• Stouffville’s draft Affordable Housing Community Improvement Plan (CIP) will be presented during an upcoming public meeting.
  • Paid for through the Housing Accelerator Fund, the draft plan proposes financial and non-financial incentives to spur new housing construction.
  • Recommended programs include fee waivers, ARU and multiplex creation grants, an accessible design top-up, and property tax relief.
  • Non-financial tools such as a surplus lands policy, ARU design guides, and a housing reserve aim to further support growth.
  • The Town’s CIP is part of broader efforts by all levels of government to bring greater viability to the housing construction sector.
  • On Tuesday, the Ontario government announced plans to offer a tax rebate for first-time homebuyers.
  • The final CIP is expected to reach Council for approval in December 2025.
  • The Nov. 5 public meeting will take place at 7 p.m. in Council Chambers, located at 111 Sandiford Dr.

 

Stouffville progressed its efforts to push through the housing sector slowdown this month, with the draft Affordable Housing Community Improvement Plan (CIP) presented to Council on Oct. 15. The document outlines a refined set of municipal incentives aimed at making new housing construction more feasible for builders and property owners, particularly for affordable units.

Developed through the Town’s participation in the Federal government’s Housing Accelerator Fund (HAF) program, the plan is designed to help bridge the gap between construction costs and today’s challenging market conditions, which have stalled development across Ontario. The draft will be presented during a public meeting at 7 p.m. on Nov. 5 in Council Chambers.

Stouffville hopes the CIP will contribute to “building a complete community by supporting a diverse range of housing options that meet the needs of residents across all incomes, ages, and abilities,” a recent Staff report explains. “Advancing housing across the full continuum—from affordable to market rate—will help create a more inclusive, livable, and sustainable community for all.”

The initiative would apply within the Community of Stouffville. However, Council will have the authority to expand the program’s boundaries, adjust incentives, or extend its duration as desired.

Funding for the CIP will come from the Town’s $8 million HAF allocation, with a combined $975,000 budget for the background study and initial implementation. Incentives would be available from January 2026 through December 2027, or until Federal funds are exhausted, though Council may later choose to renew or expand the program through municipal or alternative funding sources.

A Final Slate of Housing Incentives

The plan proposes four financial tools to lower costs and encourage new development. A municipal fee waiver program would provide up to 100 percent of planning and building permit fee relief for affordable housing projects supported by CMHC or other government programs. The support would help projects such as Housing York’s second community housing phase on Main Street by reducing up-front costs.

Additional Residential Unit (ARU) and multiplex affordable rental grants would offer up to $10,000 to bring existing ARUs up to code, and up to $11,000 for new or converted ARUs or multiplex units. Combined with the Town’s pre-approved ARU plans, which offer ready-to-use designs that simplify permitting and planning processes, applicants could reduce costs, increase project feasibility, and speed up housing delivery within existing neighbourhoods.

The Missing Middle Multiplex or Apartment Rental Tax Increment Equivalency Grant (TIEG) would provide up to five years of property tax relief to offset reassessment-related increases for new affordable rental developments. Additionally, an accessible design top-up grant would offer up to $3,000 for projects already participating in other CIP programs that include accessible or barrier-free features beyond Provincial building code requirements.

The CIP also includes several non-financial initiative options to complement the recommended funding programs. A proposed surplus lands policy, for example, would allow the Town to sell or lease municipal land below market value to support delivery of new affordable housing units.

A housing reserve fund, pending Council approval, would accumulate money and allow the Town to extend financial supports beyond the HAF program’s timeline. While not carrying upfront costs, it could be financed through municipal revenues or land sales and used to sustain programs like the TIEG grant, which would extend beyond the current HAF window.

Following next week’s public meeting, a final draft CIP will be presented to Council for debate and possible amendments. Approval is expected in December.

A Growing Effort to Restart Housing Construction

Stouffville’s CIP is one piece of a broader effort by all levels of government to tackle market and construction sector challenges slowing new home construction. York Region has introduced community housing grants and development charge relief programs to lower costs for builders, while new tax measures at the Provincial and Federal levels aim to make homes more affordable for buyers.

In May, the Federal government announced plans to provide a full or partial GST rebate on new homes purchased by first-time buyers, with eligible homes valued up to $1.5 million. The measure, currently pending legislation, would offer meaningful savings for new homebuyers.

“As a result of this rebate, first-time home buyers will be able to save up to $50,000 on a new home,” the Federal government states on its website. “This measure is expected to deliver $3.9 billion in tax savings to Canadians over five years, starting in 2025-26.”

Ontario’s first-time homebuyers HST rebate would add to that relief. Announced Tuesday in Markham by Finance Minister Peter Bethlenfalvy and Municipal Affairs and Housing Minister Rob Flack, the program would provide rebates on the full provincial portion of HST for first-time buyers of new homes valued up to $1 million.

“When combined with the Federal government’s proposed removal of its 5 percent portion of the HST…total savings for first-time home buyers would equal up to $130,000,” an Ontario news release explains.

According to Flack, the measures are expected to make a meaningful impact on Ontario’s housing construction sector and help restore confidence in the market.

“Uncertainty has led builders and buyers to hit the pause button. Subject to Federal legislation, they will soon be able to take their finger off that pause button,” he said. “For home builders, this would allow them to sell their current stock and quickly get to work on meeting newly revived demand.”

The Minister added that the Ford government is focused on creating an environment where prospective builders and buyers return to the market. “I’m confident this will work,” Flack concluded. “We’re going to see a lot of young families move into homes.”