David Langlois

Ms. Adams comment contains, in my view, some significant misinformation. There is no indication from the census that the 3450 "unoccupied" units are in fact short term rentals, nor has any substantive proof been offered other than the author's own assertions. This is the most recent example of Ms. Adams claiming that this is the number of units that are effectively "empty" in the city of Victoria. What she either willfully fails to inform the reader, or doesn't understand, is that the census definition of unoccupied includes occupants for whom the dwelling is not considered their permanent home, or "usual residence". This includes student accommodation, and it is widely recognized that the vast majority of "unoccupied" dwellings are captured due to providing student accommodation as these student are counted in the census as resident of their home residence, regardless of their prolonged absence. Given the lack of campus housing and the number of students that attend post secondary institutions in Victoria, this is a very reasonable conclusion to come to, as opposed to the "fairy tale" that 5% or more of the city's housing stock is simply sitting empty. Further the 1500 unit guess for the number of STRs conflates estimates between Greater Victoria and Victoria proper. Considering that there are less than 30 buildings in the city proper that have the correct combination of zoning and bylaws to allow for legal STR operation, and that the total number of units in all of these properties combined are approximately 1500 it is easy to see that the numbers being used are both inaccurate and alarmist. While it can be argued that there are many illegal STRs, the fact of the matter is that the city has had within it's power under current land use bylaws to stop such uses without the need for creating yet another city bureaucracy. There are approximately 30,000 rental units in the city of Victoria proper. There are over 3000 purpose built units being brought online now and through the next 24 months with more in the planning stages. The provincial government has announced plans to allow for the building of on campus, purpose built student accommodation which will further relieve the pressure on our admittedly tight rental market. Housing availability will not be the problem, rather it is one of affordability and frankly including STRs in that particular conversation has little relevance given the fact that the vast majority of STRs, were they made available for full time rentals, would be largely unaffordable. Adding $1800-$4000 monthly rentals to our market does little to change the affordability spectrum. Given the nature of our tourist based economy, the forethought that previous councils had with respect to planning specific zones for which STRs are appropriate and the ongoing popular demand for accommodation outside traditional hotels we should be embracing local, legal, STRs. They provide local employment and keep profits in the local economy rather than being sent to some multinational hotel chain head office. A diverse and attractive accommodation sector is vital to the ongoing well being of our tourist economy. It is my hope that attacks on legal and legitimate use of properties be stopped, or at the very least if they are to be debated that arguments revolve around facts.