Canada faces the housing crisis. Can you take a page from Europe?

The Slavica Celviofic family was growing. So I did what any person living in Vienna would do: I asked the city a larger apartment.

“At that time, I was pregnant with my first child,” she said. “I lived in a two -room apartment … it was a good building, but it was small for us.”

Salihbegovic went to an online gate, entered its income and requirements, and was classified alongside thousands of other population. Soon after, a new apartment was appointed: a three -bedroom unit in a new building, next to the Vienna Central Station.

She has life – she can even transfer her to her children, if she wants.

“I love it. It is in the middle of Vienna,” she said. “Many young families have moved at the same time … There is a large university campus here, with kindergarten and primary school. There are lessons in dance, Bar Bolder, and a huge garden.”

Salihbegovic was not desperate to find housing. She and her partner got a middle -class income. But in recent years, Vienna has become famous among housing experts for the social housing model, which provides highly supported rental units for more than half of the city’s population.

The rent of these units helps operate 400 million euros (626 million dollars) in the new construction annually, as it reached more than 12,000 units that were built or renewed every year, According to the city.

While Europe is struggling with similar trends to Canada High rents and homes riseExperts say social housing models such as Austria are among the best defense against the crisis of the ability to withstand the growing costs – and begged to governments to continue investing strongly in such programs.

Can something similar to Canada come? This may seem out of reach, but housing experts around Europe say it has become possible thanks to some relatively simple interventions.

Housing without profit

She lives in the corner from Salihbegovic, Amila Sirbegovic, an architect and housing projects for Vienna. She used to own an apartment, but she chose to sell and return to social housing, as she says her unit is more modern and wide.

The story of Serbiovich is another example of what makes European social housing different: generous eligibility standards.

Nearly three quarters of the Austrians are located below the income threshold, which means that many middle-class families can also get income housing-with 25 percent rents of income.

“It is the most natural thing in Vienna,” said Selehbigovic.

The varied mix of tenants means that there is a few stains associated with subsidized housing; It also keeps the neighborhoods diverse and ensures that urban housing is available for biological workers such as nurses, sanitation workers and bus drivers.

“You have people from different groups and different backgrounds who live in the same neighborhood,” said Gerald Kosel, a policy expert in the Federation of Associations Limited, said.

“It is not seen as … a temporary residential solution.”

Kösl represents the groups that provide all this low-cost housing-non-profit companies or “limited profit” required under the Austrian law to re-invest all their profits except 3.5 percent.

Samara Jones, an expert in the first housing of Europe, said the result is a “virtuous cycle” for society’s investment.

The money that may go to the shareholders are returned to the creation of high-quality homes and neighborhoods at reasonable prices-which in turn have “”The effect of collapsing prices“In the broader market, Kössl said.

Austria is not alone in using this model. Throughout Europe, governments run part of subsidized housing shares through large non -profit organizations managed by the private sector.

In the Netherlands, there are less than 300 non-profit organizations throughout the country-but this monotheism does not lead to The problems you may find With the investment of large real estate directed towards profits, it trusts in the common real estate investment in Canada.

On average, Zeno Winkels, director of the Dutch tenant, who is negotiating with the government, said it is better than renting in the private market.

In comparison, most private owners are “amateurs”.

“This should not necessarily be negative. There are many people who make great cakes, but in general, when you want a cake, you go to a bakery.”

Ragaf area

Of course, these non-profit organizations cannot work on rents alone-that will not remain affordable for a long time.

The housing construction boom at reasonable prices in places such as FinlandThe Netherlands and Austria have always been supported by a major government investment. Throughout Europe, governments have devised smart ways to reduce costs.

One of the largest of which was for cities such as Vienna and Amsterdam to get lands strongly when they appear for sale, through the “right of purchase” policies that give them the first DIBS.

The land is allowed in the municipalities to authorize that housing be kept in the main areas for a period of one or more, instead of 20 to 30 years Often my typical in Canada.

The land is still expensive for the municipalities to buy. But in some places, such as the Netherlands, governments have given the right to deduct the cost of adding additional services, such as roads and water, from the purchase price, and tens of millions of land costs that are re -equipped for housing.

Government purchasing is also matched with large and long -term loans of low interests for non -profit construction and affordable housing management.

Natalia Martinez, an expert at Fundacio Habitat 3, an affordable housing company in Spain, said these investments help them keep them officials – and stable enough to continue investing in more buildings.

It is an idea that seems to be an entertaining Canada; Housing, infrastructure and Canadian societies launched An invitation to proposals In the Rent Protection Fund only last month, it aims to help non -profit organizations and other partners to obtain reasonable prices.

“Many societies have a source of revenues to influence housing supplies from their jeeps,” said Adrian Dingling, Director of Housing Development for the Education of the Canada Wall, a non -profit organization to combat the pyramid.

Big thinking

Experts say that expanding the definition of well-off housing in this way-and its support for low-benefit loans-can have a significant impact on Canada.

“I think we are optimistic when it comes to federal housing policy,” said Dingel.

But when it comes to increasing the ability to withstand costs quickly, these themselves are almost unauthorized in saying that more interference interventions may be necessary-such as rental control, property enhance taxes and highly declining fees for the second property.

It may be controversial for some, but it may be effective.

In the Netherlands, the law of rents at reasonable prices Create To calculate the rent, which placed hats on some levels of housing, which reduces the average cost by 50 percent or more.

Overnight, real estate speculation slowed down and home prices decreased.

Like Austria, the Netherlands also succeeded in assigning high levels of any new development that is allocated to the costly affordable housing – “At least 30 percent,” said Theo Stutner, a partner with the developers consulting cadres. This applies not only in cities, but in the suburbs, where the homes of one family constitute a large percentage of social housing.

Experts are skeptical that Canadian governments will make similar moves. The numbers indicate that Canada is late – only 3.5 percent of Canadian housing is social housing, Compared by eight percent throughout EuropeAnd Closer to 30 percent In places like Austria and the Netherlands.

“I am not sure that long -term planning is present, or political will,” said Sheldon Polit, Executive Director of the Canada Wall Education.

But waiting for another person to solve to solve the problem, he did not succeed anywhere.

Jones said: “We were waiting for the private sector to come and fill this gap for a long time – and he did not.” “Certainly, one lesson to Canada is: Don’t wait.”

For the lucky piney, such as Serbiovich, which can find an apartment at reasonable prices easily, the first step is a change in the mentality. “You really need to believe in social housing,” she said.

Martinez puts it in another way.

“How much is our willingness to think about housing the right that is there with health care, education or our pension plans?” I asked. “Once we do so, we see the government responsible for creating these conditions.”