Arriving Home Final Report_Version 1.1

arriving home
d e v e l o p i n g a c o m p r e h e n s i v e
r e f u g e e h o u s i n g a n d
i n t e g r at i o n s t r at e g y
By: Elisabeth Asselin, Bushra Ebadi,
Anna Foster, Alyse Kennedy, Melanie Kim,
Hamza Syed, and Molly Thomas
2016
Cover Art: City of Toronto

This report is the result of the Munk School of Global Affairs Capstone, Arrival Cities
Refugees Group project at the University of Toronto. The authors of the report would like
to acknowledge the invaluable contributions made by our supervisor, Professor Mark
Guslits. The following organizations contributed to the content of this report through
consultations throughout the Winter 2016 semester:
Toronto Community Housing (TCH)
Ontario’s Refugee Resettlement Team
The Immigrant and Refugee Housing Committee (IRHC)
COSTI
The City of Toronto
StorStac INC.
Atira Women’s Resource Society

A R R I V I N G H O M E C A P S T O N E R E P O R T | 3
Table of Contents
Executive Summary..........................................................................................................4
Background......................................................................................................................6
The Global Refugee Crisis.......................................................................................................................6
Canada’s History of Refugee Resettlement............................................................................................8
Canada’s Current Response Efforts........................................................................................................9
The Importance of Cities in the Resettlement Effort............................................................................11
The Essentials of Resettlement in Toronto...................................................................... 12
Toronto as a Strategic Focal Point.......................................................................................................13
Local Actors.................................................................................................................... 16
Toronto Community Housing..............................................................................................................16
The City of Toronto Municipal Authority............................................................................................20
Community Agencies and Actors.........................................................................................................22
Local Policy.....................................................................................................................24
Mixed-Income Communities...............................................................................................................25
Inclusionary Zoning.............................................................................................................................28
The Importance of Integration........................................................................................30
Economic Integration...........................................................................................................................30
Succeeding in the Canadian Labour Market........................................................................................32
Hiring Practices....................................................................................................................................34
Case Study: Partnership to Advance Youth Employment.............................................................35
The Role of Financial Services Companies..........................................................................................36
Canadian Multiculturalism..................................................................................................................38
Addressing the Need for Affordable Housing..................................................................40
Alternative Housing Solutions: Short Term........................................................................................40
The Airbnb Model..........................................................................................................................40
Joint Refugee-Student Housing.....................................................................................................44
415 Driftwood Avenue..............................................................................................................46
Case Study: A Community for Young Mothers........................................................................49
Alternative Housing Solutions: Long Term.........................................................................................50
Prefabricated Homes......................................................................................................................50
Shipping Container Housing..........................................................................................................56
Case Study: Atira’s Oneesan Container Housing Project........................................................49
Recommendations to Parties Involved in Refugee Resettlement.....................................69
Conclusion......................................................................................................................80

4 | A R R I V I N G H O M E C A P S T O N E R E P O R T
Executive Summary
The global refugee crisis has
reached unparalleled heights.
In 2016, 60 million people are
forcibly displaced, a third of that
number are refugees. That means
1 out of every 22 human beings
on the planet is a refugee.1
In
recent years, Syria has become the
world’s top sourcing country for
refugees, with millions of people
spread out across the Middle East.
Our globalized world has both a
role and responsibility in reaching
out to our neighbours in distress.
Canada has not turned away from
this crisis. In just 3 months, we
have opened our door to 25,000
Syrians; another 10,000 will
arrive on Canadian soil within
the year. A closer look at our
recent refugee history shows that
despite moments of apathy and
limited response, by and large, the
welcoming Canadian ethos has
triumphed. However, while the
international community publicly
applauds our efforts and tries to
replicate our strategies, we must
realize that in the Syrian case,
we have only taken the first step.
The real journey begins when
we strategically map out ways to
make newcomers feel at home in
1 “2015 Likely to Break Records for
Forced Displacement - Study.” UNHCR
News. December 18, 2015. Accessed
January 17, 2016. http://www.unhcr.
org/5672c2576.html.
Canada.
Our project is centred on building a
strong community for newcomers.
Webelievethisinvolvesaddressing
two fundamental questions:
‘Where will newcomers live?’ and
‘What will newcomers do?’
This report outlines possible
strategies to help cities adapt to
large influxes of refugees and
effectively integrate newcomers
into the fabric of Canadian society.
In the short term, Canada has the
opportunity to improve transitional
housing by looking towards an
Airbnb Model or Joint Student-
Refugee Housing initiatives. Both
of these options are favourable,
since they promote interaction
and integration with Canadians.
We address the need for more
affordable housing, particularly
culturally sensitive service
provision, which includes units
suitable for large Syrian families.
We recommend that pre-fabricated
and/or shipping container housing
be examined for fast turnaround
time; the use of environmentally
friendly building materials also
presents an opportunity for new
funding. However, building a
house alone does not make Canada
feel like a home. Economic
integration is a key component of
leading a meaningful life within a
community; we outline a variety
of partnerships and opportunities
that could enhance the delivery
of services to newcomers and
facilitate their entry into the labour
market.
While the task ahead of us
may seem daunting, it should
not be. Canada is a country of
immigrants that prides itself on
multiculturalism. We are simply
trying to recreate everyday life for
newcomers, right here in Toronto:
it is what Canada has stood for in
the past, it is what we stand for
today and what we must stand for
tomorrow.
“I know there is strength
in the differences between us
and I know there is comfort
where we overlap.” - Ani DiFranco

Source: Shane Francescut

Background
Refugees are fleeing persecution around the globe and
displacement numbers are at an all-time high: civil
wars, torture, and terrorism are driving millions of
people across borders. Never before has the displace-
ment and movement of people taken on such a global
dimension. The number of forcibly displaced people
in 2016 is 60 million, the highest since World War II.2
Refugees account for about a third of that number at
approximately 19.5 million. In 2016, the top refugee
sourcing countries are Syria, Afghanistan, Somalia,
2 “Worldwide Displacement Hits All-time High as War
and Persecution Increase.” UNHCR News. June 18, 2015.
Accessed January 07, 2016. http://www.unhcr.org/558193896.
html.
and Sudan.3
The recent tragedies in Paris and Belgium
have heightened anxieties around the domestic secu-
rity implications of large scale refugee flows, making
many countries question whether they can balance
their humanitarian obligations and safety concerns.
The Syrian refugee crisis has dominated news head-
lines since 3 year old Alan Kurdi washed up on a
Turkish beach. The photo humanized a civil war that
had silently raged on for five years. Now, national re-
sponse efforts have taken a variety of forms with an
even wider variety of outcomes. Regardless of the ca-
pacity and commitment put forth by each country, it
is evident that we are all implicated in this problem.
3 “Global Refugee Crisis – by the Numbers.” Amnesty
International. October 12, 2015. Accessed February 05, 2016.
https://www.amnesty.org/en/latest/news/2015/10/global-
refugee-crisis-by-the-numbers/.
The Global Refugee Crisis
Source: Mark Henley/UNHCR

Just like the flow of innocent victims across boundary
lines, our responsibility transcends national borders;
we will be most effective in mitigating this suffering if
we compassionately and collectively respond.
Absorbing an influx of people, especially conflict af-
fected populations, has proven challenging for coun-
tries proximate to the fighting. Since the Syrian civil
war started in 2011, more than 4.5 million people have
fled their homes seeking refuge elsewhere.4
This real-
ity has placed enormous economic strain on neighbor-
ing host countries such as Turkey, Lebanon, and Jor-
4 Griswold, Eliza. “Why Is It So Difficult for Syrian Refugees
to Get Into the U.S.?” The New York Times. January 23,
2016. Accessed February 05, 2016. http://www.nytimes.
com/2016/01/24/magazine/why-is-it-so-difficult-for-syrian-
refugees-to-get-into-the-us.html.
dan.5
Countries around the world have supplemented
this effort by donating aid, relief workers, and resettle-
ment support. Canada’s greatest contribution has been
its rapid resettlement plan for 25,000 Syrian refugees.
Though welcome statements from political parties
and winter coats off a plane are necessary first steps,
any successful long term settlement requires exten-
sive thought and strategy. Adequate services, includ-
ing housing supports and economic integration tools,
must be provided to help refugees fully integrate into
Canadian society.
5 “UNHCR Syria Regional Refugee Response.” UNHCR
Inter-agency Information Sharing Portal. Accessed February
08, 2016. http://data.unhcr.org/syrianrefugees/regional.php#_
ga=1.6887474.1277583359.1460353600.
PHOTOS (from left to right): [1] Alexandra Krause, Senior Emergency Coordinator, at work in Former Yugoslav Republic
of Macedonia. Talking with Afghan refugees waiting to enter Vinojug Reception Center near the border with Greece.
[2] Newly arrived Syrian refugee women and children queue for registration and aid distribution in the town of Arsal,
Lebanon. [3] A Syrian Kurdish refugee child comes back from school in Domiz refugee camp in Iraqi Kurdistan. The Kurdish
Regional Government is providing catch-up classes for the refugee children fleeing the conflict in Syria so that they
can enrol in the upcoming school year. [4] Adama, a refugee from the Central African Republic and the resident cook
at Gado-Badzere refugee camp in Cameroon, feeds unaccompanied refugee children and orphans in her kitchen.
Source: Laban-Mattel/UNHCRSource: A.McConnel/UNHCR
Source: Heba Aly/IRIN

Resettling large influxes of refugees is not a new phenomenon for Canada.
In 1956, Canada admitted more than 37,000 Hungarians as a result of the
Hungarian uprising against the Soviet occupation. Between 1979 and 1980,
60,000 Vietnamese asylum seekers were resettled in Canada. In 1986, Canada
was recognized for its outstanding refugee resettlement record by the United
Nations.6
During the 1990s, Canada continued with this tradition and resettled
5,000 Ugandans, took in 5,000 Bosnian Muslim fleeing the ethnic cleansing
campaign in the Balkans, and deployed an emergency airlift mission to extract
and resettle 5,000 Kosovars.7
Surprisingly, this was all accomplished in the absence of a comprehensive short
and long-term refugee resettlement policy. Perhaps less known is how a lack
of policies has hindered thousands of innocent refugees from ever making it
onto Canadian soil. Canada closed its doors to Chilean refugees fleeing Marxist
rule in the 1970s, and admitted fewer than 5,000 Jewish refugees during the 12
years of Nazi rule in Germany in the 30’s and 40’s - an embarrassingly small
number compared to 70,000 in Britain and 200,000 in the United States.8
These
incidents should not be taken as an indication of Canada’s attitudes towards
refugees. Instead, they highlight the need for a comprehensive strategy that
will allow Canada to support populations in need in a consistent manner, while
protecting and promoting core Canadian values.
It should be noted that fluctuations in the global economy, changing international
power dynamics, and shifts in domestic public attitudes and political leadership
will impact Canada’s future response to unforeseen refugee crises. However,
any viable future comprehensive refugee integration strategy must consistently
emphasize the Canadian values of openness and respect for cultural differences.
It is possible to uphold Canada’s humanitarian obligations to assist persecuted
people in their time of need in way that does not diminish but strengthens the
fabric of Canadian society.
6 UNHCR, Reports to the General Assembly, Report of the United Nations High Commis-
sioner for Refugees, United Nations General Assembly Official Records 42nd
Session
Supplement No°12 (A/42/12), 27 July 1987. Accessed February 07, 2016.
7 “Canada: A History of Refuge.” Government of Canada, Citizenship and Immigration
Canada, Communications Branch. December 24, 2015. Accessed February 17, 2016. http://
www.cic.gc.ca/english/refugees/timeline.asp.
8 Bombicino, Eric. “A Brief History of Canadian Hostility towards Refugees.” TVO.
November 24, 2015. Accessed January 14, 2016. http://tvo.org/article/current-affairs/
shared-values/a-brief-history-of-canadian-hostility-towards-refugees.
Source: The Canadian Press/ John Goddard
Source: National Archives of Canada/Rosemary Gilliat
Source: UNHCR / H. Gloaguent
Source: Jan Raska
Canada’s History of Refugee Resettlement

In 2014 Prime Minister Stephen Harper and his administration
werecriticizedforfailingtodeveloparapidandadequateresponse
to the Syrian refugee crisis. While the Harper government
primarily focused its resources on administrative processes
in order to facilitate easier and more rapid entry for privately
sponsored refugees (PSRs), Canada’s refugee resettlement effort
took on new life after a new government, led by Prime Minister
Justin Trudeau, entered into force in October 2015. In November
of 2015, a Cabinet Ad Hoc Committee was created to implement
the new government’s plan to take in 25,000 Syrians by February
of the following year. 9
The acceptance of 25,000 Syrians within a relatively short
timeframe signals a return to Canada’s values of openness and
compassion. The 25,000 target was met on February 27, 2016
and the most recent reports indicate that Canada has successfully
resettled over 26,207 Syrians since the operation commenced in
Novemberof2015.10
TheLiberalgovernment’slatestcommitment
in March 2016 to settle an additional 10,000 Syrians by the end of
the year shows that the refugee resettlement process will continue
and likely expand into the Liberal government’s next three years
in office. A strategic short and long-term strategy for refugee
housing and economic integration is needed now more than ever.
While we have yet to see the long term impacts of Canada’s
current resettlement efforts, Canada’s performance thus far has
been touted as a model for other countries. Filippo Grandi, head of
the United Nations High Commissioner for Refugees (UNHCR),
stated in March 2016 that Canada’s use of both government and
private sponsors to help Syrian refugees resettle is a model that
should be exported around the world.11
The success in merging
PSR intake processes with standard Government ones is that the
PSR program allows part of the total resettlement cost to be borne
9 “#WelcomeRefugees: Milestones and Key Figures.” Government of Canada, Citizenship and Immigration Canada, Communi-
cations Branch. April 08, 2016. Accessed April 08, 2016. http://www.cic.gc.ca/english/refugees/welcome/milestones.asp.
10 Ibid.
11 Levitz, Stephanie. “Canada’s Refugee Effort Hailed as Model for World by Head of UN Agency.” CBCnews. March 21, 2016.
Accessed March 30, 2016. http://www.cbc.ca/news/politics/un-refugee-private-government-sponsor-1.3501400.
Source: Mark Blinch/Reuters
Source: Leah Hennel / Calgary Herald
Source: Nathan Denette / The Canadian Press
Canada’s Current Response Efforts

1 0 | A R R I V I N G H O M E C A P S T O N E R E P O R T
by private sponsors, who voluntarily commit to support the intake
and integration of refugees in Canada for an initial predetermined
period of time.12
The creation and execution of a resettlement plan in the near future
could positively influence Canada’s capacity to absorb refugees.
While anxiety remains around a perceived lack of funding and
inadequate screening processes abroad, it is possible to manage
these anxieties and enable the inflow of refugees to have a positive
impact on socioeconomic dynamics here in Canada.13
12 Friscolanti, Michael. “Saving Family No. 417.” Macleans. January 13, 2016. Accessed January 17, 2016. http://www.
macleans.ca/saving-family-no-417/.
13 When the Liberals announced their intention to welcome Syrian refugees in the fall of 2015, the plan was expected to cost
$1.2 billion over the next six years, with $876.7 million needed in 2015-2016 alone, according to the Canadian Press. The
government itself has established a budget of less than $700 million over 6 years: Levitz, Stephanie. “Cost of Syrian Refugee
Plan Pegged at $1.2B over 6 Years.” CBCnews. November 20, 2015. Accessed January 23, 2016. http://www.cbc.ca/news/
politics/syrian-refugees-billion-six-years-1.3327780.
Source: The Canadian Press
Source: The Canadian Press

A R R I V I N G H O M E C A P S T O N E R E P O R T | 1 1
Moving forward there is a need to bolster government
capacities and social service provision to adequately
welcome new Canadians. Efforts to educate the do-
mestic population will be integral for achieving sus-
tainable, comprehensive social and economic integra-
tion.
The success of ongoing refugee resettlement pro-
grams will rely on those participating in the effort to
accurately identify current and future challenges and
develop creative solutions that engage civil society,
government, the Canadian public, and those who are
calling Canada their home for the first time. It is im-
portant to recognize that the challenge of resettlement
will be disproportionately borne by cities, specifically
Montreal, Toronto and Vancouver, as a consequence of
their resource capacity but also for their cultural diver-
sity and appreciation for multiculturalism. However,
an accepting attitude alone is not enough to ensure that
incoming refugees will be able to lead a meaningful
and productive new life here in Canada. As refugees
achieve landed status they will require a variety of
supports and services; chief among these is the need
for accommodation.
While the aforementioned cities have the potential to
be welcoming hubs for incoming refugee groups, a
lack of available and affordable housing in Canada’s
biggest cities presents a major dilemma for resettle-
ment and integration efforts; these efforts are condi-
tional on refugees being able to find and secure afford-
able housing. Since cities have been identified as the
primary intake points for refugees, clear channels and
support systems must be identified to support families
and individuals in their search for and movement into
available affordable housing.
It is expected that refugees will initially live off an in-
come equivalent to provincial welfare rates. The shel-
ter allowance permitted by the federal government to
a family of four is no more than $785 per month.14
Given the low levels of income these families are ex-
pected to initially have at their disposal, the need for
affordable and accessible housing is paramount. In To-
ronto, a robust and unmet demand for social housing
assistance already exists. There are more than 90,000
people on the waiting list for affordable housing in the
city.15
This statistic does not account for the additional
demand from incoming refugees. Since large cities are
expected to receive the bulk of refugees, these services
must be scaled up with the creation of new affordable
housing as a focal point. This report will present in-
novative housing and integration strategies, which at-
tempt to ‘think outside the traditional housing box’ as
we develop a plan on how Toronto can better prepare
for the settlement of refugee communities. Our report
outlines a number of recommendations for both gov-
ernment and non-governmental agencies engaged in
the resettlement process. It also outlines a way forward
for new actors in the private sector and higher educa-
tion institutions to be more involved.
14 Canada. Citizenship and Immigration Canada. IP 3 In
Canada Processing of Convention Refugees Abroad and
Members of the Humanitarian Protected Persons Abroad
Classes ‒ Part 2 [Resettlement Assistance Program (RAP)].
January 13, 2015. Accessed January 16, 2016. http://www.cic.
gc.ca/english/resources/manuals/ip/ip03-part2-eng.pdf.
15 Suen, Fan-Yee. “Why Are High-income Earners Living
in Low-income Housing?” CTV News Toronto. May 13,
2015. Accessed April 08, 2016. http://toronto.ctvnews.
ca/why-are-high-income-earners-living-in-low-income-
housing-1.2373001.
The Importance of Cities in the
Resettlement Effort

The Essentials of
Resettlement in Toronto
Source: Ramada Plaza
Source: Garrett Tonge

At the time of this report 4,282 Syrian refugees
have been registered by the Government of Canada
in Toronto.16
This means Toronto alone accounts
for approximately 16% of all incoming Syrian refu-
gees. While the city has designated resources and
appointed certain roles to partners,17
there needs to
be greater coordination between community orga-
nizations, the private sector, and all levels of gov-
16 ‘#WelcomeRefugees: Milestones & Key Figures’
17 Canada. City of Toronto. Refugee Resettlement Program.
City of Toronto Refugee Resettlement Program – Progress
Report. February 22, 2016. Accessed March 24, 2016. http://
www.toronto.ca/legdocs/mmis/2016/cd/bgrd/background-
file-90733.pdf.
ernment. Refugee resettlement is neither a quick
nor easy process. After the initial intake, it is im-
perative that newcomers not only access the nec-
essary support and services but that they also feel
safe, included, and empowered in their new homes.
Toronto as a Strategic Focal Point
Source: Toronto Star
Source: Mark Blinch/Reuters
FEDERAL AFFORDABLE
HOUSING FUNDING
-48%
TORONTO CURRENTLY
ACCOUNTS FOR 16% OF ALL
INCOMING SYRIAN REFUGEES

While the demand for services has increased, fund-
ing levels have declined over the years.18
In particu-
lar, the federal government has decreased funding
for affordable housing by 48 percent over the past
25 years.19
Apart from the 2016 federal budget com-
mitment towards affordable housing,20
there has been
a decline in funding which has allowed affordable
18 “Best Settlement Practices.” Canadian Council for
Refugees. February 1998. Accessed January 15, 2016. http://
ccrweb.ca/en/best-settlement-practices.
19 Kerur, Sharad. “Refugees’ Needs Expose Canada’s
Housing Crisis.” Thestar.com. February 05, 2016. Accessed
February 17, 2016. http://www.thestar.com/opinion/commen-
tary/2016/02/05/refugees-needs-expose-canadas-housing-
crisis.html.
20 The 2016 federal budget allocated $2.3 billion towards
affordable housing between 2016-2017. First Nations, Inuit
and northern housing will receive $739 million; 200.7 million
will go towards seniors housing; Liberals hope to provide
enough incentive for developers to create 10,000 new rental
units. For more information refer to: http://www.budget.
gc.ca/2016/docs/plan/budget2016-en.pdf.
housing providers like TCH to offer housing units at
lower than market rates.21
Toronto has proved particu-
larly vulnerable to funding decreases where affordable
housing remains in short supply or incredibly difficult
to access. Since refugees enter Canada without guar-
anteed gainful employment, it is absolutely critical
that they have access to affordable accommodation as
a necessary condition for meaningful social and eco-
nomic integration.
While Toronto possesses a number of competent so-
cial service providers, government bodies, and com-
munity organizations, the reality is that an overall lack
of affordable housing has been the main barrier to any
collective efforts. To integrate refugees into Canadian
society, housing must be considered a necessary cor-
nerstone to establishing a productive existence.
21 Kerur, “Refugees’ needs expose Canada’s housing crisis.”
(Source : Federal-Ontario Funding Agreements and Public Accounts)
Figure 1: Federal Spending for Social Housing in Ontario

Local Actors
Toronto Community Housing Corporation
(TCH) is the largest social housing provider in
Canada and the second largest provider in North
America.22
It manages 2,100 buildings that en-
compass a mix of rent geared to income, afford-
able, and/or market price units. In total, TCH
provides housing for approximately 110,000
residents.23
TCH also provides additional social
assistance, such as education support and job
training, and engages in a number of communi-
ty development efforts at specific sites. TCH’s
approach to social housing, when it is compre-
22 “About Us.” Toronto Community Housing.
Accessed January 12, 2016. http://www.toronto-
housing.ca/about.
23 The Mayor’s Task Force on Toronto Community
Housing. City of Toronto. Transformative Change
for TCHC. January 26, 2016: 74, Accessed January
30, 2016. https://www1.toronto.ca/City Of Toronto/
Strategic Communications/Mayor’s Task Force on
Toronto Community Housing/Article/Task Force
FINAL.pdf.
hensively implemented, is providing critical
lessons that can be applied to Toronto’s refugee
resettlement effort. The organization focuses
on culturally sensitive service provision, which
takes into account the context and cultural fea-
tures of new Canadians who live in TCH’s units
TCH plays an integral role in public housing,
but the organization faces multiple structural
challenges. In January 2015, Mayor John Tory
appointed a task force to offer advice on how to
strengthen and support the delivery of services
to TCH residents. The task force concluded that
TCH is unsustainable financially, socially, and
from an operating and governance perspective.
The history of the organization has contributed
to the difficulties TCH faces at present. TCH
was established in 2002, created through the
amalgamation of Metro Toronto Housing
Company Limited and Cityhome. It has a
$600 million operating budget and a building
Toronto Community Housing

Source: Andrew Moran
replacement value of more than $9 billion.24
However, it is also facing a $2.6 billion backlog
in apartment repairs. In 2014, the federal and
provincial governments excluded TCH from
an $801 million affordable housing initiative.25
Beyond monetary considerations, a wait list
of 90,000 further stifles the organization.
These issues have been compounded by high
staff turnover rates in the last five years. TCH
24 The Mayor’s Task Force on Toronto Commu-
nity Housing. City of Toronto. Improved Living at
Toronto Community Housing. July 10, 2015, 2016:
74. http://www1.toronto.ca/City%20Of%20Toronto/
Strategic%20Communications/Mayor’s%20Task%20
Force%20on%20Toronto%20Community%20
Housing/PDF/Mayor-Task-Force-Interim-Report.pdf
25 Brennan, J Richard. “$801-million funding won’t
go to community housing repairs in Toronto.” Toronto
Star. August 11, 2014. Accessed April 01, 2016. http://
www.thestar.com/news/canada/2014/08/11/afford-
able_housing_gets_801million_pledge_from_ottawa_
queens_park.html
Toronto Community Housing
was created by the City of
Toronto on January 1, 2002

has had three Boards of Directors, four CEOs, and a
significant turnover in senior management, which has
caused priorities to shift on an ad hoc basis.26
Outside of TCH’s structural challenges, there are sev-
eral physical challenges to TCH properties. 500 TCH
homes have already been deemed uninhabitable and
4,000 more units are considered critical.27
This means
there are leaky roofs, rickety windows, insulation is-
sues, and peeling drywall in these apartments. Without
extra capital and urgent repairs, this number is set to
increase and 7,500 units may be completely shut down
by 2023.28
Due to the poor perception of certain lo-
26 Improved Living at Toronto Community Housing: 15-18.
27 Sylvester, Erin. “Toronto Community Housing’s Daunting
Repair Backlog.” Torontoist. January 26, 2016. Accessed April
3, 2016. http://torontoist.com/2016/01/toronto-community-
housings-daunting-repair-backlog/.
28 Johnson, Natalie and Kendra Mangione. “Where would
I go? TCH my need to shutter thousands of apartments.”
CTV News. March 10, 2016. Accessed March 30, 2016.
http://toronto.ctvnews.ca/where-would-i-go-tchc-may-need-
to-shutter-thousands-of-apartments-1.2812657.
cations, high vacancy rates plague several apartment
buildings including Church Granby with a 41% aver-
age monthly turnover rate and ScarboroughAcres with
a 33% average annual turnover rate.29
While vacancies
exist, there is a gap between the types of accommo-
dation demanded in the current market for affordable
housing and the types of units TCH has available30
It is important to note that a lack of funding and capac-
ity prevents the organization from consistently provid-
ing services to all of its residents. TCH’s social pro-
grams, which are a key component to its integration
efforts, are funded in part by TCH’s operating budget
and in part by development partners. In the absence of
substantial government incentive structures, the num-
ber of partners who are willing to develop and pro-
vide affordable housing in a sustainable way is largely
29 “Info for Munk Students,” Received from TCH April 6,
2016.
30 Housing Connections offers specific waitlist information based
on unit, sizes of units available in different areas of city. For more
information refer to: Housing Connections. “Housing Listings.”
http://www.housingconnections.ca/Zones/allzones.asp.
Source: Hamza Syed

missing. These constraints impede TCH’s ability to
rapidly respond to changing market demands, such as
incoming refugees.
Even if TCH does not possess the capacity to accom-
modate the current inflow of refugees, TCH’s non-
material assets could be a critical piece in Toronto’s
overall refugee integration effort. Despite criticisms
toward TCH, the organization is Canada’s largest so-
cial housing provider and has an in-depth understand-
ing of the city’s cultural and real estate landscape. As
such, TCH has the potential to provide coordination,
strategic guidance, and information on lessons learned
and best practices (related to culturally sensitive social
service provision) to agencies and networks who seek
to play a greater role in Toronto’s resettlement effort.
The global onslaught of forcibly displaced people is
on the rise and Canada is on track to welcome another
10,000 Syrians this year alone. Projections estimate
that 7,000 of these new Canadians could end up in To-
ronto by the end of this year.31
If this reality comes to
fruition, it will seriously impact all social housing enti-
ties and related social service providers. Of those in-
volved peripherally and directly in resettlement efforts,
TCH is strongly positioned to proactively acknowl-
edge and address this future reality. The responsibility
of integration for incoming refugees lies largely in the
hands of the city’s social service providers who have
the potential capacity, the knowledge and the choice
to find ways to incorporate this reality into its organi-
zational structure and strategy. TCH’s strongest assets
are land and underutilized space, vacant units, as well
as community development programs and invaluable
institutional knowledge. These assets can be leveraged
to assist the city in its current and future efforts related
to refugee resettlement.
31 Memo from Executive Director of Social Development,
Finance and Administration for the City of Toronto to the
Community Development and Recreation Committee. City
of Toronto Refugee Resettlement Program – Progress Report.
February 22, 2016. http://www.toronto.ca/legdocs/mmis/2016/
cd/bgrd/backgroundfile-90733.pdf.
Source: Hamza Syed Source: Fred Lum/The Globe and Mail

The City of Toronto
Municipal Authority
In October 2015, Toronto City Council approved the
City of Toronto Refugee Resettlement Program, which
outlined a plan for coordination between municipal and
community resettlement services. The Toronto New-
comer Office (TNO), in coordination with it partners,
is the primary implementing body for the resettlement
program. To ensure that all supporting parties stay on
task and that there is adequate coordination, an Inter-
Divisional Team, made up of senior representatives
from City Divisions and an Inter-Agency Task Force,
comprised of community partners, meet bi-weekly.
Furthermore, The Toronto Immigrant and Refugee
Housing Committee was established to help develop
strategies that address housing-related challenges for
refugees and vulnerable immigrants. While the com-
mittee does not officially make recommendations to
the City of Toronto, it brings together an important
group of practitioners, allowing for information shar-
ing and insight into what is happening on the front
lines. They are also responsible for initiating the cre-
ation of initiatives, such as the First Contact Project
in conjunction with the Red Cross, which provides in-
formation about services to refugees in person at the
airport and through a 24 hour telephone line.32
Temporary housing assistance for GARs is provided by
the Canadian Government, disbursed through RAPS
in relevant municipalities. In contrast, PSR housing
assistance is taken care of by individual private spon-
sors. Refugee housing on the whole is therefore the
responsibility of resettlement agencies, private spon-
sors, community organizations, and institutional part-
ners who work, collectively and in isolation, to ensure
that refugees are settled into permanent housing.
32 “Connecting to Your New Community: A Resource Guide
for Refugee Claimants.” Society of Saint Vincent De Paul.
January 2013. Accessed March 07, 2016. http://svdptoronto.
org/wp/wp-content/uploads/2013/01/Manual-for-Refugees.pdf.

Source: Erkin Ozberk (Flickr)

Community Agencies and Actors
To ensure that incoming refugees are incorporated
into city life, the City of Toronto entered into service
agreements with two community partners: COSTI Im-
migrant Services and WoodGreen Community Servic-
es. Both organizations have considerable experience
in providing newcomer settlement services and con-
tinue to lead coordination efforts between all relevant
service providers, funders, government officials, and
program beneficiaries.
COSTI Immigrant Services is a community based
agency that provides services to help newcomers in
the greater Toronto area attain self-sufficiency in Can-
ada. They have seventeen locations in Toronto, Peel,
and York regions, and provide employment services,
language and skills training, translation/interpreta-
tion services, and housing and settlement services
for GARs. In particular, COSTI was specifically con-
tracted to find long-term housing for GARs, as well as
to enhance the capacity of organizations that provide
services designated to assist PSRs in achieving perma-
nent housing.33
COSTI’s funding comes from the fed-
eral, provincial, and municipal governments, as well
as the United Way and other foundations.34
In terms of finding refugee housing, the organization is
facing challenges related to the affordability of hous-
ing as GARs receive social assistance, which is largely
seen to be inadequate for Toronto’s rental and housing
33 Brosnahan, Maureen. “Refugee housing challenges
‘not insurmountable’, say those working to house Syrians.”
CBC News. January 21, 2016. Accessed March 30,
2016. http://www.cbc.ca/news/canada/refugee-housing-
challenges-1.3412335.
34 COSTI Immigrant Services. “Funding.” Accessed March
30, 2016. http://www.costi.org/whoweare/funders.php.

market. Moreover, it is difficult to secure adequately
sized units for larger families. Many families require
larger multi-bedroom apartments, which are more
difficult to find.35
As a result, refugees are staying in
transitional housing locations, such as hotels, for lon-
ger than expected. Despite these challenges, COSTI
is well-funded and well-equipped to provide front-line
housing support for refugees. They are already in-
volved in the process, so their role could be expanded
or a partnership could be established with their organi-
zation. Some organizations like the Arab Community
Centre, Catholic Cross-Cultural Services, and Lifeline
Syria also have service agreements with the City.
35 Conference organized by CERIS, the Informal Housing
Network Project & Shelter, City of Toronto Housing &
Support Division and Community and Neighborhood Services,
Living on the Ragged Edge: Immigrants, Refugees and
Homelessness sin Toronto, Forum Summary. March 28, 2003.
WoodGreen was tasked with developing a housing reg-
istry that connects Syrian refugees and private sponsor
groups, who have volunteered housing, goods, and/
or other relevant services. In January, WoodGreen
launched Housing Opportunities and Marketplace Ex-
change (H.O.M.E), which is an online platform where
landlords are encouraged to offer units below market
rate and businesses and individuals are able to post
available housing.As of February 17th, 2016, over 500
users had registered on H.O.M.E with 57 rental units,
23 offers of services, and 116 donated goods posted.36
36 Memo from Executive Director of Social Development, Finance
and Administration for the City of Toronto to the Community
Development and Recreation Committee, City of Toronto Refugee
Resettlement Program – Progress Report. February 22, 2016.
Source: John Mahoney/ Montreal Gazette

Local Policy

Source: Hamza Syed
Source: Craig White
The central assumption of the
merits of mixed-income housing
is that low-income people benefit
when high, middle, and low-in-
come people live within the same
neighbourhood, census tract, or
building.37
The focus on mixed-in-
come housing was borne out of the
frustration with persistent centres
of concentrated poverty in inner-
city neighbourhoods and aims to
deconcentrate poverty in these ar-
eas. The promise of mixed-income
housing assumes that people of
various socio-economic statuses
will interact collaboratively to
provide low-income people with
opportunities for social and eco-
37 Hyra, Derek, “Mixed-Income
Housing: Where Have We Been
and Where Do We Go From Here?”
Cityscape 15.2 (2013): 123-133.
Accessed February 08, 2016.
nomic advancement.38
Moreover,
studies have indicated that per-
ceptions of neighborhood safety
38 Schwartz, Alex and Kian Tajbaksh.
“Mixed-Income Housing: Unanswered
Questions.” Cityscape (1997): 71-92.
Accessed February 15, 2016.
seemed to increase for people liv-
ing in areas that were economi-
cally transformed from low- to
mixed-income neighborhoods.39
William Julius Wilson and others
have argued that the isolation of
the poor from middle and working
class institutions and role models
encourages and reinforces non-
mainstream behavioural charac-
teristics such as weak labor force
participation and results in an “un-
derclass” culture.40
In this respect, Toronto’s Regent
Park revitalization project is in-
dicative of the lessons learned and
benefits incurred by adopting a
mixed-income approach to hous-
ing. By minimizing residential
displacement, resulting from the
process of replacing razed subsi-
dized units, low-income residents
in Regent Park have been able to
benefit from community regen-
eration. Facilitating meaningful
social interactions through com-
39 Hyra, 124.
40 Schwartz and Tajbaksh, 72.
Mixed-Income
Communities

Source: TCH
munity events, in common, neutral ‘third spaces’, has
been central in the Regent Park revitalization. Bolster-
ing existing civic organizations and creating commu-
nity programs, such as those offered in the Spectrum
Building, serve to tackle and address ethnic, racial,
religious, and other differences; while advancing edu-
cation and promoting diversity. Additional consider-
ations include efforts to minimize political displace-
ment in a community by preventing the cooption of
political power by upper-income people. This coop-
tation can lead to increased mistrust and civic with-
drawal by low-income people, exacerbating inequali-
ties and isolation. Mechanisms to prevent this include:
reserving certain political positions for long-standing
residents and creating organizations with shared lead-
ership structures. In devising plans to revitalize other
neighbourhoods in Toronto, TCH’s experience in Re-
gent Park demonstrates that a careful approach to pro-
moting mixed-income housing can lead to impressive
results in integration.

Source: TCH

Inclusionary Zoning
An additional policy that is being pursued in order to
increase access to housing for refugees is inclusionary
zoning. Inclusionary zoning refers to municipal pro-
grams that impose development regulations and ap-
proval processes in order to ensure that private devel-
opers designate a portion of their projects to affordable
housing.41
The concept was introduced in the 1970s
in the United States and has been tested in cities such
as Chicago, San Francisco, Denver, New York, and
Washington over the years.42
In Canada, and specifi-
cally Ontario, there has been a resurgence of interest
in inclusionary zoning. In March 2016, Queen’s Park
41 Wellesley Institute. “Inclusionary Housing.” Accessed
April 09, 2016. http://www.wellesleyinstitute.com/topics/
housing/inclusionary-housing/.
42 Ellickson, Robert C. “The Irony of Inclusionary Zoning.”
PhD diss., Yale Law School, 1981.
announced plans to give municipalities greater pow-
ers in compelling developers to incorporate affordable
housing into their residential plans.43
Expected to pass
in parliament, the bill would give cities greater discre-
tion over issues such as the minimum percentage of af-
fordable housing units that must allocated in any new
development, the duration of this ‘affordable’ alloca-
tion, and how the law should be applied where there
is regional variance in access to affordable housing.44
Amidst Toronto’s growing housing shortage and in-
43 Monsebraaten, Laurie. “Ontario to greenlight inclusionary
zoning.” Toronto Star. March 13, 2016. Accessed March 15,
2016. http://www.thestar.com/news/gta/2016/03/13/ontario-to-
green-light-inclusionary-zoning.html.
44 Mah, Julie. “Can Inclusionary Zoning Help Address the
Shortage of Affordable Housing in Toronto.” CPRN Research
Report, December 2009. http://cprn.org/documents/51952_
EN.pdf.

creased pressure to absorb large scale migration flows,
instruments such as inclusionary zoning can create
a significant number of new and affordable housing
units. Estimates suggest that if Toronto had inclusion-
ary zoning powers, approximately 12,000 affordable
housing units would have been created over the past
five years. Instead, only 3,700 were produced in the
same period.45
Moving forward, regulations that man-
date the inclusion of a certain percentage of affordable
housing units in new developments have the poten-
tial to significantly reduce the financial burden faced
by social housing providers and increase the overall
availability of affordable housing. Moreover, by re-
quiring that market and affordable units are located in
the same development, inclusionary zoning is able to
promote mixed-income housing and economic and ra-
cial integration46
.
Despite the promise that inclusionary zoning efforts
will make affordable housing more readily available
it is important to recognize that this is not a panacea
for the city’s affordable housing shortage. Opponents
have raised concerns that mandating developers to set
aside affordable housing could cause market values to
increase and unintentionally burden new homebuyers
with the costs of lost profits47
. While constraints placed
on developers may disincentivize the necessary devel-
opment of new housing, municipalities implementing
inclusionary housing have offered developers several
policy incentives. Incentive structures include ‘density
bonusing’, a practice whereby municipalities offer de-
velopers greater density limits on their property if they
45 Monsebraaten, Laurie. “Ontario to greenlight inclusionary
zoning.” March 13, 2016. Accessed March 15, 2016. Toronto
Star.://www.thestar.com/news/gta/2016/03/13/ontario-to-green-
light-inclusionary-zoning.html.
46 Rothwell, Jonathan and Douglas S. Massey. “The effect
of density zoning on racial segregation in U.S’. urban areas.”
National Institute of Health, 44 (2009): 779-806.
47 Skinner, Justin. “Social Planning Toronto looks at
inclusionary zoning.” Inside Toronto. March 26, 2015.
Accessed March 30, 2016. http://www.insidetoronto.com/
news-story/5644583-social-planning-toronto-looks-at-inclu-
sionary-zoning/.
include affordable units in their development.48
Ad-
ditional incentives offered to developers include fee
rebates, as well as fast-track permitting, which allows
developers to build more quickly.49
In Toronto, plans
for inclusionary zoning are nascent and will be used
to encourage developers to create affordable housing.
By providing a variety of incentive structures, such as
those outlined above, Toronto’s municipal authorities
can attract developers to create affordable housing.50
48 Pantalone, Peter. “Density Bonusing and Develop-
ment in Toronto.” July 28, 2014. Accessed April 09,
2016. http://yorkspace.library.yorku.ca/xmlui/bitstream/
handle/10315/30269/MESMP02347.pdf?sequence=1.
49 Wellesley Institute. “What Are Inclusionary Housing
Programs?” October 15, 2009. Accessed April 03, 2016.
50 Wellesley Institute. “Inclusionary Housing.” Accessed
April 09, 2016.
Source: Vik Pahwa/Flickr

The Importance
of Integration
Economic Integration
Integration is a crucial component in refugee resettle-
ment and is a dynamic process that requires adapta-
tion on the part of newcomers and Canadian society.51
Economic integration was specifically identified as a
top priority by the Canadian Council for Refugees in
2012. This concern remains a focal point as refugees
tend to have lower earnings on average compared to
economic immigrants and their earnings tend to grow
51 Yu, Soojin, Esetelle Ouellet, and Angelyn Warmington.
“Refugee Integration in Canada: A Survey of Empirical
Evidence and Existing Services”. Refuge: Canada’s Journal on
Refugees 24, No.2 (2007).
at a slower rate.52
The Canadian labour market is re-
garded as being quite accessible to refugees; success-
ful integration is a key factor, enabling and empower-
ing new Canadians.
52 Kelly, Lead Researcher–Philip. “Foreign Credential Recog-
nition Research Synthesis.” (2014). Accessed March 11, 2016.
http://ceris.ca/wp-content/uploads/2015/01/CERIS-Research-
Synthesis-on-Foreign-Credential-Recognition.pdf
Source: BlogTO

Source: Picture Alliance / ZB/ Britta Pedersen
Source: European Economic and Social Committee

Succeeding in the Canadian
Labour Market
The Foreign Credential Recognition policy has
emerged over the last five years to facilitate the con-
version of foreign occupational credentials to ones
that are recognized by the Canadian system.53
This
is necessary for matching refugees with employment
related to their field of study and professional experi-
ence. Identifying and creating employment opportuni-
ties that speak to an individual’s personal experience
and knowledge base fosters a more meaningful profes-
sional existence in Canada, which ultimately benefits
individuals, families, and the Canadian economy on
the whole.54
There are a number of social services available to as-
53 Ibid.
54 Ibid.
sist refugees with the credential transfer process and to
support them in finding new employment. In Canada
GARs have the highest uptake of settlement services
(87% in 2008), which demonstrates that existing ser-
vices are accessible to their intended user.55
However,
certain barriers to entering the labour market remain
and can account for lower wages for refugees in cer-
tain cases. In Canada, the lack of a strong social net-
work and discrimination from employers are both ob-
stacles that should be addressed to improve economic
integration.
Social networks play a critical role in assisting indi-
viduals to find employment. The discrepancy in em-
55 Hyndman. Jennifer. “Research Summary on Resettled
Refugee Integration in Canada.” Centre for Refugee Studies at
York University Report, May 2, 2011.

ployment outcomes between PSRs and GARs evi-
dences the important link between finding a job and
possessing a social network in Canada. In their first
year, more than half of PSRs reported earnings com-
pared to only 14 percent of GARs.56
By their third year
in Canada, 70 percent of PSRs reported earnings com-
pared to 52 percent of GARs.57
It takes about ten years
before the earnings of both groups are almost equal.
This inconsistency is partially explained by the fact
the PSRs arrive with a “built-in network”, where spon-
sor groups have voluntarily committed to support the
individual or family with all aspects of resettlement.58
Conversely, GARs may enter Canada with zero famil-
ial or other connections. While these individuals have
56 Younglai, Rachelle, “Privately sponsored refugees fare
better in job market”. The Globe and Mail. December 22,
2015. Accessed March 03, 2016. http://www.theglobeand-
mail.com/report-on-business/economy/privately-sponsored-
refugees-fare-better-in-job-market/article27901192/.
57 Ibid.
58 Hyndman. Jennifer. “Research Summary on Resettled
Refugee Integration in Canada.” Centre for Refugee Studies
at York University Report, May 02, 2011. Accessed March
05, 2016. http://www.unhcr.ca/wp-content/uploads/2014/10/
RPT-2011-02-resettled-refugee-e.pdf.
access to the same array of social services in their first
year of resettlement, the absence of a social network
can make it extremely difficult to navigate finding and
securing employment.
Some community organizations are spearheading this
effort. For instance, WoodGreen runs a Community
Connections program where volunteers with profes-
sional careers get matched with newcomers with simi-
lar professional backgrounds or goals.59
Volunteers
give guidance and support in entering industries and
sectors newcomers are qualified to work in. These vol-
unteers also introduce newcomers to their own profes-
sional network(s). COSTI also runs a similar program
called the Mentoring Partnership that helps skilled
newcomers build contacts and learn about local indus-
tries and potential employers60
.
59 Woodgreen, “The Community Connections Program”.
Accessed April 03, 2016. http://www.woodgreen.org/Service-
Detail.aspx?id=204.
60 COSTI Immigrant Services. “The Mentoring Partnership”.
Accessed April 04, 2016. http://www.costi.org/programs/
program_details.php?sid=0&pid=0&id=176.

Hiring Practices
A substantial amount of evidence exists to validate
the existence of employer discrimination against ap-
plicants with racialized identities. The existence of
persistent discrimination presents another barrier to
refugees accessing meaningful employment. Stud-
ies have shown that employers are more likely to call
back individuals with English names rather than ethnic
minorities including those from Indian, Pakistani, Chi-
nese, or Greek backgrounds.61
This pattern held true
even where foreign applicants possessed high levels of
education, fluency in one of Canada’s official languag-
es, and/or experience in a multinational firm.62
When
employers were given a choice between a Canadian
61 “Foreign Credential Recognition Research Synthesis
2009-2013”.
62 Oreopoulos, Philip and Diane Dechief, “Why do some
employers prefer to interview Matthew, but not Samir.”
Metropolis British Columbia Centre of Excellence for
Research on Immigration and Diversity, Working Paper Series
No.11-13, September 2011.
and a foreign trained individual, a clear bias emerged
against foreign-trained individuals.63
Any prejudice
against foreign trained individuals seeking to enter the
Canadian labor market strongly impedes ethnic mi-
norities in their efforts to attain gainful employment in
formal sectors.
To enable meaningful integration for incoming refu-
gees in Toronto it is important to focus efforts on
improving GARs’ social networks, while seeking to
eliminate workplace biases based on misperceptions
and stereotypes. The gap in economic gains that ini-
tially exists between PSRs and GARs is likely to be
mitigated by expanding employment programs for ref-
ugees to include more private sector employers across
the Greater Toronto Area (GTA).
63 Ibid.

Partnership to Advance
Youth Employment
~ Case Study ~
Source: City of Toronto
‌One can look to the city of Toronto’s program:
“Partnership to Advance Youth Employment”
as an example of a targeted employment initia-
tive. The program is a joint initiative between
private sector employers and the city; it aspires
to increase economic opportunities for Toronto’s
youth.64
The success stories on both the youth
64 Memo to City of Toronto Economic Development
Committee. Expanding the Partnership to Advance Youth
Employment (PAYE). February 11, 2015.
and employer sides are published on the pro-
gram’s website and help create a case for this
type of programming. In the context of refugees,
it is important to publish success stories from
other employers, as this is seen to encourage
new partners to participate in similar programs
and become more open to the idea of hiring for-
eign trained workers.

The Role of Financial
Services Companies
Financial institutions must play a central role in any
strategy that focuses on the economic integration of
newly-arrived refugees. Several collaborations be-
tween Canadian banks have already been put forth
to assist the city’s efforts to take in Syrian refugees.
In September 2015 five banks – BMO, CIBC, RBC,
Scotiabank, and TD – came together to raise $1 mil-
lion earmarked for the Canadian Red Cross effort to
provide aid to Syrian refugees.65
Another example of a
successful partnership is between Manulife and Com-
munity Foundations Canada in creating a Welcome
Fund to help GARs across the country secure afford-
65 Royal Bank of Canada. “Five Canadian banks collectively
donate $1 million to the Canadian Red Cross in response to
Syrian Refugee crisis.” September 09, 2015. http://www.rbc.
com/newsroom/news/2015/20150909-syria_cnews.html.
able housing.66
The fund plans to support communities
across Canada that have committed to take in new Ca-
nadians in the coming months by directing contribu-
tions to local charitable organizations. These types of
cooperative efforts, which are in part influenced by the
broader pressure to engage in corporate social respon-
sibility (CSR), have enormous potential to not only
raise funds but to help individuals and families secure
longer-term affordable housing.
In addition to capital contributions, financial service
companies are crucial in ensuring that newly-arrived
refugees can navigate the financial landscape and ac-
66 Bervoets, JP. “CN’s 5 million donation strengthens The
Welcome Fund for Syrian Refugees.” December 17, 2015.
http://communityfoundations.ca/cns-5-million-donation-
strengthens-the-welcome-fund-for-syrian-refugees/.

cess the financial services needed to build a new life.
While many banks have programs for newly-arrived
immigrants, the unique circumstances of refugees,
such as the difficulty they face in building credit from
scratch, necessitates specific programming. Several
mainstream banking institutions such as RBC, CIBC,
and Scotiabank have recognized this need and initiated
refugee-specific services. Scotiabank’s StartRight Syr-
ian Immigration Program, for instance, grants Syrian
refugees a basic banking plan that has no monthly fees
(conditional on $100 being deposited in the account
after 120 days) and allows refugees to attain a credit
card with no credit history or income.67
67 Scotiabank. “Startright Program for Newcomers.” Accessed
March 25, 2016. http://www.scotiabank.com/ca/en/0,,9712,00.
html.
Financial inclusion is essential for the long-term suc-
cess of newcomers, and all large banks should merge
efforts to engage with refugees from the start. For in-
stance, Prosper Canada’s Centre for Financial Literacy,
funded by TD, works with community organizations
and agencies to deliver financial education programs
to newcomers.68
TCH could partner with banks and
their networks to offer financial literacy courses di-
rectly on the site of their housing properties. This type
of partnership will eliminate physical barriers for refu-
gees, while also helping them feel socially included.
68 Prosper Canada Centre for Financial Literacy. ‘Financial
Literacy and Newcomers to Canada’, 2015. Accessed April 02,
2016. http://prospercanada.org/getattachment/3ff26769-c2d4-
4d9e-82e9-f56467e4eb31/Financial-Literacy-and-Newcomers-
to-Canada.aspx.
Source: CIBC

Canadian Multiculturalism
Successful integration depends on the hospitality and
acceptance of the receiving community. Canada can
draw on a number of best practices from past expe-
riences with refugee resettlement. The wave of Indo
Chinese immigrants in 1979-80 showed that the as-
similation process is often eased when immigrants and
refugees are able to coexist in established ethno-cul-
tural communities. Canada possesses the unique ca-
pacity to foster harmonious living conditions among
groups that are ethnically, culturally, and religiously
diverse. This stems from Canada’s official policy on
multiculturalism and the value placed on diversity and
cultural acceptance.69
To this end, Canada has a long
69 Canada was the first country in the world to adopt multi-
culturalism as an official policy. It affirms the value and
dignity of all Canadian citizens regardless of race, ethnic
origins, language or religious affiliation. Multiculturalism
ensures equality for all citizens and ensures everyone can
maintain their identity, take pride in their ancestry and enjoy
a sense of belonging. For more information refer to: “Annual
Report on the Operation of the Canadian Multiculturalism Act
2012-2013.” Government of Canada, Citizenship and Immigra-
tion Canada, Communications Branch. February 03, 2014.
Accessed February 03, 2016. http://www.cic.gc.ca/english/
resources/publications/multi-report2013/3.asp.
history supporting the development of multi-faith,
multi-ethnic communities by emphasizing two-way
adaptation processes that target both newcomers and
members of the host society.70
The City, in partnership
with the Ontario Council of Agencies Serving Immi-
grants (OCASI), has dedicated resources to develop
and implement a public awareness campaign against
racism, violence, and intolerance, such as the Public
Forum commemorating Refugee Rights Awareness
month. At the municipal level, the City of Toronto
will be designating May 29th as the city’s official
Newcomer Day, reaffirming the commitment it made
to immigrant integration when it became the first city
outside of Europe to sign the Integrating Cities Char-
ter. These events help support the country’s broader
refugee resettlement plan and reinforce the Canadian
tradition of multiculturalism.
70 Canadian Council for Refugees. “Best Settlement
Practices.” February 1998. Accessed March 30, 2016. http://
ccrweb.ca/sites/ccrweb.ca/files/best-settlement-practices.pdf.

Source: Nattawot Juttiwattananon

Addressing the Need
for Affordable Housing
Alternative Housing Solutions:
Short Term
The Airbnb Model
In response to the ongoing refugee crisis, major cit-
ies in Europe, Australia, and North America have
seen the emergence of emergency refugee housing
services based on the Airbnb model. In November
2014, Fluchtlinge Wilkommen was launched in
Germany as an online platform allowing landlords
in Germany to publicly offer space in their accom-
modations to people fleeing from conflict in Africa
and the Middle East.71
At the time of this report,
over 780 users signed up on the website and more
71 “German Volunteers Launch ‘Airbnb for
Refugees’.” Al Jazeera English. September 9, 2015.
Accessed March 20, 2016. http://www.aljazeera.com/
news/2015/09/german-volunteers-launch-airbnb-
refugees-150909134156346.html.
than 26 people were effectively placed in private
homes.72
Fluchtlinge Wilkommen has inspired the
72 Fluchtlinge Wilkommen functions through an online
registration process where people provide information
about the accommodation they have to offer. Informal
housing providers are then matched with refugees by
volunteers who facilitate a subsequent in-person meeting
over coffee or food to establish communication between
the parties: Lizzie Dearden, “Refugees Welcome: ‘Airbnb
for Asylum Seekers’ Started by German Couple Spreads
around the World - and the UK Could Be next”, The
Independent, November 02, 2015. Accessed March
20, 2016. http://www.independent.co.uk/news/world/
europe/refugees-welcome-airbnb-for-asylum-seekers-
started-by-german-couple-spreads-around-the-world-and-
the-a6718321.html.

creation of similar projects in Austria and France.
The French equivalent, known as Comme à la mai-
son (CALM) varies slightly by connecting refugees to
available rooms in peoples’ homes in France.73
In the Netherlands, three young adults: Germaine
Statia, Jamal Oulel, and Ayoub Aouragh, have also
launched a similar website, called Refugee Hero. The
project’s founders plan to expand the project and pro-
vide support to refugees in finding schools and apply-
ing for important documents, such as social security
73 The cost of rent in one third of Fluchtlinge Wilkommen’s
rental agreements covered by the Job Centre or Social Welfare
Office and the rest comes from private rent contributions and
almost ¼ of rents are paid with micro-donations.
and passports. 74
This model differs slightly from the
German one, as no money is charged for rooms. Pri-
vate individuals and organizations advertise their ac-
commodation, providing contact information for mi-
grants seeking accommodation.75
In Australia, Enough Room began as a pilot project,
74 Passas, Jennifer. “A Cross-Sector Accommodation
Solution for Refugees.” PSFK, January 26, 2016. Accessed
March 30, 2016. http://www.psfk.com/2016/01/an-airbnb-
inspired-solution-for-refugees.html.
75 Khan, Maria.”Dutch Team Launches Free ‘Airbnb’ Site for
Refugees.” International Business Times. September 23, 2015.
Accessed March 30, 2016.

borne out of frustrations from the Australian popula-
tion that the government was not doing enough to al-
leviate the plight of refugees. The organization utilizes
a simple five step process (Sign Up, Learn, Connect,
Meet, and Host) to match refugees with free, tempo-
rary accommodation.76
Domestically a group out of Montreal started the web-
site WeHostRefugees.org.77
Over 775 households have
registered on the site, offering spare rooms or vacant
suites for Syrian refugees landing in Montreal.78
The
group aspires to not only provide housing to refugees
but to enable them to integrate into their new commu-
nity as quickly as possible by increasing their interac-
tions with locals. WeHost utilizes a 7 step process to
76 Enough Room. “How It Works.” Accessed March 30, 2016.
www.enoughroom.org.
77 Woods, Allan. “Montrealers Set up ‘Airbnb’ for Syrian
Refugees.” Toronto Star. December 18, 2015. Accessed March
25, 2016. http://www.thestar.com/news/canada/2015/12/18/
montrealers-set-up-airbnb-for-syrian-refugees.html.
78 WeHost. Accessed March 30, 2016. http://wehostrefugees.
org/.
match refugees with hosts.79
While these innovative solutions for meeting the emer-
gency housing needs of refugees are commendable,
little data exists to verify the long-term effectiveness
of these projects. Moving forward it is important to
create mechanisms to monitor and evaluate this type
of programming in order to identify gaps and best
practices.This will ensure that its contribution to the
overall refugee resettlement effort is optimized in the
long and short term.
79 WeHost ambassadors first screen hosts through interviews,
questionnaires, and on-site visits. After this process refugee
screenings take place and include background checks and
medical tests conducted by the Canadian government. WeHost
then collects pertinent information related to demographics and
consumer preferences in order to appropriately match refugees
and refugee families with the right accommodation. Next the
organization coordinates with local government officials and
resettlement agencies to identify possible matches. Once a site
is identified the organization will contact and provide informa-
tion on the selected refugee after which a contract is drafted and
signed outlining the terms of temporary stay. Lastly follow-ups
and check-ins are conducted by WeHost.

Source: Toronto Star

Joint Refugee-Student Housing
The joint refugee-student housing model aims to uti-
lize vacant affordable housing units by partnering with
universities seeking to provide additional housing to
their students. This model recognizes the shortages of
affordable housing faced by Toronto’s student popula-
tion and the importance of maximizing the utility of
existing affordable housing lots. The model aims to
utilize vacant affordable housing units by partnering
with universities seeking to provide additional hous-
ing to their students. This approach to mixed refugee-
student housing has already experienced success with-
in the Canadian context. Welcome Place80
in Winnipeg
offers refugee families temporary housing until a per-
manent residence is found for them.
80 Scheffler, Daniel. “Canadian Designers Dream up Ideas for
Refugee-focused Spaces.” The Globe and Mail. January 04,
2016. Accessed April 02, 2016. http://www.theglobeandmail.
com/life/home-and-garden/design/canadian-designers-dream-
up-ideas-for-refugee-focused-spaces/article27960919/.
Within Toronto, several lots owned by TCH experi-
ence high monthly vacancy rates; their proximity to
universities and colleges make them ideal for joint
ventures with local post-secondary education institu-
tions. Boarded up units or uninhabitable spaces are
even better for these types of projects, as they are not
currently being utilized and therefore not generating
revenue for TCH. Most importantly, there are no ten-
ants, so there is no inconvenience involved in moving
people out of their homes. An example of a tangible
site is discussed below.
A joint partnership between TCH and post-secondary
institutions can serve to reduce the revitalization/refur-
bishment costs incurred by both parties, and address
the housing shortages faced by refugees and students.
In addition, the model would encourage the integra-
tion of newly-arrived refugees through opportunities
for socio-cultural exchange with Canadian and inter-
national students.

Source: Molly Thomas

415 Driftwood Avenue
An 11-minute walk from York University, this TCH-
owned lot represents an ideal location to house stu-
dents and refugees. The lot is currently the site of a
decrepit 17-story high-rise building. Built in 1967,
some units in the building were vacated between
2013 and 2014 and deemed ‘uninhabitable’.81
As it
stands, the building has considerable water damage,
with repairs estimated to cost around $500,000 per
unit.82
Millions of additional dollars are required for
overall structural upgrades to prevent further dam-
age. Given the large size of the property, it can be
used to accommodate high-density units through re-
furbishment or revitalization, including with the use
of shipping containers, as will be explored in further
detail in this report.
81 Pagliaro, Jennifer. “Toronto’s social housing is
crumbling. How will the federal leaders fix it?” Toronto
Star. October 14, 2015. Accessed February 11, 2016.
82 Ibid.
Given the site’s prime location and its current state
of disrepair, a partnership between TCH and York
University could provide the investment required to
address the housing shortages faced by both parties.
For York University, the venture to revitalize or re-
furbish the site has the potential to address challeng-
es resulting from its aging student housing and in-
creasing unit shortfalls. Despite demand outpacing
supply for undergraduate housing by 800 beds, the
university has been unable to address this shortage
due to constraints such as a limited debt capacity,
a provincially-implemented tuition cap, and limited
ability to significantly increase housing fees.83
The
university further incurs growing deferred mainte-
nance costs for its aging housing stock now totalling
83 Urban Strategies, Inc. “York University Southwest
Precinct Plan: Student Housing Report.” March 2014:
2. http://www.toronto.ca/legdocs/mmis/2015/ny/bgrd/
backgroundfile-83378.pdf.

$133 million.84
Against this backdrop, the university
recognizes that it “must pursue alternative mecha-
nisms to fund renovations and new housing projects”.85
Moreover, a survey of York University students found
that access to newly-renovated student housing was
important or very important in retaining or attracting
students, thus making offers of high-quality, suite-
style housing a significant competitive advantage for
Ontario universities.86
For TCH, a partnership with York University could
provide capital for the repairs and revitalization re-
quired on this property. The surrounding community
of Jane and Finch is one of the most diverse in the city
and has a storied history of welcoming new Canadians,
84 Ibid.
85 Ibid.
86 Ibid.
including several waves of refugees. As such, refugees
settling in this community would be able to benefit
from the existing social infrastructure that serves the
needs of newcomers. With ongoing construction by
York University, as well as a subway line set to open
in 2017, the area is already experiencing revitalization
and is becoming increasingly connected to the rest of
the city.87
. The revitalization of 415 Driftwood in part-
nership with York University has the potential to be-
come the latest in this trend.
87 TTC. “Toronto-York Spadina Subway Extension.” April 09,
2016. https://www.ttc.ca/Spadina/index.jsp.
Source: TOBuilt Source: TTC

Source: Ryan via Flickr

A Community for Young Mothers
~ Case Study ~
Successfully targeting vulnerable populations
for specific housing needs is not new to TCH.
The joint refugee-student model could draw les-
sons from TCH’s Community for Young Moth-
ers residence located at 1900 Sheppard Avenue
West.88
The home was built for 27 young preg-
nant and single women under the age of 25 try-
ing to break free from the cycle of poverty. This
joint venture proves that there is an appetite for
engaging multiple stakeholders towards a spe-
cific cause. For funding, this initiative involved
the Federal government, the City of Toronto,
88 Toronto Community Housing. “Toronto Commu-
nity Housing is Celebrating the Grand Opening of
1900 Sheppard Avenue West: A Community for Young
Mothers.” June 20, 2008. http://www.torontohousing.
ca/news/20080620/toronto_community_housing_
celebrating_grand_opening_1900_sheppard_avenue_
west_communit.
the United Way and TCH.89
Humewood House,
a young parent resource centre, manages the
home on behalf of TCH; a university could as-
sume this position in a refugee-student build.
TCH should consider supports similar to the
community and non-profit initiatives set up to
assist young mothers. Partnering with commu-
nity organizations like the Family Services York
Region, community centres like the Islamic So-
ciety of the York Region and linking refugees to
the Job Skills training program in the area will
help with integration.
89 Toronto Community Housing. “1900 Sheppard
Ave. West - A Community for Young Mothers
Backgrounder.” June 20, 2008. http://www.toronto-
housing.ca/webfm_send/4920/1.
Source: Humewood House Association
Source: Humewood House Association

Alternative Housing Solutions:
Long Term
Prefabricated Homes
Developing a long term housing strategy for refu-
gees requires the dedication of resources, not only
to the renovation of existing space, but also to the
planning and execution of new refugee specific ac-
commodation. The construction of new housing
developments is necessary and must be done in a
way that is affordable and suits refugee needs over
time. Prefabricated homes, also known as modular
homes, are a worthwhile investment due to signifi-
cant benefits such as: lower costs, eliminating the
risk of construction delays, ease of modification,
and accessibility in remote areas.
The components of prefab homes are constructed
at large facilities before they are shipped to build-
ing sites, where they can be quickly assembled
into a house. The concept has had a great deal of
success over the course of history; prefab homes
have been used to meet societal needs in situations
with important time and resource constraints. Pre-
engineered housing kits were shipped to the North
American East Coast as early as the 17th
century.90
According to the Canada Mortgage and Housing
Corporation (CMHC), Nova Scotia began the pro-
90 Ligaya, Armina. “How factory-built homes are
shedding their ‘cheap’ label and exploding in popularity.”
Financial Post. January 20, 2014. Accessed March 30,
2016. http://business.financialpost.com/personal-finance/
mortgages-real-estate/how-factory-built-homes-are-
shedding-their-cheap-label-and-exploding-in-popularity.

duction of ready-made wood frame houses in the late
19th
century. It was only after World War II however,
that the factory-built housing era really began, result-
ing from the need to quickly find a way to accommo-
date those returning from war and those who lost their
homes during this period.91
Most prefab houses constructed in the 50s and 60s were
made to be as low cost as possible and as such, em-
ployed cheap production methods and materials. This
contributed to the perception that prefab units were
for lower class individuals and families with modest
means. While there is a tendency to categorize mo-
bile homes as representative of all modular housing,
the reality today is very different. Several companies
in Canada and the U.S. offer contemporary high-end
91 Ibid.
prefab design options that still adhere to factory prod-
uct regulations put forth by the Canadian Standards
Association and the American National Standards
Institute.92
Altius Architecture, a Toronto-based mul-
tidisciplinary design firm, purchased Sustain Design
Studio and its flagship miniHome line of sustainable
prefabricated homes in 2007. Sustain Design Studio
builds prefab units that include all amenities and ex-
terior finishings down to the cabinetry and appliances.
These homes can be delivered to building sites in less
than two months and installed in two to six weeks.
According to Altius, this approach saves the consumer
92 Bozikovic, Alex. “How two Canadian companies are trying
to solve the riddle of prefab.” The Globe and Mail. January
19, 2014. Accessed March 30, 2016. http://www.theglobe-
andmail.com/life/home-and-garden/architecture/how-two-
canadian-companies-are-trying-to-solve-the-riddle-of-prefab/
article16571457/.
Source: Leibniz Universität in Hannover

Source: Westbank / Bjarke Ingels Group

time and effort, while guaranteeing an unparalleled
level of certainty related to project costing and time
frame.93
This company, and others like it, predict
high-quality manufactured housing is likely to grow
in popularity based on its practicality and recent shifts
in consumer preferences that consider prefabricated
homes more favorably. According to the Canadian
Manufactured Housing Institute, factory-built units ac-
counted for 11 percent (12,970 units) of all new single-
family homes in 2012 in Canada. This represents an
increase of 3 to 4 percent from 2009 and 2010 levels.94
Industry growth is projected to continue as a result of
benefits uniquely associated with prefab homes, which
make this type of construction more competitive. For
example, since prefab units are constructed in facto-
ries under controlled conditions the risk of delays in
construction is enormously reduced. Prefab produc-
tion processes have also been shown to reduce waste
and transportation costs associated with normal build-
ing procedures, thus appealing to current trends that
favor green and sustainable housing technologies.95
These modular homes are considered energy efficient
and can be built to adhere to the R-2000 Standard,
which is the highest standard for energy performance
93 Ibid.
94 Canadian Manufactured Housing Institute. “Manufactured
Building Survey.” October 2013. Accessed March 11, 2016.
http://www.cmhi.ca/sites/default/files/cmhi_2012_annual_
report_final_english.pdf.
95 The founder of Bone Structure, a Quebec-based company
which produces homes that can be assembled from several
factory built-components without any nail, stated that
“compared to wood structure houses out there, we don’t create
any garbage (…) For a 2,500 square foot house, the traditional
home construction we have right now in Canada is filling
up five of those humongous garbage containers.” For more
information refer to: Ligaya, Armina. “How Factory-built
Homes Are Shedding Their ‘cheap’ Label and Exploding in
Popularity.” Financial Post. January 20, 2014. Accessed March
14, 2016. http://business.financialpost.com/personal-finance/
mortgages-real-estate/how-factory-built-homes-are-shedding-
their-cheap-label-and-exploding-in-popularity.
in Canada.96
In the long run, opting for a prefab home
can result in significant utility cost savings. Energy
savings and low construction times are some of the
strongest selling points for prefab units.
Another advantage to prefab homes is the option for
customization available to buyers at an on average
lower cost.97
Prefab units now come in an extensive
variety of ‘packages’with ‘upgrade options’to suit ev-
ery homeowner’s needs. Modular buildings are being
used to meet the needs of commercial and residential
properties. RCM Modulaire in Quebec, which special-
izes in building multi-unit camps, commercial units,
and modular residential apartments, has completed
modular retirement residences in the northeast of the
United States and multi-family dwellings in the New
England region. The utility of prefab homes is not lim-
ited to small families; prefab homes possess the design
flexibility to be adapted to a variety of building and
community needs.
In response to perceptions that prefab units are on the
whole less sturdy than traditional structures, housing
producers in the prefab market have demonstrated
their capacity to build strong structures. MEKA, an-
other Toronto-based firm, produces steel-framed units
that are 480 square feet and much stronger and more
96 Clayton Research. “Profile and Prospects of the Factory-
Built Housing Industry.” Canadian Manufactured Housing
Institute. March 31, 2006. Accessed March 14, 2016. http://
www.cmhi.ca/sites/default/files/pdf/Factory_Built_Housing_
Study_Final_Report.pdf.
97 The U.S National Modular Housing Council has identi-
fied four types of factory constructed homes that are recog-
nized as acceptable accommodation. The four types include
the following; Modular homes, defined as a series of modules
that meet the state or local building code where the home will
be located; Panelized homes, defined as panels that consist
of a complete wall with windows, doors, wiring and outside
siding which are then are transported to the site and assembled;
Pre-cut homes, defined as homes in which building materials
are factory-cut to design specifications before being trans-
ported to sites and assembled. Pre-cut homes include kit, log
and dome homes; Manufactured homes, defined as homes built
entirely in factories under a federal building code administered
by the U.S. Department of Housing and Urban Development.
Refer to: “Definitions.” National Modular Housing Council.
Accessed March 13, 2016. http://www.modularcouncil.org/mc/
lib/showtemp_detail.asp?id=147.

solid than wood-framed construction.98
This ensures
that MEKA homes are both hurricane and earth-
quake proof. To date, little to no information exists
to indicate that prefab units are less safe than their
traditional counterparts.99
The main barrier to prefab housing is the fact that
factories employ less people than construction com-
panies. This of course means fewer jobs for con-
struction workers, which results in opposition from
unions. However, we are not suggesting that pre-
fabricated homes replace traditional construction.
Instead, we argue that the prefabricated housing in-
dustry is growing in Canada and that its associated
98 Alex Bozikovic. “How two Canadian companies are
trying to solve the riddle of prefab.” The Globe and Mail,
January 19, 2014. Accessed March 23, 2016.
99 After the 1992 category 5 hurricane in Florida’s Dade
County, the U.S. Federal Emergency Management Agency
(FEMA) praised them for their ability to stand up to extreme
weather and noted that “the module-to-module combina-
tion of the units appears to have provided an inherently
rigid system that performed much better than conven-
tional residential framing.” For more information refer
to: Hurricane Andrew in Florida: Building Performance
Observations, Recommendations, and Technical Guidance.
Washington, D.C.: Federal Emergency Management Agency,
Federal Insurance Administration, 1993.
benefits are very relevant in the provision of quick,
safe, and sustainable housing to a large group of
people.
Finally building prefab housing is advantageous as
a result of its lower cost. The recent upgrade expe-
rienced by the industry and the introduction of high
end luxury modular models means that there is great-
er variance in the cost of these units. However, low
cost options are available, with more design options
being provided at affordable rates. This type of hous-
ing appeals to a broad range of individuals looking
for housing but may not be the best option for meet-
ing the immediate and low cost needs for large scale
refugee housing. Where this solution shows promise
is in its ability to grow with families over time and its
capacity to enable home ownership when standard
housing options are unaffordable. Prefab homes help
homeowners save in labor and utility costs. While
the majority of current prefab models are designed
for individuals or small families, they can easily be
modified to accommodate larger groups. In lieu of
the quick turnaround for construction, prefab units
should be considered as a viable housing strategy for
refugee resettlement in Canada.
Source: Elemental Architecture

Source: Hive Modular
Source: Hive Modular
Source: Hickory Group

Shipping Container Housing
Related to modular housing, there is a growing
trend to adapt shipping containers into liveable
accommodation. Shipping container housing is at-
tractive as a result of its flexible cost structure, cus-
tomizability, adaptability to its environment, and
its relatively short construction timeframe. Specif-
ically related to refugee resettlement and the city
of Toronto’s immediate need for more affordable
housing, these units are rapidly deployable and
uniquely sustainable in the long run in terms of
their environmental impact and associated costs.
These commodities have become increasingly
popular all over the world since shipping container
units can be adapted to meet the needs of devel-
oped and developing populations in both rural and
urban areas. More recently, shipping container
housing projects have begun to appear in Canada,
indicating an appetite for creative housing alter-
natives that speak to the population’s needs and
interest in sustainable accommodations suited
to withstand Canada’s harsh environment. These
containers possess an ability to evolve with their
inhabitants over time and should be strongly con-
sidered as a viable housing option in any future
refugee resettlement strategies in Toronto.
One of the biggest benefits of adapting shipping
containers into livable accommodation is that
these units are extremely durable. Their utility in
shipping and transport missions is largely that they
can withstand severe conditions on both land and
sea. They are designed to be stackable in order to
optimize how they take up space, which means

that they are structurally sound and can be used as
multi-tier units for housing.100
Shipping containers
are used in any number of climates and temperatures
and when made properly are considered flood and
fireproof, which addresses safety concerns.101
There
are also a number of ways to safely and efficiently
winterize these units. In Hamilton, Ontario, an eight
100 Don Delcourt & Len Garis, “Intermodal Shipping
Container Fire Safety: A Way Towards Better Practices”,
University of Fraser Valley School of Criminology & Criminal
Justice, July 2014. Accessed March 15, 2016. https://www.
ufv.ca/media/assets/criminal-justice-research/UFV-Research-
Note---Intermodal-Shipping-Container-Fire-Safety-v2.pdf.
101 Randall Eberly, “Fire Performance of Intermodal Shipping
Containers,” Final Report, Merchant Marine Technical
Division of the U.S. Coast Guard Headquarters, October 1977.
Accessed March 23, 2016.
unit container home is currently being built and will
be insulated using spray foam insulation. This tech-
nique adds a solid thermal envelope to the container
and helps guard against condensation during the win-
ter season.102
This alternative housing model is eco-
friendly and constructed primarily with recyclable
materials. This has the potential to open up new and
previously unconsidered funding streams related to
green technology and development initiatives. It also
taps into the global trend of eco-friendly and sustain-
able products and lifestyles.
102 “Insulating a Shipping Container.” Container Technology
Inc. February 27, 2012. Accessed March 11, 2016. http://
containertech.com/about-containers/insulating-a-shipping-
container/.
Source: Peter Aaron/Esto

Source: Atira Women’s Resource Centre Source: Ward Perrin/PNG
Source: Ward Perrin/PNG

Atira’s Oneesan Container Housing Project
~ Case Study ~
The Atira Project in Vancouver, BC is a lead-
ing example of multi-unit containerized hous-
ing in Canada. The project is considered highly
sustainable, based on its relatively low levels of
materials used, construction waste, and energy
use compared to typical housing construction
projects.103
The shipping container apartments
consist of 290 square foot micro-suites, which
are designed to accommodate one person. They
include a full kitchen, in-suite laundry, and nine-
foot ceilings. After one year of living in them,
tenants gave the property a 92% approval rat-
ing.104
Unlike most temporary container housing these
units were built to be permanent. They were
built in line with regional planning and techni-
cal standards, strictly regulated by the City of
Vancouver. Atira considered the context specific
needs of its project’s beneficiaries and their en-
vironment. This project could serve as a model
to assist TCH in determining project deliver-
ables, site suitability, and financial viability, as
well as provide guidance on eliciting necessary
municipal permissions. The images on the left
demonstrate some of the architectural and com-
munity building features of this project.
The project not only had to deal with tangible
project deliverables, but it also had to find ways
to challenge preconceived notions and public
opinion of shipping containers. TCH is likely
103 JTW Consulting, “Oneesan Container Housing
Project”, Atira Women’s Resource Society, March 16,
2014. Accessed February 11, 2016.
104 Ibid.
to face similar challenges in Toronto, which
means that the aesthetics of shipping container
developments need to be carefully considered.
Choosing a more modern finish for the shipping
containers may increase the overall cost of the
unit, but is a necessary and worthwhile invest-
ment, allowing the idea to gain traction with de-
velopers and the public.
Atira proves that the absence of government
support at the onset of a project is not necessar-
ily an obstacle. Atira managed to give life to an
award-winning facility; highly regarded around
the world for its innovative approach, without
initial backing from provincial authorities. The
city of Vancouver has expressed appreciation for
Atira’s effort and this model is being adopted by
others in the area. Atira is seeking to capitalize
on growing interest in their work and recently
issued a request for proposals from companies
seeking to build temporary homes for the home-
less population.105
Atira’s next project is a seven
story high-rise shipping container housing com-
plex that is considered ground-breaking in its
use of vertical space.106
105 Lee, Jeff. “Vancouver Looks to Build ‘shipping
Container’ Housing for Homeless.” Vancouver Sun.
February 22, 2016. Accessed February 29, 2016. http://
www.vancouversun.com/life/vancouver looks build
shipping container housing homeless/11739271/story.
html.
106 McKenna, Cara. “Container Homes to Be
Stacked up across Canada.” Global News. May 03,
2015. Accessed March 09, 2016. http://globalnews.
ca/news/1976393/container-homes-to-be-stacked-up-
across-canada/.

SPONSORPROGRAMELIGIBILITYAMOUNT
Municipal
Federation
ofCanadian
Municipalities
GreenMunicipal
Fund
• Allmunicipalgovernmentsand
partners
• Constructionofnon-municipally
ownedbuildingswhereprimary
useservesmunicipalinterest
• 50%ofeligiblecostsforplansand
feasibilitystudies(max$175,000)
andpilotprojects(max$350,000)
CityofTorontoEco-RoofIncentive
Program
• Residential,industrial,commercial
buildings
• Max.$100,000forgreenroof
project
• Max.$50,000forcoolroofproject
Provincial
EnbridgeGas
Distribution
SavingsByDesign• OntariobuildersintheEnbridgeGas
Distributionfranchisearea
• Nocosttoparticipate.
• 25%reductioninenergyuse
beyondcode.
Federal
Federal
Government
Investmentin
AffordableHousing
(IAH)
• $504millionfrom2016to2018
CanadianGreen
BuildingCouncil
LEEDCanadafor
HomesAffordable
HousingProgram
• LEEDcertified• CaGBCregistrationandcertification
feeswaivedforregisteredcharity
projectproponents
Genworth
Financial
EnergyEfficient
HomeMortgage
InsurancePremium
Refund
• Purchaseanenergyefficienthome
• Purchasehomeandmakeenergy
savingrenovations
• Renovateexistinghome
• Receive10%refundofthe
GenworthCanadamortgage
insurancepremium
Figure2:ExamplesofAlternativeFundingStreamsforSustainable,AffordableHousing

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