Contact Us
Online
Services

Housing Needs Report

The City’s Housing Needs Report identifies the housing needed across New Westminster’s housing spectrum. The 2024-2044 Housing Needs Report was endorsed by Council on December 9, 2024. 

Click here to view the Interim Housing Needs Report
2024-2044

Housing Needs Reports identify existing and projected gaps in housing supply using data about local demographics, the economy, housing stock, and future growth, and by listening to the perspectives of residents, businesses and housing-related interest groups.

HOW CAN HOUSING NEEDS REPORTS BE USED?

Housing Needs Reports are used to strengthen understanding of current and future housing needs and ensure local policies, plans, and development decisions are based on recent evidence. They can also be used by local developers, non-profit housing providers, and other community organizations to help inform their own decision making and funding applications.

HOUSING NEEDS REPORT FINDINGS

Using the Province’s standardized methodology, the Report identifies that New Westminster will need 8,137 new housing units by 2029 and 27,523 new housing units by 2044.

The City conducted further analysis to understand housing needs specific to New Westminster to provide a breakdown of need by housing type. This breakdown allows for progress tracking and advocacy to senior government for funding for supportive, below and non-market housing projects.

Housing Type

5-Year Housing Need (2024-2029)

Annual Housing Need

Shelter beds/ units

58

12/ year

Supportive/ transitional housing units

352

70/ year

Affordable rental units (below and non-market)

2,311

462/ year

Market rental units

3,280

656/ year

Market ownership units

1,647

330/ year

Subtotal

7,613

1,523/ year

Units required to foster a healthy market (no tenure)*

558

112/year

Total 5-year Units Needed

8,137

1,628/ year

In alignment with the Provincial methodology, the analysis took into account additional units that address additional housing demands. No tenure has been assigned, as housing demand is largely driven by the market and individual choices of buyers and renters.

Other Key Findings:

Housing needs and demand exist across New Westminster’s housing spectrum, and for various demographics:

  • Roughly a third of renter households (28.9%) spent more than 30% of their income for shelter, exceeding the affordability standard on shelter costs.

  • While the majority of households (77%) are smaller (one and two-person), single person households face heightened housing challenges due to their single income.

  • Seniors are the fastest growing population in the city, having increased by almost 60% between 2006 and 2021.

  • Indigenous households disproportionately experience low-income status and homelessness. Black, Indigenous and People of Colour (BIPOC) households disproportionally live in unsuitable, inadequate or unaffordable housing.

  • 4,255 households with at least one member with disabilities live in unsuitable, inadequate or unaffordable housing.

  • Despite City policies incentivizing market rental housing, vacancy rates remain low at 0.8%, with only a modest increase of 0.2% since 2022.

  • Benchmark ownership prices continue to be high in 2024, at over $1.5 million for single detached houses, and over $651,600 for apartments.

  • Frequently Asked Questions

    Why did the City create the Housing Needs Report?

    In April 2019, the Provincial government introduced a requirement for local governments in BC to prepare a Housing Needs Report (HNR) that describes current and anticipated housing needs. The City produced its first Housing Needs Report in 2021.

    In November 2023, the Province introduced new legislative requirements for Housing Needs Reports. These latest changes require local governments to complete Interim Housing Needs Reports by January 1, 2025 that include the following items:

    1. ​Projected housing needs for the next 5- and 20-years calculated using a standardized methodology introduced by the Province;

    2. Actions implemented by local governments to reduce housing needs since receiving the most recent Housing Needs Report; and,

    3. Statement about the need for housing in close proximity to transportation infrastructure that supports walking, bicycling, public transit, or other alternative forms of transportation.

    The Interim Housing Needs Report must inform updates to the City’s three Official Community Plans (OCPs) and Zoning Bylaw, which must be completed by December 31, 2025. The updated OCPs and Zoning Bylaw must demonstrate housing capacity for the 20-year housing need. Through this change, the Province aims to speed up housing approvals by reducing rezonings and OCP amendments.

    The next regular Housing Needs Report must be completed by December 31, 2028, and every five years thereafter.

    What are the City's projected housing needs for the next 5 and 20 years based on the Province’s standardized Housing Needs Report Method?

    A standardized methodology was used to determine the City's 5- and 20-year housing needs. It is made up of six components that are added together, as shown in the table below. Using this method, the Interim Housing Needs Report identifies that New Westminster will need 8,137 new housing units by 2029 and 27,523 new housing units by 2044.

    Components of the Standardized Methodology

    5-Year
    Housing Need
    (2024-2029)

    20-Year
    Housing Need
    (2024-2044)

    A: Supply of Units to Reduce Extreme Core Housing Need

    (Households paying more than 50% of income on housing.)

    642

    2,569

    B: Supply of Units to Reduce Homelessness

    (Permanent housing for those experiencing homelessness.)

    171

    341

    C: Supply of Units to Address Suppressed Household Formation

    (Accommodates those unable to form an independent household due to market conditions, since 2006.)

    429

    1,718

    D: Supply of Units to Meet Household Growth

    (Accommodates an increasing population.)

    6,251

    20,321

    E: Supply of Units Needed to Meet at least a 3% Vacancy Rate

    (Housing units needed to create sufficient rental unit vacancy to support a healthy, well-functioning rental housing market.)

    85

    341

    F: Supply of Units Needed to Meet Local Demand

    (Accommodates additional housing demand, beyond minimum units needed to adequately house current and anticipated residents.)

    558

    2,233

    Total units needed

    8,137

    27,523

    What is the Provincial Housing Needs Report Method and how does it work to calculate housing need?

    The Housing Needs Report Method is the standardized methodology that local governments in BC are required to use to calculate projected 5- and 20-year housing needs. The HNR Method consists of six components, which added together provide the total number of housing units needed. The six components include:

    • Component A – Supply of units to reduce extreme core housing need (those paying more than 50% of income for housing);
    • Component B – Supply of units to reduce homelessness;
    • Component C – Supply of units to address suppressed household formation;
    • Component D – Supply of units needed to meet household growth over the next 5 or 20 years;
    • Component E – Supply of units needed to meet at least a 3% vacancy rate; and,
    • Component F – Supply of units needed to meet local demand.

    What is the difference between the Housing Target Order and Housing Needs Report?

    In July 2024, the Province issued a Housing Target Order for New Westminster. The Order is one of the legislative changes brought in by the Province with the goal of addressing the housing crisis. The City is required to build 4,432 net new units over five years from August 1, 2024 to July 31, 2029. The target is 75% of the total estimated housing need based on the Province’s methodology (which differs from the Housing Needs Report Method).

    The 2024 Interim Housing Needs Report identifies that New Westminster will need 8,137 new housing units by 2029. The housing need report numbers represent 100% of total estimated housing need based on the Housing Needs Report Method. The estimated housing need numbers in Interim Housing Needs Report are not housing targets.

    Source of Unit Numbers

    Units/year

    Units/5-years

    Interim Housing Needs Report

    1,628

    8,137

    Housing Target Order

    887

    4,432