrial Properties

• 🏠 Residential Homes Across the GTA

• 🏨 Hotels & Motels Investment Opportunities

• 🏗️ Pre-Construction Condo Projects

• 🏙️ Condo Resale Listings in the GTA

Stay ahead of the curve. Get the latest real estate news and insights right here.

📩 Need help navigating your options?
Reach out for expert advice and market insights:

Sami Chowdhury
BROKER
📧 Email: samichy@torontobase.com
🌐 Web: www.torontobased.com | www.torontobase.ca

Let’s make your next move a smart one.

Get more market insights here:

• Renting vs. Owning: How $2,500/Month Could Cost You $190,000

• Toronto & Greater Toronto Area (GTA) Housing Market — November 2025

• Toronto & Greater Toronto Area (GTA) Housing Market — October 2025

• Durham Region Real Estate Market Report – October 2025

• GTA Housing Market Update – August 2025

• Mississauga Condo & Condo Townhouse Market Report – Q3 2025

• Bill 60 vs. Ontario’s Residential Tenancies Act (RTA): What’s Changing?

Stay ahead of the curve. Get the latest real estate news and insights right here.