By Jeremy Davis
Over the coming weeks, representatives from real estate boards and associations across the nation will be joining forces on behalf of our counterparts at the Canadian Real Estate Association, to advocate to Members of Parliament on housing policy at the federal level. With the current National Housing Strategy set to expire in 2027, REALTORS® will be advocating for the federal government to create the next version that will help set out the federal government’s vision for housing over the next 10 years.
This vision is required because Canada’s housing system is increasingly misaligned with the needs of its population. Affordability challenges are no longer solely a matter of supply and demand — they stem from persistent gaps in the type and mix of housing being built. For quite some time, governments have focused on increasing unit counts without ensuring those units reflect the realities of Canadian households. When supply is lacking, increasing unit counts will help for a little while but eventually, a more strategic approach must be considered.
Despite progress in purpose-built rental construction, other areas are falling behind. Rising homelessness, declining homeownership rates among younger Canadians, and limited options for families and seniors all point to housing policy shortcomings. Much of today’s new construction across Canada consists of smaller, compact units that do not meet the needs of growing families or aging residents. With limited choice available for those who want to grow their family, Canada faces a shortage of “missing middle” homes. The Canadian Mortgage and Housing Corporation (CMHC) defines missing middle as ground-oriented housing types typically characterized by gentle- to medium-density, such as:
• accessory suites
• multiplexes
• row homes
• stacked townhouses
• low-rise apartments (4 storeys or less)
The shortage of this housing type limits choice for young families, essential workers, and seniors who want to remain in their communities. It also contributes to market gridlock: long-term renters cannot transition into ownership, and seniors who own cannot find suitable options to downsize locally. With middle supply construction lagging behind both rentals and high return-on-investment ownership products, the market has stalled, leaving many Canadians feeling homeownership is unattainable.
Yet demand for homeownership remains strong. A large majority of younger non-owners still aspire to own a home, and nearly half of first-time buyers are willing to purchase smaller properties to enter the market. Most Canadians agree that a wider mix of housing options is essential, and many believe not enough suitable, family appropriate homes are being built.
Some recent polling from Abacus Data shows that:
• 86% of 18–29-year-old and 75% of 30–44-year-old non-homeowners would like to own one day.
• Half of first-time buyers (49%) are prepared to purchase a smaller home to break into the ownership market.
• Seven in 10 Canadians (73%) say we must build a broader variety of homes to meet future needs.
• Three in five Canadians agree there are not enough homes being built that meet size and layout needs (i.e. family-sized or multi-bedroom units).
Through their everyday work, REALTORS® see these challenges reflected in the experiences of their clients. A home is not simply a supply target — it is the foundation of security and stability, it creates a sense of belonging in a community, and the pride of homeownership can contribute to long-term well being. Every Canadian deserves access to housing that supports each stage of life.
Now is the time for decisive action. The federal government, equipped with tools such as funding programs, infrastructure investments, and legislation, can play a central role in ensuring the right kinds of homes are built. With Build Canada Homes joining CMHC as a second housing focused Crown agency, and the current National Housing Strategy expiring in 2027, a renewed, outcome driven national strategy is needed.
A modernized National Housing Strategy must align federal policy with regional needs and reflect the enduring importance Canadians place on homeownership. Canada requires a coordinated, national approach that restores balance, supports diverse housing choices, and advances a healthy, functional, and sustainable housing market for all.
REALTORS® are at the forefront of what is happening on the ground in real estate markets across Canada and have seen first-hand the barriers that first-time homebuyers, families, and seniors are facing when trying to find suitable homes. What REALTORS® bring to the conversation is expert knowledge in understanding local real estate market conditions, consumer homeownership needs, trends, and barriers to homeownership. This makes REALTORS® well-placed to add to the conversation around housing policy and to advocate for creative solutions to increase housing supply, address current housing challenges, and allow access to safe, stable, and affordable housing options.
The Winnipeg Regional Real Estate Board is committed to advocating on behalf of the real estate industry through engagement with government and local stakeholders while aligning local priorities with national housing strategies. Together, we’re focused on contributing meaningful recommendations that address the housing crisis and support the needs of our community.
Jeremy Davis is the Winnipeg Regional Real Estate Board’s Director of External Relations & Market Intelligence.