housing

Logements HAN: Telecoms knew for 1.5 years

Nelson Sergerie, LJI

GASPÉ – Telecommunications companies have known since May 28, 2024, that a connection for telephone, internet, and television services would be required for the Logements HAN buildings at the end of Forest Street in Gaspé.

“As part of this project, as early as May 28, 2024, municipal authorities notified telecommunications services and Hydro-Québec that this project was coming. Hydro-Québec acted to connect the housing units as soon as they were ready. However, as far as telecommunications services are concerned, that doesn’t seem to be the case,” says Mayor Daniel Côté.

Tenants with disabilities have been moving in since August 1 and are still without telecommunications service. Furthermore, cell phone service is very limited in the area.

“It’s a shame, especially since we’re talking about a vulnerable clientele who can’t afford to travel like everyone else. These are people who need these services at home, probably more than the average person. It’s a significant need for them. I can’t explain the delays. I’m starting to find it long,” added the mayor.

The Town of Gaspé was contacted during the week of September 1, and the mayor on September 6.
“We started working (on the issue) at the beginning of the week,” says the mayor, noting that no deadline was available prior to the tenants’ media appearance.

It was a group effort to get the file moving. On September 9, Telus employees were seen at the location carrying out work to connect the housing complexes to the network.

The Canadian communications giant responded by email late in the afternoon of September 9. “We understand the Han Logement Group’s concerns. Our team, which has been on site since September 8, 2025, is making every effort to proceed with the installation and activation of services, and this should be completed quickly in the coming days, as planned. The complexity of the work, particularly the limited space within the complex, has caused additional delays and a revision of the initial plans. We thank our customers for their patience,” wrote Communications Director Jacinthe Beaulieu.

According to information obtained by SPEC, the network engineering in the area had to be revised because the line between Montée de Sandy Beach and the complexes, which runs via Forest Street, was not designed to accommodate 32 additional apartments.

A new wire must be installed before connecting the complexes. Its design is intended to eventually accommodate a Phase 2 project currently being planned for HAN Logements in this area.

Logements HAN: Telecoms knew for 1.5 years Read More »

Gaspé informs publicutilities during major projects

Nelson Sergerie, LJI

GASPÉ – With the recent mishap experienced with Logements HAN regarding the connection of telecommunications services, the Town of Gaspé ensures that when major projects are launched, public utility services are informed well in advance of development projects requiring additional capacity.
The question arises in connection with a major project underway by Gestion Bourgade in the Dean Creek area, near the downtown.

“There is a delegation of municipal work to the land developer. Normally, it’s part of the protocol that public utility companies are informed and prepare accordingly,” notes Mayor Daniel Côté. He notes that, in this specific case, there is no construction underway under a building permit.

Sophie Bourdages, Vice President of Gestion Bourgade, notes that the process is already underway.
“Since public utilities such as electricity, optical telephone lines, and cable television will be buried, work will be carried out in parallel with the construction site to provide water and sewer services to the neighbourhood, since this requires excavation,” the manager explains.

Distribution points have been planned at the entrance to each lot so that owners can connect to the services.The work is expected to be completed this fall.

Gaspé informs publicutilities during major projects Read More »

Tenants without telecommunications

Nelson Sergerie, LJI

GASPÉ – Tenants of the new Logements HAN complex, which opened on August 1, complain that neither Telus nor Cogeco offer them adequate telecommunications service, which they say is unthinkable in 2025.

“The problem is that we don’t have internet, television, or a telephone. There are people who need Médicalert services and they need the internet for that, and nothing works. We call the networks, and nothing happens,” says the tenant spokesperson, Gérald Fournier.

The complex accommodates people with disabilities, and for some of them, communication is essential.
Even the cellular network has difficulty functioning in the complex’s parking lot, at the end of Forest Street. Inside the apartments, the signal is practically nonexistent.

“We haven’t heard anything about connection. We try to get it, and often, people hang up on us. We need a phone, TV, cable, and the Internet,” says the tenants’ spokesperson.

The residents don’t even have confirmation of a possible connection date. “Two days ago, they started saying in a few weeks or a year or two,” says Mr. Fournier, who decided to alert the media. “It’s an essential service. This is not right,” he adds.

Housing HAN understands the situation of its tenants. “We usually contact service providers three to five months before the tenants arrive. When we start a construction project, the procedures are public. The providers are aware that we’re coming,” explains Logements HAN spokesperson Yves Comeau.

“In the case of Gaspé, we did this two to three months before the tenants arrived and we specified a move-in date of August 1. Hydro-Québec did what needed to be done. They haven’t had access to the internet, telephone, or cable for a few weeks. We’re a bit like tenants in this situation,” continues Mr. Comeau.

Logements HAN has been in contact with the providers, but hasn’t given a connection date. “In the past, it’s very rare for providers to be unable to connect before the tenants arrived. This is a first for us,” emphasizes the spokesperson.

The organization has projects in Sainte-Anne-des-Monts, Chandler, and New Richmond. It acknowledges the events in Gaspé. “We’re working with municipal governments. We’re aware of these events. When we start a project, these suppliers are certainly already included. We’ll continue our processes. What we can do to make a difference is that when we see that there are fewer people in certain neighbourhoods, we can ask companies to give us technical advice sooner. We’re a bit like consumers. We ask questions and depend on what they tell us,” notes Mr. Comeau.

On the technical side, a source told SPEC that engineering studies had to be conducted, and the conclusion was that the entire Forest Street line had to be redone to serve the 32 apartments, as the network wasn’t capable of providing such a volume.

The equipment arrived on September 4, and installation work began. Telus confirms that the equipment is currently being installed.

Tenants without telecommunications Read More »

Gaspé Municipal Update: Dangerous dog to be euthanized

Nelson Sergerie, LJI Journalist

GASPÉ: — The Town of Gaspé wants to euthanize a dog that has been declared dangerous, which would be a first in the Gaspé Peninsula.

The town is basing its decision on a measure in the Regulation to implement the Act to promote the protection of persons by establishing a framework concerning dogs.

The Quebec government delegated responsibility for dangerous animals to municipalities following various tragic incidents involving dogs in the province through a law passed on June 13, 2018, which came into effect on March 3, 2020.

A notice of intent was filed at the September 2 council meeting. “We have a potentially dangerous dog here, which has been declared very dangerous by a veterinarian. This is a dog that has killed another animal. Everything has been proven and admitted by its owner. We must begin the process of determining what to do with the dog. What was discussed with the council is that since we are dealing with a dog that has been declared very dangerous by a veterinarian, we must issue a notice of intent,” explains the Mayor of Gaspé Daniel Côté, who remains very cautious in the face of a legal and possibly judicial process.
The town became involved following an incident that occurred on July 17, when the “dangerous” dog, a Labrador mix, fatally injured a small dog.

“There are steps to follow. It can take several weeks or even months. We are fortunate to have a veterinarian in Gaspé who can analyze the dog’s dangerousness and behaviour. In this case, it went fairly quickly,” notes the mayor. The owner of the animal has five days to respond to the notice of intent filed by the council.

“All costs and preliminary analyses up to euthanasia, which is the ultimate solution in this case, are the responsibility of the owner,” says the elected official.

The mayor points out that, according to the Civil Code, the owner is responsible for the care, control, supervision, and health of the animal. “We must remember this because I feel that this notion of individual responsibility is forgotten in our society,” says Mr. Côté.

The council was scheduled to revisit the issue on September 15.

The SHQ will have to pay

A 1974 agreement is coming back to haunt the Société d’habitation du Québec (SHQ), which will have to pay 100% of the renovation costs for certain low-rent housing units in Cap-des-Rosiers.

The mayor of Gaspé suggests that this may be related to the construction of these housing units following the mass expropriation of residents when Forillon Park was created.

“A series of low-income housing units were built around the Forillon peninsula. Perhaps it was in connection with this that the SHQ, to make up for the expropriations, assumed 100% of the relocation costs. Perhaps that is the situation. We brought up this agreement and the SHQ agreed to pay 100% of the renovation costs,” says the mayor.

The work is estimated at $8.2 million. If the municipal administration had not brought up this agreement, the town would have had to pay its 10% share, or $820,000.

“We obviously searched for any kind of agreement that could exempt us from the 10% bill. But everything that was in the agreement, we got,” notes the mayor.

There are other low-income housing renovations that need to be done, and the town will pay its 10% share. This is particularly the case for the renovation project on Rue des Grandvillais, a $1.6 million project for which the town will have to pay approximately $100,000.

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New residential building to rise near Saint-Roch overpass

New residential building to rise near Saint-Roch overpass

Peter Black, Local Journalism Initiative reporter

peterblack@qctonline.com

In a reversal of Joni Mitchell’s ode to paving a paradise to put in a parking lot, developers are planning an eco-friendly residential building in what is now a parking lot in Saint-Roch – with a freeway overpass looming over it.

The city is expected to soon approve the permits for a six- storey apartment building, to be called Le Arno, built by Logis-Experts, one of the city’s busiest residential developers.

Jean-François Beaudoin, head of development and real estate investment for Logis- Experts, said in an interview with the QCT the project is unusual – flyé was the word he used in French – in several respects.

The first, and perhaps most obvious, is the location of the proposed $25-million building in a seemingly forlorn spot a few steps from Boul. Charest now used as a parking lot. The site is bordered by Rue des Prairies and Rue de l’Éperon, and for those familiar with the area, it’s around the corner from Comptoir Emmaüs.

Beaudoin said another unusual feature would be the building’s U-shape. The courtyard within the U would be planted with mature trees and vegetation to mitigate the impact of apartments facing each other.

As for the unusual aspect of a new residential building having a busy freeway ramp adjacent, Beaudoin said the block would be built so that no apartment windows would face the structure. “No one will be living under the overpass,” he said.

Building a large structure in a dense urban space is not an obstacle to construction, Beaudoin said. His company has dealt with such constraints in its other projects in the central city.

Beaudoin said the 93 apartments would be mostly smaller units targeted at young professionals who work in the area, citing the example of the Palais de Justice building just around the corner. The building bridges Saint-Roch with the Old City along Rue Saint-Paul with its many restaurants and other businesses.

There will be a handful of larger apartments for families, and a certain number of affordable housing units depending on an agreement to be negotiated with the city.

Beaudoin said his company would not be investing in the Le Arno project and a few others in the area yet to be announced if it didn’t have confidence in the Saint-Roch district. The area has been in the news in recent months with reports of businesses fleeing because of the deterioration of Rue Saint-Joseph and safety concerns in the area.

Before construction can begin, likely in early winter, the soil will be decontaminated, and an archeological dig needs to be conducted on the site, which falls within the limits of the designated historical zone and has been occupied since the early years of Quebec City.

In fact, one of the conditions the city imposed on the proposed building is that it not encroach on what’s known as the Maison Blanche, on Rue Saint-Vallier. The house, built in 1679, was originally on the large property of Louis Hébert, a legendary figure in Quebec history.

New residential building to rise near Saint-Roch overpass Read More »

BRIEF: Work begins on addition to Grande Allée tower

Work begins on addition to Grande Allée tower Work is already underway to add 10 storeys to the apartment building at 153-155 Grande Allée Est. Last week, a crew was erecting a towering crane in front of the building that will be used during the construction period. The owners of the building, Bilodeau Immobilier, had built the current 11-storey building, which opened in 2020, with an eventual addition in mind. The company also owns the Montmorency building behind the Grande Allée tower on Ave. Wilfrid-Laurier. Company general manager Éric Bilodeau previously told the QCT the impact of construction on building residents will be limited by a series of measures (see article in June 11, 2025 edition). (PB-LJI)

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Chapeau to get 24 affordable housing units

K.C. Jordan – LJI reporter

Allumette Island is celebrating a win after new money was released for an affordable housing complex in Chapeau’s lower town, which the municipality hopes can start construction sometime in the next year. 

Federal and provincial governments announced last week that the 24 units would be one of 11 projects to receive money as part of Quebec’s affordable housing program (PHAQ).

The buildings will be located on a parcel of land near Centennial Street and Rochon Street in the lower town of Chapeau. They will be owned and managed by non-profit organization l’Office d’habitation de l’Outaouais (OHO). 

Allumette Island director general Alicia Jones said discussions began with the OHO this spring to bring this project to the island. 

“We had to agree to give certain things in order for [the project] to be eligible,” she said. “One of them was the donation of the land because we own the land where it’s proposed to be built [ . . . ] and to run a water and sewer network to the building.” 

Antoine Bélanger-Rannou, who works in real estate development with the OHO, said his organization saw an opportunity to expand its offerings outside the Gatineau city core.

“It’s not just in the cities that we have a housing crisis right now, there are also rural areas,” he said.  

The OHO will be required to limit rent amounts, according to rates the provincial program determines. Bélanger-Rannou said base rents are $603 a month for a one-bedroom, $744 for a two-bedroom, and $821 for a three-bedroom, plus a yearly cap set by the program. 

Jones said a study conducted by the municipality this winter for the program helped to get a better picture of its residents’ housing needs, including a need for affordable housing. 

“We learned that there is a big housing need in the area, and it was a lot of seniors,” she said. 

Winston Sunstrum, manager of Chapeau’s senior housing complex Résidence Meilleur, said the facility currently has a waitlist of 32 people and he expects affordable units will draw interest from some of them.

“The aging population is looking to downsize from their primary homes, and that bears out today in terms of people that I talked to who are looking towards that in the next few years,” he said. 

Bélanger-Rannou said while the exact size of the units is still to be determined, his organization will work with the Société d’habitation du Québec to choose a prefabricated building that best fits the community’s needs. 

“What we’re doing right now is to define a little bit about the design of the building. So the design phase, what type of unit, the size of the building, the size of the units [ . . . ] that’s really where we’re at,” he said. 

Jones said they cannot break ground on the project until the municipality extends the existing water and sewer network to reach the site. Currently, the municipality is waiting on an application to the Community Housing Infrastructure Fund (CHIF) for the $1 million required to do the work. 

“They’ve already done all the environmental studies, the geotechnical studies, the engineering. We’re ready to go, we just need the money,” she said. 

Chapeau to get 24 affordable housing units Read More »

Royal Bank office building in Old Quebec to go residential

Royal Bank office building in Old Quebec to go residential

Peter Black, Local Journalism Initiative reporter

peterblack@qctonline.com

Built at a time when modern architecture began to invade the Old City in the name of urban renewal, the Royal Bank office tower in Place D’Youville is destined to be transformed into a residential building.

The city has confirmed that the owners of 700 Place D’Youville have plans to convert the 11-storey building into some 115 small apartments.

The impetus for the transformation would appear to be the exodus of the major tenants of the building, including the Royal Bank that built the tower in 1965, gave it its name and was a principal occupant.

The owners of the building, Montreal-based THM Immobilier, confirmed in various media reports the termination of the lease and departure of the offices of the Société québécoise des infrastructures as well as those of the ministry of economy, innovation and energy.

Some 200 Royal Bank employees are expected to relocate to the SAAQ building in Lower Town as of next year, according to a company spokesperson quoted in one report.

Coun. Mélissa Coulombe-Leduc, who represents the downtown Cap-aux-Diamants district, welcomed the news of the coming residential units in a Facebook post.

She applauded the “structural measures” that reflect the city’s push to make housing a priority. The current administration has set a goal of increasing the residential population in the Old City.

She said, “Converting vacant office space into housing is one of the keys to revitalizing and making life in our central neighbourhoods more accessible, and Old Quebec is no exception.

“We are already well positioned to exceed our goal of bringing 500 new residents to Old Quebec with the numerous housing projects underway in the area,” Coulombe-Leduc said.

THM Immobilier spokesperson David Benatar told Radio- Canada, “The project is moving forward, but it’s not yet finalized. We’re accelerating the process to start work as soon as they [the current tenants] leave. We’re estimating costs to see if it will be profitable.”

He said it’s still possible there will be office space available in the building. “Let’s just say there might be room to keep one or two floors of offices. The demand for offices is decreasing; there’s always some, but not enough to occupy the entire building.”

The conversion of the Royal Bank building would not be the first such transformation the company has undertaken. Le Kozi apartment complex at 1005 Chemin Ste-Foy housed the offices of the provincial health and social services ministry before being transformed into 107 rental units.

The QCT was not able to get in contact with Benatar or any other representative of THM Immobilier.

Despite its incongruous lo- cation just outside the walls of the Old City and its modern architecture, the Royal Bank building is considered of heritage value.

The citation on the city’s website says: “Considering the resolutely modern language of the Royal Bank building in the Place D’Youville sector, its excellent formal and material authenticity, the presence of the work of art by Paul Lacroix in the lobby of the building as well as the national and international renown of the architect Fred A. Dawson, the architectural and artistic interest is superior.”

Construction of the building began in 1965, in the immediate wake of the city’s demarcation of the limits of the Old City and establishment of zoning regulations.

The building, the city directory says, is “a witness to its period of construction” and to “the renewal sweeping through the national capital with the development of Parliament Hill, Ave. Honoré-Mercier and the Autoroute Dufferin-Montmorency.”

The building now appears to be part of a new trend to convert office buildings into residential housing.

Royal Bank office building in Old Quebec to go residential Read More »

Chandler wants to continue its development

Nelson Sergerie, LJI Journalist

CHANDLER – The Town of Chandler wants to continue its economic development by analyzing the possibility of building businesses on Commercial Street, on land occupied by the former Gaspésia paper mill.

The municipality has commissioned an environmental study to determine whether structures can be built along this stretch, with the goal of establishing local businesses between the town hall parking lot and the golf course.

“We would have the possibility of having buildable land. We are having it checked to see if the contamination is significant enough to prevent that,” notes the Mayor of Chandler, Gilles Daraîche.
According to the mayor, there is interest from entrepreneurs who would like to set up shop there. If the study is conclusive, construction could begin in 2026 or 2027.

“That was the parking lot at that level. We believe the pollution is a little lower. That’s why we’re having it checked. If there is potential, we will try to make the most of it,” explains the elected official, thinking in particular of the additional revenue in the form of municipal taxes.

A permit for Han Logement

Han Logement has applied for a building permit for its project to build 32 affordable apartments for people with disabilities in Chandler.

The $10 million project will see four complexes of eight units each constructed on Micmacs Street.
“This is a crucial step. They have applied for their permits. We can assume that everything is going well. Construction should begin in late summer or early fall. There has been a slight delay. There was an easement issue with Hydro-Québec. We’ve sorted that out,” said the mayor.

According to the mayor, the organization’s crowdfunding campaign—aiming to raise $400,000—is progressing well. A second phase could add another 24 units to the project.

A three-dimensional dock

Chandler will soon present a three-dimensional model of its proposed redevelopment of the former commercial dock into a recreational and tourism facility.

The mayor hopes this visual tool will serve as a final pitch to convince Ottawa to invest in the project. “It’s a beautiful project, and making it visual shows what the final product will look like. These people came to the wharf and saw the potential. Having this tool can only help us in carrying out the project,” said Mr. Daraîche.

The mayor hopes to present the project to Transport Canada this fall.

Ottawa has expressed interest in transferring ownership of the infrastructure, which has been closed since 2016 due to its poor condition. A figure of $60 million has been mentioned to refurbish the facility before transferring it to the town.

Chandler wants to continue its development Read More »

New Laurier tower caps Medway’s formula mixing medicine with housing

New Laurier tower caps Medway’s formula mixing medicine with housing

Peter Black, Local Journalism Initiative reporter

peterblack@qctonline.com

If things go as planned, in the not-too-distant future, a 28-storey tower containing apartments and medical offices will rise from a lot on Boulevard Laurier which was once home to Red Lobster and Burger King franchises.

The as-yet-unnamed $400-million project is the latest – and largest – venture of the Lévis-based Medway company, which already has four new major buildings slated to be delivered in the region over the next year.

They are the Complexe Santé Rivière Saint-Charles, on Boul. Wilfrid-Hamel; the Complexe Santé in Rivière- du-Loup; Le Kali, the site of a former restaurant of that name on Boul. Charest Est; and Le Taniata, in Saint-Jean-Chrysostome.

The projects are all products of Medway’s formula of combining medical administration services with commercial and residential development.

The latest project at 3000 Boul. Laurier typifies the company’s partnership with the medical community in providing health-care offices and infrastructure within a mostly residential complex.

Company founder and president Yan Boudreau explained in a phone interview how Medway has been working with the Groupe de médecine de famille (GMF) Laurier for about two years to devise the plan.

The GMF, comprising some 18 doctors and currently located across Boulevard Laurier in the Delta building, decided last year to cut ties with the local public Centre intégré universitaire de santé et de services sociaux (CIUSSS) and hire Medway to handle its administration.

The Laurier GMF, which is also a Université Laval- associated teaching facility for family doctors, is the fifth out of six GMFs in the capital region to leave the CIUSSS administration, according to Dr. Caroline Laberge, spokesperson for the unit, as quoted in a Radio-Canada story. It will remain a public clinic.

Boudreau said the latest project follows the pattern Medway has specialized in for the past five years of combining residential housing with medical clinics. “It all starts with a public medical clinic,” in tandem with the city’s “interest in having mixed-use projects [given] all the housing needs.”

Boudreau said his company has worked closely with the city to ensure the project meets the criteria for speedy approval. An important factor, as well, is that the building would be close to the future tramway line.

The building will have 25 storeys with a total of 896 residential units, half of which, Boudreau said, would be designated as affordable housing with rents of less than $1,500 a month. The three bottom floors will be devoted to the GMF once it makes the move to the new building.

Boudreau said he hopes that once the project gets the city’s green light, clearing and excavation of the site would begin in the fall and construction in the spring. Completion is targeted for 2032.

With the Laurier project, Medway now has some 30 buildings in its portfolio, about half of which are mixed medical-residential projects now open or in the works.

Boudreau, 45, is a native of Havre Aubert in the Magdalen Islands who graduated from Western University’s business program thanks to a football scholarship. He left his job in banking 15 years ago and decided to get into real estate.

“When you want to start in real estate, you either have a lot of capital, which I didn’t have, or you find a niche and you find ways to deliver services and products maybe a lot of developers don’t want to take care of, like medical services, which is our core business.”

Boudreau also credits the Medway team of professionals with a wide set of expertise as a reason for the company’s rapid growth.

When it’s completed, the Medway building on Boul. Laurier would be in a three-way tie for third tallest in Quebec City. The Hilton Hotel and Édifice Jules-Dallaire II on Boul. Laurier are also 28 storeys. The two tallest are Place Hauteville with the Delta Hotel at 34 storeys, and the Édifice Marie-Guyart, the Quebec government building which houses the Observatoire de la Capitale, at 33 storeys.

Boudreau said he felt “excited, to be honest” to be taking on “our biggest project ever.” He emphasized the social aspect of what will inevitably be a high-profile and prestigious building on the city’s main thoroughfare.

“We really want to address the capacity of the population to pay rent, and that’s our bet that we [can] deliver new and really nice-looking units with the affordable rent.”

New Laurier tower caps Medway’s formula mixing medicine with housing Read More »

Delayed Opening at Demeure Toi

Jean-Philippe Thibault, LJI Jounalist

GASPÉ – Autistic adults in Gaspé who were scheduled to move into their brand-new living space with Demeure Toi in mid-July will have to wait at least until the fall due to lack of funding.

“Yesterday (June 23), we informed our candidates, who have been in preparatory activities since March, that their entry will be delayed. We’ve just caused them stress and anxiety,” deplores Claudine Dupuis, president of Demeure Toi, a play-on-words name that means house, you and roof, in French.

The non-profit organization is behind the vast project for an adapted and inclusive living environment for 11 autistic adults in downtown Gaspé. The former Colombian Centre—which for many years housed the Ardoise bar, near the Cathedral—was demolished in 2023, and construction began last year. The project is estimated to cost nearly $9 million.

Lack of Funding

Except the funds needed for its operations have not been forthcoming. In a June 23 public statement that caused quite a stir, Demeure Toi explained that it received a promise in August 2024 from Minister Lionel Carmant, responsible for Social Services, for a recurring budget of $318,242 per year to support the residents’ needs. This was reportedly confirmed by Gaspé Member of the National Assembly (MNA) Stéphane Sainte-Croix.

The money is used, in particular, to hire service coordinators and clinical staff, as well as for continuing education. “It’s not an apartment building. Autistic adults can’t get home alone with their luggage. They need to be prepared with an intervention plan,” explains Claudine Dupuis, who has been actively involved in this project as a volunteer since 2015.

The service agreement proposed by the CISSS de la Gaspésie, however, would only be for $50,000 per year, which is considered largely insufficient and, more importantly, does not fulfill the promise, the non-profit organization laments.

In 2022, a grant of up to $3.65 million was awarded to Demeure Toi to enable the housing project to be carried out. This was part of a Canada-Quebec agreement concerning the Rapid Housing Initiative concluded between the Société d’habitation du Québec and the Canada Mortgage and Housing Corporation.

A year later, an additional $5.3 million was added, since the building was beyond repair and would have to be demolished and rebuilt rather than renovated. “It’s paradoxical to have a grant of nearly $9 million, but on the other hand, we’re not able to raise the money to offer the services,” notes president Dupuis.

Miscalculation?

According to Demeure Toi, the low amount received compared to the expected amount is explained by the tenant service needs assessment tool, which is actually a tool for people with reduced autonomy that produces results that underestimate the specificities of autism.

“The CISSS assesses our future residents for functional autonomy needs. We feel that it doesn’t measure the autistic dimension; the challenges they face, such as disorganization and anxiety. It’s the financial vehicle that’s not good. They take it in an envelope based on certain criteria, and we don’t fit into that,” explains Claudine Dupuis.

The news broke out four weeks before the official opening, expected on July 20.

Unique project

The Demeure Toi project is tailor-made to meet the specific needs of autism, promoting autonomy and socio-professional inclusion. The concept is unique in Eastern Quebec. “They don’t arrive here with their suitcase playing video games. They engage in a process to create a life project and develop their autonomy. For that, we need preparatory activities; getting them moving before entering, then we update these activities and support them in their process,” explains Claude Dupuis.
The nearly completed building includes 12 supervised housing units, a unit for a resource tenant, a studio for an educator present on weekends, as well as community spaces: a communal kitchen, lounge, sensory stimulation room, multipurpose room, calming room, satellite office, and administrative office.

The facilities will be open in 2026 to non-residents with autism and their families, to strengthen community inclusion. “We want to demonstrate that with rigorous and consistent support, we can bring them elsewhere. Some already work part-time. It’s a forgotten clientele. We wanted to make a difference and show that we were going to succeed…” concludes Claudine Dupuis.

She doesn’t rule out the possibility that the building may never open if funding isn’t forthcoming, and that the announced reduction in funding is a direct consequence of healthcare budget cuts.
Demeure Toi also points out that the promised funding was supposed to be allocated three months before the opening, but that nothing has been forthcoming yet.

Delayed Opening at Demeure Toi Read More »

Tenants March Through Parc-Extension Demanding Rent Control

By Matthew Daldalian, Local Journalism Initiative Reporter

Dozens of Montrealers gathered in the rain Saturday to protest new rent regulations introduced by the Quebec government, calling for a province-wide rent freeze and stronger protections for tenants ahead of Moving Day.

The demonstration, organized by tenant advocacy groups and local housing committees, was held in Parc-Extension in front of Parc metro station where rent hikes have hit particularly hard in recent years.

New Rent Regulation

Protesters say the government’s newly announced rent control formula, which uses a three-year average of the Consumer Price Index to calculate increases, will push housing costs even higher over time.

“It’s being disguised as a good thing when it actually harms tenants,” said Lina Sam, a Montreal renter and the creator of the Instagram page TenantRightsQC, which shares accessible legal information, updates on housing policies, and practical advice for renters in Quebec.

Sam pointed out that while the new formula may appear fair in the short term, it paints a misleading picture due to this year’s unusually high rent hikes. “This year looks better using this method because we’ve had the highest increase in over 30 years, so anything would be better than this. But if you look at the years before, and certainly going forward, this method of calculation will not be beneficial.” She warned that normalizing such spikes could set a dangerous precedent for future rent increases.

Housing Minister France-Élaine Duranceau has defended the new formula as a way to stabilize rent hikes for both tenants and landlords, but advocates argue the regulation is being rolled out without proper consultation and could compound the housing crisis.


Moving Day

Amy Darwish of the Comité d’action de Parc-Extension (CAPE) said the timing is especially troubling. “It’s about one month before July 1st. We’re anticipating it’s going to be a rough one for tenants this year,” she said. “The indicators were already the highest we’ve seen in about 40 years.”

Darwish, who both lives in Parc-Extension and works with local tenants, says many of her neighbors are already buckling under the pressure. “People were already kind of pushed to the limits. Rents were already astronomically high, and many people are saying that they can’t afford to pay more,” she said. “We’re really worried that a lot of people are going to end up having to take second and third jobs… or face eviction for non-payment.”

CAPE and other groups are calling for the government to withdraw the regulation and implement enforceable rent control legislation. They say landlords routinely skirt existing rules and tenants often don’t know they can contest unlawful rent hikes.

“There are rules in place that landlords are supposed to follow, but there’s no repercussions happening when they break those rules,” Sam said. “Tenants don’t always know that they can say no to rent increases.”

Advocates from across the borough opened the event with speeches, denouncing the rising cost of living and calling on the provincial government to take immediate action. After the speeches, protesters marched through the neighborhood, chanting and holding signs, before concluding the demonstration in front of Metro Acadie.

Both Sam and Darwish said they’d like to see more for tenant education and solidarity at the neighborhood level, especially for those who couldn’t make it to the protest.

“We encourage tenants to get to know their neighbors,” said Darwish. “Often it’s difficult to fight rent increases alone, but together we can fight them as a way of responding to this crisis.”

Broader Campaign

With Moving Day around the corner, many fear the worst is yet to come. The protest is part of a broader campaign led by the Regroupement des comités logement et associations de locataires du Québec (RCLALQ), which has launched a petition demanding the new regulation be scrapped.

Darwish called the formula “a gift to landlords,” accusing the housing minister of exploiting the crisis.

Advocates are also demanding that the province introduce permanent rent control measures, following examples like Ontario, where annual rent increases are capped by law. For tenants like Sam, the issue runs deeper than numbers. “Housing is such a basic thing,” she said. “If we can’t afford our rents, we can’t focus on other things. Housing is at the base of it all.”

Tenants March Through Parc-Extension Demanding Rent Control Read More »

Ambitious residential development plan for Gaspé 

Nelson Sergerie, LJI Journalist

GASPÉ – A “second downtown” near the current downtown in Gaspé is on its way to becoming a reality, as developer Gestion Bourgade plans to build 320 housing units, an investment that could reach $65 million during Phase 1. 

In the works since 2021, Gestion Bourgade has signed an agreement with the Town of Gaspé to build the main infrastructure on a 50-50 basis, and to acquire land from the developer at a cost of $2 million as a land reserve for future housing projects. “We had an idea, and when we reached the bidding stage, general contractors told us it was a big project. Our vision is so clear, and the information we received indicated we were heading in the right direction,” says Sophie Bourdages, Vice President of Projects and Administration at Gestion Bourgade. 

The company plans to invest about $5 million in infrastructure and has already allocated $2 million to acquire land near the Ruisseau Dean area. 

Twenty-two lots have been created for Phase 1, and the permitted uses include a minimum of six housing units, multi-unit and multi-family housing, condominiums, and local businesses. “We’ve never seen a project of this magnitude before, and I don’t think we’ll see it again for a long time. Phase 1 alone is quite a colossal project. We’ve been working on it for four years.” I’m looking forward to seeing it come to fruition because we’re in a serious housing shortage,” says Mayor Daniel Côté, even though some 500 housing units have been built in recent years. 

“Our role will be to sell our subdivision project in compliance with regulations to ensure we rebalance the rental market in Gaspé,” says Ms. Bourdages, noting that the vacancy rate is only 0.3%. 

The project includes the construction of three streets over 900 metres, water, sewer and storm water systems, pedestrian and bicycle lanes, and retention basins. 

Construction is expected to begin at the end of the summer. The streets should be ready for transfer to the town by the end of the fall, with paving scheduled for next summer. 

“We’ll cover 50% of the cost. The costs still need to be determined. We’re talking about several million dollars. The exact costs will be known once the plans and specifications are completed,” emphasized the mayor. The neighbourhood will be accessible via York Boulevard South and Frémont Street. The idea is to create living environments. 

Creating 320 housing units in the first phase doesn’t scare the entrepreneur. “We’re confident because the deficit is so large and has been for so long. We believe that businesses that are unable to attract workers due to a lack of housing will need this infrastructure,” says 

Ms. Bourdages. 

The developer has given itself seven years to see the 320 housing units built, and they’ve already been approached by other developers. “The segment of the population that has approached us the most is the over-60s who are thinking of selling their house to move into an apartment to avoid worries, people who will have a good retirement. We’re realizing that this is a segment, and that’s why we’re saying we’re rebalancing the rental market,” says Ms. Bourdages. A commercial lot was sold to a partner notary firm early in the project. 

Once Phase 1 is completed, the town will receive approximately $800,000 in additional tax revenue. 

The town plans to purchase land to create a land reserve. “We intend to acquire $2 million worth of land that already has a higher market value. We can reserve a portion of it for social housing. We’re doing business at the municipal level,” says the mayor. 

“The more housing we build, the more people will want to come here. I have faith that the 320 units will contribute to the growth of Gaspé,” concludes Mr. Côté. 

Ambitious residential development plan for Gaspé  Read More »

Two 20-storey towers on Grande Allée among city’s housing surge 

Two 20-storey towers on Grande Allée among city’s housing surge

Peter Black, Local Journalism Initiative reporter

peterblack@qctonline.com

The city administration is accelerating approvals of 18 residential projects in many sectors of the city, including two towers on Grande Allée, aimed at addressing what it identifies as a looming housing crisis.

Armed with statistics showing significant population growth in the coming years, Mayor Bruno Marchand announced at a May 20 news conference the fast-tracking of construction that will create some 2,850 housing units.

The projects are to receive approval from city council over the next two council meetings, and be under construction over the next year. Some 420 of the units are to be designated social housing.

Marchand, making the announcement at the Videotron Centre, said, “The housing crisis in Quebec City requires us to make a major push for housing creation, not only to meet current needs, but also to anticipate future needs.”

A chart contained in a presentation at the news conference showed the city’s population grew by 40,000 people over the past three years, an increase of 2.4 per cent.

Coun. Marie-Pierre Boucher, executive committee member responsible for housing, said Bill 31, which gives municipalities the power to ignore some regulations to encourage the construction of housing, also allows the city to “require construction conditions that ensure a distinctive architectural quality as well as the implementation of innovative and sustainable features, among other things, in terms of development, mobility and planning.”

She said the units being jump-started, after negotiations with developers, are part of the city’s grand plan for housing, which aims to build 80,000 new units by 2040.

Part of the criteria for approval of the projects was their proximity to urban transit services, including the proposed tramway.

Of the 18 projects, with a total estimated value of $819 million, the one destined to create the most units is that planned for 3155 Chemin des Quatre-Bourgeois, a site now occupied by a deconsecrated church, where a 401-unit structure is to be built.

Two of the projects are on Grande Allée, and both of them have controversial aspects. One of them will be a new building on what is now an empty lot on the corner of Rue de l’Amérique-Française and kitty-corner from the Hôtel Le Concorde. The long-deconsecrated Saint-Coeur- de-Marie church had been on the site since 1920 until it was demolished in 2019 due to its deteriorating condition.

The property owners, Société Immobilière Lessard, had proposed several residential projects for the prime location, but the city refused each as being too high for that site. The developers’ latest proposal, a nine-storey parking garage, was also rejected, and the stalemate ended up in the courts.

Now the city has dropped its opposition to height restrictions for the site and will authorize a 20-storey residential building which could be under construction as of next year. The building would contain 200 residential units, according to the city.

Loïk Lessard, president of the development company, declined to comment on the project pending a public consultation session scheduled for June 16. All 18 projects will be presented to the public over the coming weeks, with details available on the city’s website.

A few blocks west, the city is prepared to approve a 10-storey addition to the new 11-storey apartment building at 155 Grande Allée Est, adding 74 units to the existing 150 units.

According to a building resident who did not want to comment publicly, the developers, Bilodeau Immobilier, informed tenants of the impending project at a recent meeting. A request to the company for comment had not been answered as of press time.

Bilodeau also owns the building behind the Grande Allée property, the Montmorency, as well as several other rental buildings around the city. The company recently purchased the Catholic diocese’s property on Boul. René-Lévesque with plans for a residential complex.

The city’s acceleration of these particular housing projects did not receive unanimous plaudits. Transition Québec leader and mayoral candidate Jackie Smith, the councillor for the Limoilou district, said Marchand had “sold his soul to developers.”

Official Opposition and Québec d’abord leader, mayoral candidate and councillor for the Maizerets-Lairet district Claude Villeneuve said the jump-started housing initiative smelled of “pre-election panic.”

Marchand denied charges of “giving the keys to the city to developers.” He said, “If cities start building housing themselves, it is a financial disaster. This is not our level of expertise, this is not our level of competence. We must work with people who have this level of competence and who take the risks.”

Two 20-storey towers on Grande Allée among city’s housing surge  Read More »

Phase one of new housing project is underway in Saint-Anicet

Sarah Rennie – LJI reporter

The Club de Golf Saint-Anicet will soon be welcoming more than golfers, as construction is now underway on the Domaine Port-Lewis residential project just steps away from the green. 

The housing development, which features custom-designed single-family homes on large lots, was officially launched on April 25 at the golf club. Developers Marc Faubert, Patrice Bougie, Naim Baksh, and George Maziotis were all present at the launch, as were real-estate partners Judy Pomminville and her team, and representatives from Elli Construction and the Caisse Desjardins du Haut-Saint-Laurent.  

Also present were Sainte-Barbe mayor and MRC du Haut-Saint-Laurent prefect Louise Lebrun, Saint-Anicet mayor Gino Moretti, and several municipal councilors. 

Faubert and Pomminville presented the project, which will see at least 126 lots developed over three phases at the golf course.  

“We understand that in the regions, we do things differently,” said Faubert, who emphasized the importance of harmoniously integrating the development within the surrounding area and the natural environment. “I think this project is unique,” he added, noting their decision to offer large 30,000-square-foot lots and to work with the rolling terrain at the club. “It gives the project a cachet,” he explained, adding that property owners will have privileged year-long access to the walking trails on site and the golf course. 

Pomminville mentioned her experience working with Elli Construction on housing developments in the area, including the Domaine de la Vallée des Outardes in Ormstown, the Projet West in Huntingdon, and the Domaine des Brises in Saint-Stanislas-de-Kostka. She agreed that Domaine Port Lewis represents a unique project. 

Faubert admitted the project has taken time to develop, and he thanked those who signaled their interest as far back as 2020 and who have stuck with it. He also thanked the municipality of Saint-Anicet for their cooperation and belief in the project. Mayor Moretti praised the developers in turn for their vision and insistence on creating harmonious living environments. “Saint-Anicet is the paradise of the Haut-Saint-Laurent!” he exclaimed. “We need to be looking ahead at the future. This project will go far beyond the first phase. There is so much potential,” he said. 

Faubert confirmed that lots are already being reserved for the first phase of construction, and project partners expect to begin signing contracts in early May. The developers anticipate the second phase will begin later this year, in the fall. 

Phase one of new housing project is underway in Saint-Anicet Read More »

Homelessness on the rise amid housing crisis, public health officials say

Homelessness on the rise amid housing crisis, public health officials say

Ruby Pratka, Local Journalism Initiative reporter

editor@qctonline.com

Public health authorities in the Capitale-Nationale region estimate that the number of homeless people in the region is rising by eight to 10 per cent year-on-year amid the ongoing affordable housing shortage. The CIUSSS de la Capitale-Nationale made the estimate on the day of the periodic regional homelessness census, April 15.  

“Every week, there are new faces coming to seek help at [organizations offering assistance to homeless people] – people who are coming for the first time,” said Frédéric Keck, assistant director for homelessness and partnerships at the CIUSSS. “Social assistance for a single person in Quebec City is $829 [per month]. Try to find a place to live for that amount and keep enough left over for your other needs, and you’ll understand why people fail. It’s hard to get and keep a place to live.” 

The homelessness census, funded by the provincial and federal governments and overseen by regional public health bodies with support from volunteers and local nonprofits, has been carried out across the province every three years since 2018 (although the 2021 census was rescheduled to fall 2022 due to public health concerns).  

“The numbers help us give data to the impressions that we have,” Keck said. “People say homelessness is on the rise, and this allows us to quantify that impression. We had an increase of 36 per cent between 2018 and 2022 and it looks like we are at closer to 16 per cent between the [2022 and 2025] exercises. 

“The point is not to get an exact number [of homeless people in a given area] but to get an idea of the size of the situation,” Keck told the QCT after the census. He explained that about 120 trained volunteers fanned out in neighbourhoods across the city, speaking to everyone they crossed paths with for a voluntary survey on their housing situation. The information gathered from the survey, along with data collected by nonprofits serving homeless and housing-insecure people, helps the CIUSSS to paint a picture of the number of homeless people in the region, the situations that lead to homelessness, and how housing-insecure people survive. 

“The census will help us make sure we’re intervening in the right places, understand what the breaking points are that put people on the street and how we can help someone before they become homeless,” he said. 

Although detailed data for the 2025 census was not available as of this writing, eviction (22 per cent), substance abuse problems (21 per cent) and insufficient income (17 per cent) are the three most common reasons participants gave for losing their homes in 2022. When asked how they managed to pay for their basic needs, 60 per cent said they received social assistance, 19 per cent cited “begging, collecting empty bottles, sex work or selling drugs,” and 17 per cent had at least some employment income. 

About one-third of homeless people, and one-sixth of those who had recently slept outside, were women. Members of the LGBTQ+ community and Indigenous people made up larger proportions of the homeless community than of the general population, an overrepresentation which Keck also noticed during the 2025 survey. “We have to see what we can do to better collaborate with the Centre Mamuk or the Centre d’amitié autochtone to help Indigenous people who are struggling,” he said. Across all age, gender and ethnic groups, 56 per cent of respondents said they wanted assistance to get and keep a home and 39 per cent said they wanted places to socialize and meet new people. 

Although the causes of homelessness are multiple, the common denominator is the lack of a place to live. “The current vacancy rate [for rental housing] in Quebec City is 0.8 per cent, and it’s lower than that for [apartments accessible to] vulnerable people,” Keck said. “We have the PRISM project [supervised housing for mentally ill formerly homeless people], the Stabilité résidentielle project [for at-risk young adults] and the Salvation Army project [conversion of the former Salvation Army centre in Vieux-Québec into a shelter equipped to treat people with substance abuse problems]. But the reality is, housing poverty is growing and there are more people in precarious situations than we can help.” 

Keck encouraged people who want to help the homeless community to donate money, time or supplies to a local nonprofit. “Local organizations do an extraordinary job, and it’s important to help them – they’re the ones on the front lines.” 

Homelessness on the rise amid housing crisis, public health officials say Read More »

Transitional housing community planned for Beauport

Transitional housing community planned for Beauport

Ruby Pratka, Local Journalism Initiative reporter

editor@qctonline.com

If all goes according to plan, six formerly homeless Quebec City residents will move into temporary housing in Beauport in June, as part of a pilot project announced by the Ville de Québec, the city’s public housing authority, the Quebec government and the CIUSSS de la Capitale-Nationale.

Four modular units similar to portable classrooms will be set up on vacant city-owned land adjacent to the Parc-O-Bus D’Estimauville. Three of the units will be divided into two studio apartments each, and the fourth will house a common area, a laundromat and offices.

“These new transitional housing spaces will provide individuals experiencing homelessness or at risk of becoming homeless with a stable and safe living environment for a period of 30 to 60 days, before transitioning to independent housing,” city officials said in a statement.

“The small number of units will allow the CIUSSS de la Capitale- Nationale residential stability team to provide tailored support to residents. Admitted residents will be recommended by community organizations, partners and the healthcare network.”

The apartments will be maintained by the public housing authority, and a yet-to-be-determined community organization will be responsible for social activities. The city will loan the land, waive permit fees, reimburse costs related to site development and connect the units to municipal water and sewer networks. The $1.7-million project will be funded jointly by the Société d’habitation du Québec, the CIUSSS and the city.

Coun. Marie-Pierre Boucher, member of the city executive committee responsible for hous- ing, told the QCT the project takes some inspiration from a similar project backed by the Nova Scotia government; that project, launched in Lower Sackville, N.S. using tiny homes, opened in late 2024 with capacity for 70 people. Since then, two additional “shelter villages” have opened in Halifax, according to the Nova Scotia Ministry of Housing and Social Development. Boucher said a project of that size was not planned for Quebec City, but the city was open to expanding the Beauport project or creating others in other areas if the first pilot project went well. Quebec City chose a version of the “tiny home” model because “it can be installed quickly, and if we have to move it in two years, we can do that,” she said.

“We looked for city land that would be accessible, that was big enough and that could be hooked up [to the power and water networks] quickly, where there were support organizations and where people would have access to public transit and to things like a grocery store and a pharmacy,” she added.

She described the project as “a springboard for people who have lost their home or who are coming off the street … who will go live in an apartment afterward.”

Frédéric Keck, assistant director of partnerships in the mental health, homelessness and addictions division of the CIUSSS de la Capitale-Nationale, said he hoped the project would help people at risk of homelessness stay off the street. “If we can get people soon after losing housing, that’s a win; after a year in the street it is a lot more complicated to bring people back into housing. Our shelters are overloaded and anything we can do to reduce pressure on them is a good thing.”

He acknowledged that amid the ongoing shortage of affordable rental housing, finding permanent housing for residents at the end of their two-month stay in the studio “will be our biggest challenge.”

An information session on the Beauport project was planned for April 8, after this newspaper went to press. “We’re not catapulting this project into people’s backyards,” Boucher said. “We’re working with the CIUSSS and the community sector to have a safety net around these people.”

“Just because someone is homeless doesn’t mean they’re a delinquent,” Boucher said. “But a lot of people with chronic homelessness can have mental health problems or drug problems … and there’s an element of fear of the unknown – if you or I dress differently and hang out in a park, we might provoke anxiety and fear in some people,” she said. “The fear is legitimate and we need to understand where it comes from.”

Although Mayor Bruno Marchand campaigned on a long-term plan to reach “zero homelessness” in 2021, the city is dealing with a stubborn homelessness problem which advocates say is exacerbated by inflation, the ripple effects of the pandemic and an acute shortage of affordable housing. A recent report by the Quebec Ministry of Health and Social Services indicates that the number of homeless people in the Capitale-Nationale region living in shelters or other emergency resources rose by 16 per cent between 2022 and 2024.

On April 3, the city announced a campaign in collaboration with philanthropist Claude Choquette and his family and the Fondation Dufresne-Gauthier to raise $3.2 million to shore up the Porte-clés program, an initiative run by nine local organizations, including Lauberivière and YWCA Québec, aimed at offering people coming out of homelessness a place to live with no preconditions; the same week, Le Soleil reported that the CIUSSS had revived a plan — shelved when the pandemic hit — to open a shelter with medical services and social support in the former Salvation Army facility on Côte du Palais. That facility, with space for 30, should open in early 2026.

Transitional housing community planned for Beauport Read More »

 Han Logements Confirms establishment in Chandler and launches fundraising campaign

Nelson Sergerie, LJI

CHANDLER: – A grassroots fundraising campaign for the 32-unit affordable housing project for people with disabilities was launched on March 18 in Chandler. 

The developer, Han Logements, must raise $400,000 from the community to complete the financial package for the project,which is estimated at approximately $10 million and will be located on Rue des Micmacs.  “We have an innovative model that involves a multitude of partners, including small and large donors from the community,” said Han Logements President and CEO Anik Roy Trudel. 

The project will consist of four eight-unit buildings, for each complex the community will need to raise $100,000.  Desjardins has already announced a contribution of $64,000, and a private contributor from Percé has contributed an undisclosed amount.  The total is already approaching $100,000, nearly a quarter of the fundraising goal.  The Town of Chandler donated the land, valued at approximately $100,000. 

“Once we have the community’s contribution, it’s the basis that allows us to go knocking on the doors of foundations and major donors, and  we tell them that the project is already supported by the Chandler community and the surrounding area; they want “We want to start with a first phase of 32 housing units, and there’s the possibility of increasing to 56 units in a secthe project, and that puts their shoulder to the wheel,” notes Ms. Roy Trudel. 

“We want to start with a first phase of 32 housing units, and there’s the possibility of increasing to 56 units in a second phase,” adds Ms. Roy Trudel.  The goal is to begin construction this year once the financial package is complete. Initial studies had detected contamination on the chosen site, but further studies resolved the problem. 

“It took time, but we had the Town’s support. We conducted additional studies and, with the ministry, were able to determine that it was natural contamination. We can move forward,” explains Ms. Roy Trudel, who points out that this constraint has added minor delays. 

The units will accommodate people with physical or intellectual disabilities, those living with autism spectrum disorders, as well as seniors with certain physical limitations.  “We’re targeting people living with disabilities,” she says. The units are designed to make life easier for tenants, such as the absence of a door step for people with reduced mobility. 

For the mayor of Chandler, this project represents the culmination of a long process.  “We’ve been waiting for this day. Work should begin in April or May, with delivery within a year. We’re very happy,” says Mayor Gilles Daraîche. “We donated $100,000 worth of land, and that was our starting point for the project. We were very happy to contribute to it so our residents could benefit from it,” added the mayor. 

Phase 2 of the project will be built on the same lot. 

Boosting construction in Chandler 

This initiative is driving increased construction activity in the town of Chandler. “We see that people are starting to come. It’s just one start, and it’ll get the others going,” believes the elected official, who estimates that some 80 housing units will be built in his municipality by 2025. 

Another priority is expanding daycare spaces. 

A 71-spot daycare centre was built and opened last year, and a project for a 12-spot community daycare is currently being developed in the former printing plant. 

However, demand remains high. “We can never have enough (daycare spots). We hope that more people will settle in Chandler. We always need more daycare spaces, we always need more housing. We hope to have another mandate to do it,” notes the mayor who will be running for mayor next November. 

Other projects are progressing 

Construction of 32 housing units in Gaspé is progressing. “We’re aiming for early August, August 1, to welcome the first tenants,” emphasizes Ms. Roy Trudel. Construction on the Forest Street extension began in June 2024. “There’s also potential for a phase 2 there. The mayor would like us to start quickly. There’s space on the same lot. It’s being evaluated,” she says. 

In Sainte-Anne-des-Monts, the municipality has donated land, and the project is now in the financing phase and in Haute-Gaspésie, plans are underway for a 48-unit, housing project valued at $15 million. 

New Richmond has been mentioned as the next development site. “I don’t want to comment, but it’s something we’re evaluating very seriously. We’re working with the municipality, but we’ll see about the timeline. There’s a lot of interest in the Gaspé Peninsula. Han Logements is continuing its momentum, and it’s important to meet the needs of the population,” says Ms. Roy Trudel. 

In Avignon, no projects are under development. “We’re always open. We go wherever there’s a community or a municipality that wants a project,” says the president and CEO. 

 Han Logements Confirms establishment in Chandler and launches fundraising campaign Read More »

Changes to Grande Allée residential project get city approval

Changes to 955 Grande Allée residential project get city approval

Peter Black, Local Journalism Initiative reporter

peterblack@qctonline.com

Six years after buying the former Loto-Québec building on a prestigious site on Grande Allée, the family-owned development company appears to have the green light to transform the property into a housing complex.

It took three revisions of the initial plan, but according to Karine Simard, vice-president of Immeubles Simard, the city now seems ready to endorse the 145-unit project.

“We hope to obtain the change to the PPU (plan particulier d’urbanisme or urban development plan) in the spring and begin construction of the project in the fall. Look- ing forward to it,” Simard said in an email to the QCT.

The latest changes were unveiled at a Feb. 25 public consultation session. According to city documents, the zoning changes will be voted on and presumably approved by the end of April. The changes pertain to residential usage, maximum building height, the number of parking spaces and the amount of green space. The essentials of the plan are to build a residential building on the parking lot in a U shape behind and beside the existing building, located on Grande Allée between Ave. de Laune and Ave. de Mérici. The key to the city’s approval was the addition of green space between the buildings and the street, as well as the reduction in height of the building along Ave. de Mérici Sud from four to three storeys.

The cedar hedge that currently runs along that section of Ave. de Mérici will be preserved and all but six of some 80 mature trees on the property will be retained. Simard said the changes are “the result of several compromises that will allow Grande Allée to retain its beauty.”

The original building, opened in 1958 as an insurance company office, served for many years as the head office of Loto-Québec. The structure would stay essentially the same under the development plan, although it would be renovated to accommodate office tenants and a daycare centre.

Fifteen per cent of the units would be reserved for affordable housing; the entire project has sanction from the city based on its plan to increase the number of residential units.

Besides the 955 Grande Allée project, Immeubles Simard has several other projects under construction or in development around the city.

It was involved in two major projects in the Montcalm district in recent years, the Le Vitrail complex incorporating two historic villas on Chemin Sainte-Foy, and Les Étoiles on Grande Allée Est, a project on the site of a former monastery.

Changes to Grande Allée residential project get city approval Read More »

Gaspé approves 84-unit housing project

Nelson Sergerie, LJI Journalist

GASPÉ – Les Habitations de la montagne’s 86-unit affordable housing project has received final approval from the Gaspé municipal council, allowing the project to move forward. 

The approval was given during a special council meeting on February 24. “The last stumbling block in the file was a resident of the sector who opposed the project. There were discussions between him and the developers to mitigate the impacts of the project,” said Mayor Daniel Côté. 

The units will be located near the MAPAQ (Ministry of Agriculture, Fisheries and Food ) offices in the Sandy Beach sector of Gaspé. 

Modifications were made to address concerns, including traffic management during construction with a fenced-off area and reduced visual impacts. 

The developer has until 2029 to complete construction. While not speaking on behalf of the developers, the mayor estimates that the units could be ready by late 2027, with construction set to begin in 2026. 

“According to the latest available statistics, we went from a vacancy rate of 0% to 1%. It’s still a good improvement, but we’re still far from the equilibrium threshold. That’s why we’re continuing to invest in housing,” says Mr. Côté. 

Over the past five years, 533 residential units have been built in Gaspé. “The shortage is getting less and less severe. At one time, we never saw any housing listed. Now, there are some. It’s a sign that we’re on a positive trend in the housing shortage,” believes the mayor, who is maintaining the pace to bring in construction. 

The elected official also highlighted Gaspé’s population growth, with 490 new residents added in the past year. 

“In my humble opinion, the growth is far from over.” As long as we can build housing, I think there will be people to occupy them and contribute to our development,” continued the mayor. 

With new residents comes an increase demand for daycare spaces. 

The project for 100 new spaces at the Voyage de mon enfance Centre petit enfance (CPE) is also taking a step forward as the Town has agreed to sell part of the land it owns near Carrefour Gaspé. 

However, the project for the 144 units that was supposed to be built on the adjoining land will not see the light of day, according to the mayor. 

“The project was aborted because of the elements already mentioned. There are legal proceedings in the file. I won’t go too far in my remarks. The project has not been working for some time. We want to take back the land to do something else, whether it be housing or something else,” said the mayor. In February 2024, the Town threatened to use its termination clause, granting it the right to take back the land, since the deadlines had become too long for the project to be completed. A warning was applied in September. 

Logements CVP had purchased the municipal land in September 2021 for $300,000, though it was valued at $566,000 at the time, with plans to develop Le Domaine de la Baie. 

The investors had also deposited a $266,000 security deposit, repayable in four installments each time a complex was built. 

The project included four buildings of 36 units each, with one to be constructed per year until 2026. CVP had committed to breaking ground by December 31, 2023. 

Gaspé approves 84-unit housing project Read More »

Former hotel and homeless shelter to become apartment complex

Former hotel and homeless shelter to become apartment complex

Peter Black, Local Journalism Initiative reporter

peterblack@qctonline.com

It was once an upscale hotel, then it became a homeless shelter; now the landmark building on Rue Saint-Paul across from the train station is being transformed into a modern housing and commercial complex.

The home until recently of the Lauberivière homeless shelter, the four-storey corner building with the distinctive tower will become Le 401, reflecting the building’s civic address, with 142 apartments built into the existing structure plus a new annex.

The project’s lead developer is family-owned C76 Investissements, in partnership with other companies, including Beauce-based steelmaker Groupe Canam.

The $52-million project, with some $3 million from city funds, was announced at a news conference on Feb. 24, with municipal officials in attendance.

The project will give the building “a third life,” C67 president Jérôme Côté told the QCT. The building opened in 1927 as the Château Champlain, in which then-mayor Joseph Samson was a share- holder; the hotel was strategically located across the street from the train station.

In 1981, the building was put up for sale and a group organized by the Catholic Diocese of Quebec turned it into a shelter two years later. In 2018, Lauberivière announced a project for a new shelter in Saint-Roch, financed in part by proceeds from the sale of the building.

The timing was right for his company, Côté said, as it had been seeking a project of its own to put some innovative construction practices into action without being constrained by pressure from clients.

After buying the building in 2021, the company had to remove asbestos insulation from the interior before renovation work could begin.

Côté said Le 401 is a pilot project for such environmental techniques as recycling the existing masonry and especially the steel, hence the involvement of Groupe Canam. Côté said the “circularity” of steel repurposing in the project means some of the steel in the current structure will be used in the new annex, and what can’t be used will be turned into furnishings or decoration for Le 401 or used to build something elsewhere in the city.

Another environmental feature, Côté said, will be a geothermal system and an energy loop to maximize energy efficiency. He said the project is aiming for a zero-carbon certification.

Because of the limitations of the structure of the building, Côté said most units would be studio or one-bedroom apartments, although there will be a few two-bedroom units. Rents will range from $1,100 to $3,000.

Mayor Bruno Marchand said the project fits with the city’s plan to boost the residential population of the Old City. “Our goal is to bring 500 more people back to the area,” he said.

“The revitalization program is an example of this. If we want to achieve our goal, it takes concrete action, and that is exactly what we are doing – and today, we have great proof that these efforts are paying off.”

The city’s financial support includes $545,000 under the sustainable housing projects program, and up to $3.5 million from a fund to support renovation of heritage buildings in the Old City.

Construction is expected to start in the fall with completion targeted for spring 2027.

Côté said, “Our work over the last few months has been to think about an architectural proposal that will allow the preservation of most of the existing building, facing Rue Saint-Paul, because we wanted to honour this piece of history that this century-old building represents.”

The developers do not yet know which businesses will be tenants on the street level, but Côté said they would be the type to integrate with the building and the neighbourhood.

Former hotel and homeless shelter to become apartment complex Read More »

Think twice before announcing plans to move house

Sarah Rennie – LJI reporter

The Table Logement du Haut-Saint-Laurent has launched its second annual awareness campaign to mitigate the impact of the housing crisis in the region.

The campaign aims to remind tenants they have rights, and that in the current context, renters hoping to stay in the area should ideally have found a new home before telling landlords about plans to move.

Tenants must provide landlords with a notice of non-renewal at least three months before the end of a rental agreement when terminating a lease.

Anyze Goyette of the local housing table says it is important that tenants consider the rapid rise in housing costs between two moves, as well as the possibility of discrimination against tenants and the availability of clean, well-maintained and safe affordable housing options before deciding to move.

Another campaign objective is to remind those who will not be renewing their lease to start looking right away.

The Comité Logement de Beauharnois, which serves Beauharnois and its neighboring regions including the MRC du Haut-Saint-Laurent, reported a vacancy rate of only 1.4 per cent in 2021.

According to a representative for the committee, there has been a dramatic increase in housing prices since then, where the average cost of housing has doubled and even tripled in some instances.

Data from the 2021 census shows just over 25 per cent of households are renting in the Haut-Saint-Laurent. Median rent was about $690 per month, and over 25 per cent of renters spent more than 30 per cent of their income on housing. More than 10 per cent reported urgent housing needs.

There is new housing, but escalating rental costs are unaffordable for most tenant households rooted in the region.

“This often leads to excessive increases or the threat of repossession by the landlord,” says the committee representative, noting the situation is stressful and will mean more families having to make difficult decisions to get by.

Think twice before announcing plans to move house Read More »

Parc-Extension Borough Council Meeting Highlights Housing Concerns, Winter Pedestrianization, and Bike Path Disputes 

By Dylan Adams Lemaçon, LJI Reporter

The first borough council meeting of the year in Parc-Extension saw residents voicing concerns over housing, traffic safety, and bike path implementations, while the council introduced initiatives to enhance community life. 

Borough Mayor Laurence Lavigne Lalonde, alongside councilors Mary Deros, Josué Corvil, Martine Musau Muele, and Sylvain Ouellet, greeted attendees and wished them happy New Year and quickly moved through the agenda.  

Celebrating Perseverance and Cultural Heritage  

The council donned green ribbons in honor of School Perseverance Day, with Mayor Lavigne Lalonde applauding local youth for their dedication, stating, “Bravo to all the kids who persevere!”. The council also took a moment to recognize Black History Month as an important time for the community.  

New Initiatives for Villeray  

The borough announced its first winter pedestrianization project, closing Rue Villeray between Rue St-Denis and Avenue Henri-Julien near Parc Jarry. Additionally, a new library is officially in the works for Villeray, with an architectural contest underway to design the facility. 

Public Concerns: Housing, Traffic, and Safety 

Housing Crisis and Rent Increases

As the public question period got off to a start, resident Wedley Jean Charles raised concerns about the recent 6% rent increase authorized by the Tribunal administratif du logement (TAL). He questioned the impact of this hike, to which Mayor Lavigne Lalonde responded, calling the increase “concerning” and acknowledging the ongoing housing crisis. She noted that while the council provides support, these decisions fall under provincial jurisdiction, urging residents to contact their provincial deputies.  

Traffic Safety on 15th Avenue  

Resident Guillaume Leclerc, representing residents of 15th Avenue, pressed for long-promised traffic calming measures, including a stop sign and speed bumps. Despite city approval, Leclerc expressed frustration over the delays, volunteering a group of locals to help install the speed bumps. Councilor Sylvain Ouellet sympathized, sharing his own struggles with municipal red tape, which delayed a traffic light installation for six years. The mayor assured that a plan would be revisited in the spring.  

Bike Path Dispute and Legal Tensions

As the question period continued, Marc Perez, president of the Coalition for Democracy in Montreal, accused the council of bypassing proper consultation for a new bike path, labeling it as dangerous. In response, Mayor Lavigne Lalonde inquired about his intent to sue the city. Perez confirmed the lawsuit plans, prompting the mayor to decline further discussion on the topic, stating, “I’m not gonna have an argument while you are suing me”  

Addressing Trade Concerns and Community Safety  

Resident Alain Antoine Courchaine questioned the potential local impact of U.S.-Canada trade tensions. While unable to provide a detailed response, the mayor noted that preparatory measures are in place.  

Katiana François requested a stop sign for a dangerous intersection in St-Michel. However, the mayor explained that legal restrictions prevent additional signage near traffic lights, though alternative safety measures would be explored.  

Participatory Budgeting and Online Engagement  

In an online question, Xavier Jacob inquired about adopting a participatory budget for the borough. Mayor Lavigne Lalonde acknowledged discussions on the topic, affirming the value of community involvement in project-specific funding, while maintaining traditional budgeting methods for broader fiscal planning.  

The meeting concluded with the approval of various agenda items, underscoring the council’s ongoing efforts to address community concerns while advancing new initiatives for 2025.  

The next borough council meeting is scheduled for March 11, 2025.

Parc-Extension Borough Council Meeting Highlights Housing Concerns, Winter Pedestrianization, and Bike Path Disputes  Read More »

Deux-Montagnes Holds First Municipal Council Meeting of 2025: Key Discussions on Waste Management, Property Evaluations, and Upcoming Infrastructure Projects

By Dylan Adams Lemaçon, LJI Reporter

The first municipal council meeting of the year was held on January 16, 2025, at the city hall building on Chemin d’Oka. The meeting, attended by over a dozen local residents, was presided over by Mayor Denis Martin and the members of the municipal council. As the town moves into 2025, the council addressed several issues on the agenda while providing updates on ongoing projects.

The session began with Mayor Martin wishing the public a happy new year, marking the start of the first meeting of the year. The council swiftly proceeded to review the order of the day, which included the adoption of new municipal regulations. The mayor mentioned that all the proposed resolutions were being approved without any significant objections so far.

Some of the notable discussions involved updates regarding the REM (Réseau express métropolitain), a major transportation project. The mayor also spoke about the inconveniences caused by delays in the distribution of waste collection calendars, which were affected by the strike at Canada Post. Mayor Martin explained that the city has also partnered with a new waste management company, which may have contributed to some of the slight inconveniences. Mayor Martin acknowledged the issue and apologized while stating that it should all be sorted out soon enough.

The topic of property evaluations was also brought up, with the mayor emphasizing that the municipal council has no authority to intervene in property evaluation matters, despite the ongoing discussions about increased property values and their impact on taxes.

During the public question period, a couple concerns were raised by residents. Andrew Brown, a local, inquired about the future of the Roger-Lemoine Boisé area that is at risk of being damaged by a potential new parking lot . He wanted to know what is happening to this forested sector. In response, the mayor expressed his commitment to protecting the area and explained that there were previous parking agreements in place before the REM project came to fruition. Now they are negotiating with REM for additional parking spaces which would not affect the forest area .

Another question from Brown concerned a new housing development behind his property. He joked about how a new number of people would now be able to look down and have a great view of his property due to the new project. The mayor directed him to the appropriate municipal departments for more information on the development and its impact on the surrounding area.

Brown also asked about a potential project with EXO, related to the introduction of electric buses in the area. The mayor clarified that the project is still under consideration, with ongoing discussions about the availability of garages for charging the buses.

Another resident, Nicholas Proulx, raised concerns about the ice rink in the town, asking for more maintenance to ensure the rink remains usable. He mentioned that he often travels to Rosemère to use their rink due to the lack of consistent availability in Deux-Montagnes. The mayor acknowledged the issue and explained that the town is in the process of building a proper cement foundation to support an ice rink. However, as the project is estimated to cost nearly one million dollars, it is still under serious discussion.

As the meeting concluded, Mayor Martin and the council members expressed their ongoing commitment to improving services, while navigating the challenges of property evaluations, transportation infrastructure, and recreational facilities. 

The next town hall session will be scheduled for February 13, 2025, where further updates on infrastructure projects and community concerns are expected to be discussed.

Deux-Montagnes Holds First Municipal Council Meeting of 2025: Key Discussions on Waste Management, Property Evaluations, and Upcoming Infrastructure Projects Read More »

Record rent benchmark increase alarms renters’ groups

Record rent increase benchmark alarms renters’ groups

Ruby Pratka, Local Journalism Initiative reporter

editor@qctonline.com

At the Saint-Roch offices of the Bureau d’animation et d’information logement de Québec métropolitaine (BAIL-Québec), the phones haven’t stopped ringing for days. The record rent increase benchmark of 5.9 per cent announced by the province’s housing tribunal (Tribunal administratif du logement; TAL) has many renters in a panic as they brace for lease renewal season.

In Quebec, private residential landlords can increase rent annually by as much as they see fit, explained lawyer Richard Goldman of Éducaloi, a legal information nonprofit. Renters have the choice of accepting the increase and renewing their lease, moving out, or refusing the increase. If the tenant refuses the increase, they can either try to negotiate a smaller increase directly with the landlord, or go before the TAL and have a judge set a (non-negotiable) increase. Although the increases determined by the TAL can vary widely depending on the age of a building, whether it has been recently renovated or needs work, the property owner’s tax liability and whether utilities are included, the TAL uses the benchmark as a guideline to determine what a fair increase is. Some landlords also use the benchmark to calculate increases they propose to renters.

“Rent is made up of different components – maintenance, insurance, gas, electricity, net revenue [for the property owner], all of those make up a percentage [of the increase],” explained Jonathan Carmichael, an information officer at BAIL-Québec and a spokesperson for the provincewide Régroupement des comités du logement et des associations de locataires du Québec (RCLALQ; Quebec association of housing committees and renters’ associations). Macroeconomic indicators and housing tribunal jurisprudence also play a role in the calculations. The benchmark “gives [landlords and renters] an idea of what the TAL might decide, if your case goes before the TAL.” Last year’s benchmark was four per cent. Carmichael said the 5.9 per cent benchmark is “the highest we’ve seen in years. … Twenty years ago, it was more like one per cent.”

Carmichael said the organization had been getting “lots of calls” from worried renters. “Most people’s salaries have not gone up that much, and social assistance has not gone up by that much. People have been stretching the rubber band as much as they can for a long time now. The rise of the cost of living is also high, and landlords have been profiting from it.”

Real estate lawyer Martin Messier is president of the Association des propriétaires du Québec (APQ), the residential landlords’ professional association. He refutes Carmichael’s accusation that landlords are taking advantage of the situation to line their pockets. “We know that people are in a difficult situation, and it is also hard for a lot of our property owners, who are dealing with mortgages that have nearly doubled,” he said. “It’s not true that [the increase] is going in our pockets – it’s based on expenses.” He noted that fluctuating interest rates and the rising cost of renovations have made rent increases inevitable. “Every cost involved in maintaining a building has gone up, and we need to be able to maintain the building.”

The RCLALQ, the Quebec Liberal Party and Québec Solidaire have called for a rent freeze. Messier said that was untenable, and that direct aid to the most vulnerable renters might be a better approach as inflation continues to bite and economic uncertainty looms. “A rent freeze would make sense, but only if they banned tax increases, hydro rate increases and price increases for contractors,” he said. “If people’s income does not go up, we’re all stuck. We want renters to be happy and to be in a position to pay.”

Carmichael advised anyone who receives a rent increase that they are unable or unwilling to pay to contact their local housing committee for free advice. A provincewide directory of housing committees can be found at rclalq.qc.ca/en/housing-committee.

Record rent benchmark increase alarms renters’ groups Read More »

Quebec pays $2.2 million to help decontaminate Îlot Dorchester site

Quebec pays $2.2 million to help decontaminate Îlot Dorchester site

Peter Black, Local Journalism Initiative reporter

peterblack@qctonline.com

The Quebec government is contributing more than $2.2 million to decontaminate Îlot Dorchester in Saint-Roch, in preparation for the presumed construction next year of a major residential and commercial development.

Jonatan Julien, the minis- ter for infrastructure and for the capital region, made the announcement Oct. 28, on be- half of Environment Minister Benoit Charette.

The contribution comes from the ClimatSol program fund, dedicated to decontaminating urban sites, particularly ones suitable for redevelopment.

Frédéric Fournier, a spokesperson for Charette, explained in an email to the QCT that the Quebec government’s contribution amounts to 25 per cent of the estimated cost of the decontamination of the site, owned by developers Groupe Trudel.

“Groupe Trudel pays all costs and ClimatSol reimburses a portion of them according to the terms of the program. The reimbursement by the program for rehabilitation is 25 per cent of the total costs, so Groupe Trudel assumes 75 per cent of the costs,” Fournier explained. Based on that calculation, the total cost of decontaminating the site, bordered by Boul. Dorchester, Rue Saint-Vallier, Rue Caron and Rue Sainte-Hélène, would run approximately $10 million.

The overall budget for Trudel’s Îlot Dorchester project is estimated at $300 million. Plans call for a 20-storey hotel and four other buildings with some 400 housing units and commercial space, including a large grocery store.

In a news release, Charette said, “Supporting contaminated land rehabilitation projects is an important lever for sustainable and economic development for our cities and municipalities. In addition to reducing risks to human health and the environment, soil treatment helps revitalize sectors.”

Mayor Bruno Marchand said, “The Dorchester block has extraordinary development potential. Located in the heart of Lower Town, this site, which currently houses an open-air parking lot, will allow us to increase the supply of residential housing, commercial proximity and services in the Saint-Roch district, in addition to participating in greening and tree planting efforts.”

Îlot Dorchester – Dorchester Block, in English – has had many uses over the years, from farms to shipbuilding manufacturers to shoe factories. The zone has been known for its leather tanning industry.

In the 1970s, according to a city history of the neighbour- hood, buildings were demolished to make way for a central bus station. Eventually, all the buildings on the site were removed and it has been a parking lot for many years, with periodic plans by owners to redevelop the 100,000-square- foot property.

Groupe Trudel had managed the parking lot for the consortium that owned the land until it purchased the site in 2022.

The company has been conducting an architectural dig of the site for the past several weeks. The project is a voluntary effort by the owners and not required by the city. Trudel spokesperson David Chabot told Radio-Canada that artifacts unearthed by the dig might be displayed in the future buildings on the site.

Chabot told the QCT in a previous interview decontamination work would begin in the new year and construction would start in the spring when the ground thaws.

Quebec pays $2.2 million to help decontaminate Îlot Dorchester site Read More »

AFFORDABLE HOUSING: A new way of project development to reduce costs 

Nelson Sergerie, LJI Journalist

GASPÉ – The Gaspésie-Îles-de-la-Madeleine Collective Housing Resource Group is testing a new approach to building collective housing projects in an effort to save money. The Quartier du havre of the Habitations de la montagne project aims to construct 84 housing units built near the Quebec Ministry of Agriculture, Fisheries and Food (MAPAQ) offices, on the montée de Sandy Beach in Gaspé. 

The project has already secured funding from both the government of Quebec and the federal government’s Affordable Housing Program. 

What sets this project apart is that the contractor has already been chosen before the end of the plans and specifications process. “Traditionally, for the past 30 years, the contractor has been chosen at the end of the process during a traditional call for tenders. In this case, the contractor was chosen much earlier so that he could participate in the planning with the professionals on the project,” explains the director of the resource group, Ambroise Henry. 

Marcel Charest et fils, a company from Saint-Pascal in the Bas-Saint-Laurent region, was selected from six companies that participated in a call for tenders for services. 

“By arriving at the beginning of the planning and construction of the plans and specifications, the contractor can offer its input, bring his expertise, and can ensure that all the professionals find solutions to build a real estate complex where we will save costs instead of being changed after a call for tenders and modifying plans. That can make a big difference, in our opinion,” says Mr. Henry who is enthusiastic about the recommended formula. 

The process is expected to be more effective than traditional performance-based estimates. 

“Even in terms of performance and criteria, it will be part of the discussions to make decisions on the various elements. It’s a little more advanced than the performance specifications,” notes Mr. Henry. 

There were concerns that construction costs per unit could reach as high as $800,000. 

“We think that by working this way, we’ll bring it into a slightly more acceptable range in the sense that when we have a contractor who responds to a call for tenders, he has to take into account a lot of risk elements. By having it from the start, we’ll eliminate certain risk areas. We have to do the process to see if it’s effective,” explains Mr. Henry. 

The group is aiming for a construction cost of under $500,000 per unit. 

“We’re taking all the paths to get there. Experience will tell us,” says the director, who points out that this is the group’s biggest project in 40 years of existence. 

Les Habitations de la montagne will be housing for all types of residents. If all goes well, construction should begin in 2025, with an inauguration in 2026. 

The Federal and Quebec governments are covering 80% of the project’s cost, with the remainder coming from the municipal level. 

The town of Gaspé has provided the land for the project, as well as technical assistance and a tax credit worth approximately $8 million. 

With an estimated construction cost of $500,000 per unit, the total value of the project is approximately $42 million. 

The organization has about fifteen projects in Gaspésie-Îles-de-la-Madeleine, with funding in all the region’s MRCs. 

AFFORDABLE HOUSING: A new way of project development to reduce costs  Read More »

Feds make three Old Port buildings available for housing

Feds make three Old Port buildings available for housing

Peter Black, Local Journalism Initiative reporter

peterblack@qctonline.com

Three Canadian government buildings in the Old Port could be transformed into housing under a new federal program.

Last week, the buildings – 94, 104 and 112 Rue Dalhousie – were added to the federal government’s Canada Public Land Bank portfolio of properties being made available to be transformed into residential units.

Jean-Yves Duclos, minister of public services and procurement and MP for Québec, made the announcement in an Oct. 16 news release.

The three buildings are adjacent to each other and comprise an entire block of Rue Dalhousie. They were all built in 1983-84 by the federal government.

The René-Nicolas Levasseur Building at 94 Dalhousie is an L-shaped, three-storey structure with a stone exterior, 1,362 square metres in area, according to city records.

The Louis Pratt Building at 104 Dalhousie is the tallest of the three at six storeys, with a red brick exterior and an area of 1,264 square metres.

The John Munn Building at 112 Dalhousie is three storeys with an area of 1,630 square metres.

All three buildings have been deemed to have “potential for housing” under the federal government’s Canada’s Housing Plan, announced in this year’s budget, with an aim to build four million more homes in the country.

The release said, “Wherever possible, the government will turn these properties into housing through a long-term lease, not a one-time sale, to support affordable housing and ensure public land stays public.”

Public Services and Procurement Canada spokesperson Sonia Tengelsen provided information on the three buildings, all of which have windows at the rear facing the St. Lawrence River and the Port of Quebec cruise ship terminal.

The Rene-Nicolas Levasseur Building is one of three surplus buildings on Rue Dalhousie the federal government wants to see turned into housing.

The John Munn Building at 112 Rue Dalhousie is targeted to be transformed into housing.

Tengelsen said the John Munn Building “was declared surplus in 2018, with Depart- ment of National Defence personnel as the main occupants. They have been moved to other offices and the building has been vacant since autumn 2021.”

The Louis Pratt Building (104 Dalhousie) was declared surplus in January 2022 and houses employees of the Department of Fisheries and Oceans Canada. The current occupants will be relocated to other offices.

The René-Nicolas Levasseur Building currently has three sets of occupants: the Canada School of Public Service, the Quebec Port Authority and Fisheries and Oceans Canada. Tengelsen said, “The occupants have been notified of the decision to dispose of the building, and plans are under way to relocate them.”

These three Quebec City properties, as well as 11 others elsewhere in the country announced last week, bring the total of federal buildings now on offer for housing projects to 70, the equivalent of 2,500 hockey rinks, according to the release. The list can be viewed on the Canada Public Land Bank website.

There is progress on proper- ties put on offer in August with the launch of the federal hous- ing land bank. The release says evaluations are underway for proposals submitted for properties in Toronto, Edmonton, Calgary, Ottawa and Montreal.

Duclos said, “The launch of the Canada Public Land Bank in August 2024 laid the foundation for our efforts to unlock public lands for housing at a pace and scale not seen in generations.”

Quebec City Mayor Bruno Marchand also contributed a quote to the release, saying, “In recent years, Quebec City has played an important role in the housing issue … It’s great news to be able to count on concrete announcements from the federal government like the one today. The collective awareness of the housing issue now makes it a key issue for our economy and for the vitality of the Capitale-Nationale region.”

Feds make three Old Port buildings available for housing Read More »

Stéphane Sainte-Croix’s priority is housing

Nelson Sergerie, LJI Journalist

GASPÉ – As the fall session gets underway at the National Assembly in Quebec City, housing is the top priority for Gaspé Member of the National Assembly (MNA) Stéphane Sainte-Croix.

“We are working with our partners to ensure that we complete as many projects as possible so we can resolve our housing issues for as many customers as possible,” says Stéphane Sainte-Croix, acknowledging that it is a complex problem.

In August, when France-Élaine Duranceau, the Minister of Housing, visited the Gaspé, the MNA discussed the issue of housing with him.

“We looked at our issues, our projects, but it is an ongoing effort that mobilizes several stakeholders and the only way to achieve this is to do everything possible at the municipal, government and private levels to support the projects,” says Mr. Sainte-Croix.

The stakeholders in the region have suggested the possibility of tax credits for construction to the minister. “These are things that we will bring to the attention of our Minister of Finance. These are measures that could contribute to a search for a solution. Everything is part of the National Assembly session,” explained the MNA.

Fisheries Sector

The crisis in the fisheries sector remains a key aspect of the economy of the Gaspé Peninsula. The MNA mentioned the announcement of six million dollars to support worker training made during the first week of September in Sainte-Anne-des-Monts. That money will allow them to be resilient in technological changes and processing lines. “This is a step in the right direction to support the fisheries sector but it must not stop there,” says Mr. Sainte-Croix.

The salmon situation also concerns the MNA, as the Federal Minister of Fisheries suggested last week, in Quebec, that action is needed due to striped bass intercepting the species as it enters and exits rivers.

“We have become aware of the low rate of salmon spawning. Striped bass appears to be a problem but also a solution for the fishing industry. The file has been sent to the Environment and MAPAQ (Quebec Department of Agriculture, Fisheries and Food),” explains Mr. Sainte-Croix.

Analysts are looking into the issue and the Parliamentary Assistant for Fisheries is conducting consultations to document the possibility of a project based and exploratory fishery.

“To see how we could quietly take advantage of this resource to perhaps ultimately arrive at a commercial fishery. But it is complex. We are at the beginning of the process and have been engaged for several months already,” says Mr. Sainte-Croix.

Wind Energy

Wind energy is the third major focus for the MNA,  especially since the Premier reiterated his commitment to this energy sector at his party’s caucus last week in Rimouski.   Wind power will be a strategic sector in Quebec’s future energy landscape.

There remains the issue of the insufficient capacity of transmission lines in Eastern Quebec to transport energy from the Gaspé Peninsula to major centres.

“It is obvious that the distribution line will have to be considered. It remains to be seen over time when these investments will actually be made but, one thing is certain, they will be dedicated in time and place,”  says Mr. Sainte-Croix.

Gasoline Prices

On the issue of gasoline prices, Mr. Sainte-Croix indicated that work is continuing within the government as retailers are collecting profit margins of around 30 cents per litre, compared to the 13 to 16 cents average over the last year.

“We proceeded with the abolition of the floor price. It remains to be seen what part of the information is available to consumers. We are thinking about it and we hope to come up with one or two measures at this level in the near future but, indeed, this is the observation we make regarding the price of gasoline and we are working on it,” said Mr. Sainte-Croix.

Stéphane Sainte-Croix’s priority is housing Read More »

Town of Gaspé is close to dropping housing developer

Nelson Sergerie, LJI Journalist

GASPÉ – The Town of Gaspé is issuing a serious warning to the developer Logements CVP regarding the construction of 144 apartments near Carrefour Gaspé, as announced in September 2021.

“The municipal council tells me that the elastic is stretched to the limit. We were supposed to have a working meeting today (September 3) on this subject that unfortunately did not take place. The council is starting to get exasperated. The land has been acquired for three years,” explains Mayor Daniel Côté.
According to the elected official, there have been changes in the developer’s partners.

The mayor is hoping to have a quick follow-up. “We have no choice but to put pressure back on. We had applied pressure by giving notice of the exercise of our termination clause, which allowed us to take possession and full ownership of the land we had ceded,” Mr. Côté mentioned.

The elected official hopes for a positive, credible and solid response by mid-September. “Not a day goes by without citizens or developers contacting us. We are concerned and we hope to see progress on the file. There will be a meeting – I hope – within the next two weeks, that this will be resolved and that buildings will be raised,” the mayor adds.

“It is not the Town that is delaying the process. We have placed a lot of hope in this project. We still hope that this project will be carried out, but our patience has reached its limits,” the elected official clearly stated.
In February, the Town of Gaspé had already mentioned its intention to exercise its termination clause. A termination clause is a contractual mechanism that allows for sanctions for a party’s failure to meet its contractual obligations, by providing that the contract will be terminated at the fault of the party that has failed to respect its commitments.

In September 2021, Logements CVP purchased the municipal land for $300,000, when its assessment at the time was $566,000, to create Le Domaine de la Baie.

The investors also deposited a $266,000 security deposit, repayable in four installments each time a complex was built.

The project includes four buildings with 36 units each, to be built at a rate of one building per year until 2026. CVP had promised to start construction on December 31, 2023. In fact, the first foundation was to be poured by that date, which did not happen.

The project ran into technical issues due to the steeper-than-expected slope, which forced the developer to go back to the drawing board, erasing hopes of starting construction as early as 2022.
The pandemic also caused delays for materials, shifting the construction start date to the original plan of 2023.

Initially estimated at $25 million, the project could now reach over $40 million in its current form.
The announcement had been made with great fanfare, and the project was presented as the largest real estate development in Gaspé in 50 years.

The site offers an exceptional view of Gaspé Bay, is close to a shopping centre, and is less than five minutes from the heart of downtown and an equivalent distance from the LM Wind Power blade plant.

144 housing units: Developer responds to Gaspé’s ultimatum

The developer Logements CVP, which plans to build 144 housing units near Carrefour Gaspé, attributes the delay in the project to the Town of Gaspé.

On September 3, Gaspé issued a serious warning, demanding that the project announced in September 2021 be completed. The mayor said the town council was getting frustrated by the slow pace of development.

“We are really disappointed with what is happening with the Town of Gaspé. They are threatening us. I have been asking for a meeting with the council for over six months to explain that the constraints put in place by the town are too restrictive,” says one of the administrators, Allyson Cahill-Vibert.

The potential land reclamation included in the contract is the element that causes problems. “It’s really restrictive for us from the point of view of financial institutions. We’re taking enormous risks,” she says, bringing up the initial dispute with the Ministry of Natural Resources to complete the transaction. “There was a clause with the Environment (ministry). The town couldn’t sell it to us. We lost a year right there. We changed our plans several times to adapt them with the town. We have to connect to a pumping station that still doesn’t exist. The CPE (Centre de la petite enfance) was imposed on us. We tried to work with them. We wasted a lot of time and energy with the Ministry of Families and the CPE to give them a head start on the ground so as not to lose 80 daycare spaces. We’re working very hard. Our plans are made,” notes Ms. Cahill-Vibert.

The developer is looking for a contractor to move the file forward as well as a new partner. “But as long as the Town of Gaspé leaves clauses such as the repossession of the land in their favour or the performance bond penalties, we cannot move forward, we are blocked,” she continues.

Furthermore, the nearby project of 80 affordable housing units is pulling the rug out from under their feet. “We were supposed to collaborate with the Town of Gaspé and not work in opposite directions,” she says.

In the event that the Town carries out its threat, the developer is reserving its options. “If the Town takes back the land from us, we will analyze all the options on our side,” warns Ms. Cahill-Vibert, who indicates that she could build apartments elsewhere in the Gaspé Peninsula.

Town of Gaspé is close to dropping housing developer Read More »

The Gaspé Peninsula needs 1,500 housing units

Nelson Sergerie, LJI Journalist

GASPÉ – The Gaspé Peninsula faces an urgent need for 1,500 housing units in the very short term – within a year – to address immediate shortages. Despite this, the Gaspé Peninsula Table of Prefects estimates that there will still be a shortfall.

Several elected officials took advantage of the visit of the Minister responsible for housing to Maria on August 27 to take stock of the situation prevailing on the Gaspé Peninsula.

“This is very difficult data to obtain and we did some quick calculations and, at the very least in the short term, in the next year, 1,500 housing units would be needed and we know that each year, more will have to be added. It’s difficult to assess it. The needs are immense and the challenges are great,” says Mathieu Lapointe, president of the Table.

Mr. Lapointe believes that Minister France-Élaine Duranceau is aware of the region’s needs which have been conveyed many times.

“The particular challenge in the Gaspésie is the cost of construction, which is higher than elsewhere in Quebec. There are projects that come out at $600,000 or $700,000 per door. We have to find solutions and that’s what she’s working on to reduce costs. This means that we’re not able to complete the financial packages and carry out the projects,” notes Mr. Lapointe.

In the private sector, a four-and-a-half unit costs nearly $300,000 while social housing can reach $450,000.
On several occasions, the Table has proposed possible solutions to stimulate construction. “What the private sector is telling us is that it’s not profitable enough, especially the down payment, which is too high. That’s why we suggested various measures such as tax credits or enhanced depreciation that could make a real difference and apply only to our region,” says Mr. Lapointe.

“She (the Minister) is analyzing these measures and she was thinking about concrete solutions of this type or loan guarantees to encourage people to invest in rental housing without requiring a 20% down payment, which is too high given the return,” says Mr. Lapointe.

On August 22, the two levels of government announced a call for projects to build 500 modular units across Quebec to speed up construction.

“We wanted the details to position ourselves and for the region to benefit from it but the minister did not commit. As soon as we have solid files, we can go back to see her and present potential files to the municipalities. Her number one issue is to have additional housing quickly and we will position ourselves quickly to respond to this concern,” notes Mr. Lapointe.

In Gaspé alone, there is a shortage of 400 housing units. Last week, the Quebec government presented a strategy to build 560,000 housing units quickly in Quebec. The Mayor of Gaspé, Daniel Côté, believes that this could help with construction.

“It could help on the financial side in particular. In her statement, the minister asked the municipal sector to be more flexible. Here, we are doing it. We had a private meeting with her Monday morning (August 26) and she quickly understood that municipalities in Gaspésie were not the type to slow down projects,” indicates the mayor.

Mr. Côté highlighted the importance of flexibility in financial assistance. The Affordable Housing Program Quebec (PHAQ) could be revised.

“The program is good for nonprofit organizations. The private sector has access to it but few get on board because it is a bit complex. She understands that. She is ready to reopen the PHAQ program. When she talks to us about a new financial assistance program that is better adapted to reality, that speaks to us. If we are told that municipalities must adapt their regulations, that speaks to us less because we have already done so. In short, there is some good in what has been said. There are things that may be good for others but, for us, the financial assistance speaks to us,” comments Mr. Côté.

The minister believes that her program, which has two development axes, has been well received. She wants to create an environment conducive to construction, affordable or not.

“We have new financial tools to support groups so that projects can be built at a lower cost. While waiting for everything to be built, we want to help people who have difficulty paying their rent. There are a multitude of measures to help people while waiting for the housing supply to increase in Quebec,” mentions France-Élaine Duranceau.

The Gaspé Peninsula needs 1,500 housing units Read More »

Construction is underway for 32 social housing units in Gaspé

Nelson Sergerie, LJI Journalist

GASPÉ – The official groundbreaking for the Han-Logement project, which will consist of building 32 affordable and accessible housing units, took place on August 26. This $10.3 million project, located on Forest Street, is set to accommodate individuals with physical or intellectual disabilities or those with autism spectrum disorders. The first tenants are expected to move in by July 1, 2025.

The Government of Quebec is providing $5.6 million to the project through the Société d’habitation du Québec and the Government of Canada is contributing $222,343 through the Affordable Housing Innovation Fund.

Desjardins is injecting $3.2 million in mortgage financing, the Fonds immobilier de solidarité FTQ is injecting $800,000 in long-term capital, and the Town of Gaspé is contributing the land and a tax credit for a total of $443,000.

These homes will be affordable. “They are affordable because there is a subsidy from the various levels of government but also because we will offer the rent supplement program and tenants will not pay more than 25% of their income in rent,” explains the Minister responsible for Housing, France-Élaine Duranceau.
“We are looking to increase all types of housing in Quebec. This one is for clients who live with a disability and this group that is leading the Han-Logement project is a community group that is very effective in the way it builds housing and makes it available. We are delivering in a shorter time frame and within a tight and reasonable budget. For me, this is a project to support and see repeated elsewhere in Quebec,” adds the Minister.

The Han-Logement Gaspé development will consist of four buildings with 32 units, including 24 one-bedroom units and eight two-bedroom units. It will feature landscaped outdoor spaces, easy access, proximity to services and private parking.

Stakeholders are also planning for a second phase of the project. “We agreed with the Town to look at this. With the land acquired, there would be the possibility of adding units. When we signed for this land, we were given a challenge and we are looking at when it would be possible to do a phase 2. Maybe other projects. There are several requests,” says Han-Logement President and Chief Executive Officer Anik Roy Trudel.

The group’s goal is to raise $100,000 for each complex built. Dr. Thierry Petry has already contributed $100,000 to the Gaspé project. “It’s an excellent project. He wanted to move quickly. We organized ourselves to move quickly,” says Mayor Daniel Côté.

The project came to fruition in less than two years. “We worked extra hard to be on the fast track and we’re already seeing the results. A second phase is planned and we’re ready to hand it over. It’s a model to follow. The developer arrives with plans and specifications. He also has his builder and financiers attached. When he knocks on our door, he’s ready and needs land and for the zoning rules to be changed quickly,” says Mr. Côté.

According to the mayor, between 16 and 32 additional units could be added in a second phase. Each apartment costs around $300,000.

“We’re very rigorous. We have a model and here, it’s our 2.0 model that we’ve been using for six years. This allows us to know it very well and optimize costs. Our contractor is on the ninth, tenth, eleventh and twelfth building. He knows how much it’s going to cost him and how long it will take. That’s the predictability of the model. But it’s a challenge,” agrees Ms. Roy Trudel.

These new housing units in Gaspé are part of Han-Logement’s second project supported by the Desjardins Affordable Housing Initiative in partnership with the Quebec and Canadian governments, following a 24-unit affordable housing development in Rivière-du-Loup.

The developer also has plans for other locations in Gaspé Peninsula, with a potential project in Chandler. “We’re finalizing the details. There’s a whole preliminary project phase where we do analyses at the land level. We have to agree with the deed of donation of the land. Things are going very well despite some minor issues and we are hopeful of announcing the start of construction next year,” says Ms. Roy Trudel.
New Richmond and Sainte-Anne-des-Monts are also in the plans. “We want to go around the Gaspé and expand to the Lower St. Lawrence. We have several towns that are approaching us. You will definitely see us again in the Gaspé. The secret is a town that has the drive and wants to get on board with us. That’s the ingredient we need to start a project,” she concludes.

In fact, a building with 24 affordable housing units has been built in Rivière-du-Loup. It already accommodates people living with a physical or intellectual disability or with an autism spectrum disorder.

Construction is underway for 32 social housing units in Gaspé Read More »

D’Arcy McGee MNA warns housing for vulnerable is at risk

By Joel Ceausu

The 24 Arches communities across Quebec offering secure, integrated, long-term accommodation for people with intellectual disabilities or on the autism spectrum are at risk, says D’Arcy McGee MNA Elisabeth Prass.

The Official Opposition Critic for Persons Living with a Disability or with Autism Spectrum Disorder tabled a motion in the National Assembly last week asking the Legault government to grant increased and adequate funding to ensure sustainability of the homes run by the Association des Arches du Québec.

Inadequate funding, for homes in eight regions including Montreal since the 1970s, where residents live in apartments, duplexes and are fully integrated into their communities, leaves some in danger of closing, she says, and would force family members to become primary caregivers to their relatives, although in some cases, those individuals are too old to do so or non-existent.

The closure of these long-term establishments would be catastrophic for many families, she says. A lot of the 135 residents are in their 60s and 70s, she told The Suburban, “And if the house is closed down, they will end up in a long-term care centre or hospital bed, so the government’s lack of funding means they will take precious space in the system that’s more appropriate for others.”

Her motion was presented in concert with the other opposition groups, but the CAQ denied consent to put it to a vote. “The negative response from the CAQ to our motion is deplorable,” said Prass, who questioned Minister of Social Services Lionel Carmant about the homes receiving CIUSSS/CISSS funding that varies throughout Quebec, and that the same organization receives up to three times more financing per resident in Ontario.

Prass referenced a January La Presse report noting the Maisons Vero & Louis established by Quebec celebrities Véronique Cloutier and Louis Morissette receive up to three times more funding than Les Arches, prompting the organization and advocates to wonder if they needed a celebrity endorsement to secure funding.

Carmant insisted housing vulnerable people is a government priority and said discussions with Les Arches are ongoing to see “how we can compensate them for housing needs and ensure that these individuals, and we do not want them to move, stay in a place where they are well housed.” He also said only one location is in danger of closure right now due to financing, and that he was in touch with that community.

He said the government currently provides $4 million in funding for Arches daily activities, and noted there are 800 supervised Maison Alternative spaces for this clientele. “But there’s a huge waiting list,” says Prass. “The lists are years long. Where do people go in the meantime? Hospitals are supposed to treat people, they’re not meant to be living institutions.”

The organization relies on fundraising to make up the shortfall. Carmant agreed there is significant funding variation depending on the project, but insisted the imbalance was created when the first Maison Véro & Louis was announced under the former government, “where the funding was much higher than what has been done historically,” and said he’s ordered a review to develop “interregional equity” in funding according to severity of clientele disability.

The Ministry knows the needs are significant, spokesperson Marie-Pierre Blier told The Suburban, recognizing the valuable support provided by organizations such as Les Arches, which she noted, however, is not eligible for funding from the Community Organizations Support Program (PSOC) for their housing component, as the program provides support for temporary or transitional housing, not the needs of targeted clientele who require long-term housing. She also noted management of PSOC funding is “regionalized” so criteria for eligibility and follow-up for regional PSOC are determined by local CISSS/CIUSSS. n

D’Arcy McGee MNA warns housing for vulnerable is at risk Read More »

Survey to create ‘market study’ of housing needs

‘Things will start moving’

MRC housing director says

Sophie Kuijper Dickson, LJI Reporter

The MRC Pontiac is collecting new data on housing needs in the region by way of a public survey that seeks input from homeowners and renters alike.
“We all know that there is a huge housing crisis in Canada, particularly in Quebec. The Pontiac is touched by this crisis,” said Rachel Floar-Sandé, MRC Pontiac’s economic development officer for housing.
“It’s hindering economic development,” she added. “Businesses are having a hard time hiring because of the lack of housing.”

Floar-Sandé said the survey, which closes Feb. 29, will be used to create an updated profile of the state of housing in the Pontiac, likened to a market study, to help local governments and developers better understand the needs and the holes in the market.
“There is land available and there are developers that are potentially interested in building. There are projects that are underway and upcoming,” Floar-Sandé said.

“What we’re waiting on now is for the funding to come through, streamed from the Canada Mortgage and Housing Corporation (CMHC) to the Société d’habitation du Québec (SHQ) […] We have heard that the government is going to be giving money to help with the construction of affordable housing.”
Floar-Sandé said the region’s greatest needs include affordable housing for families and seniors, more housing for vulnerable people with nowhere to stay, and housing for professionals.
According to a 2021 report from the Pontiac Community Development Corporation, “Single people of all ages and single-parent families are those households most in need of safe and affordable housing. However, there are few options available to them . . . There is insufficient rental housing for the low-income population, as well as for people who wish to settle in the MRC.”

Tyler Ladouceur is the director of AuntonHomme Pontiac, a social service organization based in Campbell’s Bay that provides Pontiac residents, particularly men, with mental health support and temporary housing.
“Except for elderly people, there’s not really anything in the Pontiac right now in terms of apartment buildings for lower-income housing,” he said. “That is a big problem.”
A big part of Ladouceur’s work involves helping the people living in AutonHomme’s temporary housing facilities find more permanent affordable housing, but the lack of low-income housing makes this difficult.
Ladouceur said the organization will sometimes place people in “lesser quality apartments”, ask that they return to couchsurfing with friends, or simply keep them housed in AutonHomme’s temporary facilities for extended periods of time, but that none of these options are good for the people who arrive at the organization looking for help, who are often unhoused and struggling with some form of mental illness or living with addictions.

“It’s kind of a vicious circle we’re stuck in,” Ladouceur said. “If we can’t find a place, sadly some clients go back into the same situations they were before because they’re sick of being in our services, or they get disappointed because they’ve done all that work and can’t progress to the next step.”
Ladouceur typically works with single people looking for housing, but said that since last fall, he has seen an increasing number of families without an affordable place to live.
“Obviously if [the MRC] could find more money that would be amazing, but it’s also a question of getting a lot of actors together,” Ladouceur said, adding he believes there is potential in creating partnerships with the private sector.

A big part of Floar-Sandé’s work as economic development officer for housing is looking for available land in the MRC, and liaising with municipalities about land that might be available for development.
“I find municipalities and land owners are very open to wanting housing development in their municipalities,” she said.
“We have a crisis. It’s not just the Pontiac, and it needs to be dealt with. I do believe that things will start moving.”
The survey can be found on MRC Pontiac’s website, under the ‘Public Consultation’ tab at the top left of the home page.

Survey to create ‘market study’ of housing needs Read More »

New study permit cap divisive amongst international students

Photo Alice Martin

Hannah Vogan
Local Journalism Initiative

On Jan. 22, Immigration, Refugees and Citizenship Canada (IRCC) announced a temporary two-year intake cap on study permit applications in Canada to “protect international students from bad actors and support sustainable population growth in Canada.” 

The government will only approve approximately 360,000 study permits in 2024, a 35 per cent reduction from the 579,075 approved study permits in 2023. With this new number, the IRCC will hand out a chunk of the cap to each territory and province for them to delegate the permits accordingly. As for the number of study permits accepted in 2025, the government will reassess the potential number at the end of 2024. 

Upon announcement of the new policy, IRCC minister Marc Miller justified that this cap is not against international students but to ensure the quality of education. According to the IRCC, these measures are enforced to correct the abuse of international students by institutions. 

Kareem Rahaman, an international student from Trinidad and finance coordinator at the Concordia Student Union, agrees that international students are being taken advantage of, “and part of me wants to believe that the government is doing this to prevent [taking advantage of international students].” However, another part of Rahaman believes this is a “genius political move” in which the government is shifting the blame on international students instead of taking responsibility for poor health care and the housing crisis.

“When resources are limited, and you let this amount of people in, of course housing and cost of living are going to rise. I mean, that is just bound to happen,” said Mitchell Mak. Mak is an international student from Hong Kong studying a double major in psychology and linguistics at the University of Toronto (UofT). Mak’s family has been considering immigration for a while, as Mak moved to Canada in grade 12. “I don’t think there is anything wrong with a country trying to protect its own interest,” Mak said. 

The IRCC will now require all study permit applications to be submitted with an attestation letter from the territory or province of the desired study. Territories and provinces have until March 31, 2024, to solidify a plan to provide student attestation letters.
 
The cap will not impact current permit holders or those pursuing elementary, secondary, master’s, or doctorate degrees.

The cap will not negatively affect Quebec, this new policy allows the province to—if it wishes—take in more international students. Although Quebec can potentially take in more international students over the next couple of years, the guarantee appears slim, given that international students who wish to study at English institutions in Quebec “will see their minimum tuition fees set at roughly $20,000” for the fall 2024 semester, in addition to an obligation to learn French. According to Concordia’s website, the university will keep fees at the currently published tuition rates for international students for the 2024-2025 academic year. 

The cap will, however, drastically affect Ontario and British Columbia, two provinces that harbour the top percentage of international students in Canada. 

Last year, Ontario accepted 300,740 study permits, 51.9 per cent of the entire 2023 approved batch; that number is also 83.5 per cent of what the government will approve this year nationally. B.C took in the second most international students last year, approving 108,535 permits, 18.7 of the 2023 batch, and 30.1 per cent of the 2024 cap. These provinces will receive about half their usual number of international students this year. 

For Sofia Solano, a second-year international student from Belize who studies commerce at UofT, Ontario offered a higher level of education that was not possible at home. 

It is undeniable that Toronto is pricey for Solano, “I have a scholarship for $100,000, and it is barely making a dent,” she said. Yet Solano sees this high cost as a cost of a better life, “it does suck that we get charged a ridiculous amount more than domestic students. But again, I just view [studying abroad] as something that needs to be done,” she said.

This policy also came shortly after Miller announced an update to the financial requirement for those applying for a Canadian study permit. Applicants will now have to prove they have $20,635 in addition to their tuition and travel fees to be considered. 

The cap also puzzles Solano as she begs the question: “If you can’t afford it, you wouldn’t be here. Right?” She believes the cap is not about saving students from exploitation but reducing the number of international students in Canada.

Still, Mak does not think Canada is obligated to carry the burden of “improving the quality of international students’ lives.” 

“(Especially) not at the expense of worsening your own quality of life in your own country,” he said. 

Solano has two sisters looking into post-secondary education in the U.S. and Canada and might be affected by this cap. “It’s sad because I feel like everyone kind of deserves a fair shot,” Solana said.

A previous version of this article stated that international student tuition will double for fall 2024. Concordia has announced that for the 2024-2025 academic year, tuition for international students will remain the same. The Link regrets this error. 

New study permit cap divisive amongst international students Read More »

Integration over extraction; prioritizing action: Sharing ideas on the role of academia in addressing homelessness

(Left to right) Carmela Cucuzzella, Shayana Narcisse, Jayne Malenfant, Chris Brown listen to Jonathan Lebire (far-right) speak at Comm-un’s panel on universities role in addressing homelessness. Photo Julia Cieri

Hannah Vogan
Local Journalism Initiative

On Nov. 25, from 5 p.m. to 8 p.m., community members and students gathered at Concordia University’s SHIFT center to learn about the non-profit Comm-Un, and discuss the role of universities in addressing homelessness.

Founded just over a year ago, Comm-Un is a non-profit collective deeply rooted in the Milton-Parc community, an area of Montreal made up of a number of unhoused Indigenous and Inuit persons.

In 2018, Indigenous people represented 12 per cent of Montreal’s unhoused population, despite representing just under one per cent of the city’s total population. Inuit made up 25 per cent of unhoused Indigenous people, despite making up only five per cent of Montreal’s Indigenous population.

Comm-Un’s panel addressed and critiqued the multiple social-worker and research programs throughout Montreal universities, highlighting what is missing in the exploration and intervention of homelessness.

Comm-Un believes the most important part about working with the unhoused is healing trauma.

According to Jonathan Lebire, founder and director of Comm-Un, the different approaches to homelessness—like “housing-first,” a concept that is recovery-focused which prioritizes swiftly placing individuals experiencing homelessness into stable housing, followed by further support and services that are offered based on individual needs—isn’t effective. Comm-Un, however, approaches care for the unhoused differently; to make healing and love the first step with unhoused communities.  “I coach, I listen, but I don’t tell them what to do. They tell me what they need to do and I make sure they can do it,” Lebire told The Link.

“Unhoused people experience lots of trauma—most of the services now are focused on just survival needs, and we need some spaces that consider the healing process,” said Concordia PhD student Moh Abdalreza. Abdalreza helps organize, plan events and projects, and so much more, according to Lebire, who has dubbed the Concordia student “Super-Moh.” Abdalreza researches the relationship between art and homelessness. 

A frequent sentiment expressed by Comm-Un is that there is a lack of communication between government bodies, neighbours, media and (most importantly) the unhoused regarding efforts to create safe spaces and take steps towards healing for a vulnerable population.

“We found that there is a big gap between lived experiences of unhoused people and policy making processes,” Abdalreza said.

Comm-Un also launched their current project and proposal for the collective at the panel. Their project, “Street University,” is described to be a strength-based space, alternative to day-shelters. 

“[Street University] is about moving from fragmentation to reintegration, from survival needs to healing, and also merging resources,” Abdalreza noted. 

Abdalreza stressed how universities have access to many resources. He shared how they own large amounts of land, infrastructure, and public spaces that have a copious potential to be employed for the benefit of the community. He feels many students who study homelessness within the walls of an institution fail to have actual conversations with their subjects; unhoused people.

When it came time for the panel, rectangular tables with three chairs were dually positioned in front of the panelists. Tables were set with crayons, markers, and paint-sticks coupled with paper to encourage art during the discussion.

The night, which drew in an audience of all ages, began with Lebire introducing himself and Comm-Un. He shared how, when he was about 16, he was unhoused. 

Lebire left his home for Sherbrooke, Que., with $20 and a backpack. When he came back to Montreal, he wanted to make a change. He went to the Université de Montréal to become a social worker. However, school didn’t help him understand the complexity of being a social worker and working with unhoused populations. 

“By the magic in life, I was introduced to the Indigenous people at Atwater park,” said Lebire. This changed how he saw intervention work.

The floor was then turned to the five panelists and researchers whose work aligned with addressing homelessness; Jayne Malenfant, Shayana Narcisse, Carmela Cucuzzella, Janis Timm-Bottos and Chris Brown.

When the question was posed to panelists about the universities’ impact on addressing homelessness, Malenfant expressed dissatisfaction with the disconnect from university researchers and those being researched. 

Malenfant, an assistant professor in social justice and community engaged studies at McGill University, spent a period of her life unhoused. 

“I often ask, ‘what is the point of working with researchers, and what is the point of working with universities when we as (unhoused) communities can take care of ourselves?’” she said. “The way we evaluate impact in the university is not just. It is not grounded in community knowledge, and there aren’t ongoing mechanisms for evaluation that are led by people who are directly impacted by the issues we are studying. The accountability isn’t there,” Malenfant explained. 

She believes one way universities could improve with its research approach, particularly when tackling homelessness, is by resourcing people with lived experiences and allowing them to lead the research.

For Timm-Bottos, the founder of Montreal’s first art-hive, social infrastructure within universities is the catalyst for action and change.

“We need to have gathering places, otherwise people are afraid of each other,” said Timm-Bottos. “We need to have these safe environments where we can throw off our identities and be real with each other.” She elaborated on how art is a method to communicate and learn from those residing in different socio-economic classes.

Comm-Un’s art hive is a testimony to Timm-Bottos’ shared sentiment. Members of the community paint, draw, carve stone or create any craft desired. Once the crafts are made, Lebire will

 sell the creations —sometimes for upwards of $200— and relay the money back to the artist. According to Abdalreza, there is a type of communication that transcends beyond words when those of different power dynamics gather to create art and learn techniques from each other.

Lebire borrowed the mic from panelists for a moment to heed caution of the delicacy that should come with conducting research of the unhoused.

He described how, if you’re considered unhoused by the system, it’s primarily because you went through struggles which transformed into traumas that were not dealt with—as there was no safety net in place. Lebire explained how these traumas want to be forgotten.

“The worst thing for [an unhoused individual] is somebody poking you, and reminding you of all of these [traumas],” asserted Lebire. “Whenever all of these researchers ask those questions, you have to keep in mind, you are bringing those things back up for a person that still does not have any means to deal with it. So every time, you trigger [their trauma] without giving a healing opportunity.” 

Narcisse is a creative with a focus on visual art and works toward action with her art. She has a lived experience with homelessness, and believes researchers with the subject of homelessness should approach the research in a holistic way: hiring the street workers and compensating them for the time spent learning from their experiences.

The panel later made room to hear and inquire further on the audience’s ideas on where they think the role of universities fit in addressing homelessness.

One participant expressed suspicion in whether an institution can have an acceptable role in helping the unhoused community.

“Unless we radically transform what a university is—and it can be in the service of direct action by collectivity that is autonomous—we have to be really skeptical about what we can do,” they explained.

The night concluded with a workshop where everyone was encouraged to share and explore alternative ways to mobilize researchers and leverage university resources effectively. 

Looseleaf was passed around, prompting participants to jot down resources and programs with their paint-sticks and markers— information Comm-Un could utilize to strengthen Street University. 

During the workshop, ideas were bounced off of both organizers and participants in hopes of mending ideas and outlets that Comm-Un can use to leverage storytelling through their work.

“If we want to understand [homelessness] from different perspectives. We need a new way of research and understanding that is connected to action,”  Abdalreza said.

Integration over extraction; prioritizing action: Sharing ideas on the role of academia in addressing homelessness Read More »

Bill 31 will mean more impossible choices for Montreal women

Bill 31 will only make the housing crisis worse for women. Graphic Panos Michalakopoulos

Benjamin Lucas
Local Journalism Initiative

Content warning: this article mentions suicide and abuse.

Posters on signposts, recurring protests down major streets, petitions and newscasts reveal the outrage of renters against the Legault regime’s proposed end to lease transfers through Bill 31. 

The gravity of the situation cannot be overstated: Quebec now stands at a crossroads, with a 44 per cent increase in homelessness in five years and 500 households left without a lease last moving day. The effects of the housing crisis have cascaded across all Canadian society. 

Women, who are at an economic disadvantage, are impacted more than most—with single mothers being 38 per cent more likely to spend more than a third of their income on rent. The result of this is that women having experienced abuse have to make a choice: remain with their abusers on whom they depend for housing, or face homelessness. 

The housing crisis is putting women in a double bind, forcing them to make impossible decisions, and exacerbating it will only put more strain on already scarce resources. Like living in any other city, being in Montreal brings you face-to-face with certain social realities. 

Advocates and experts say that lease transfers are one of the mechanisms that keep rent controlled, and in addition, the Coalition Avenir Québec’s (CAQ) bill would allow for the selling off of much-needed social housing. Given that Montreal is the only city in Canada with more renters than owners, this is especially dangerous.

Throughout Canada, the story is the same. There is  a simultaneous rising of rents and domestic abuse. Women’s shelters have lost $150 million in federal funding and face high staff turnover due to their inability to pay them. One woman, interviewed by the CBC, said, “I can’t try to find a job, I can’t better myself, I can’t be safe if I don’t have a home.” 

What is a woman to do? Some have even attempted suicide to escape this double bind. 

This is not hypothetical. The strain of the housing crisis on domestic violence survivors has already been seen as they lose alternatives to living with their abusers. In Montreal, the women’s shelter Chez Doris was forced to shut down temporarily because it could not feed everyone nor did it have the staff to keep up with demand. This drives women to other shelters, putting more strain on them in turn. A conservative estimate places the number of women turned away from Canadian shelters because of a lack of space at 19,000 per month.  

Wait lists for social housing in Canada can be a years long wait, and even the (relatively) fortunate women who can find a bed in a shelter may be unable to find a long-term place to go afterwards, leaving them to spend up to a year in the transition homes. At every stage, the housing crisis means abused women are left with no place to go to get away from their abusers. 

Stories from women in this situation are stark and display the impossible situations that they face. Women’s experiences include fearing losing custody of their children because they lack a stable home, spending weeks in abusive homes waiting for calls from shelters, or making the decision to return to the men abusing them. Living with their abusers means forfeiting full participation in society, as explored in Kylie Cheung’s book Survivor Injustice, including losing control over their ability to vote, reproductive system, and too often escalating to losing their life.  

The CAQ’s policy makes all this worse. By increasing rent, more people will be made unhoused, and this will put even more strain on the shelters that are available now. More women will be unable to leave their abusers. This comes in the aftermath of a rising tide of domestic abuse, just one sordid result of Legault’s COVID-19 policy.  

Perhaps all of this is easy for Legault to ignore, but it is impossible for women who have become ensnared in it. If the state fails to provide alternatives, it is complicit in this abuse. Legault should obey the will of Montreal renters and rescind Bill 31 immediately. 

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