DocumentsPresentationMar 31, 2026Pages 2–25
Habitat for Humanity Victoria — Presentation: Long-Term Housing Affordability in Langford (Irwin Road project)
Delegation slide deck from Habitat for Humanity Victoria requesting funding from the City of Langford's Affordable Housing Reserve Fund to support an attainable homeownership project (Phase 1: 16 townhomes on Irwin Road) and describing the Habitat model and funding ask.
Key facts
- Project location (Phase 1): 2941 Irwin Road (Irwin Road, Westhills)
- Initial proposal: 16 affordable homes (2 to 4 bedrooms) with potential for 10 additional units in Phase 2
- Anticipated construction timeframe: Start June 2026, Completion December 2027
- Funding request example: total request $284,724 (for 8 x 2-bedroom and 8 x 3/4-bedroom units) — calculated as 75% of a 5% down payment
- Per-unit example downpayment equivalents (75% of 5%): 2-bedroom $16,875; 3/4-bedroom $18,712.50
Cover
Bringing people together to build homes, communities and hope.
Funding Request
- Request funding through City of Langford’s Affordable Housing Reserve Fund for a Habitat for Humanity Victoria build in Langford.
- Project proposes to deliver 16 affordable homes in the initial phase, ranging in size from 2 to 4 bedrooms.
- Potential for 10 units to follow in the next phase.
Who We Are
Habitat for Humanity Victoria is an independent local registered charity that works with other Canadian Habitat affiliates to bring a unique voice to affordable homeownership.
Program Overview
Our program assists local families with low to moderate income, as BC Housing defines it, to purchase their first (Habitat) home.
We offer an equity-based solution to create stability and positive intergenerational change in place of dependency on social subsidies.
Program Overview (continued)
- Builder, Developer and LENDER.
- Housing costs capped at no more than 30% of the homeowner's gross income = AFFORDABLE homeownership.
Habitat Victoria — the alternative “bank of mom & dad”
- NO DOWNPAYMENT REQUIRED, only if family has assets to contribute.
- Vancity 1st mortgage is at market rates; families apply independently and qualify for maximum amount.
- Habitat 2nd mortgage payment is established by gearing total payments to household income.
Housing costs will not exceed 30% of the family’s gross household income annually.
Homeowner qualification
Habitat homeowners must be active participants in building a better home and future for themselves and their families.
Every Habitat home is an investment that answers a critical need.
Safer, more stable homes in turn create stronger communities.
Other Participant Requirements
- Proof of being either Canadian citizens or Permanent Residents of Canada.
- Have lived in the Capital Regional District for at least two years.
- For >2 bedrooms, have primary care and guardianship of a child (aged 12 or younger) or a child with a disability who could not live alone (aged 16 or younger).
- Do not currently own a home, vacation property or land anywhere in the world.
- Assets less than $100,000.
Like an Affordable Rental, But Better
After moving into their Habitat home, families see improvements in:
Health
- 73% of families say their physical health is better
- 79% of families say their mental health is better
Education
- 41% of adults start or complete additional education
- 50% of families’ children are doing better in school
Community Involvement
- 50% of families take part in more community events
- 50% of families volunteer more
Employment
- 44% of adults improve their employment
Financial Security
- 51% of families say their financial security is better
To read the complete study go to habitat.ca/impact.
Why Affordable Homeownership Matters
SOCIOECONOMIC BENEFITS: The average Habitat homeowner’s earnings end up almost 30% higher than if they continued renting. Through increased productivity, Habitat’s program injects $35 million into Canada’s economy every year.
CONSTRUCTION BENEFITS: In a 5-year period from 2019-2023, the total economic footprint of Habitat’s work to build and rehabilitate homes was $311 million, and generated nearly $40 million in tax revenues.
Project in Langford
Phase 1
2941 Irwin Road
Amplifying Power — Langford Attainable Homeownership Program vs. Habitat Homeownership Program
- Increases range of qualifying Household Incomes to serve those in greater need
- Maintains housing costs at 30% of Household Income to accommodate life changes
- Unit mix better addresses current need for serving larger families
Amplifying Power (continued)
- Preserves municipal staff time
- Extends affordability timeframe
- Serves multiple families with same home, yet permits modest equity gains through capped appreciation
Our Ask
- Request funding from the City of Langford’s Affordable Housing Fund equivalent to the maximum down payment assistance provided through Langford’s Attainable Home Ownership Program.
- Habitat asks the Community Advisory Committee to recommend Council approve the per door funding for up to 16 units.
Our Ask — Amounts would be as follows based on unit size:
| Unit Type | Purchase Price | 5% down payment per unit | 75% of 5% down payment |
|---|---|---|---|
| 1 bedroom | $399,000 | $19,950 | $16,875.00 |
| 1 bedroom (+den) | $425,000 | $21,250 | $15,937.50 |
| 2 bedroom | $450,000 | $22,500 | $16,875.00 |
| 2 bedroom (+den) | $475,000 | $23,750 | $17,812.50 |
| 3 & 4 bedroom | $499,000 | $24,950 | $18,712.50 |
Funding Request — Example calculation
| Unit Type | Purchase Price | 5% down payment per unit | 75% of 5% down payment | # of Units | Total Grant Amount |
|---|---|---|---|---|---|
| 2 bedroom | $450,000 | $22,500 | $16,875 | 8 | $135,000 |
| 3 and 4 bedroom | $499,000 | $24,950 | $18,712 | 8 | $149,724 |
| Total Request | $284,724 |
Long-Term Housing Affordability in Langford: A Proposal for Reserve Fund Investment in Affordable Homeownership
March 31, 2026
Respectfully submitted by:
Carmen Rempel, CEO
Krista Bekkema, Director of Finance and Government Relations
1. Executive Summary
Habitat for Humanity Victoria (Habitat Victoria) respectfully requests access to the City of Langford’s Affordable Housing Reserve Fund to financially support a new home-building project planned on Irwin Road in Westhills. This project plans to bring 16 new townhomes ranging in size from 2 to 4 bedrooms, serving families of low to moderate income. Similar to Langford’s own Attainable Homeownership program, and aligning with current council priorities, this investment will help address local housing needs, support community stability, and create long-term generational benefits for working families wishing to put down roots in Langford.
The project proposes to deliver 16 new affordable homes, with potential expansion to 10 additional units in future phases. Municipal partnership—particularly through funding support—will be essential to moving the project into the next stage of planning and delivery.
2. An Advantageous Municipal Partnership Opportunity
A partnership of this nature would allow the City of Langford to boost its initiative to create affordable homeownership opportunities that help prevent key community members from leaving. Additionally, this partnership offers direct benefits to the community, including:
- An inventory of permanently affordable homeownership opportunities in Langford.
- Stem some of the “Brain Drain” experienced when community members move east.
- Potential for a further 10 units to be developed if this partnership is successful.
- Redirect valuable staff time from the management and administration of 16 units.
3. About Habitat Victoria and How Our Program Supports Your Initiative
Habitat Victoria’s charitable program provides a pathway to homeownership for hard‑working families who would not normally qualify for a traditional mortgage but are ready for the challenges and responsibilities of owning a home. We are the only national charity focused on creating homeownership opportunities to address the housing crisis. While Habitat Victoria is builder and developer, what many people don’t realize is Habitat Victoria is also a lender. It is indeed our lending terms, not the purchase price of the home that makes and keeps our homes affordable. (See Figure 1)
Habitat homeowners finance the purchase of their home through a first position mortgage with a retail lender and Habitat provides a second position mortgage with 0% interest. Housing payments (mortgage, property taxes, strata fees and house insurance) are capped at 30%, with the Habitat Mortgage payment being elastic allowing for adjustments annually with changes in the family’s household income. No downpayment is required when purchasing a Habitat home, however if the family has savings or equity, those funds may be used to finance the purchase.
We cap the appreciation families earn on the home to 2% per year. When the family is ready to move on, we buy back the home, as Habitat Victoria registers an option to purchase and right of first refusal on all properties. The home then goes on to serve another family in the community.
4. Project Overview
- Location: Irwin Road
- Type: Affordable homeownership – stacked townhouses
- Total Units in Phase 1: 16 units: 4 blocks comprised of 2-bedroom, 3-bedroom and 4-bedroom units. (with a potential 10 additional units in Phase 2)
- Target participants: Families with children who are residents of the CRD with combined household income below BC Housing’s Low to Moderate Income threshold of $146,270.
- Anticipated Start Date: June 2026
- Anticipated Completion Date: December 2027
5. Community Need and Expected Benefits
It’s clear that staff and council in Langford have a tremendous appreciation for the impact that affordable homeownership has on the health of a community. Habitat Canada recently did a study with Deloitte which showed the deep social and economic impact for families and communities that affordable homeownership provides. i
It’s apparent with the Langford’s history of creating affordable homeownership that staff and council understand by helping low-to-moderate-income households overcome barriers to owning a home, stable housing leads to improved health, education, employment opportunities, and financial security for homeowners and their children. Homeowners are better able to participate in the workforce, pursue education, and build equity that can be passed to future generations, while many report enhanced overall well-being and stronger community engagement.
Further, affordable homeownership boosts local and national prosperity. As noted in the Habitat study our homeowners’ earnings increase significantly compared with similar renters, and their participation in the labour market contributes to a stronger economy, with an estimated $35 million annual lift to Canada’s GDP. The construction and rehabilitation of homes also generate substantial economic activity and tax revenues, strengthening local economies. Overall, the research highlights affordable homeownership as a strategic investment that enhances quality of life for families and supports broader economic resilience.
6. The Amplifying Power of the Habitat Model to Current Affordable Housing Program
The municipality’s work in this area is aligned with the spirit of Habitat for Humanity, having the same goal in mind; though we deviate on the particulars of the models applied.
The additional benefits that Habitat Victoria’s program brings as a compliment to the Attainable Home Ownership Program are as follows:
Affordable Homeownership Model Comparison
| Criteria | Langford’s Attainable Housing Program Provides | Habitat’s Model |
|---|---|---|
| Household Income Requirements | Families must have sufficient income to qualify for third party lending but be under Langford’s income thresholds. Staff have identified this as a challenge in finding eligible participants with changing interest rates, something out of the municipalities control. | Added flexibility to the income threshold allowing for more diversity of community members able to benefit from the program as Habitat’s program allows for funding of a second position mortgage from Habitat |
| Housing Costs | Families manage their mortgage payments with a retail lender and may not be within 30% of their gross income. | Mortgage payments are elastic ensuring that housing costs remain affordable at 30% of the household’s gross income |
| Unit Mix | 1 & 2 bedroom units to date, limiting the ability to support larger families. | With a mix of larger units Habitat Victoria is able to focus on serving families. |
| Management and Administration | Staff administer and manage eligibility of participants in the program, utilizing municipal resources. | Habitat manages and administers the program providing cost savings to the municipality as it does not require valuable staff time administers. |
| Affordability Timeframe | Units will remain affordable for 5 years. | Habitat Victoria keeps the homes affordable in perpetuity. When a family is ready to move on Habitat Victoria buys back the home and serves an additional family. |
| Equity Gains | After five years, the eligible participant is free to sell the home on the open market which may lead to significant gains and loss of the inventory of an affordable unit. | Habitat caps appreciation at 2% annually on the value of the home ensuring there isn’t a lotter win for one purchaser and that it can go on to provide the benefits of affordable homeownership to multiple families. |
7. Funding Request and Use of Funds
Habitat Victoria is requesting funding from the City of Langford’s Affordable Housing Reserve Fund. Specifically, we are seeking per-unit funding equivalent to the maximum down payment assistance provided through Langford’s Attainable Home Ownership Program.
These amounts would be as follow based on unit size:
| Unit Type | Purchase Price | 5% down payment per unit | 75% of 5% down payment |
|---|---|---|---|
| 1 bedroom | $399,000 | $19,950 | $16,875.00 |
| 1 bedroom (+den) | $425,000 | $21,250 | $15,937.50 |
| 2 bedroom | $450,000 | $22,500 | $16,875.00 |
| 2 bedroom (+den) | $475,000 | $23,750 | $17,812.50 |
| 3 & 4 bedroom | $499,000 | $24,950 | $18,712.50 |
For example, a development of 16 units with 8-2 bedroom units and 8 – 3&4 bedroom units, would receive $284,724.
Habitat’s ask, is that instead of providing downpayment assistance on these units, the equivalent is provided to Habitat by way of a grant.
8. Conclusion
Habitat Victoria appreciates the opportunity to collaborate with the city of Langford to bring forward much-needed, community-building affordable homeownership for families in the community and will ensure these homes stay a community asset for generations to come.
Contact:
Carmen Rempel
250-480-7688
carmen@habitatvictoria.com
i Deloitte., ‘Building Homes, Communities and Hope: A Social and Economic Impact Study of Habitat for Humanity’s Affordable Homeownership Program’ https://assets.habitat.ca/documents/Building-Homes‑Communities-and-Hope-A-Social-and-Economic-Impact-Study-of-Habitat-for-Humanity%E2%80%99s‑Affordable-Homeownership-Program.pdf?_ga=2.222900379.1837504360.1765902721-1434945950.1765902721