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  #641  
Old Posted Jul 13, 2015, 4:01 PM
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^ I recognize that Manitoba Housing may not be perfect nor anyone's idea of a good time, but it becomes a question of what the alternatives are. Is it any more desirable to stash away anyone living on government assistance in central neighbourhoods so that suburbanites can avoid them and not have their property values affected?

Call me idealistic, but I just don't see further geographical entrenchment of social division as something that will benefit the city. It might protect some people from adverse effects on their property values, but I'm not convinced that should really rate as the overriding, or even a major consideration in all of this.
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  #642  
Old Posted Jul 13, 2015, 4:06 PM
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I dated a girl who lived in Manitoba Housing in the South End. It was awful and she was desperate to get out. She worked hard and got out of there. That's really the difference in what sort of experience you're going to have - people that want to better themselves and get out and those who are happy to be there. And there were quite a few people who didnt need to be there either...and were.
This is one of the huge problems with Manitoba Housing. I know several people (and remember lots from high school) who are or were in MH buildings when they actually didn't need to be... I can recall many people who openly admitted it to me, even a good friend's mom laughing at how easy it was for who to get accepted even though she could afford to live on her own complete dollar, she travelled a lot. --It's bizzare since you hear lots of stories of ppl who can't get proper housing from MH.

Also, as a side note, there's lots of social housing townhouses right between Tuxedo and River Heights and I know people who live in them and in Tuxedo who never have had any problems whether real or perceived (such as resentment). It's a good example of how it works well.

Maybe some of the issues arise when it's a dense apartment block so you have way more people there. I don't know. Also, just a complete guess here but maybe having these places outside the "inner city" neighbourhoods helps with what was said about access to transit and such. May weed out said "undesirables" a bit more and leave the people who aren't making a lot of money, but aren't causing trouble either. Lots of the ppl in the Tuxedo MH are new Canadians and immigrants.
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  #643  
Old Posted Jul 13, 2015, 4:13 PM
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Also, as a side note, there's lots of social housing townhouses right between Tuxedo and River Heights and I know people who live in them and in Tuxedo who never have had any problems whether real or perceived (such as resentment). It's a good example of how it works well.
I was thinking of this one when I wrote my posts... it is probably one of the best examples of a MH complex in the middle of what most would consider a "good" upper middle class neighbourhood. It does seem as though the smaller complexes, particularly the ones that are built like townhouses, have fewer issues than the towering apartment blocks or large collections of smaller blocks.
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  #644  
Old Posted Jul 13, 2015, 4:20 PM
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Originally Posted by esquire View Post
I was thinking of this one when I wrote my posts... it is probably one of the best examples of a MH complex in the middle of what most would consider a "good" upper middle class neighbourhood. It does seem as though the smaller complexes, particularly the ones that are built like townhouses, have fewer issues than the towering apartment blocks or large collections of smaller blocks.
Agreed. Also, these ones have recently had some work and upkeep done on them. Now whether or not that's because their in a "better" area is anyone's guess (I'd bet on it), but if it is the reason, it's probably a good thing that MH has some standards they have to keep up.
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  #645  
Old Posted Jul 13, 2015, 4:36 PM
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In all seriousness: why not?
In all seriousness, a new residential development is required to set aside space for green space and schools why not also include social assisted housing on that list? The answer there is that selling the lot near a school that will never be built is easy for developers but selling to lot next to a future Manitoba Housing project would be challenging to say the least...
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  #646  
Old Posted Jul 13, 2015, 4:47 PM
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Originally Posted by esquire View Post
I was thinking of this one when I wrote my posts... it is probably one of the best examples of a MH complex in the middle of what most would consider a "good" upper middle class neighbourhood. It does seem as though the smaller complexes, particularly the ones that are built like townhouses, have fewer issues than the towering apartment blocks or large collections of smaller blocks.
True, smaller complexes are infinitely better than large highrises for public housing. The Tuxedo/Edgeland townhouse complex is a good example. It's also a good example of government policy deliberately designed to ensure that public housing is not concentrated in the worst parts of the inner city. I grew up in that area and I went to school with many kids from this complex (as well as the army brats) and the diversity was not a terrible thing at all.

Also, some years ago I lived in West Broadway near to a smallish MB Housing apt complex at the the corner of Cornish and Furby (near the Gates). The complex was always well kept, quiet and had a long waiting list, from what I heard at the time. I knew a few single parents living there who were university students and such.

There is no reason why small MB housing complexes couldn't be located throughout the city so long as they were served reasonably well by transit. This will not harm neighbourhoods or property values if done on a small scale.
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  #647  
Old Posted Jul 13, 2015, 6:09 PM
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Originally Posted by CoryB View Post
In all seriousness, a new residential development is required to set aside space for green space and schools why not also include social assisted housing on that list? The answer there is that selling the lot near a school that will never be built is easy for developers but selling to lot next to a future Manitoba Housing project would be challenging to say the least...
Exactly. And it's also not the job of land owners to provide public housing. That's a function of the government. The government already downloads the costs of greenspace, schools, active transportation routes, utility easements, rights of way, and a hundred other line items to the developer and complains that the costs of housing are becoming prohibitive. Now they're going to start having to piece off Manitoba Housing?

I don't know if anybody has followed the industrial park development in Transcona (the old OlyWest hogplant proposal) that had the city partnered with Terracon. The entire proposal fell apart in the last couple of months because the development needed the province to abate their education taxes on the development. Naturally, they wouldn't do it. So Terracon stuck the city with the whole development because Terracon's entire profit was tied up in the tax abatement - about a 5% margin on the whole project. Now the city has no expertise, no funding, and very little capacity to actually service these much needed lands and they're in huge trouble.

The city depends upon land development of all sorts. There's a limit to how many problems developers are going to solve for the city and province before they just pack up and walk away.
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  #648  
Old Posted Jul 13, 2015, 7:27 PM
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I think people need to be a little less idealistic about this. At the minimum, Manitoba Housing does an awful job of maintaining their properties, vetting tenants, and keeping an eye on who is living in the unit at the moment. Leaving aside the tenancy for the moment, the properties themselves become complete eye-sores that negatively impact the properties that surround them.
I agree with the rundown nature of much public housing. I think though that this is one reason all neighbourhoods should be exposed to it. People with economic and political power should be exposed to social issues and the impacts of policy decisions. Once the marginalized are out of sight they are out of mind. If you want real life examples of this just talk to folks in the leafy suburbs of Ottawa or Washington. You would think we are living in some sort of ultimate utopia.

It's the same argument when it comes to two tier medicine. If everyone has a stake in solutions they are more likely to be found. It is also a reason neocons strongly favour means testing social programs. The real goal is to reduce the political cost of downsizing or limiting these programs. The fewer people who benefit from the programs the more vulnerable the programs are politically. The rhetoric sounds good...cost reductions, targeting those most in need blah blah blah. Universal programs do provide benefits to some who don't need them (but still want them and vote for them). Progressive tax policies can clawback much of the benefits that accrue to wealthier folks as in the case of oas.
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  #649  
Old Posted Jul 13, 2015, 7:39 PM
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Just so you guys know, while you are discussing the merits of Manitoba Housing the the SkyCity thread, the SkyCity tower is already 43 storeys up and the grocery store is open.
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  #650  
Old Posted Jul 13, 2015, 7:50 PM
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Heyyyy...maybe Manitoba Housing can buy up enough units in SkyCity to satisfy the lenders that this thing is for real?
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  #651  
Old Posted Jul 13, 2015, 8:08 PM
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Originally Posted by Simplicity View Post
I think people need to be a little less idealistic about this. At the minimum, Manitoba Housing does an awful job of maintaining their properties, vetting tenants, and keeping an eye on who is living in the unit at the moment. Leaving aside the tenancy for the moment, the properties themselves become complete eye-sores that negatively impact the properties that surround them.
Manitoba House did recently sell off a large parking lot on Garry and York. One would have thought it would have been developed considering it was held by them for many years..

Maybe their mandate has changed or they simply want to fund others to take on that task.
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  #652  
Old Posted Jul 13, 2015, 8:29 PM
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Originally Posted by Tacheguy View Post
I agree with the rundown nature of much public housing. I think though that this is one reason all neighbourhoods should be exposed to it. People with economic and political power should be exposed to social issues and the impacts of policy decisions. Once the marginalized are out of sight they are out of mind. If you want real life examples of this just talk to folks in the leafy suburbs of Ottawa or Washington. You would think we are living in some sort of ultimate utopia.

It's the same argument when it comes to two tier medicine. If everyone has a stake in solutions they are more likely to be found. It is also a reason neocons strongly favour means testing social programs. The real goal is to reduce the political cost of downsizing or limiting these programs. The fewer people who benefit from the programs the more vulnerable the programs are politically. The rhetoric sounds good...cost reductions, targeting those most in need blah blah blah. Universal programs do provide benefits to some who don't need them (but still want them and vote for them). Progressive tax policies can clawback much of the benefits that accrue to wealthier folks as in the case of oas.
I like the idea of putting Manitoba Housing in SkyCity, except that others will consider it ghettoization of the marginalized in the core . But seriously, nobody should have to live at the corner of Graham and Fort.

Otherwise, government programming should be vulnerable. The largest problem with government budgeting is that most of it isn't; once a program is in place, it's impossible to ever stop funding it. The solution to that isn't to enact 'progressive' tax policies - those who have earned wealth are not the government's whipping boys. The goal should not be to continue to grow government's involvement in every aspect of one's life - it should be the opposite. And that's why there's a certain amount of discomfort in subscribing to and subsisting upon these programs. That's the incentive to move off the rolls. If Manitoba Housing was such a comfortable existence, it would remove incentive to leave and would otherwise create incentive to move in. The same goes with things like medicine. Open up the second tier and let those who are willing to prioritize their health pay to avoid the otherwise complete inefficiency of the system.

The whole Greek situation is a very instructive for anybody who wants to believe in government assistance in nearly facet of one's existence. The Greeks didn't just one day crash back down to earth. Over many years - really going all the way back to Helenic Democracy - they implemented policies that left everybody without any incentive to advance along with a complete safety net. Early retirement ages, guaranteed government jobs with pensions that flowed to the children upon death, bonuses at nearly every corner for things like using a computer, showing up on time, and working outside. Giving workers a 14 month work schedule, almost 100 "crown" corps to stash the population, most of which operated at losses, and on and on. And it was all designed to get everybody comfortably ensconced in a life dependent upon the government. Of course, Greek workers became some of the most unproductive in the world. They had to cook their books to be accepted into the EU, and the only reason they did that was because they figured countries like Germany would bail them out in the interests of trying to keep the Union intact. Basically, a permanent subsidy of their way of life. But the other thing thing the Greek's loved were progressive tax policies. Naturally, since everybody knew the Greek way of life was just a shameful waste, those enterprising folks who managed to earn above-average incomes and squirrel away decent nest-eggs just moved it all offshore and stopped paying their taxes. And who wouldn't? It would be unconscionable for somebody to pay their income into a pool that allowed people who accomplish nothing to retire in their 40s with full pensions. Naturally, the bureaucrats in the taxation department couldn't be bothered to collect it either, 'cause that would resemble work. The whole thing became a vicious cycle where incentive cannibalized itself to a point where the entire population became resentful of having to work at all. The point is that bloating the government is not an endless solution - eventually people start scaling back their productivity and willingness to pay.

With the exception of things like disabilities, the government's form of subsistence should be uncomfortable lest it become an acceptable way of life. And to some, it will no matter what. But to those who need a hand up, it's a useful tool in delivering the message that this is as good as it gets when the government it involved. It should stay that way.

Last edited by Simplicity; Jul 14, 2015 at 2:57 AM.
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  #653  
Old Posted Jul 13, 2015, 8:35 PM
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Manitoba House did recently sell off a large parking lot on Garry and York. One would have thought it would have been developed considering it was held by them for many years..

Maybe their mandate has changed or they simply want to fund others to take on that task.
Their mandate is definitely away from development these days. They want only management of tenancy from what I can gather. Even the property management on their new stock is in the hands of private companies. But you'll know as well as anybody, if it's low margin, the buildings will suffer. Just like Manitoba Housing doesn't, if somebody kicks in the bathroom door, they're unlikely to fix it given it's likely to happen again. If somebody graffitis the play structure, it likely isn't getting cleaned because it's going to happen again. This is what makes Manitoba Housing insidious. Eventually you're dealing with a whole aggregation of small issues that add up to a derelict property. Subsidized buildings exist on smaller budgets, not bigger ones. It costs money and the commitment of tenants to create a nice property. Neither Manitoba Housing nor a private contractor is going to keep up a building or complex if the tenants won't.
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  #654  
Old Posted Jul 14, 2015, 4:04 PM
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The way Manitoba Housing should work is they have a target level of units in each apartment/condo building they will pay rent on. Tenants then apply to have their rent covered and MB Housing pays but in a way the landlord doesn't know who in the building is on social assistance. Not sure how to make that work fully. The other side would be MB Housing would have case workers that would help match tenants to vacancies they know of in buildings that aren't owned by MB Housing. The final piece is that MB Housing would not directly own any properties.

That will never happen though and yes it would include SkyCity Center and Glasshouse for that matter.
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  #655  
Old Posted Jul 14, 2015, 4:16 PM
Simplicity Simplicity is offline
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Originally Posted by CoryB View Post
The way Manitoba Housing should work is they have a target level of units in each apartment/condo building they will pay rent on. Tenants then apply to have their rent covered and MB Housing pays but in a way the landlord doesn't know who in the building is on social assistance. Not sure how to make that work fully. The other side would be MB Housing would have case workers that would help match tenants to vacancies they know of in buildings that aren't owned by MB Housing. The final piece is that MB Housing would not directly own any properties.

That will never happen though and yes it would include SkyCity Center and Glasshouse for that matter.
Most management companies won't take Manitoba Housing tenants. Full stop. Back when Lake St. Martin was evacuated and the arrangement in Gimli was falling apart because the proprietor wasn't being paid, the province started calling apartment owners and management companies in Selkirk and North Winnipeg offering more than the asking rent. None would take them. Eventually a lot of private home owners desperate for tenant and seeing dollar signs accepted the bargain. They quickly learned why there was a rent premium.
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  #656  
Old Posted Jul 14, 2015, 6:30 PM
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^^ This is why in my model I said the payments from MB Housing would be done in a way that was blind to the landlord, aka they landlord would not know who the tenants on social assistance were.
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  #657  
Old Posted Jul 14, 2015, 7:51 PM
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^^ This is why in my model I said the payments from MB Housing would be done in a way that was blind to the landlord, aka they landlord would not know who the tenants on social assistance were.
The province can't afford to pay market rents. Unless Manitoba housing and EIA start delivering market rents to landlords - and significantly impacting their ability to house more than just a few people - the cheques to the landlords are always going to come directly from the province with the top up coming from the tenant. And they would never consider giving all of the rental allowance directly to the tenant for obvious reasons.

Also, think about the practicalities of trying to underwrite a tenant. The tenant(s) is/are either marginally or completely unemployed, they have poor or no credit, their rental history is spotty and likely rife with evictions, and they can't afford a deposit. Firstly, you'd never accept that tenant. Secondly, if they told you they had a rental guarantee behind them, you'd know immediately.
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  #658  
Old Posted Jul 14, 2015, 8:36 PM
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^^ This is why in my model I said the payments from MB Housing would be done in a way that was blind to the landlord, aka they landlord would not know who the tenants on social assistance were.
Also I do believe the landlord has a right to know who exactly is occupying his property.
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  #659  
Old Posted Jul 16, 2015, 12:14 AM
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Regarding the discussion about the need to have diversity in all neighbourhoods, I would tend to agree. I think a point that gets missed is that a lot of our suburbs actually do have the "diversity" that some feel is only found in inner-city suburbs. For example, Fort Richmond, which is at the at the very southern tip of the City, is a typical Winnipeg suburb built in the 60s and 70s. By most indicators, it's a lot more diverse than say, Riverview.

Fort Richmond has a higher percentage of renters (35% vs. 25% in Riverview), a lower percentage of single family homes, identical %s of those taking Transit to work, and a much higher % of visible minorities (29% vs. 5% in Riverview).
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  #660  
Old Posted Jul 16, 2015, 2:36 AM
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^ Yeah, Fort Richmond is good, but unfortunately not every suburban neighbourhood has the benefit of being in the backyard of a major university with a large (ethnically diverse) student body and the resulting strong demand for rentals and transit.
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