Housing Strategy Puts Tenants Over Investors

Summary#

This bill amends the National Housing Strategy Act to put affordability and security of tenure (stable, lawful right to stay; protection from forced eviction) at the core of Canada’s housing policy. It directs the federal strategy to prioritize tenants over investor interests, and to address the role of institutional investors in the housing market. It also requires federal consultations with provinces, municipalities, and Indigenous housing providers, and adds a new reporting duty on proposed legal and policy changes.

• States that housing is not adequate if it is not affordable and threatens other human rights (Bill Section 4(a.1)).
• Says housing as a human right must take priority over housing as a commodity for profit (Bill Section 4(a.2); Preamble).
• Requires the Minister to consult provinces, municipalities, and Indigenous housing organizations on rent regulation, tenant rights, and affordable rental supply (Bill Section 5(1.1)).
• Directs the National Housing Strategy to include measures that prioritize tenants over investor interests, including reducing financial incentives for investors in rental properties (Bill Section 5(2)(b.1)).
• Calls for federal guidelines to strengthen rent control, curb bad-faith evictions, deter unfair data-sharing practices on rents, prevent discrimination, and improve enforcement of tenancy laws (Bill Section 5(2)(b.2)(i)-(v)).
• Adds a duty to submit recommendations to the Minister for changes to federal laws, policies, and programs to advance housing policy (Bill Section 13(h.1)).

What it means for you#

• Households and tenants

  • Federal policy would more clearly prioritize affordability and protection from eviction as core goals (Bill Section 4; Preamble). Timing: Data unavailable.
  • You may see new federal guidelines that support stronger rent control, better protection against bad-faith evictions, and actions against discriminatory rental practices (Bill Section 5(2)(b.2)). Adoption by provinces is voluntary.
  • The federal strategy would aim to curb unfair practices like landlords exchanging sensitive rent and vacancy data to set prices (Bill Section 5(2)(b.2)(iii)). How this is enforced is not specified.

• Landlords and institutional investors

  • The strategy must include measures that put tenant needs ahead of investor interests, including reducing financial incentives for investors in residential rental properties (Bill Section 5(2)(b.1)). Specific measures are not listed.
  • You may face new federal guidelines discouraging use of analytics and data-sharing that could influence rent-setting, as well as guidance to strengthen penalties for tenancy law breaches (Bill Section 5(2)(b.2)(iii), (v)). Guidelines are non-binding unless adopted by other laws or programs.

• Provinces, territories, and municipalities

  • The Minister must consult you on protecting affordable rentals, rent regulation, and tenant rights (Bill Section 5(1.1)). No mandate to change your laws.
  • You may be asked to align programs with federal guidelines on rent control, evictions, data practices, discrimination, and enforcement (Bill Section 5(2)(b.2)). Participation is discretionary.

• Indigenous organizations and communities providing housing services

  • The Minister must consult you in maintaining the National Housing Strategy, with focus on tenant protections and affordable rental supply (Bill Section 5(1.1)).

• Civil society and housing advocates

  • There is a new channel to have recommendations reflected in reports to the Minister on changes to federal laws, policies, and programs (Bill Section 13(h.1)).

• Timeline and enforcement

  • The bill sets policy directions and consultation duties. It does not set deadlines for issuing guidelines or adopting measures. Timing: Data unavailable.
  • Most tenant law and rent control remain under provincial/territorial jurisdiction. Federal guidelines would not automatically change local rules.

Expenses#

Estimated net cost: Data unavailable (no fiscal note; no explicit appropriations in bill text).

• No new direct spending or taxation is authorized in the bill text.
• New federal duties to consult and to develop/maintain guidelines may require administrative resources (Bill Section 5). Amount: Data unavailable.
• No direct financial mandates on provinces, municipalities, or private parties are created.
• Future costs or savings would depend on specific measures later chosen under the National Housing Strategy. Those measures are not defined here.

Proponents' View#

• Aligns federal law with international right-to-housing standards by centering affordability and security of tenure, advancing Canada’s commitments under the International Covenant on Economic, Social and Cultural Rights (Preamble; Bill Section 4(a.1); revised NHS Act preamble).
• Targets “financialization” of housing (treating homes mainly as financial assets) by directing the strategy to prioritize tenant needs over investor returns and reduce investor incentives that may erode affordable supply (Preamble; Bill Section 5(2)(b.1)).
• Strengthens tenant protections nationwide through federal guidelines on rent control, bad-faith evictions, discrimination, and unfair data-sharing practices that can affect rent-setting (Bill Section 5(2)(b.2)(i)-(iv)).
• Improves coordination by requiring consultations with provinces, municipalities, and Indigenous housing providers, which can enhance policy alignment and information-sharing (Bill Section 5(1.1)).
• Enhances accountability by requiring reports with concrete recommendations for amendments to federal laws, policies, and programs, informed by civil society (Bill Section 13(h.1)).

Opponents' View#

• Could discourage private rental investment and new construction if the strategy reduces “financial incentives” for investors or promotes stronger rent controls, which may tighten supply (Bill Section 5(2)(b.1), (b.2)(i)). This assumes investors respond mainly to returns.
• Risks federal overreach into areas of provincial jurisdiction (rent control, evictions, tenancy enforcement). While framed as guidelines, federal influence could pressure local choices (Bill Section 5(1.1), 5(2)(b.2)).
• Lacks specificity on measures, timelines, and enforcement. Uncertainty may complicate planning for landlords, developers, and governments until detailed guidance is issued (multiple sections).
• The provision to deter use of data analytics and exchange of sensitive rental information may duplicate or conflict with existing competition and privacy frameworks, creating compliance complexity without clear standards (Bill Section 5(2)(b.2)(iii)). Extent of overlap: Data unavailable.
• Adds administrative workload for federal consultations and reporting without dedicated funding in the bill, potentially stretching existing program capacity (Bill Section 5(1.1); Section 13(h.1)).