Montréal's rental apartment completions (new apartment creation) were among the highest on record, surpassing those of any other region. These new additions have provided a slight boost to the vacancy rates, however, it remains insufficient. CMHC explains that this is caused by low tenant turnover; renters keep their affordable units for as long as possible due to increasing rent prices.¹ When tenants leave, landlords are no longer bound by rent increase guidelines and raise the rent significantly, sometimes conducting unnecessary renovations to further increase value. In 2024, rents were raised by 23.5% when tenants ended their leases. Rent hikes on turnover units accounted for more than 40% of the overall rent increase.² This trend has resulted in little to no affordable housing, limited mobility for existing tenants, and bigger barriers for new renters entering the market.<sup>3

‍</sup>Wages have been stagnant despite inflation and the rising cost of living, leaving less money for essentials - like ever-growing rent. Federal housing bodies report that, nationally, rent increases grew at a faster rate than wages for the core renter group aged 25 - 44.⁴ Affordable housing in Canada accounts for only 4% of the national housing stock. Comparatively, affordable housing makes up 18% of the United Kingdom's housing and 17% in France.⁵ This shows that while increasing housing supply addresses a contributing factor, there is more to be done to improve the population’s access to housing at affordable - or realistic rates.

‍New and existing renters are finding the market to be inaccessible due to rising prices and fewer rental opportunities. Despite the new units built, the majority of these do not make it to the rental market. Private investors purchase units before the construction is complete, most of which are multiresidential units suitable for families.⁶ In 2020, private investors purchased 21.3 billion dollars worth of new property, many of which are used for short term rentals like Airbnb.⁷

As the cost of rent continues to rise and affordable housing vanishes, the need for better affordable housing policies becomes increasingly urgent. Wages have not increased to match the rise in rent prices which exacerbates this financial strain.The inaccessibility of the market is further exacerbated by the rise of short term rentals, such as Airbnb, which removes units from the long term rental market. In 2023, more than 90 per cent of short-term rental units listed in Montreal on Airbnb were not authorized.⁸ Despite Quebec's rent control measures, limited enforcement leaves tenants vulnerable due to bad actors such as landlords, investors, and Airbnb.

Despite the CAQ’s refusal to allocate adequate funding for affordable housing, François Legault continues to blame immigrants “100 percent” for the housing crisis.⁹ Unfortunately, other politicians have echoed this complaint. This anti-immigrant rhetoric has picked up traction and spread like wildfire, forcing reputable sources like CMHC to legitimize this connection by putting misplaced focus on newcomers. Citizens are being told to blame the newcomer community for underlying issues that they are also impacted by. In their 2023 rental report, CMHC named “net immigration” as a “stress factor” in every section of the Canadian regional analysis.¹⁰

However, according to the latest Canadian census, immigrants make up less than a quarter of Canada’s population and are being disproportionately blamed for the housing crisis.¹¹ Misdirecting the population in this manner has contributed to a growing anti-immigrant sentiment in Canada.Research conducted by influential players such as economists and housing research groups, have a responsibility to provide robust research which offers policymakers and the public with astute and accurate information. By giving in to politicians' tantrums, there has been too much emphasis on immigration while neglecting to highlight the more pertinent factors contributing to the housing crisis.

While these factors (and more) play a bigger role in the housing crisis, politicians point fingers at people who are trying to build a better life for themselves and their communities - something we’ve all done throughout history.