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HOUSING ACTION
STRATEGY
April 14, 2025
Quispamsis Housing Action Strategy
Table of Contents
TABLE OF CONTENTS
Land Acknowledgment
iii
Executive Summary
iv
Quispamsis Housing Profile
vi
Strategies
viii
Introduction
1
Purpose
2
Assumptions
2
Quispamsis
3
Quispamsis in Context
4
Defining Affordability
6
Core Housing Need for Quispamsis
6
Quispamsis: A Housing Profile
6
Housing Summary
7
The Quispamsis Housing Market
14
What We Heard
23
Housing Needs Assessment Survey
24
Community Open Houses
27
Focus Groups
29
Community Survey
30
Appendices
A. Appendix A
B. Appendix B
C. Appendix C
D. Appendix D
Vision
32
Guiding Principles
34
Housing Strategy Directions
36
Housing Policy and Planning:
38
Development and Infrastructure:
42
Partnership and Engagement:
46
Affordable Housing and Livability:
49
Next Steps
52
Short Term (up to 2026)
53
Medium Term (2026 - 2030)
54
Long Term (2031+)
54
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Quispamsis Housing Action Strategy
LAND ACKNOWLEDGMENT
We respectfully acknowledge that Quispamsis exists on the traditional territories of the Mi'kmaq and
Wolastoqiyik peoples. The lands of the Mi'kmaq and Wolastoqiyik peoples are recognized in a series
of Peace and Friendship treaties to establish an ongoing relationship of peace, friendship and mutual
respect between equal nations.
The name 'Quispamsis' was derived from the Wolastoqiyik word 'Quispem Sis, meaning , 'little lake' in
reference to today's Ritchie Lake. One of the Town's main borders, the Kennebecasis River, derived its
name from the Mi'kmaq word - "Kenepekachichk", meaning, "little long bay place."
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Quispamsis Housing Action Strategy
Executive Summary
EXECUTIVE
SUMMARY
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Quispamsis Housing Action Strategy
Executive Summary
The Town of Quispamsis believes that all residents should have access to appropriate and affordable
housing options. With a steadily growing population and accompanying economic development, the
Town faces new challenges and opportunities in the housing sector. To address these, we developed
a comprehensive Housing Action Strategy to understand the current situation and anticipate future
demands for housing in our community. This report summarizes the thorough process of stakeholder
engagement, community input, and planning, all aimed at creating actionable steps that reflect the
Town's collective vision for a healthy and vibrant housing market.
Our approach involved various engagement methods to gather diverse insights:
-
An online survey
-
Focus group discussions with local experts
-
Open houses where residents participated
These engagements revealed in particular the challenges that students, young professionals, families,
and seniors face in finding safe, secure, and appropriate housing. We understand that certain groups,
such as Indigenous peoples, newcomers, and workers in low-waged sectors - have specific housing
needs.
The purpose of the Housing Needs Assessment was twofold:
1. To move beyond demographic statistics and engage directly with residents to understand their
housing needs and preferences;
2. To develop strategic directions and actions that the Town can implement to make significant
progress on affordable housing for both current and future residents.
This initiative aligns with New Brunswick's Statement of Public Interest under the Community
Planning Act, which promotes settlement patterns that contribute to residents' well-being, minimize
environmental impact, and support vibrant urban and rural economies.
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Quispamsis Housing Action Strategy
Executive Summary
QUISPAMSIS HOUSING PROFILE
In 2021, the population was 18,767, with a 2024 estimate increasing this figure to 19,150. Notably, high
immigration rates have driven recent population growth. The average household income stands
at $133,000, significantly above provincial averages, and only 2% of homeowners and 13% of renters
are in core housing need--a term defined by Statistics Canada and the Canadian Mortgage and
Housing Corporation (CMHC) to describe households living in unsuitable, inadequate, or unaffordable
accommodation. However, rising property values and rental costs highlight significant affordability
challenges. From 2015 to 2024, the average home price surged from $170,000 to $295,000, while
rental vacancy rates remain critically low. Approximately 91% of residents are homeowners, with
the remaining 9% renting, pointing to a need for diversified housing options to cater to varied
demographic groups, including seniors, young adults, and newcomers. A breakdown of key findings
is below:
Key Findings:
19,150
Total population (2024 estimate)
14%
Of Saint John Census Metropolitan Area (CMA) Population
$133,000
Average Household Income (Statistics Canada, 2021)
7%
Unemployment rate (Statistics Canada, 2021)
49%
Local workplaces in the hospitality and retail sector (Dillon Consulting, 2024)
Current Housing State in Quispamsis:
$300,000
Average Value of Dwellings (MLS 2024)
8%
Spent > 30% on Shelter (includes rental and owned) (Envision, 2024)
91%
Own their Home (Statistics Canada, 2021)
$1,260
Median Monthly Shelter Costs for Owned Dwellings (Up 8% from 2016 and not
including interest rates) (Statistics Canada, 2021)
$1,052
Average Rental Costs for a One Bedroom Apartment (Up 12% from 2016) (Statistics
Canada, 2021)
0 to .04%
Estimated Vacancy Rate in Quispamsis according to the CMHC
Future Needs:
1.5%
Projected annual growth rate between now and 2046 (Derived from Statistics
Canada data)
8,457
New residents expected by 2046
3,123
Estimated housing units required by 2046 (125 new units per year)
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Quispamsis Housing Action Strategy
Executive Summary
Our Housing Action Strategy is focuses on ensuring sustainable
community growth, balancing affordability, and enhancing
inclusivity. Informed by ongoing demographic trends, economic
factors, and environmental considerations, Our goal is to:
- facilitate measurable progress on affordable housing;
- diversify housing types; and
- incorporate sustainable infrastructure into new
developments.
By involving stakeholders, developers, and community
members, we establish a robust foundation for a resilient and
inclusive living environment.
The Housing Action Strategy is based on the following guiding
principles:
- Balanced Growth: Encourage growth that respects
community needs and maintains its unique character
while being responsive to natural environmental
considerations.
- Affordability: Make affordable housing a priority by
adopting diverse housing types that cater to different
demographics, including young families and seniors.
- Environmental Stewardship: Preserve existing natural
spaces and respect citizen calls for maintaining greenery
and rural settings.
- Community Integration: Promote developments that
foster a strong sense of community, enhancing diversity
and inclusivity.
- Fiscal Responsibility: Maintain manageable taxes to
ensure housing affordability.
- Quality Infrastructure: Incorporate sustainable
infrastructures that improve transportation networks and
protect against climate change.
- Enhanced Accessibility: Include walkable, bike-friendly
paths and public transportation in development plans.
- Employment Opportunities: Align housing strategies with
initiatives aimed at growing local employment.
- Active Engagement with Developers: Collaborate with
developers, offering incentives to encourage diverse,
affordable housing options.
- Consistent Improvement: Regularly review strategies
to ensure alignment with population trends, economic
realities, and environmental sustainability goals.
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Executive Summary
STRATEGIES
See the Housing Strategy Directions section (pages page 36 - page 51) for more details,
including the rationale and actions that accompany each direction.
Housing Policy and Planning (HP):
HP1: Introduce policy in the Municipal Plan to prioritize a variety of housing typologies.
HP2: Through the Zoning By-law, make progress towards eliminating exclusionary zoning (e.g. Single
Unit only permitted) and permit increased as-of-right density in appropriately serviced areas.
HP3: Ensure that senior housing, age in place communities, day care facilities, and supportive living
facilities are permitted in all residential, commercial, and mixed-use zones.
HP4: Promote the development of under-utilized lots.
HP5: Consider the feasibility and appropriateness of inclusionary zoning for targeted neighborhoods
in Quispamsis.
HP6: Regularly review and update of housing strategies based on demographic trends, economic
trends, and environmental goals.
See pages page 38 - page 41 for more details on Housing Policy and Planning.
Development and Infrastructure (DI):
DI1: Continue the expansion of water services with a primary focus on the Hampton Road corridor by
providing utilities to support the establishment of multi-unit dwellings.
DI2: Continue to expand municipal water services beyond Hampton Road to other primary corridor of
Quispamsis, while identifying water sources to support water infrastructure.
DI3: Review revenue sources with a priority to fund water system and transportation upgrades.
DI4: Support the incorporation of Active Transportation (AT) infrastructure (trail connections,
sidewalks, bicycle paths, and traffic calming measures) into site plans for subdivision and multi-unit
development applications.
DI5: Study the development of a public transportation system that complements future
neighborhoods and corridors zoned for higher density under the Municipal Plan.
DI6: Prioritize multi-unit residential developments in strategic areas close to amenities and along key
corridors.
DI7: Include policy in the Municipal Plan for subdivision proposals include transportation impact
studies as directed by Subdivision By-law requirements or Council process. This move essentially
ensures that new developments can be adequately serviced and accessed, improving overall
community connectivity and quality of living.
See pages page 42 - page 45 for more details on Development and Infrastructure.
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Executive Summary
Partnership and Engagement (PE):
PE1: Seek regular feedback from housing developers, as well as current and future investors, and
maintain strong inter-municipal collaborations.
PE2: Pursue provincial and federal funding mechanisms to support affordable housing.
PE3: Offer financial incentives to stimulate housing development, with funding weighted to the
number of units and expected completion dates.
PE4: Offer financial incentives for green energy and partner with green energy providers for
sustainable housing.
See pages page 46 - page 48 for more details on Partnerships and Engagement.
Affordable Housing and Livability (AH):
AH1: Periodically monitor housing range and prices and make strategy alterations to meet evolving
community needs.
AH2: Preserve green spaces and rural landscapes for improved livability.
AH3: Advocate for continued rent stabilization and affordability measures that meet the needs of
existing and future residents of Quispamsis.
AH4: Monitor and regulate short-term rentals.
See pages page 49 - page 51 for more details on Partnerships and Engagement.
The Quispamsis Housing Action Strategy serves as a roadmap for addressing current and future
housing needs. Through these strategic directions and actions, we aim to promote inclusive
development, ensure sustainable community growth, and enhance the overall livability for all
residents in Quispamsis.
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Quispamsis Housing Action Strategy
Introduction
INTRODUCTION
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Quispamsis Housing Action Strategy
Introduction
Quispamsis commits to ensuring that all residents have access to appropriate and affordable housing
options. With this goal in mind, we embarked on a comprehensive Housing Needs Assessment --
a journey to better understand the current situation and future demands for housing within our
community. This report summarizes the process, findings, and strategic actions we are considering to
address housing challenges in Quispamsis.
To create a detailed and well-rounded assessment, we took an inclusive approach by seeking the
insights of a variety of stakeholders. We conducted online surveys, hosted enlightening focus group
discussions with local experts across various sectors and facilitated open houses to reach out to
the residents of Quispamsis. We are grateful to everyone who shared their experiences, insights,
and suggestions, and we believe that the directions outlined in this action strategy reflect the
community's shared vision for a healthy and vibrant housing market.
PURPOSE
The purpose of the Housing Needs Assessment is twofold:
1. to go beyond a simple desktop review of demographic statistics, projected population growth,
and unit needs by engaging directly with residents; and
2. to develop a set of strategic directions and actions that the Town can take to make measurable
progress on building affordable homes for current and future residents.
The project is rooted New Brunswick's Statements of Public Interest, developed under the
Community Planning Act, which calls for the promotion of settlement patterns that contribute to
the wellbeing of residents, minimize environmental impact, and support vibrant urban and rural
economies.
ASSUMPTIONS
In conducting this Housing Needs Assessment, we made certain assumptions based on available
data and projected trends. We have presumed that population growth trends will continue into the
future unless otherwise influenced by new policies or significant economic shifts. We relied primarily
on Data published by the Canada Mortgage and Housing Corporation (CMHC) and Statistics Canada
and was supplemented by self-reported surveys and voluntary participations. Further data collection
methods included gathering information from real estate and rental listings. Despite attempts to
engage as many residents as possible, our methods may not fully represent the diversity and extent
of housing needs in Quispamsis. Also, unpredictable dynamics such as global economic fluctuations,
changes in national or provincial policies, or local environmental challenges could substantially
influence the housing situation beyond the trends identified in this report. Nevertheless, we believe
this assessment provides a valuable foundation for developing an appropriate, affordable, and
attainable housing stock in Quispamsis for current and future generations.
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QUISPAMSIS
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Quispamsis
In 2021, 18,767 people lived in Quispamsis according to Census data. A 2024 estimate by Envision,
the regional economic development agency, projects the population at 19,150. Located near the Bay
of Fundy, Quispamsis is part of the Saint John Census Metropolitan Area (CMA). Combined with its
neighboring municipality of Rothesay, the two municipalities make up the Rothesay-Quispamsis
Population Centre, which had 24,881 people in 2021 (Statistics Canada 2021). Again, Envision places
this number higher, at 31,300 residents in Rothesay and Quispamsis combined. Recent growth rates
in Quispamsis, between the 2011 and 2016, as well as the 2016 and 2021 census periods, were among
the highest in Greater Saint John (Statistics Canada 2016; Statistics Canada 2021).
QUISPAMSIS IN CONTEXT
Quispamsis as part of the Saint John Region
Quispamsis is both the six largest municipality in New Brunswick by population, and the
second largest by population in the Saint John Region. The Saint John Region has experienced
unprecedented population growth, driven by a combination of interprovincial migration driven by
the COVID-19 pandemic, and international migration associated with Federal immigration targets.
These factors have combined with rising construction costs and higher interest rates, creating
challenges to building homes at an affordable price point for the average resident. Quispamsis, much
like the rest of the Saint John Region, is outgrowing the traditional model of the single-detached
dwelling on a large lot. This dwelling makeup leaves residents "over housed", residing in dwellings
with excess space that household members cannot maintain or afford. Alternative housing types,
approaches, and actions are needed to address these challenges now, and over the next 25 years.
Making progress on these challenges will require involvement from developers and homebuilders,
and neighboring municipalities throughout the region.
Quispamsis and its role in the Region
Quispamsis has an evolving role in the Saint John region. While the Town has a suburban feel, it acts
as an economic engine for the broader Fundy region. Quispamsis borders the northern edge of the
Saint John Census Metropolitan Area (CMA). Many residents commute into Saint John and have
chosen to live in Quispamsis due to larger and newer homes and proximity to green spaces and
natural amenities. The Town shares a boundary with neighboring Rothesay, making up the Rothesay-
Quispamsis population centre. Quispamsis needs to adopt the form of a complete community.
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Quispamsis: Town or City?
One of the most significant barriers to affordability of Quispamsis, is its current image. While many
residents feel that Quispamsis is a town, with rural elements, others many see the area as on track to
becoming a small city. Indeed, Quispamsis has a larger population than some cities in the province,
such as Bathurst (12,175), Campbellton (7,047), Edmundston (16,437), and Miramichi (17,692). According
to Town staff, past hesitancies toward rental and multi-unit housing, including NIMBY-ism (Not
in My Back Yard), contributed to the lack of housing supply. As the Town grows and develops, the
major challenge to increasing the housing supply is expected to be infrastructure. Without dwellings
that meet the needs of its growing population, the Town's affordability problem will worsen. While
Quispamsis is commonly thought of as a bedroom community with a high average income, this idea
hides a growing number of residents who are finding the Town increasingly unaffordable. These
include young adults living at home, seniors without an affordable option to downsize, students who
commute to NBCC or UNB, and working singles who cannot find an affordable rental unit and are
unable to access the buyers' market.
Changing Infrastructure Needs
Incorporating water infrastructure planning into housing development is essential for Quispamsis
as it looks to meet future growth and sustainability goals. According to a 2019 Water Distribution
Study conducted by CBCL Limited, expanding the municipal water system will play a significant
role in shaping housing development. While many current residents rely on private wells, the study
identifies substantial benefits to a municipal water system that includes robust fire protection,
legislated protections for water sources, and the facilitation of denser residential developments
without the setback requirements of private wells. The study reveals that there is available capacity
within existing municipal wells and outlines a phased expansion plan costing approximately $171
million over the next two decades. This expansion could support the development of thousands of
new homes, as the municipal system's infrastructure facilitates growth in currently underserviced
areas.
Addressing Financial Constraints
Residents of Quispamsis enjoy a high average total household income of $133,000, significantly above
the averages for other comparable cities in New Brunswick such as Riverview, Dieppe, Miramichi, and
Edmundston. Concurrently, Quispamsis has a relatively low residential tax rate of 1.27%, lower than
Riverview, Dieppe, Miramichi, and Edmundston.
This combination of a high average household income and a comparatively low tax rate suggests that
Quispamsis can support modest increase in taxes to support infrastructure investment and housing
development incentives. This potential increased revenue could be directed towards promoting
housing diversity and affordability, which are key elements for maintaining a vibrant, inclusive, and
sustainable community.
Table 1: Average Total Household Income vs Tax Rate Across Peer Municipalities
Quispamsis
Riverview
Dieppe
Miramichi
Edmundston
Average Total
Household Income
$133,000
$92,000
$103,800
$80,000
$74,000
Tax Rate (%)
1.27
1.48
1.46
1.71
1.63
Compared to municipalities in the Saint John region, Quispamsis has a lower residential tax rate
compared to Saint John and Grand Bay-Westfield, suggesting that we could implement a slight tax
increase to generate revenue to offset infrastructure and development costs.
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Table 2: Average Total Household Income vs Tax Rate in the Saint John Region
Quispamsis
Saint John
Rothesay
Grand Bay-
Westfield
Hampton
Average Total
Household
Income
$133,000
$77,400
$139,800
$111,600
$104,000
Tax Rate (%)
1.27
1.58
1.19
1.31
1.28
DEFINING AFFORDABILITY
In Canada, the private sector provides the majority of the housing stock; however, not all members
of society have the financial means to participate in the private housing market, nor can the
marketplace necessarily able to meet distinct housing needs of some groups. When the marketplace
cannot meet the needs of certain households, local governments, community organizations, non-
profit and cooperative groups, and the private sector work together to provide affordable housing
solutions.
Generally, affordable housing refers to housing units that are affordable by that section of society
whose income is below the median household income. The definition of affordable housing varies;
however, Canada Mortgage and Housing Corporation (CMHC) defines affordable housing as housing
that does not cost more than 30% of a household's annual income, which includes utilities. But this
considers only the cost of the housing. Other factors involved in the provision of housing for low- and
middle-income families are physical accessibility and appropriateness.
CORE HOUSING NEED FOR QUISPAMSIS
Statistics Canada, in collaboration with the CMHC, produced the core housing need indicator for
the 2016 as well as the 2021 Census. A household is in core housing need if its dwelling is considered
unsuitable, inadequate, or unaffordable, and if its income levels are such that it could not afford
alternative suitable and adequate housing in their community. Across Canada, more renters are
in core housing needs than homeowners, with 5.2% of homeowners and 20% of renters being in
core housing need, respectively (Statistics Canada, 2021). In Quispamsis, 3% of residents are in core
housing need. On its surface, this statistic would suggest that housing needs are generally being met.
A deeper look at housing statistics, among both renters and homeowners, reveals that the state of
housing in Quispamsis is more urgent.
QUISPAMSIS: A HOUSING PROFILE
We can tell the story of housing needs in Quispamsis by looking at demographic data available
through Statistics Canada, the Canada Mortgage and Housing Corporation (CMHC), real estate
databases such as MLS, and by collecting on local employment and rental market trends. Census
data from 2021 paints an increasingly incomplete picture as interest rates and rising rental costs
impact residents more each year, though we have supplemented data by engaging community
members through online and in-person mediums.
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Quispamsis
HOUSING SUMMARY
19,150
Total population (2024 estimate)
14%
Of Saint John (CMA) Population
$133,000
Average Household Income
(Statistics Canada, 2021)
7%
Unemployment rate (Statistics
Canada, 2021)
49%
Local workplaces in the hospitality
and retail sector (Dillon Consulting,
2024)
$300,000
Average Value of Dwellings (MLS
2024)
8%
Spent > 30% on Shelter (includes
rental and owned) * (Envision, 2024)
91%
Own their Home (Statistics Canada,
2021)
$1,260
Median Monthly Shelter Costs for
Owned Dwellings (Up 8% from 2016
and not including interest rates)
(Statistics Canada, 2021)
$1,052
Average Rental Costs for a One
Bedroom Apartment (Up 12% from
2016) (Statistics Canada, 2021)
0.0 to .04%
Estimated Vacancy Rate in
Quispamsis according to the CMHC
HOUSING STATISTICS
DEMOGRAPHIC STATISTICS
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Quispamsis Housing Action Strategy
Quispamsis
Quispamsis has experienced steady population growth over the past 20 years. While the rate of
population growth has declined according to census data, population growth is expected to continue.
Without more diversified housing types and investments in infrastructure, population growth will
continue to add pressure to the Town's services and housing stock.
Figure 1: Quispamsis Population Growth (2001 - 2021) - Statistics Canada
Quispamsis is projected to grow at about 1.5% each year, resulting in 8,457 new residents in 25 years.
This level of growth would require 3,132 new housing units over the next 25 years, or 125 new
units per year. Three scenarios with different annual population growth rates between 2021 and 2046
were considered: Low (0.5%), Medium (1.5%) and High (2.5%). Due to high immigration rates, with the
caveat that immigration levels may decline according to federal policies and priorities, the Medium
(1.5%) growth rate was determined the most realistic. Appendix A: Housing Accelerator Fund
Housing Needs Assessment contains more information on the population projection scenarios and
methods.
Figure 2: Quispamsis 25 Year Population Projection (2021 - 2046)
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Quispamsis Housing Action Strategy
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From 2006 to 2021, the population of younger age groups has decreased, and there have been
increases in the share of residents ages 65 to 84 years, as well as 85 years and over. The decline in age
groups from 0 to 14 indicates that residents are having fewer children, which may suggest a need
for smaller, semi-attached, or apartment style units. The data also indicates a decline in the share of
young families. Every five years, the percentage of residents aged 30 to 44 have decreased by 2%,
suggesting that families with parents under the age of 44 are either not moving to Quispamsis or
leaving.
Figure 3: Population Age Groups (2006 - 2021) - Statistics Canada
Over 80% of homes in Quispamsis are single detached dwellings. There was a slight decline in the
share of single-detached homes from 2016 to 2021, though they make up a substantial majority of
the housing stock in the Town. Between 2016 and 2021, there was no change in the percentage of
townhouses, duplexes, or apartments.
Figure 4: Quispamsis Dwelling Types (2016 - 2021)
Despite continued population growth, the housing stock in Quispamsis is aging and construction
over the decades has not kept pace with demand. Nearly half of the Town's housing was built prior to
1990, with only 6% of housing built after 2016.
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Figure 5: Occupied Private Dwellings by Period of Construction - Statistics Canada
Between the 2016 and 2021 census, the share of households with children decreased by 13%. There
was also a 2% increase in one person households, and there is a growing trend of multigenerational
households, which suggests a need for alternative housing options for seniors.
Figure 6: Household Type (2016 -2021) - Statistics Canada
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Quispamsis is known as a place where residents generally enjoy higher income levels. While incomes
in Quispamsis are higher than throughout the Saint John region, a growing community needs a
housing stock that can be accessed across income levels. Quispamsis risks pushing or keeping out
residents with lower wages who may require a smaller apartment, a town house, or a starter home.
Developing housing only for residents with a combined household income of over $100,000 is
unsustainable because younger generations with lower incomes are unable to enter the market, and
the Town's housing stock will not be set up to absorb residents as they move from their working lives
into retirement.
Figure 7: Regional Median Total Income of Households (2020) - Statistics Canada
Figure 8: Total Incomes - Quispamsis and New Brunswick (2020)
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Compared to the province, Quispamsis has a higher concentration of workers in sectors such as
natural and applied sciences (11% vs. 6%), health occupations (12% vs. 9%), and education, law, and
social services (15% vs. 13%). This suggests a workforce that is more oriented towards professional
and knowledge-based industries, which may influence housing preferences and affordability. The
relatively lower percentage of workers in trades, transport, and equipment operations (12% vs. 17%)
and sales and service (22% vs. 26%) indicates a potential demand for housing that accommodates
professionals who may seek proximity to urban amenities and services, likely due to their
employment in the City of Saint John or the broader Census Metropolitan Area.
Figure 9: Occupations - Broad Sector Categories (2021)
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The North American Industrial Classification System (NAICs data for Quispamsis reveals a distinctive
economic profile compared to the broader New Brunswick region, highlighting specific sectors that
may influence local housing needs. Notably, Quispamsis has a higher concentration of employment
in health care and social assistance (17% vs. 15%), professional, scientific, and technical services (7% vs.
5%), and wholesale trade (4% vs. 2%). These sectors typically attract a workforce that may prioritize
access to quality housing, proximity to urban centers, and amenities that support a professional
lifestyle. The presence of a significant retail trade sector (13% vs. 12%) and educational services (8%
vs. 7%) further underscores the need for diverse housing options that cater to both families and
individuals. Conversely, the lower representation in agriculture, forestry, fishing, and hunting (1%
vs. 4%) and transportation and warehousing (3% vs. 5%) suggests less demand for housing types
associated with these industries. Understanding these economic patterns is crucial for the Housing
Needs Assessment, as it helps align housing strategies with the economic drivers of Quispamsis,
ensuring that housing development supports the needs of its workforce and contributes to a
balanced and sustainable community growth.
Figure 10: Industries in Quispamsis and New Brunswick - NAICS (2021)
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THE QUISPAMSIS HOUSING MARKET
Ownership Market
Analyzing market trends through MLS, the average house price in Quispamsis fluctuated between
$300,000 and $280,000 from 2023 to 2024. Over a longer horizon, from 2015 to 2024, the average cost
of homeownership surged from $170,000 to $295,000. MLS data highlights the impact of COVID-19
on housing prices in Quispamsis, with the most dramatic increases taking place between 2020 and
2022. This significant increase reflects both growing demand and limited supply, consistent with
broader national trends in the housing market. It also underscores the shifting economic landscape
in Quispamsis, which aligns with rising housing values seen across Canada.
Figure 11: Quispamsis Ownership Market Ownership (2024) - MLS
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Figure 12: Quispamsis Ownership Market (2015 - 2024) - MLS
As of August 2024, there were 77 properties listed in Quispamsis on MLS. Most of the properties
listed were vacant lots (39), followed by single detached homes (35), and a small number of mobile
homes (3). Of the listings priced under $100,000, 19 out of 22 (or 86%) were vacant lots. Over half
of listings priced between $100,000 and $500,000 were vacant lots as well. Most of the properties
priced between $500,000 and $1M were single detached homes, with three in this price range being
vacant lots. Given construction timelines and rising costs for materials and labour, the significance
percentage of vacant lots presents challenges in easing the costs of home ownership locally.
Table 3: Quispamsis MLS Listings (August 2024)
Price Range
Listing Type
Single Detached
Mobile Home
Lot
< $100,000
22
2
1
19
$100,000 - $500,000
31
12
2
17
$500,000 - $1M
21
18
0
3
> $1M
3
3
0
0
Total
77
35
3
39
Despite rising housing costs over the past decade, Statistics Canada has only identified 2% of
homeowners to be in core housing need, and 6% of homeowners to be spending 30% or more
of their income on shelter costs. However, 64% of homeowners have mortgages and would be
heavily impacted by rising interest rates. Rising interest rates have raised mortgage payments for
homeowners and in addition to rental hikes as landlords offset higher costs. This shift stresses the
need for robust investment in affordable housing initiatives to mitigate future impacts on housing
affordability in Quispamsis.
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Quispamsis
Rental Market
The rental market in Quispamsis is particularly challenging. The CMHC annual market survey counted
a total of 134 rental units as part of the Town's housing stock: 8 one bedrooms, 112 two bedrooms,
and 14 three bedrooms. Neighbouring Rothesay in contrast has 712 rental units according to CMHC:
1 bachelor, 59 one bedrooms, 635 two bedrooms, and 17 three bedrooms (CMHC 2023). The 2021
census counted a total of 590 renters in Quispamsis, which may be the result of a data limitations,
as this statistic does not translate accurately to 134 rental units. Nonetheless, available data paints
a significant contrast between Quispamsis and Rothesay, with Rothesay having nearly double the
number of renters at 935 compared to 590. As a percentage of residents, there is a larger share of
renters in Rothesay (19.2%), compared to Quispamsis (8.6%), despite Quispamsis having a larger
population by approximately 6,800 people. Normally, larger municipalities by population have larger
rental markets. Quispamsis' exception to this norm, as well as the extent of the disparity between the
two municipalities makes clear the mismatch of Quispamsis' housing stock in relation to the needs of
its residents.
Figure 13: Quispamsis and Rothesay Housing Tenure (2021) - Statistics Canada
While CMHC does not pinpoint the exact rental vacancy rate of Quispamsis, it estimates that
the "Outlying Areas" of Saint John have a vacancy rate of 0.0% for one bedroom and row house
apartments (CMHC 2023). CMHC did, however, estimate that the Town of Rothesay had a vacancy rate
of .04% for apartments and row house units in 2022 (CMHC 2022). The Saint John region was reported
as having a vacancy rate of 1.7%, which is the lowest vacancy rate in New Brunswick published by
the CMHC, aside from Rothesay. Given the proximity and characteristics shared by Quispamsis and
Rothesay, the vacancy rate for rental units in Quispamsis could be between 0 and .04%. Due to a
shortage of reliable data and the size of Quispamsis, CMHC has advised that reliable estimates of the
vacancy rate in Quispamsis may not be possible.
16
Quispamsis Housing Action Strategy
Quispamsis
Figure 14: Regional Vacancy Market Data (2022) - CMHC
Even before COVID-19, Quispamsis had higher rental costs than both the remainder of Greater Saint
John, as well as the province as a whole. From 2016 to 2021, the average rental cost for a one-bedroom
apartment in Quispamsis increased from $935 to $1,052. Average rental costs in Quispamsis remain
the highest in the Saint John region, as well as the province in general, as can be seen below in
Figure 15.
At a time where rental costs are increasing, there was a 2% increase in renters, further indicating a
shift in housing needs and preferences as well as a tightening rental market (Figure 16).
Figure 15: Average Monthly Shelter Costs for One Bedroom Rentals (2016 - 2021)
17
Quispamsis Housing Action Strategy
Quispamsis
Figure 16: Private Households by Tenure (2016 - 2021) - Statistics Canada
Compared to homeowners, a greater percentage of renters in Quispamsis are living in core housing
need, at 13%. Further, 29% of renters are spending 30% or more of their income on shelter costs. Of
renters in Quispamsis, 16% are living in subsidized housing. Each of these statistics displayed in Figure
17 below indicate that renters in the Town are more likely to be at risk of housing insecurity.
Figure 17: Quispamsis Rental Housing Indicators (2021)
18
Quispamsis Housing Action Strategy
Quispamsis
Searches on rental databases lead to miniminal results. Commonly used websites for finding rentals
such as Kijiji and Facebook Marketplace lead to minimal results. Figures 18 and 19 below provide a
window into the experiences of renters who are looking for shelter in Quispamsis. As of August 2024,
there were eight rentals available on Facebook Marketplace, and six rental listings on Kijiji. Of these,
one was a one bedroom apartment available for rent on a weekly basis for $500.
Figure 18: Quispamsis Listings Available
through Kijiji (August 2024)
Figure 19: Map of Rental Units Available through
Facebook Marketplace (August 2024)
19
Quispamsis Housing Action Strategy
Quispamsis
Housing Vulnerability in Quispamsis
Workers
Quispamsis has a shortage of housing for people who work in lower waged sectors. Each workplace
within the municipal boundaries of Quispamsis was mapped and categorized, with Food, Hospitality,
and Retail workplaces making up 40 out of 92, or 43% of the workplaces identified. Of the employers
based in the Town itself, many hire workers staff that are likely to be engaged in shift work, that
is likely to be seasonal, with lower wages, and lower benefits. The housing stock, predominantly
comprised of single detached homes that are increasing in price, is not set up to accommodate these
workers. Employers are at risk of losing staff who may choose to find roles in other communities
within the Saint John region, or elsewhere.
Figure 20: Quispamsis Places of Employment Categorized (August 2024) - Google Maps
Newcomer Population
Quispamsis has a larger immigrant population compared to the province as a whole. It is known
that newcomers face barriers when entering the housing market and may require supports from
community organizations. Like the broader Saint John region, Quispamsis will rely on immigration
as an economic driver in the coming years. Proper housing for newcomers fosters social cohesion,
helps attract and retain skilled labor essential for local businesses, and supports overall economic
health. Additionally, immigrants enrich the community through cultural diversity, leading to a more
vibrant and inclusive environment. Prioritizing their housing needs ensures that Quispamsis remains
sustainable, resilient, and prosperous, benefiting all residents.
20
Quispamsis Housing Action Strategy
Quispamsis
Figure 21: Quispamsis Share of Newcomers (2016 - 2021) - Statistics Canada
Indigenous Population
Quispamsis is situated on the traditional territory of the Wolastoqiyik (Maliseet) and the
Passamaquoddy peoples. The Indigenous population in Quispamsis increased from 1.3% to 1.5% from
2016 to 2021, demonstrating that the Indigenous community in Quispamsis is growing (Statistics
Canada, 2021). Quispamsis, as part of the Saint John Census Metropolitan Area, is not situated near
major Indigenous communities on reserve land. Indigenous persons in urban settings often face
unique housing challenges, including disparities in access to affordable and suitable housing and
historical and systemic barriers.
Seniors
Seniors are a crucial demographic for the Quispamsis housing strategy because they represent a
growing segment of the population with distinct housing needs. Figure 22 below further illustrates
that the population of Quispamsis is aging. The share of all age groups in Quispamsis is decreasing,
except those aged 65 and over. As people age, their mobility and health requirements change,
necessitating adjustments in housing types and designs to ensure safety, accessibility, and comfort.
Seniors often seek to downsize or move into more manageable living environments, such as single-
level homes, assisted living facilities, or senior-friendly apartments. Addressing these needs within
the housing strategy not only enhances the quality of life for older residents but also fosters aging
in place, allowing seniors to remain active and engaged members of the community. Additionally,
providing suitable housing options for seniors can help free up larger family homes, thus easing
overall housing demand and benefiting the broader housing market. Ensuring that the housing
strategy meets the needs of seniors promotes inclusivity, supports intergenerational living, and
strengthens the social fabric of Quispamsis.
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Quispamsis Housing Action Strategy
Quispamsis
Figure 22: Percentage Changes in Age Groups (2016 - 2021)
Students
Capturing the housing challenges faced by students in Quispamsis with data is a challenge, through
it is known anecdotally by municipal staff and Council that students are living in the municipality,
and commute to the University of New Brunswick Saint John Campus, and the New Brunswick
Community College (NBCC). The experiences and needs of students were also identified during the
engagement activities, including focus groups with housing experts as well as community open
houses. These findings overall will be described in the following sections.
22
Quispamsis Housing Action Strategy
What We Heard
WHAT WE HEARD
23
Quispamsis Housing Action Strategy
What We Heard
An action strategy to increase the Quispamsis housing stock requires collaboration with residents. To
create this strategy, we used several online and in-person engagement methods to gather feedback
from residents of Quispamsis regarding their housing needs. Our engagement process included:
HOUSING NEEDS ASSESSMENT SURVEY
We conducted a Housing Needs Assessment from February 1 to March 11, 2024. The survey aimed
to gather diverse perspectives focused on housing in order to assess current and future housing
needs. We designed the questions to evaluate current housing stock, demographic trends, and
projected growth, which helped identify gaps and opportunities in the housing market. The insights
gathered from this survey will inform a strategic framework that addresses affordability, diversity, and
accessibility in our housing options. Overall, 194 participants responded to the survey.
Figure 23: Do you believe there is a shortage of affordable housing in Quispamsis?
Community
Survey
1
Open
Houses
5
Focus
Groups
2
Project
Website
1
People
engaged
500+
24
Quispamsis Housing Action Strategy
What We Heard
When asked whether respondents believe there is an affordable housing shortage in Quispamsis,
77% said yes. This indicates that the majority of Quispamsis residents see a need for more affordable
housing options.
Figure 24: What proportion of your pre-tax income do you estimate you spend on housing costs,
including utilities?
The most selected answer was less than 30% of pre-tax income being spent on housing costs, which
falls in line with CMHC's definition of affordable. However, a significant number of participants are
paying more than this percentage. 53% of survey participants are considered to have unaffordable
housing costs.
Figure 25: What groups need the most assistance to find housing?
25
Quispamsis Housing Action Strategy
What We Heard
The majority of survey participants indicated that seniors living independently need the most
housing assistance (121 responses), with comments in 'other' noting that generally, seniors need to
be protected in the current housing market. Young adults (94 responses) and single-parent families
(93) also received a high volume of responses. Comments in the 'other' also noted that all of the above
groups need assistance with housing based on the current market.
Figure 26: What types of dwellings should the town of Quispamsis Prioritize?
Respondents were also asked what type of dwellings they think Quispamsis should prioritize. Overall,
the top responses were small apartments (under five stories) (100 responses), single detached
dwellings (100 responses), and townhomes/row housing (96 responses). Responses indicate a
preference for lower-density solutions to providing additional housing, in comparison to large
apartments, which received 41 selections. 'Other' comments noted the need to preserve greenspace
in new housing developments and to consider garden homes.
Figure 27: What type of lot or property would you be comfortable with?
Survey results indicate that participants largely prefer large lots with ample yard space (51%), which
aligns with the desire expressed by participants to have living spaces with access to green space.
26
Quispamsis Housing Action Strategy
What We Heard
COMMUNITY OPEN HOUSES
During the week of February 12 - 17, 2024, we hosted four open houses at two locations in Quispamsis:
Meenan's Cove Beach House and the qplex. These sessions allowed us to directly engage with
residents, inviting them to share their perspectives, concerns, and ideas regarding the local housing
landscape. The responses we gathered were rich in insights and fell into several categories:
1. Community Character: Residents support preserving farmland and the rural character of
Quispamsis, expressing concerns about overdevelopment and environmental impact.
2. Pedestrian Experience: A vibrant, pedestrian-friendly downtown with more low-rise housing,
improved infrastructure, and diverse recreational options is envisioned.
3. Housing Affordability: Affordability is key, with suggestions for more affordable housing
options, controlled taxes, and a halt on high-rise constructions.
4. Infrastructure Improvement: Upgrades to infrastructure, specifically roads, sidewalks, street
lighting, and shared cycling spaces, are essential.
5. Natural Areas: The community values conserving woodland and natural spaces, balancing this
with development needs, and creating various recreational and community spaces.
27
Quispamsis Housing Action Strategy
What We Heard
Participant Testimonials:
"Affordable housing
for seniors or garden
homes and apartments
we can afford!"
"Density with an
existing residential
areas to create
community"
"Preserve as much
woodland as possible
while targeting
areas for building (a
balance)"
"High-density
housing is almost
non-existent.
Apartment buildings
with walkability are
desperately needed"
"Build townhouses
with existing single
family areas to
promote community
as aging parents
move within walking
distance of family"
28
Quispamsis Housing Action Strategy
What We Heard
FOCUS GROUPS
As part of the engagement process, we held two focus groups at the qplex on March 12 and March
14, 2024. We engaged a diverse group of local experts, including professionals from the housing
development sector, experienced real estate practitioners, key stakeholders from the emergency
response sector, and dedicated community service providers. Each participant brought considerable
insight and unique perspectives which greatly enriched our understanding of the local housing
scenario. A summary of the feedback we heard is organized into key themes below:
1. Collaborative Efforts: There is a preference for the municipality to work collaboratively with
partners such as educators, businesses, and other communities to streamline housing strategies
and enhance local services.
2. Housing Diversity: The focus group pointed towards the need for diverse housing options,
especially for young people, new graduates, and students. Suggestions included employer-
subsidized housing and creating housing solutions that cater to evolving demographics.
3. Green Initiatives: Participants mentioned the importance of incorporating sustainable
elements and infrastructures like solar power and green energy into housing developments.
4. Enhance Community Services: Providing the necessary support systems such as better
transportation options, recreational opportunities, and amenities was highlighted as crucial in
making Quispamsis more attractive to potential residents.
5. Value-Added Incentives: There is a call for incentives such as tax relief or subsidies to support
home builders and contractors and to promote sustainable building practices and adequate
housing development.
6. Infrastructure Improvement: The focus group underscored the need to plan for long-term
infrastructure development. This includes pre-planning areas to retain for green spaces and
trails, and ensuring stormwater management policies are in place.
Focus Group Excerpts:
"Reach out to and engage students."
"We need housing geared to young people, new
graduates, and students."
"People want to work in the valley but there is a
lack of good paying jobs."
"We need economic diversity beyond
minimum wage jobs - what businesses are we
attracting?"
"Introduce more services to make Quispamsis
more livable (especially for those less wealthy)"
"NBCC students are looking for placements in
the valley but transportation is a barrier."
"The Town should double down to create more
jobs in Quispamsis"
29
Quispamsis Housing Action Strategy
What We Heard
COMMUNITY SURVEY
To gain a deeper understanding of the housing needs
and preferences in the Quispamsis community, we
conducted an online survey from January through
March. The survey, created with Survey Monkey and
available through a Social Pinpoint project website, was
designed to be comprehensive and purposeful, featuring
questions pertaining to demographics, specific housing
circumstances, and the unique needs of our residents. The
information gathered from the residents' responses has
been crucial in guiding our assessment of local housing
needs and will shape our strategic actions in addressing
housing challenges within our community. Responses fell
into the following themes:
1. Prioritize Affordable Housing: The community
has strongly voiced a desire for affordable housing
options. Small apartments, tiny homes, and
affordable condominiums can fulfill this need and
should be prioritized over larger, single-family
homes.
2. Infrastructure Enhancement: The community has
called for improvements in Town infrastructure. This
includes adding sidewalks for safety and improving
water systems to accommodate increased density.
3. Strategic Development: Community members
advocate for careful Town planning. This includes
developing neighborhoods with proximate supports
and services to reduce transportation barriers, as
well as placing new housing near town centers.
4. Protect Community Character: Respondents value
the unique rural feel of Quispamsis. They suggest
that all growth should be balanced and carefully
considered, ensuring that any new development
does not compromise this essential character.
5. Encourage Housing Diversity: Several respondents
highlighted the importance of varied housing
options to provide for the diverse needs of the
community. Suggestions ranged from supporting
the development of multi-generational co-housing
to making it simpler for homeowners to rent out
parts of their homes within non-commercial areas.
6. Advocate for Rent Control: Recognizing the
Municipality's limited direct influence over rent
pricing, the community has indicated that
advocating for provincial rent control measures
could be a valuable initiative to support affordable
housing in Quispamsis.
30
Quispamsis Housing Action Strategy
What We Heard
Survey excerpts:
"Prioritize affordable
housing over large,
single-family homes"
"When building
houses, please build
sidewalks (preferably
with space between
sidewalk and road so
there's a buffer zone).
This is so important
for the safety of our
kids who are walking
on the road!"
"Growing up in
Quispamsis, moving
away and then
moving back home,
I'm disappointed
that I can't raise my
family here because
there is lack of
affordable homes.
I want to spend my
money here but
can't."
31
Quispamsis Housing Action Strategy
Vision
VISION
32
Quispamsis Housing Action Strategy
Vision
"A conceptual rendering from the
Municipal Plan and Zoning By-
law review envisioning a diverse
Quispamsis neighbourhood
featuring an inclusive mix of
housing types and densities."
This image serves as an idea of how future
housing developments in Quispamsis could
look, emphasizing the importance of 'missing
middle' housing in enhancing housing supply.
Showcasing a variety of structure sizes and
styles, this rendering illustrates the potential
for our housing landscape to accommodate
the varied needs of our community. It
represents the significant possibilities inherent
in diversifying our housing approach, offering
an inclusive, versatile and affordable housing
future for all residents.
Quispamsis envisions a diverse housing future that is economically sustainable and meets the needs
of all citizens. Our Housing Action Strategy focuses on slowed, thoughtful growth that prioritizes
affordable housing, protects our natural and rural landscapes, incorporates sustainable infrastructure,
and fosters a community welcoming to longstanding residents and newcomers alike.
"A potential concept for Hampton
Road, envisioned as a vibrant town
centre with diverse housing options,
created as part of the Quispamsis
Municipal Plan and Zoning By-Law
review."
Through the Quispamsis Municipal Plan and
Zoning By-law review, we've conceptualized
Hampton Road's transformation into a mixed
neighbourhood characterized by a myriad of
housing types integrated with the broader
community, amenities, services, and green
space. Integrating diverse housing options
close to essential services and businesses
fosters a vibrant town-centre character,
enhancing the convenience and quality of
life for all residents. Coupled with accessible
green spaces, this design boosts livability and
stimulates local economic vitality, ultimately
creating an inclusive, thriving environment
where people can live, work, and play. This
vision illuminates the potential growth path
for Quispamsis guided by our commitment
to building strong, resilient, and inclusive
communities.
33
Quispamsis Housing Action Strategy
Guiding Principles
GUIDING PRINCIPLES
34
Quispamsis Housing Action Strategy
Guiding Principles
1. Balanced Growth: Encourage growth that respects the community's needs, maintains its
unique character, and is responsive to the natural environment.
2. Affordability: Prioritize affordable housing solutions, with diverse housing types to
accommodate a range of demographics, from young families to seniors.
3. Environmental Stewardship: Preserve and respect existing natural spaces, including forests
and wetlands, in alignment with citizen calls to maintain greenery and rural landscapes.
4. Community Integration: Ensure new developments foster a sense of community, while
promoting diversity and inclusivity.
5. Fiscal Responsibility: Strive to keep taxes manageable to ensure housing affordability remains
at the forefront.
6. Quality Infrastructure: Future housing efforts should incorporate sustainable infrastructures
that improve transportation networks and protect against climate change.
7. Enhance Accessibility: Reflect a commitment to mobility by including walkable, bike-friendly
paths and public transportation options in development plans.
8. Employment Opportunities: Enhance local economic vitality and attractiveness by aligning
housing strategies with initiatives to grow employment opportunities locally.
9. Active Engagement with Developers: Work collaboratively with developers, offering incentives
where applicable, to encourage the construction of varied, cost-effective housing options that
connect with the Town's vision.
10. Consistent Improvement: Regularly review strategies to ensure housing needs and
infrastructure developments align with population trends, economic realities, and
environmental sustainability goals.
35
Quispamsis Housing Action Strategy
Housing Strategy Directions
HOUSING STRATEGY
DIRECTIONS
36
Quispamsis Housing Action Strategy
Housing Strategy Directions
The Quispamsis Housing Action Strategy serves as a critical tool to guide our endeavors towards
addressing the housing shortage in our Town. The detailed series of strategic directions and
actions outlined in this strategy aim to address multifaceted housing demands, ensure sustainable
community growth, and enhance the overall livability in Quispamsis.
In this section, we layout specific actions that encompass a multitude of areas related to housing,
such as expanding housing typologies, accommodating the needs of senior residents, and advancing
sustainable approaches in housing development. The actions are planned with a timeline extending
from immediate to long-term goals, ensuring we implement changes effectively and adapt to
evolving housing needs swiftly. Together, these strategic directions and actions become our roadmap,
guiding us to address pressing housing challenges, promote inclusive development, and lead our
community towards a resilient, sustainable future.
Very Few
More
Few
Many more
Short Term
(Up to 2026)
Medium Term
(2026 - 2030)
Long Term
(2031 +)
Resources:
LEGEND
Timeline:
37
Quispamsis Housing Action Strategy
Housing Strategy Directions
HOUSING POLICY AND PLANNING:
HP1
Introduce policy in the Municipal Plan to prioritize a variety of housing typologies.
Why
The majority of housing in Quispamsis are single detached homes, which are
increasingly out of reach for young persons, new families, and other residents.
Further, single detached homes, or "sprawl" style development poses a threat to local
farmland, natural areas that community members value. Permitting housing types
such as garden suites, secondary suites, duplexes, triplexes, townhomes, and tiny
homes will introduce units that are more affordable for current and future residents.
Embedding permissiveness into the Zoning By-law will increase clarity and certainty
amongst homebuilders in the municipal permitting environment.
ACTION
RESOURCES
TIMELINE
Policy
Change
Staff to include policy in the Municipal Plan on
housing diversity.
Regulation
Update
Staff to draft regulations that permit diverse
housing types.
Council
Motion
Council approves modernized Municipal Plan
and Zoning By-law.
38
Quispamsis Housing Action Strategy
Housing Strategy Directions
HP2
Through the Zoning By-law, make progress towards eliminating exclusionary
zoning (e.g. Single Unit only permitted) and permit increased as-of-right density in
appropriately serviced areas.
Why
Expanding the allowable number of units, within a scale that is compatible with
neighbourhoods, is an approach to tracking the housing crisis being taken in both
larger and smaller municipalities across the country. Municipalities in British Columbia
of over 5000 people are implementing zoning reforms that permit four units in
residential zones, within municipal containment boundaries. By-law changes like
these are applicable to Quispamsis, which is experiencing a shortage of affordable
housing options, and now among the largest municipalities in New Brunswick.
Permitting gentle increases in density will increase the housing stock.
ACTION
RESOURCES
TIMELINE
Policy
Change
Staff to include policy in the Municipal Plan
calling for the elimination of zones that only
permit single unit dwellings.
Regulation
Update
Staff to draft regulations that include dwellings
greater than single unit across all residential
zones.
Council
Motion
Council approves modernized Municipal Plan
and Zoning By-law.
HP3
Ensure that seniors housing, age in place communities, day care facilities, and
supportive living facilities are permitted in all residential, commercial and mixed-
use zones.
Why
The aging population in Quispamsis points to a greater need for resources to support
seniors, particularly housing for seniors who prefer to, or need to, live in a group setting.
Allowing childcare and long-term care facilities in residential and commercial zoning
areas is an essential policy to support community well-being, economic growth, and
social equity. The Current zoning standards are restrictive to seniors housing. Currently,
a senior citizens home is a discretionary use within the Institutional Zone, subject to
review by the Planning Advisory Committee, rather than a permitted use through
residential, commercial, and mixed-use zones.
ACTIONS
RESOURCES
TIMELINE
Regulation
Update
Staff to draft regulations that are permissive to
seniors housing.
Council
Motion
Council approves Zoning By-law with
regulations supportive of seniors housing.
39
Quispamsis Housing Action Strategy
Housing Strategy Directions
HP4
Promote the development of under-utilized lots.
Why
Numerous lots throughout Quispamsis are underutilized, including brownfields,
large surface parking lots, and/or vacant sites. Many of these lots are located centrally,
in close proximity to schools, grocery stores, key intersections, and green space. The
Municipal Plan should include a policy on promoting redevelopment of underutilized
lands, with corresponding regulations in the Zoning By-law.
ACTIONS
RESOURCES
TIMELINE
Policy
Change
Staff to add policy to the Municipal Plan that
promotes the development of under-utilized
lots.
Regulation
Update
Staff to draft regulations permissive to
investment into and development of
underutilized lots.
Further
Study
Staff research current areas that are
underutilized, or request and undertake an
Underutilized Land Study.
Process
Change
Municipal staff create a process for
administering and streamlining the
development of underutilized sites.
HP5
Consider the feasibility and appropriateness of inclusionary zoning for targeted
neighbourhoods in Quispamsis.
Why
As Quispamsis grows, including its adjacency to Saint John, there is a need for
Quispamsis to consider the feasibility of inclusionary zoning. This is a broad term used
to refer to density bonusing programs as well as the mandated required percentage
of affordable units within a housing development. There are several options for how
inclusionary zoning can look within the context of Quispamsis, which can be subject to
further study depending on the needs and interests of residents, council, and staff.
ACTION
RESOURCES
TIMELINE
Policy
Change
Include direction in the Municipal Plan to study
inclusionary zoning feasibility and options.
Further
Study
Staff to identify how inclusionary zoning would
look or operate in the town of Quispamsis.
40
Quispamsis Housing Action Strategy
Housing Strategy Directions
HP6
Regular review and update of housing strategies based on demographic trends,
economic trends, and environmental goals.
Why
The population of Quispamsis is growing, as more residents migrate to the
municipality from across New Brunswick, Canadian provinces, or internationally.
The demographics of Quispamsis are evolving, and new residents will have specific
housing needs and preferences. Planning personnel are required to maintain,
review, and report to Town Council on demographic and economic changes, and
environmental goals. Municipalities in the region such as Halifax, Moncton, and Saint
John's are maintaining data on the changing housing stock in relation to planning
goals. Additional staff can provide research support to monitor progress on housing
strategy actions, and collect data to support revised goals.
ACTION
RESOURCES
TIMELINE
Increase
Staffing
Staff investigate potential of hiring one (1)
additional staff member to collect, maintain,
and report on data specific to municipal
planning goals.
Further
Study
Council directs staff to provide research support
to monitor progress on housing strategy
actions, and collect data to support revised
goals.
41
Quispamsis Housing Action Strategy
Housing Strategy Directions
DEVELOPMENT AND INFRASTRUCTURE:
DI1
Continue the expansion of water services with a primary focus on the Hampton Road
by providing utilities and support the establishment of multi-unit dwellings.
Why
Commercial activity in Quispamsis, and neighboring Rothesay, is concentrated along
Hampton Road. Expanding water services along Hampton Road increases capacity
for a multi-unit dwellings and lays the groundwork for a more compact Town-centre
that anchors the centre of Quispamsis. The Municipality can plan and design servicing
extensions along Hampton Road through federal infrastructure funding, including the
Housing Accelerator Fund and the newly announced Federal Infrastructure Fund.
ACTION
RESOURCES
TIMELINE
Seek
Funding
Continue to seek available Federal and Provincial
funding to support infrastructure planning and
building.
Staff
Support
Staff develop and implement the Hampton Road
Infrastructure Plan.
Staff
Support
Staff initiate the planning and development of
identified water infrastructure.
42
Quispamsis Housing Action Strategy
Housing Strategy Directions
DI2
Continue to expand municipal water services beyond Hampton Road to other
primary corridors of Quispamsis, while identifying water sources to support water
infrastructure.
Why
A municipal water study identified the need for an expansion of piped water services,
with a proposed watermain of 250mm along Hampton Road, in addition to a later
expansion along Clarwood Drive. Future expansions identified along adjacent local
and residential roads, at a size of 200mm, should be considered through a phased
approach. The 2019 CBCL Water Study recommended that the Town continue to seek
new water sources and additional wells to support growth.
ACTION
RESOURCES
TIMELINE
Seek
Funding
Continue to seek available Federal and
Provincial funding to support infrastructure
planning and building.
Staff
Support
Staff initiate the planning and development of
identified water infrastructure.
Staff
Staff continue to identify additional wells to
service the Town with municipal water.
DI3
Review revenue sources with a priority to fund water system and transportation
upgrade.
Why
Reviewing revenue streams to support water and transportation services is a practical
and sustainable approach, in line with Quispamsis' current planning documents.
By exploring a variety of funding opportunities, including a review of funding
opportunities and existing tax structures, the town can look towards creating a local
source of revenue that supports the growth of its tax base.
ACTION
RESOURCES
TIMELINE
Further
Study
Staff evaluate the cost/benefit of various
revenue enhancement strategies, including a
review of existing tax structures.
43
Quispamsis Housing Action Strategy
Housing Strategy Directions
DI4
Require that Active Transportation (AT) infrastructure (trail connections, sidewalks,
bicycle paths, and traffic calming measures) is incorporated into the site plans for
subdivision and multi-unit development applications.
Why
The Quispamsis Active Transportation Plan and the Transportation Master Plan require
that AT is infused into municipal projects and plans. Increased active transportation
such as cycling, walking, or rolling carries environmental benefits through decreased
emissions, health benefits, and can result in decreased household expenditures on
transportation costs, which contributes to affordability and livability.
The Municipality can include policy in the Municipal Plan encouraging council to
prioritize AT Infrastructure, embed conditions into the Zoning By-law regulations.
Before a development is permitted, the proponent must show how the development
considers AT needs of residents. This can include bicycle storage in multi-unit
developments, sidewalk connections, sidewalks for developments that front onto local
and corridor roads. Staff can refer to the Quispamsis AT Infrastructure Plan for specific
standards and develop a list of permitting requirements.
ACTION
RESOURCES
TIMELINE
Policy
Change
Staff to add policy to the Municipal Plan
encouraging council to prioritize AT
Infrastructure.
Regulation
Update
Staff to add draft regulations within the
Zoning By-law requiring that the proponent
integrate AT infrastructure into subdivision and
development site plans, to be approved by the
Development Officer.
DI5
Study the development of a public transportation system that complements
future neighbourhoods and corridors that are zoned for higher density under the
Municipal Plan.
Why
Municipalities throughout the Fundy region are collaborating on expanding
transportation services into Rothesay and Quispamsis. The future of public
transportation in the Town may include a mixture of services extended from Saint
John, in addition to a system specific to Quispamsis. Identifying and planning for
transportation services is a crucial component of laying the groundwork for an
expanded housing stock. Such a system would ensure that high-density areas are well-
connected, reducing traffic congestion and fostering greater use of public transit. This
initiative not only enhances accessibility and convenience for residents but also aligns
with environmental goals by lowering emissions, thereby promoting a more inclusive
and livable community.
ACTION
RESOURCES
TIMELINE
Policy
Change
Identify the need for a future public
transportation system in Quispamsis through
policy in the Municipal Plan.
Seek
Funding
Seek funding from Provincial of Federal
governments for a feasibility study and
eventual development and implementation of
transportation services.
44
Quispamsis Housing Action Strategy
Housing Strategy Directions
DI6
Prioritize multi-unit residential developments in strategic areas close to amenities
and along key corridors.
Why
Prioritizing land use in strategic areas allows for an optimized utilization of space
that supports increased community interaction, reduces travel times, and promotes
the use of alternative transportation methods. While Quispamsis has yet to develop
a public transportation system, strategic development along corridors creates a
critical potential user base. It also helps create sustainable urban spaces by reducing
urban sprawl, improving accessibility to key services, and promoting walkability. The
Municipality can remove barriers to multi-unit housing within specific designations,
and accompany this policy with legislation in the Zoning By-law, with permissive and
flexible standards (reduced setbacks, smaller minimum lot sizes, reduced on-site
parking requirements).
ACTION
RESOURCES
TIMELINE
Policy
Change
Staff to add policy to the Municipal Plan
encouraging mixed-use development along
key transportation corridors.
Regulation
Update
Staff to draft regulations permissive to mixed-
use developments along key transportation
corridors.
DI7
Include policy in the Municipal Plan for subdivision proposals include
transportation impact studies as directed by Subdivision By-law requirements or
Council process.
Why
Including a policy supporting the use of transportation impact studies in subdivision
proposals is crucial for sustainable planning in Quispamsis. Such studies can
identify potential traffic issues early on, helping to mitigate negative impacts on
road safety, congestion, and transit efficiency. This move essentially ensures that
new developments can be adequately serviced and accessed, improving overall
community connectivity and quality of living.
ACTION
RESOURCES
TIMELINE
Policy
Change
Staff to add policy to the Municipal Plan for
developments with a unit threshold to undergo
transportation impact studies as directed by
Subdivision By-law requirements or Council
process.
Staff
Support
Council directs the Engineering and Public
Works department to identify the threshold
for which development proposals will require a
transportation impact study.
Staff
Support
Council directs the Public Works and
Engineering Department to review the
application and permitting process with the
purpose of considering transportation impacts.
45
Quispamsis Housing Action Strategy
Housing Strategy Directions
PARTNERSHIP AND ENGAGEMENT:
PE1
Seek regular feedback from housing developers, as well as current and future
investors, and maintain strong inter-municipal collaborations.
Why
Seeking regular feedback from housing developers and coordinating with
municipalities across the Fundy Region ensures the Town's development practices
are efficient, responsive, and valuable. It enables shared learning, leverages resources,
and fosters solutions for common challenges. Additionally, strong relationships with
developers and investors can spur housing innovations and contribute to a well-
rounded housing market and economy.
Through representation on the Fundy Regional Service Commission, Quispamsis council
regularly collaborates across the region on matters relating to housing and affordability.
Further, the municipality can create annual open forums, roundtables, and engagement
events where housing developers are invited to share their perspectives and feedback.
These could be held periodically or in response to major policy proposals.
ACTION
RESOURCES
TIMELINE
Increase
Staffing
Add a Communications staff member to support
with organizing engagement events with
homebuilders.
External
Support
Staff to facilitate roundtables, forums, and
engagement events where feedback is gathered.
46
Quispamsis Housing Action Strategy
Housing Strategy Directions
PE2
Pursue provincial and federal funding mechanisms to support affordable housing.
Why
Municipalities have a limited toolset to raise revenue without the support of provincial
and federal governments. Obtaining federal and provincial funding can further
supplement local resources, allowing for substantial investment in affordable housing.
Municipal staff can support council in identifying funding opportunities, determining
whether Quispamsis meets criteria, selecting projects, preparing funding applications,
and reporting.
ACTION
RESOURCES
TIMELINE
Increase
Staffing
Hire Planning & Development staff to support
the Development Officer in applying for federal
and provincial funding programs.
Further
Study
Council directs staff to research and apply for
funding opportunities, manage applications and
reporting.
PE3
Offer financial incentives to stimulate housing development, with funding weighted
to the number of units and expected completion dates.
Why
Offering financial incentives for housing development can attract more investors
and developers to the area, leading to an increase in housing supply. Funding criteria
should be higher for projects with a greater number of units and encourage efficient
construction speeds. To attract investments and stimulate housing development, the
municipality can propose incentives such as tax abatements or exemptions, density
bonuses, or fast-track permitting. These incentives should be publicized to attract
potential developers.
ACTION
RESOURCES
TIMELINE
Further
Study
Council directs staff to research financial
incentives for homebuilders.
Engage
Council directs staff to establish working sessions
with homebuilders.
Staff
Support
Council directs staff to develop a financial
incentives program for homebuilders.
47
Quispamsis Housing Action Strategy
Housing Strategy Directions
PE4
Offer financial incentives for green energy and partner with green energy providers
for sustainable housing.
Why
Partnering with green energy providers for sustainable housing options addresses
climate change concerns, promotes energy efficiency and can lead to long-term cost-
savings for inhabitants. This action not only promotes environmental sustainability
but can also enhance the appeal of the municipality. For green housing, the
municipality can partner with local green energy providers, offer subsidies for green
energy installations in new buildings, or mandate energy-efficient standards in new
constructions.
ACTION
RESOURCES
TIMELINE
Further
Study
Council directs staff to research green energy
incentives.
Engage
Council directs staff to establish working
sessions with green energy providers.
Seek
Funding
Council directs staff to seek funding related to
green energy installations and implementing
green energy standards.
48
Quispamsis Housing Action Strategy
Housing Strategy Directions
AFFORDABLE HOUSING AND LIVABILITY:
AH1
Periodically monitor housing range and prices and make strategy alterations to
meet evolving community needs.
Why
Monitoring housing range and prices periodically allows the municipality to stay
abreast of shifts in the housing market and to adjust strategies accordingly. Staff
can utilize existing standard definitions of different housing typologies to collect
and maintain housing market data. This proactive approach enables them to
efficaciously mitigate housing shortages, excess, and affordability challenges,
thereby responding effectively to community needs. The municipality can work
with local real estate brokers, conduct surveys, or use online real estate platforms
to gather data on local housing prices and availability on a regular basis. This data
can then be analyzed by municipal staff or a consultant to identify trends and
opportunities for strategy adjustments. Public hearings or consultations may also be
organized to understand the community's changing housing needs.
ACTION
RESOURCES
TIMELINE
Data
Management
Council directs staff to develop and maintain
records and data of the evolving housing
typologies in Quispamsis.
Staff Support
Staff to organize ongoing public meetings
to understand changing housing needs
through the implementation timeline of this
action strategy.
49
Quispamsis Housing Action Strategy
Housing Strategy Directions
AH2
Preserve green spaces and rural landscapes for improved livability.
Why
Preservation of green spaces and rural landscapes enhances the aesthetic appeal
of the Town , upholding the community's character. Through public input, the
municipality has heard that the community is deeply concerned with the protection of
green spaces. These spaces contribute to public health by providing recreational spots,
improving air quality, and maintaining local biodiversity, thereby fostering livability.
ACTION
RESOURCES
TIMELINE
Policy
Change
Staff to add policy to the Municipal Plan
encouraging the use of designations to limit
building in areas where ecosystems are
sensitive, woodlands are at risk, or where the
costs of servicing development are prohibitively
expensive.
Regulation
Update
Staff to add regulations to the Zoning By-
law for zones such as Parks, Open Spaces,
Wilderness, and Rural Lands where building is
heavily restricted.
AH3
Advocate for continued rent stabilization and affordability measures that meet the
needs of existing and future residents of Quispamsis.
Why
Advocating for rent stabilization measures is crucial for maintaining affordable
housing options in the municipality. While the Province introduced a 3% annual rent
cap on February 1, 2025, continued engagement and advocacy with higher levels
of government to maintain and enhance affordability measures will be required.
Advocacy will also require reliable data on the local housing market, which is currently
limited in scope as the CMHC does not collect or publish data on vacancy rates for
Quispamsis.
ACTION
RESOURCES
TIMELINE
Staff
Support
Explore the creation of a Quispamsis-specific
definition for affordable housing that targets
and incentivizes housing representative and
accessible to a broad range of incomes.
Campaign
Staff to coordinate with CMHC to improve data
collection and publication on the rental market
(vacancy rates, housing starts, and housing
costs) in Quispamsis.
Campaign
Council directs staff to regularly engage with
the Province and the Federal Government on
housing needs, both individually and through
the Union of Municipalities New Brunswick.
50
Quispamsis Housing Action Strategy
Housing Strategy Directions
AH4
Monitor and Regulate Short-Term Rentals
Why
The exact impact of short-term rentals in Quispamsis is not known, through short-
term rentals have been a significant concern in Saint John, Fredericton, Moncton, and
Saint Andrews. According to the Province, as of 2024, approximately 3,400 units across
the province (0.7% of the housing stock) are used as short-term rentals. Council has
expressed an interest in identifying properties used for short-term rentals and develop
a registry. Depending on the findings, short-term rentals may be subject to higher
residential taxes and regulations similar to hotels and other tourism accommodations.
ACTION
RESOURCES
TIMELINE
Further
Study
Council to direct staff to develop an inventory of
short-term rentals in Quispamsis or seek data
from the province on the number of short-term
rentals that are operating locally.
Policy
Update
Update the Municipal Plan to include policy on
monitoring and regulating short-term rentals.
Regulation
Update
After understanding the number of and impact
of short-term rental in Quispamsis, include
regulations in the zoning by-law that permit
short-term rentals in appropriate areas.
51
Quispamsis Housing Action Strategy
Next Steps
NEXT STEPS
52
Quispamsis Housing Action Strategy
Next Steps
As we move forward with our Housing Action Strategy, we have outlined a timeline which organizes
the action items from immediate action steps to long-term goals. This is intended to help visualize
the timing of the next steps for implementing housing goals in Quispamsis. The following is a
detailed breakdown of our strategic timeline, starting from immediate steps in 2026 and extending
into long-term plans beyond 2040.
SHORT TERM (UP TO 2026)
-
Introduce policy in the Municipal Plan and regulations in the Zoning By-law to prioritize a variety
of housing typologies.
-
Staff to include policy in the Municipal Plan calling for the elimination of zones that only permit
single unit dwellings
-
Staff to draft regulations that include dwellings greater than single unit across all residential
zones
-
Promote the development of under-utilized lots in the Municipal Plan and Zoning By-law.
-
Draft regulations that are permissive to seniors housing
-
Consider the feasibility and appropriateness of inclusionary zoning for targeted neighbourhoods
in Quispamsis.
-
Include direction in the Municipal Plan to study inclusionary zoning feasibility and options.
-
Update Municipal Plan to include requirements for subdivisions to include proposed
infrastructure in permit applications.
-
Strengthen regulations in the Zoning By-law that require the addition of infrastructure and its
approval by the Engineering and Public Works Department.
-
Prioritize AT infrastructure in the Municipal Plan and use regulations in the Zoning By-law to
require the integration of AT infrastructure in subdivision and development site plans.
-
Promote mixed-use development along key transportation corridors.
-
Staff to add policy to the Municipal Plan for developments with a unit threshold to undergo
transportation impact studies as directed by Subdivision By-law requirements or Council
process.
-
Direct staff to facilitate roundtables, forums, and engagement events with developers.
-
Maintain records and data of housing typologies in Quispamsis.
-
Through the Municipal Plan and Zoning By-law, limit development in green spaces and rural
landscapes.
-
Explore the creation of a Quispamsis-specific definition for affordable housing that targets and
incentivizes housing representative and accessible to a broad range of incomes.
-
Develop a position paper on rent stabilization and invite other municipalities to contribute or
co-sign.
-
Coordinate with CMHC to improve data collection and publication on the rental market
(vacancy rates, housing starts, and housing costs) in Quispamsis.
-
Council directs staff to regularly engage with the Province and the Federal Government on
housing needs, both individually and through the Union of Municipalities New Brunswick.
-
Council to direct staff to develop an inventory of short-term rentals in Quispamsis or seek data
from the province on the number of short-term rentals that are operating locally.
-
Update the Municipal Plan to include policy on monitoring and regulating short-term rentals
53
Quispamsis Housing Action Strategy
Next Steps
MEDIUM TERM (2026 - 2030)
-
Undertake an Underutilized Land Study.
-
identify how inclusionary zoning would look or operate in Quispamsis.
-
Create a process for administering and streamlining the development of underutilized sites.
-
Explore options for hiring additional staff to collect, maintain, and report on data related to
municipal planning goals.
-
Monitor progress on housing strategy actions and collect data to support revised goals.
-
Seek Federal and Provincial funding to support infrastructure planning and building.
-
Develop and implement the Hampton Road Infrastructure Plan.
-
Staff evaluate the cost/benefit of various revenue enhancement strategies, including a review of
existing tax structures.
-
Identify threshold for which development proposals will require a transportation impact study.
-
Review of the application and permitting process by the Public Works and Engineering
Department regarding transportation impacts.
-
Hire a Communications staff member to support with organizing engagement events with
homebuilders.
-
Hire Planning & Development staff to support with the application to federal and provincial
funding programs for affordable housing.
-
Identify the need for a future public transportation system in Quispamsis through policy in the
Municipal Plan.
-
Seek funding from Provincial of Federal governments for a feasibility study and eventual
development and implementation of transportation services.
-
Identify the threshold for which development proposals will require a transportation impact
study.
-
Research and apply for affordable housing funding opportunities while managing applications
and reporting.
-
Research financial incentives for homebuilders.
-
Establish working sessions with green energy providers.
-
Seek funding related to green energy installations and implement green energy standards.
-
After understanding the number of and impact of short-term rental in Quispamsis, include
regulations in the zoning by-law that permit short-term rentals in appropriate areas.
LONG TERM (2031+)
-
Initiate the planning and development of identified water infrastructure.
-
Staff continue to identify additional wells to service the Town with municipal water.
-
Continually host public meetings to understand changing housing needs as the action strategy
is implemented.
54
Quispamsis Housing Action Strategy
Next Steps
This Housing Action Strategy provides a blueprint for addressing current and future housing needs
in Quispamsis. This comprehensive plan reflects extensive research and community input, along with
Quispamsis Council's commitment to housing affordability, diversity, and accessibility. This strategy
provides a list of action items which span a timeline from immediate to long-term and focus on a
multitude of areas, including the incorporation of diverse housing types, providing accessible and
senior-friendly housing, prioritizing green energy solutions, and exploring options for affordable
housing. This strategy was also developed with the intention of evolving as community needs change,
our housing strategy, as it focuses on monitoring trends, engaging with residents, and revising our
approach as needed. This strategy provides a path forward for addressing housing challenges in
Quispamsis and adapting to meet the needs of the community's growing population.
55
APPENDIX A
Housing Needs Assessment - Housing Accelerator Fund
Appendix A
Housing Needs Assessment - Housing Accelerator Fund
TABLE OF CONTENTS
Limitations
A-3
Assumptions
A-3
Population Projections
A-3
Timeline & Community Engagement
A-3
Population Growth
A-4
Scenario 1: Low Growth (.05%)
A-5
Scenario 2: Medium Growth (1.5%)
A-5
Scenario 3: High Growth (2.5%)
A-5
Age Characteristics
A-6
Housing Stock
A-7
Permitting
A-8
Gaps
A-12
Calculation
A-14
A-1
A-1
Appendix A
Housing Needs Assessment - Housing Accelerator Fund
The purpose of the Town of Quispamsis (Quispamsis) Housing Needs Assessment is to better
understand the Town's current and future housing needs. This report serves as part of the
community's application to the Housing Accelerator Fund (HAF) through the Canada Mortgage
and Housing Corporation (CMHC) and is considered one of the minimum application requirements
through the Large/Urban Stream.
A housing needs assessment identifies the number and percentage of households in core housing
needed against current housing development trends and maintenance capacity, with analysis,
gaps, and recommendations outlined in a report. These reports identify existing and projected gaps
in the housing supply by collecting and analyzing quantitative and qualitative data about local
demographics, economics, housing stock, and other factors. A Housing Needs Assessment is critical
to developing a housing action plan.
A-2
A-2
Appendix A
Housing Needs Assessment - Housing Accelerator Fund
LIMITATIONS
ASSUMPTIONS
In determining current and future housing needs, it was assumed that one household was needed
for every 2.7 residents, based on the average household size of the 2021 census. Further, the Town's
future permitting was determined by finding the average number of units permitted each year
between 2012 and 2022. Finally, with the total population being available during census years, annual
historical growth rates were derived by dividing the population growth rate between census periods
(five years) by five.
POPULATION PROJECTIONS
It must be noted that population projection scenarios are estimates and that the exponential
method does have flaws. The exponential growth projections in all optimistic scenarios do not
consider the size of specific age groups in a population. The exponential projections presented could
underestimate population decline because deaths will increase as the population ages. Data that
supports projections that take birth rates and immigration numbers into account are available for
Census Metropolitan Areas (CMAs).
TIMELINE & COMMUNITY ENGAGEMENT
This needs assessment was completed with the HAF deadline in mind. To supplement a public
engagement process, workshops were held with Municipal Housing Staff during the summer of 2023.
A-3
A-3
Appendix A
Housing Needs Assessment - Housing Accelerator Fund
POPULATION GROWTH
The Town of Quispamsis has experienced steady population growth over the past 20 years. While the
rate of population growth has declined according to census data, population growth is expected to
continue.
- Census data was used to develop a projection of population growth over the next 25 years.
Using census data involves limitations, as population growth is only captured once every five
years. However, dividing the rate of population growth between census periods by 5 can provide
insight into the annual rate of growth. For example, with the growth rate between 2016 and 2021
being 2.9%, it can be assumed that there was a growth rate of approximately .58% in the years
between 2016 and 2021.
- According to this method, over the past 20 years, annual population growth has taken place
between 3.4 and 0.3%. Future population growth can be estimated by providing three possible
scenarios: Low Growth (.3%), Medium Growth (1.5%), and High Growth (2.5%). The most likely
scenario is a continued population growth of 1.5% each year over the next 25 years, which
accounts for current and expected high immigration rates.
Population Growth (2001 - 2021)
A-4
A-4
Appendix A
Housing Needs Assessment - Housing Accelerator Fund
SCENARIO 1: LOW GROWTH (.05%)
The low population growth scenario for all members for all members encompasses a growth rate of
.05%. This rate of growth would result in 2,492 new residents over the next 25 years. Divided by 2.7,
being the average number of persons per household, this growth would require 922 new housing
units by 2046, or 36 new annual units over the next 25 years.
SCENARIO 2: MEDIUM GROWTH (1.5%)
The medium growth rate projected for Quispamsis is 1.5%, and if continued over the next 25 years
will result in 8,457 new residents over the next 25 years. This level of growth would require 3,132 new
housing units over the next 25 years, or 125 new units per year.
SCENARIO 3: HIGH GROWTH (2.5%)
The high population growth scenario involves annual population growth of 2%. Between 2023 and
2046, this scenario would result in approximately 16,006 new residents over the next 25 years. This
level of growth would require 5,928 new housing units over the next 25 years, or 237 new units per
year.
25 Year Population Projection
A-5
A-5
Appendix A
Housing Needs Assessment - Housing Accelerator Fund
AGE CHARACTERISTICS
- From 2006 to 2021, the population of younger age groups has decreased, and there have been
increases in the share of residents ages 65 to 84 years, as well as 85 years and over.
- The decline in age groups from 0 to 14 indicates that residents are having fewer children, which
may suggest a need for smaller, semi-attached, or apartment style units.
Population Age Groups (2006 - 2021)
A-6
A-6
Appendix A
Housing Needs Assessment - Housing Accelerator Fund
HOUSING STOCK
- Over 80% of homes in Quispamsis are single detached dwellings. There was a slight decline
in the share of single-detached homes from 2016 to 2021, though they make up a substantial
majority of the housing stock in the town.
- Between 2016 and 2021, the percentage of moveable dwellings, apartments, row houses, and
semi-detached homes/duplex remained constant.
- The development of alternative housing types for aging populations has not kept pace with
changing demographics.
Dwelling Types (2016 - 2021)
A-7
A-7
Appendix A
Housing Needs Assessment - Housing Accelerator Fund
PERMITTING
- The majority of housing permitted between 2013 and 2022 consists of single-family dwellings.
An average of 2.7 units were permitted annually, compared to an average of 55 single family
dwellings per year. Over this timeframe, two multi units were permitted. One building in 2020
with 43 units, and two buildings in 2019 units, with 6 and 36 units respectively.
Annual Housing Starts by Dwellling Type (2012 - 1033)
A-8
A-8
Appendix A
Housing Needs Assessment - Housing Accelerator Fund
- Increases in housing starts fluctuated
from 2014 to 2019, with a sharp increase
between 2020 and 2021, and has
decreased back to pre-pandemic levels.
- Housing starts peaked in 2021, with 61
new houses, and then declined to 23 new
housing starts as of 2023.
- Annual permits, like housing starts,
fluctuated through the years leading
up to the COVID-19 pandemic, and then
peaked at 214 new permits in 2021.
- Prior to 2021, annual housing permits
ranged between 162 and 141. Permitting
returned to this range in the year 2023,
with 134 permits issued.
Annual Housing Starts YTD
Ten Year Comparison
Annual Housing YTD
Ten Year Comparison
- The percentage of one and two person households is increasing, while the percentage of 4
and 5+ person households decreased over 2016-2021. The share of one person and two person
households increased by 2% and 1% respectively, with the share of 4 and 5+ person households
decreasing by one percentage point.
- The shrinking household size further indicates a shift to alternative forms of housing to the
single-detached home.
Private Households by Household Size (2021)
A-9
A-9
Appendix A
Housing Needs Assessment - Housing Accelerator Fund
- Between the 2016 and 2021 census, the share of households with children decreased by
13%. There was also a 2% increase in one person households, and there is a growing trend of
multigenerational households, which may suggest a lack of alternative housing options for
seniors.
Private Type (2021)
Private Househoulds by Tenure
- There was a slight increase in the number of renters (2%) between 2016 and 2021, further
indicating a shift in housing needs and preferences.
A-10
A-10
Appendix A
Housing Needs Assessment - Housing Accelerator Fund
- According to the 2021 census, 13% of renters in Quispamsis are in core housing need, and
29% spend over 30% of their income on shelter costs. This trend illustrates the need for not
just alternative forms of dwellings, but housing options that are affordable and attainable.
A household is in core housing need if it meets 2 criteria: (1) below adequacy, suitability, or
affordability standards, and (2) the households must spend 30% of before-tax household income
to access local housing to meet these standards.
Housing Indicators for Renters (2021)
A-11
A-11
Appendix A
Housing Needs Assessment - Housing Accelerator Fund
GAPS
Using the three population growth scenarios allows a prediction of potential housing gaps. According
to permitting data, the municipality has been processing an average of 65 new units annually
between 2012 and 2022. This average was projected each year over the next 25 years to determine
if current permitting and development trends can meet future housing demand. Current housing
development patterns can support a growth rate of 0.5% (Low Growth). Medium (1.5%) and High (2.5%)
Growth Scenarios are beyond the Town's current permitting and development capacity.
The table below contains a breakdown of each growth scenario and corresponding housing gap. The
table contains:
- Projected Total Population: Results of the population projection for each scenario, focusing on
the years 2023, 2036 and 2046.
- Projected New Residents: The difference between the projected population in each sample
year and the Town's population in 2021 according to Statistics Canada (18,768).
- New Housing Units Required: The projected new residents divided by the average number of
persons per housing unit (2.7%) according to the 2021 Census.
- Housing Units: The projected future housing units that the Town is expected to develop based
on the average number of units permitted between 2012 and 2022 (65). This number accounts
for single detached dwellings, two units, and multi unit developments permitted over this time
period.
- Housing Gap: The difference between the New Housing Units Required, and the Projected
Housing Units (based on permitting trends).
Under Scenario 2 (Medium Growth), the Town likely has a current gap between required and
developed housing units during the year 2023 of 145 units. By 2036, this gap will grow to 892 housing
units, if the Town does not increase its development and permitting capacity. This gap will nearly
double by 2036 to 1,485 housing units if current permitting and development trends persist over 25
years.
This gap can be closed through the planning, permitting and development of a mixture of housing
types, including single detached dwellings, row houses, apartments, and moveable dwellings.
A-12
A-12
Appendix A
Housing Needs Assessment - Housing Accelerator Fund
GAPS ANALYSIS
YEAR
2023
2036
2046
SCENARIO 1:
Low Growth
Growth Rate = .05%
Projected Total Population
18,956
20,225
20,227
Projected New Residents
188
1,457
2,492
New Housing Starts Required
69
539
922
Housing Units
(based on permitting trends)
65
845
1625
Housing Gap
4
(306)
(1,625)
SCENARIO 2:
Medium Growth
Growth Rate = 1.5%
Projected Total Population
19,335
23,459
27,165
Projected New Residents
567
4,691
8,397
New Housing Starts Required
210
1,737
3,110
Housing Units
(based on permitting trends)
65
845
1625
Housing Gap
145
892
1,485
SCENARIO 3:
High Growth
Growth Rate = 2.5%
Projected Total Population
19,706
27,165
34,744
Projected New Residents
938
8,397
15,976
New Housing Starts Required
347
3,110
5,917
Households
(based on permitting trends)
65
845
1625
Housing Gap
282
2265
4292
A-13
A-13
Appendix A
Housing Needs Assessment - Housing Accelerator Fund
CALCULATION
Total private dwellings 2021: 6985
Projected new units without HAF: 65 annually
HAF Housing supply growth target: Roughly 300 based medium growth
Annual growth rate: 1.43%
Housing Supply Growth Target Calculations
6985
195
300
1.43%
53.85%
Current Dwellings/Housing Stock
Total number of permitted units projected without HAF
Annual growth rate
(must be higher than 1.1%)
Annual growth rate persentage change
(must be higher than 10%)
Housing Supply Growth Target
(Total number of permitted housing units projected with HAF)
Calculate
A-14
A-14
APPENDIX B
Quispamsis Housing Survey Results
Appendix B
Quispamsis Housing Survey Results
A Housing Needs Assessment survey ran from February 1 to March 11, 2024. The purpose of the survey
was to gather diverse perspectives focused on housing in order to assess current and future housing
needs. Questions in the survey aimed to assess current housing stock, demographic trends, and
projected growth, which will be used to identify gaps and opportunities in the housing market. The
insights gathered from this survey will inform a strategic framework that addresses affordability,
diversity, and accessibility in our housing options. Overall, 194 participants responded to the survey.
HOUSING CHOICE AND AFFORDABILITY
Respondents expressed that they prioritize the character of the community as the primary factor
influencing their housing choices, underscoring the importance of maintaining Quispamsis' unique
atmosphere. Other significant factors include proximity to family, affordability, and access to green
spaces. Concerns about rising housing costs and limited affordable options are prevalent, with
participants advocating for diverse housing options to ensure accessibility for all income levels.
SATISFACTION AND SAFETY IN CURRENT HOUSING
Most participants expressed that they feel comfortable and safe in their current homes, indicating
overall satisfaction with their living situations. However, concerns about affordability and limited
choices are evident, particularly among those experiencing unique housing needs, related to
accessibility or being over/under housed. Participants expressed a desire for more affordable options
and highlighted challenges related to rising costs and restricted availability.
GOVERNMENT ACTIONS TO ADDRESS HOUSING NEEDS
Participants identified various government actions to help meet the need for affordable housing.
Suggestions include providing reductions in permit fees for building affordable housing, directly
building affordable housing units, and offering incentives for developers to build more affordable
units. Participants emphasized the importance of comprehensive strategies that consider taxation,
zoning regulations, development incentives, and support for both renters and homeowners.
ACCOMMODATING HOUSING DENSITY
Participants recognized the need to accommodate increased housing density in areas with adequate
infrastructure and services. Concerns were raised about the impact of densification on existing
infrastructure such as roads, utilities, and public amenities. Suggestions included investing in
infrastructure upgrades to support higher housing density, including improvements to public water
systems, sidewalks, roads, and transportation networks. Participants emphasized the importance
of balancing growth with infrastructure development to maintain the quality of life and ensure the
sustainability of Quispamsis as it evolves.
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B-1
Appendix B
Quispamsis Housing Survey Results
Question: What is your age range?
Of the 194 participants who completed the online survey, the majority were largely between the
ages of 30 and 64 (80%), with only 10% of participants being over the age of 65 and 10% under 30.
The majority of participants (34%) who completed the survey were between the ages of 50 and 64.
Younger demographics were underrepresented in the survey, with 14 participants aged 20-29.
Housing Needs Assessment Survey - Age Range
Question: How long have you lived in the Town of Quispamsis?
The majority of participants have been living in the Town of Quispamsis for over 20 years (47%), or 11-
20 years (14%), indicating that many participants had deep community ties and extensive knowledge
of the area.
Housing Needs Assessment Survey - How Long Have You Lived in Quispamsis?
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B-2
Appendix B
Quispamsis Housing Survey Results
Question: What is your gender?
Overall, the majority of survey participants were female (61%)
Housing Needs Assessment Survey - Gender
Question: What best describes your residency in Quispamsis?
A large majority of survey participants are year-round homeowners (82%). A small majority of
participants are year-round renters.
Figure 7-4: Housing Needs Assessment Survey - Residency
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B-3
Appendix B
Quispamsis Housing Survey Results
Question: Why did you choose the housing you currently live in? Check all that
apply:
The majority of participants selected that the character of the community was the driving factor
behind their current living situation (115 responses), indicating that this will be an important
consideration moving forward for decision-making. Other top factors included being close to family
(71 responses), affordability, and being close to green space/outdoor activities (68 responses each).
Housing Needs Assessment Survey - Choice of Housing Factors
Question: What best describes your housing situation? Check all that apply:
The majority of participants indicated that they feel comfortable and safe in their homes. Zero
participants selected that they feel uncomfortable in their home which indicates that survey
participants generally have positive feelings and security towards their current living situation. Other
top responses included living close enough to school, work, shops, and services (103 responses) and
having ample room in their house (101). Additional comments indicate concerns about a lack of
affordable housing supply and rising costs, which are restricting choices for some survey participants.
Housing Needs Assessment Survey - Housing Situation
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B-4
Appendix B
Quispamsis Housing Survey Results
Question: Have you been able to find housing in Quispamsis that meets your
needs?
The majority of participants selected that they have been able to find housing in Quispamsis that
meets their needs. 20% of participants were either unsure or have not been able to find housing
that meets their needs. Responses to 'other' primarily highlighted that housing unaffordability has
restricted their ability to find their ideal housing situation.
Housing Needs Assessment Survey - Housing Need
Question: If employed, do you work in:
Most survey participants selected 'other' and provided various jobs and industries that they work in.
Many respondents indicated that they were retired or weren't currently working. Other roles and
industries mentioned multiple times include education, public service, and homemaking.
Housing Needs Assessment Survey - Where Participants Work
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B-5
Appendix B
Quispamsis Housing Survey Results
Question: What is your household income range before tax?
The majority of participants who provided a range indicated that the combined sources of income in
their household added up to $100,000 and over. 22% of participants also opted out of providing their
household income range.
Housing Needs Assessment Survey - Household Income Range
Question: If you own your home, what is the estimated value of your home in the
current real estate market?
Participants had a range of estimated home values. 61% of participants estimated home values were
in the range of $250,000 to $549,000. The highest selection was in the $350,000 to $449,000 at 24%.
Housing Needs Assessment Survey - Estimated Home Value
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B-6
Appendix B
Quispamsis Housing Survey Results
Question: If you rent your home, what is your household's monthly rent (or your
rent if you live in shared accommodation)?
The majority of survey participants are homeowners, and the question was not applicable to
their situation. Household rent at $1500 to $1999 was the top response among renters for 7% of
participants.
Housing Needs Assessment Survey - Household Monthly Rent
Question: If you are currently renting, would you prefer to own your home?
The majority of survey participants are homeowners, and the question was not applicable to their
situation. Of the renters that responded, the majority would prefer to own their home (14%) versus
those that prefer to rent (3%).
Housing Needs Assessment Survey - Ownership Preference
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B-7
Appendix B
Quispamsis Housing Survey Results
Question: If you are currently renting and would prefer to own your home, at
what price range would you consider purchasing a home? Check all that apply:
The majority of survey participants are homeowners, and the question was not applicable to their
situation. Of the renters that responded, 13% would consider purchasing a home if it was priced under
$249,000.
Housing Needs Assessment Survey - Ownership Price Range
Question: Please describe what you personally believe to be affordability in
relation to housing? How do you define "affordable"?
Participants provided many variations on the definition of affordable, the majority of answers were
based on the Canada Mortgage and Housing Corporation (CMHC) definition of affordable, meaning
if it costs less than 30% of a household's before-tax income. Overall, participants expressed a desire
for housing costs to be manageable, within a fair percentage of their budgets. Many noted that
affordability is not just about being able to pay the mortgage or rent but also entails having enough
left over for other essential expenses like utilities, groceries, and transportation, as well as for savings.
Many participants also shared frustration with rising property taxes and housing prices, which are
making it increasingly difficult for people, particularly younger generations and low-income earners,
to afford suitable housing. There is a call for diverse housing options and government intervention
to address these challenges, with suggestions ranging from controlling housing prices and taxes
to providing incentives for developers to build more affordable housing. Overall participants have
a desire to ensure that housing remains accessible and affordable in Quispamsis and Canada as a
whole, regardless of income level.
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B-8
Appendix B
Quispamsis Housing Survey Results
Question: Based on your definition of affordability, do you believe there is a
shortage of affordable housing in Quispamsis?
The majority of participants believe there is a shortage of affordable housing in Quispamsis (77%).
Responses to 'other' primarily noted that they weren't aware as they weren't looking at the housing
market.
Housing Needs Assessment Survey - Ownership Price Range
Question: What proportion of your pre-tax income do you estimate you spend on
housing costs, including utilities?
The most selected answer for participants was less than 30% of pre-tax income being spent on
housing costs, which falls in line with CMHC's definition of affordable. A larger number of participants
are paying more than the CMHC-defined percentage for affordable housing. 53% of survey
participants would be defined as having unaffordable housing costs.
Housing Needs Assessment Survey - % of Income on Housing Costs
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B-9
Appendix B
Quispamsis Housing Survey Results
Question: Considering the needs of all residents in Quispamsis, in your opinion,
which groups need the most assistance to find housing? Check all that apply:
The majority of survey participants indicated that seniors living independently need the most
housing assistance (121 responses), with comments in 'other' noting that generally, seniors need to be
protected in the current housing market. Young adults (94 responses) and single-parent families (93)
also received a high volume of responses. 'Other' comments also noted that all of the above options
need assistance with housing based on the current market.
Housing Needs Assessment Survey - Which Groups Need Housing Assistance
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B-10
Appendix B
Quispamsis Housing Survey Results
Question: What types of dwellings should the Town of Quispamsis prioritize?
Check all that apply:
Overall, the top responses were small apartments (under five stories) (100 responses), single detached
dwellings (100 responses), and townhomes/row housing (96 responses). Responses indicate a
preference for lower-density solutions to providing additional housing, in comparison to large
apartments, which received 41 selections. 'Other' comments noted that greenspace needed to be
preserved and included in new housing, and that garden homes should be considered.
Housing Needs Assessment Survey - Dwelling Priority
Question: What type of lot or property would you be comfortable with?
Survey participants largely prefer large lots with ample yard space (51%), which aligns with the desire
expressed by participants to have living spaces with access to green space.
Housing Needs Assessment Survey - Property Type Preference
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B-11
Appendix B
Quispamsis Housing Survey Results
Question: What are the most important actions governments could take to help
meet the need for affordable housing (please rank in preference)
The question on prioritization below relied on the use of a scale, allowing participants to rank actions.
To simplify the results, a weighted average score is shown below, which shows the average from 1 to
5 that participants indicated as their level of priority. In this example, a lower score indicates higher
priority. Considering this, providing a reduction in government fees when building affordable housing
is considered the most important action, with a weighted average of 2.4, receiving the most first-
place votes with 55 responses, and the most second-place votes with 54 responses. Directly building
affordable housing was the most polarizing option, with a weighted average of 3.2 and receiving the
second most first-place votes (45 responses) and the most fifth-place votes (70 responses).
Housing Needs Assessment Survey - Affordable Housing Action Priorities
Question: Are there any other important actions governments could take to help
meet the need for affordable housing?
Overall, participants shared a variety of solutions for addressing housing affordability. Suggestions
primarily revolved around taxation and rising property taxes causing a burden on homeowners.
Suggestions also included providing incentives for developers to build affordable units, encouraging
renovation of existing developments, and conducting population surveys to establish housing needs.
Other recommendations involve limiting population influx and immigration. Many respondents
emphasize the importance of supporting homeownership through tax breaks, reducing red tape in
the building process, and offering financial assistance to middle-class individuals. Additionally, there
are calls for rent control, caps on rental increases, and subsidies for low-income families. Some express
concerns about the impact of high-density housing on crime rates and suggest focusing on smaller,
more affordable housing options like tiny homes or garden suites. Participants generally have a desire
for comprehensive strategies that consider tax breaks, less restrictive zoning, development incentives,
and support for both renters and homeowners.
B-12
B-12
Appendix B
Quispamsis Housing Survey Results
Question: Is there anything else you would like to add about housing needs in
Quispamsis for this survey?
Participants reiterated the need for affordable housing and to limit the tax burden of homeowners.
Overall, participants are grappling with the balance between growth and preservation. Participants
expressed the pressing need for affordable housing for vulnerable groups like single parents,
seniors, and lower-income families. Many survey participants oppose the construction of large
apartment buildings, which could cause the loss of the town's small-town charm, and express
concerns about increased traffic and crime. Environmental conservation is also a significant concern
among participants, with advocacy for responsible land use planning to protect green spaces
and preserve the town's natural appeal. A desire for greater community engagement in decision-
making processes to ensure transparency and to address participant's needs was also expressed.
Participants consistently mentioned that more services will be needed to support additional density
in Quispamsis. Examples mentioned were public water infrastructure, sidewalks, commercial
businesses, transit, parks, and schools.
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B-13
APPENDIX C
Focus Group Sessions
APPENDIX D
Community Open House Boards