housing

Settling Ukrainian newcomers

With the help of Jewish Family Services, Belmont Properties and others, the Zubrys family – Alexander, holding Artem, Sophie and Katrina – are getting settled in Vancouver. (photo from JFS)

For Oleksandra Liashyk and her family, who fled the Ukraine-Russia war last year, resettling in Vancouver was an opportunity for a new, though unexpected start. The family of three, who have an apartment and have enrolled their son in public secondary school, are learning English and navigating the ropes that come with resettlement. Still, Oleksandra admitted that it hasn’t been easy, that simply adjusting to a new culture, community and language has been a challenge. “This is absolutely another world,” she said.

It’s a sentiment shared by many of Vancouver’s newest immigrants from Ukraine. Fedor and Yulia, who came from wartorn Chernihiv with their two children, had good jobs as a real estate broker and a fitness instructor. While their children aren’t yet old enough to attend school, the kids are struggling with socialization. “The hardest thing to adjust for our children here was lack of communication with children of their age,” they said. “[E]verything looks quite unusual here.”

Like Fedor and Yulia, many others have left behind established businesses and jobs, professions that will be hard to restart in Vancouver. Lawyers, real estate brokers, accountants, social workers and business owners will need licences, education and a practised familiarity with Canada’s certification processes. But first, they need a place to live and a way to support their families.

According to Tanja Demajo, chief executive officer of Vancouver’s Jewish Family Services, the Ukrainian resettlement program was already in the planning stages when Russia formally announced its intended occupation of Ukraine in February 2022. Well-versed in creating programs to assist new immigrants, JFS knew the program would have to be versatile and able to address the many challenges faced by refugees on the move. Not all immigrants would be able to plan ahead before leaving Ukraine; many would arrive unprepared for their new home.

“Families reach out in many different ways,” Demajo explained. “Sometimes they call us from abroad and they are trying to understand the Canadian systems and how to actually come here. Sometimes we receive a call from other [Canadian] cities when families have already left [Ukraine] and they are thinking about relocating to the Lower Mainland. And sometimes we receive calls from families that are already here and are trying to navigate their next steps.”

According to Demajo, more than 80% of Ukrainian refugees enrolled in the resettlement program have advanced educations, but lack fluency in English, so JFS partnered with the B.C. Centre for Disease Control to provide its Food Skills program. In it, participants learned how to read labels in grocery stores and purchase food, which then became the ingredients for new Western-style dishes, which they cooked in the JFS Kitchen. “Throughout the cooking, they were also learning English,” Demajo said. “We also had childcare provided as well.” The classes were so successful that JFS is looking at expanding the program.

But the greatest challenge facing new immigrants to Vancouver has been the city’s housing shortage. Residential vacancy rates, which now stand at less than 1%, and the disproportionate cost of rental apartments have made it harder to find housing.

photo - JFS partnered with the B.C. Centre for Disease Control to provide a Canadian food education and cooking class that doubled as an English class for new immigrants — JFS partnered with the B.C. Centre for Disease Control to provide a Canadian food education and cooking class that doubled as an English class for new immigrants. *(photo from JFS)*

JFS settlement worker Tanya Finkelshtein helps connect new immigrants with “welcome circles” of volunteers that can help get them settled. “Housing is the number one problem in the Great Vancouver area, especially for newcomers. We [are] able to support some of our clients, but it is a serious issue,” said Finkelshtein, who works with about 70 Ukrainian families in JFS’s settlement program.

Affordable housing is key to creating adequate living conditions, including suitable employment.

“We have a family that was initially living outside of Vancouver,” Demajo said by way of example. The family’s efforts to connect with the Vancouver Jewish community were hampered by distance, as was their effort to find suitable employment. By connecting them with Tikva Housing and Temple Sholom Synagogue’s volunteer network, JFS was able to help the family resettle closer to employment opportunities and Jewish community programs. Tikva has since set aside two other units for JFS’s resettlement program.

But the search for housing continues to be a problem for new arrivals, so Demajo reached out to a property management company with well-known connections in the Jewish community. Shannon Gorski, whose family owns Belmont Properties, said JFS was looking for a couple of apartments that could provide temporary housing for Ukrainian immigrants. Gorski, who also serves on the JFS board and is the managing director of the Betty Averbach Foundation, reached out to Belmont’s board of directors “and then I learned … that they had been approached by someone in the rental world, Bob Rennie, and they had already stepped up to the plate.” Gorski said the board agreed to provide four units free of charge for four months.

The offer couldn’t have come at a better time for Alexander and Katrina Zubrys, who had been living out of a hotel since arriving from Kherson. The 1,200-square-foot apartment meant the couple could enrol their two children in a Jewish day school close by.

“The school is located 10 minutes from our house,” said Alexander, who acknowledged that, for his 5-year-old son Artem, “the biggest problem is English.” With the school’s help, Alexander said Artem and Sophie, 13, are adapting to their new surroundings and new language.

According to Gorski, the Zubrys family is the only one so far to request temporary housing from Belmont. “My concern is there are so many other families out there that don’t know that the Jewish community is here to help them,” she said. Thus, the challenge isn’t just finding available housing for current clients, but getting the word out to those arriving who don’t know who or how to ask for help.

As for finding new housing for the program, Gorski encourages other companies to get involved. “We are proud to be able to help the Zubrys family and we would like to help other families once identified,” she said. “And we challenge other property management families to step up as well.”

She is confident that, once alerted that Belmont Properties has donated temporary accommodations to the program, other property owners “would answer the call. I have no doubt that they would.”

Demajo said the settlement program wouldn’t have gotten off the ground without the assistance of the Jewish Federation of Greater Vancouver, which sent out an emergency appeal to the community to fund the project.

“Our community and our Federation have a history of responding quickly and generously whenever and wherever help is needed and we can be incredibly proud of the way our community responded to the crisis in Ukraine,” said Federation chief executive officer Ezra Shanken. “We didn’t spring into action the day the war broke out – we work year-round building communities and partnerships around the world and here at home so that we have the systems in place to make an impact.”

Demajo said Temple Sholom and Congregation Schara Tzedeck are playing a role in supporting new immigrants. Both run their own programs and have collaborated with JFS to make sure new arrivals are supported, she said.

“We continue to support these families now, helping some find vehicles, others looking for new jobs,” said Temple Sholom’s Rabbi Dan Moskovitz.

For the Zubrys family, the support system is what made the 9,100-kilometre migration possible. It’s Gorski’s “big heart” and the help of JFS and other volunteers that made it possible to finally find a new home, said Alexander.

For information about how to offer temporary housing and other help for Ukrainian refugees, contact Tanya Finkelshtein at 604-257-5151.

Jan Lee is an award-winning editorial writer whose articles and op-eds have been published in B’nai B’rith Magazine, Voices of Conservative and Masorti Judaism and Baltimore Jewish Times, as well as a number of business, environmental and travel publications. Her blog can be found at multiculturaljew.polestarpassages.com.

Concerns over inflation

Last fall, the Jewish Federation of Greater Vancouver surveyed the impact of inflation on its community partner organizations. As with many recent reports on the effects of rising prices, the feedback was sobering, said Shelley Rivkin, vice-president of global and local engagement at Federation, which conducted the survey.

When asked about how the rise in food and fuel will affect their ability to provide the same level of service, 95% of the organizations that responded said they were either concerned or very concerned about inflation. A similar response was returned when community members were asked about paying school, camp, synagogue or Jewish community centre membership fees.

For social service and housing providers, the main concerns were the level of care, due to reduced staffing; the number of affordable housing units available; food programs for students and families in need; and low-cost (or free) social and recreational programs for seniors. Other organizations cited concerns about the future of kiddush and seniors lunches, volunteer appreciation, building maintenance and upkeep, prepared meals for food bank recipients, and membership subsidies.

The survey notes that rising costs are affecting, to varying degrees, the ability of agencies to maintain their current level of service, recruit and retain staff, raise funds and balance budgets. Some organizations have been unable to provide staff with a cost-of-living-adjustment raise, thereby threatening their capacity to retain staff and deliver programming, and higher salary expectations mean that positions are vacant for longer, limiting the ability to grow programs. Food costs for hot lunches are up 20% and there has been a 25% increase in salaries for kitchen staff.

Rivkin stressed that, in the four months since the survey was conducted, costs have come down for some items, but the price of food continues to rise.

“Our agencies and synagogues survived COVID, and we thought we were past the difficult times,” she said. “However, we are now seeing the impact of inflation on them. When we decided to undertake the survey, we had no idea about the depth and breadth of the impact of inflation or that these pressures would affect everything from staff salaries to the cost of paper supplies. We are now working with our community agencies to explore ways to reduce costs. We recently hosted a lunch-and-learn featuring speakers from the Buying Networks Canada.”

The Buying Networks Canada is a Toronto-based organization that helps nonprofit, charitable and faith-based organizations across Canada save money on such things as food and beverages, office supplies and equipment, maintenance, and numerous other products and services.

In the summer of 2022, Jewish Family Services (JFS), one of Federation’s community partners, released information on the impact of inflation. Among the points in the JFS report were an increase in the number of clients asking for food voucher assistance, a record number of intakes for home support and the challenges Ukrainian newcomers on a limited income face with rents and food costs.

Food insecurity, according to JFS, has grown in recent months and the organization expects an increase of 150 new clients, if trends continue. Higher prices at the gas pump have resulted in fewer volunteer drivers. The greater need for services has translated into a higher workload for JFS staff.

“Community that JFS serves is on fixed income, and those individuals are the ones who suffer tremendously during this time,” said Tanja Demajo, chief executive officer of JFS. “What that means for JFS is that the number of people reaching out for help is on constant rise. Between the rise in prices, number of clients and cost of staffing, we as an agency have to ask ourselves what is our priority. This is the time when we get clarity, more than ever, who we are and what we need to do. Our goal has always been not to leave anyone behind. We hope that, even during the challenging times such as these, we can remain true to that.

“Since COVID,” she added, “staffing has been a significant challenge. It is very uncomfortable for many agencies to speak about issues of salaries, but the reality is that the professional staff has always been underpaid in the nonprofit world. With inflation, this issue has further grown and, unless taken seriously, it may impact the whole social sector in irreversible ways. Providing social support is based on relationships, and with constant changes those relationships get eroded.”

Anat Gogo, executive director of Tikva Housing Society, another Federation partner agency, is also concerned. “Inflation significantly impacts the delivery of housing programs due to increased costs and reduced availability of resources,” she said. “It can also make it more difficult for low-income households to afford adequate housing, so we are reaching out to our donors to assist us in ‘gapping’ the additional … funding needed to meet our commitment to the delivery of affordable housing and rent subsidies.”

Sam Margolis has written for the Globe and Mail, the National Post, UPI and MSNBC.

Tikva builds in accessibility

Dogwood Gardens, which is due to open later this year, features an open garden space with shading that is set off from the street. (photo by Lior Noyman Productions)

In October last year, Tikva Housing Society, in conjunction with YMCA Metro Vancouver and the Association of Neighbourhood Houses, opened Kerrisdale’s newest affordable housing project at Arbutus Centre. Named x^wƛ̓əpicən (pronounced “hook la’pitzen,” Musqueam for “the Hollow”), the 125-unit project is designed to meet a vital need in one of Vancouver’s most exclusive and high-priced residential areas: affordable housing that is also universally accessible to anyone with a disability.

“[The new project] includes nine adaptable units that are designed for people with mobility challenges who do not need a wheelchair or walker,” explained Anat Gogo, who serves as Tikva’s manager of programs and donor relations. The nonprofit finds creative ways to increase affordable housing, primarily for Jewish low- to moderate-income families and individuals.

Adaptable units mean that individuals who have accessibility needs are able to have the unit modified to meet their individual requirements, whether it’s grab bars in the hallway, structural adaptations that make it easier to cook or special lighting for low-vision needs. Many apartment buildings don’t allow tenants to make structural modifications, even to accommodate disabilities. By offering a limited number of adaptable units, fully accessible apartments can be reserved for individuals who require a wheelchair-adapted unit. Tikva manages five such rentals at the Arbutus property.

photo - The Arbutus Centre project has units in which the kitchen counters and appliances are lowered to accommodate wheelchairs and walkers — The Arbutus Centre project has units in which the kitchen counters and appliances are lowered to accommodate wheelchairs and walkers. *(photo from Tikva Housing)*

Projects like the one at Arbutus Centre are reflective of Tikva’s vision of affordable housing. “We are committed to fostering inclusive housing that serves all populations within the community,” said Gogo. It’s a mission that continues to adapt to the increasing demand for affordable housing in Greater Vancouver’s Jewish communities.

One of the drivers for finding new ways to increase accessible housing is Vancouver’s aging population, noted Gogo. “It’s important to recognize that our aging baby boomers will benefit from enhanced accessibility for those with mobility challenges.”

But it also benefits families and individuals of all ages who face barriers in their day-to-day living, she added. According to Statistics Canada (2017), more than six million Canadians live with one or more types of disability. Invisible disabilities are among the most frequent conditions noted, with housing options constricted by accessibility barriers, discrimination and employment limitations.

photo - An accessible bathroom features a roll-in shower and open design to accommodate walkers, wheelchairs and other mobility considerations — An accessible bathroom features a roll-in shower and open design to accommodate walkers, wheelchairs and other mobility considerations. *(photo from Tikva Housing)*

As a result, the B.C. Building Code now requires new and renovated buildings to be accessible to anyone with a disability, which includes “a person who has a loss, or a reduction, of functional ability and activity and includes a person in a wheelchair [or] a person with a sensory disability.” Adaptable housing that can be modified economically and at a later date is British Columbia’s newest technology to meeting that growing and variable demand.

According to Gogo, Tikva is exploring ways to ensure that accessible housing addresses all needs, including those associated with invisible disabilities, such as autism spectrum disorder, vision disorders, and autoimmune conditions like multiple sclerosis and rheumatoid arthritis. She said Tikva actively seeks partnerships with other organizations that can support that expanding effort. “We have a great partner in the Jewish Family Services that is open to this initiative,” she noted.

The society also regularly networks with builders to explore new ways of meeting that goal. She said improved designs include features like “well-ventilated spaces, soundproof walls, signage that makes all tenants and visitors to the building know that this is an inclusive building.” Tikva also holds workshops and training for staff to help them engage with residents and stakeholders in the community.

The demand for accessible housing has also created new funding incentives that in turn will increase the amount of inclusive housing on the market. “Canada Mortgage and Housing Corporation is responsible for delivering [Canada’s] National Housing Strategy,” Gogo explained. The program offers reduced financing rates for nonprofits and developers whose housing developments comprise at least 20% of fully accessible units or universal design throughout the project.

“We take advantage of opportunities to advocate to all levels of government for special features to be included in design requirements that would improve quality of life for residents, including push-button door openers for accessible suites and amenity rooms, grab bars in all bathrooms, and wheelchair access to all outdoor amenity spaces,” said Gogo.

And Tikva is exploring ways to address other types of invisible disabilities, such as those triggered by environmental conditions. Gogo said the housing society is in the process of retrofitting one of its older buildings and is actively participating in the design stages. “We’re still in the very early stages of this planning,” she said, “but all considerations are on the table to create a living environment that would benefit our tenants no matter what their medical condition may be.… More research and public education would help build the case for those with invisible disabilities. Inclusive communities are those that recognize the diversity of our population, and that everyone deserves to have access to services, recreation and civic engagement.”

At the present time, three of the six properties Tikva operates have accessible housing. Dogwood Gardens, on 59th Avenue in the Marpole community, is due to open later this year, managed in joint cooperation with SUCCESS. For more information about available rentals, go to tikvahousing.org.

Help increase affordable housing

I recently was appointed board chair for Tikva Housing Society. When I was asked to join the board three years ago, I knew nothing about Tikva or their invaluable work. However, as a real estate professional, I did have a keen understanding of the housing affordability crisis in the Lower Mainland, and knew that our Jewish community was not immune to the crisis. Hence, I understood the importance of Tikva Housing, which is why I joined the board.

Tikva is a charitable, nonprofit society providing access to affordable housing for low- to moderate-income Jewish individuals and families. Every year, in March, the society turns to the generosity of the community to support its mission and now, more than ever, Tikva needs that help.

The widespread effects of COVID-related job loss have placed many members of our Jewish community at risk of homelessness. Tikva offers short-term rent subsidies for those living in market rental housing who are facing a temporary crunch and are unable to afford their rent. The demand for this kind of assistance has increased greatly in the last 12 months. The amount of subsidies that we can provide is directly in correlation to the amount that we can raise from private donations and foundations, and donations are urgently needed to help people stay in their homes. There are already more than 200 Jewish people on a waitlist for affordable housing, and the demand is only growing.

With all levels of government focused on affordable housing in general, we are seeing numerous initiatives being considered and Tikva is in conversation with government agencies and housing developers to explore new partnerships. Currently, Tikva owns and/or operates 61 affordable housing units in the Lower Mainland: 11 units at Dany Guincher House in Marpole; 18 units at the Diamond Residences (Storeys) in Richmond; and, thanks to the Ben and Esther Dayson Charitable Foundation, 32 townhomes were added last summer. The Ben and Esther Dayson Residences in Vancouver’s River District form a family-oriented community with more than 60 children.

This coming summer will see Tikva tenants occupying 37 units at the Arbutus Centre on Yew Street. The cost to Tikva will be a nominal $1,500 per unit annually, and the Diamond Foundation has pledged to cover this expense for all 37 units for the first five years.

In 2022, 20 units on the third floor of a five-storey building will be home to Susana Cogan Place. In partnership with Polygon, BC Housing will provide full financial support for this project, which is named in memory of Tikva’s founder and affordable-housing trailblazer, Susana Cogan, z’l.

Expanding Tikva’s affordable housing portfolio means that more low- to moderate-income Jews can stay close to their synagogues, schools and the multitude of Jewish community amenities. While Tikva Housing will operate a total of 98 units by the end of summer 2021 and 148 by the end of 2022, it’s still not enough to meet the needs.

Housing is the cornerstone and foundation of a dignified life. The Hebrew word tikva means hope. Please support Tikva Housing Society’s current campaign, which runs to March 22, and help us bring hope – and housing – to those most in need in our Jewish community.

Visit tikvahousing.org or call 778-998-4582 to donate and for more information.

Rhonda Sacks is board chair, Tikva Housing Society.

Jewish Housing Registry live

The Ben and Esther Dayson Residences, located west of the River District, is one of the residences managed by Tikva Housing, which is responsible for long-term housing solutions in the Jewish community, while Jewish Family Services works with those who require immediate assistance in finding a place to live. (photo from Tikva Housing)

On Dec. 2, Jewish Family Services (JFS), in partnership with Tikva Housing, announced the launch of the first-ever Jewish Housing Registry.

There are six agencies involved in the project: JFS, Tikva Housing, Vancouver Jewish Building Society, Yaffa Housing Society, Haro Park Centre Society and Maple Crest Apartments, each playing a role in addressing the issues of homelessness in the Jewish community in a variety of ways, including advocacy, financial aid and subsidies, and housing placement. Each agency has their own application processes, manages their own wait lists, and collects and stores their client data independent of one another even though their work often crosses over. Consequently, housing needs in the community are difficult to determine accurately. For applicants, a lot of time is spent completing similar applications for different housing providers.

The idea for the registry sprouted from a conversation almost 10 years ago among leaders of the Jewish community, including JFS, Jewish Federation of Greater Vancouver and spearheaded by Tikva’s executive director at the time, Susana Cogan (z’l). With the housing registry in British Columbia not set up to collect data on cultural background, and tenant selection priorities based primarily on the housing needs of applicants, a gap focused on community building was missing. The purpose of this new registry is to improve operational efficiencies and also fill that gap – addressing specific cultural needs of our community, which can be fostered within Jewish housing developments; a priority not currently being addressed through any other agencies in the province.

“It’s exciting to see the partnership between different agencies come to fruition,” said Tanja Demajo, JFS chief executive officer. “This is a unique opportunity for us to use the database as a tool to integrate data, help us meet clients’ specific needs and have a better understanding of the issues of homelessness in our community. Having an opportunity not just to house clients, but also support them by building a Jewish community, is what it means for people to ‘create a home.’”

Tikva’s director of operations and housing development, Alice Sundberg, added, “It is commonplace for applicants to register with multiple housing agencies in the Jewish community, resulting in duplicate records, leaving the JFS housing coordinator having to complete a number of similar application forms from each agency. By having this centralized database, that step only has to be completed one time. We look forward to having up-to-date information available in real-time. It will be a huge improvement administratively and will help us better meet the housing needs of applicants.”

Phase I of the registry launched on Dec. 1 for JFS and Tikva to use, and Phase II will launch shortly for Yaffa Housing, Haro Park Centre Society, Maple Crest Apartments and the Vancouver Jewish Building Society.

“We also want to acknowledge that this registry was made possible because of a grant from the Jewish Community Foundation. With their support, JFS and all the other agencies using this software will be better positioned to serve those in need in a timelier manner. Having more accurate data will also serve us in future projects related to housing advocacy and assistance,” said Demajo.

Tikva Housing is responsible for long-term housing solutions in the Jewish community, while JFS works with those who require immediate assistance in finding a place to live. JFS also provides emotional support and assistance to clients residing in buildings managed by Tikva Housing.

For more information about the registry, contact Maya Dimapilis, JFS director of development and communications, by email at [email protected] or by phone at 604-637-3306.

New residences open

The Ben and Esther Dayson Residences, on East Kent Avenue North, opened its doors to tenants last month. (photo from Tikva Housing)

The first tenants at the Ben and Esther Dayson Residences started moving into their new homes in late August. Managed by Tikva Housing, the 32 townhomes are located west of the River District, on East Kent Avenue North, a block from Riverfront Park.

The residences comprise four two-bedroom units (1,045 square feet), 24 three-bedroom units (1,175 square feet) and four four-bedroom units (1,305 square feet). The units were open to Vancouver-based families with one to six children, within a range of income levels. The site includes two towers that will be managed by the Fraserview Housing Co-op.

A part of the Vancouver Land Trust project, the residences share a number of amenities, such as green space and a playground. Rent will be targeted to approximately 30% of gross household income to a rent maximum. Tenants are expected to pay for hydro, phone, internet and contents insurance.

Anat Gogo, Tikva Housing’s manager of programs and donor relations, expressed her enthusiasm upon the launch. “I feel so excited for the community,” she said. “It will be a concentrated Jewish community. When you build neighbourhoods, you build community.

“The residences will also provide a home for essential workers, such as teachers, in our community,” she added.

The Dayson Residences are situated close to several daycares, elementary and high schools, as well as banks, shopping centres, grocery stores, libraries and hospitals.

The strong need for affordable housing in the region has been a prevalent concern for many years. A 2011 survey of the Greater Vancouver Jewish community identified more than 4,000 people (or 16% of the total community) who were low-income; the number included 600 children and 550 single-parent families.

To many local renters, Vancouver holds the unenviable distinctions of having the highest rents and the lowest vacancy rates in the country. At the start of the year, the rent for an average one-bedroom apartment in the city was more than $1,500 per month, while vacancy levels hovered around one percent.

Tikva Housing helps those who would be deemed “working poor” and cites the limited “life options” available to them in this expensive city. For example, to a person earning $2,000 a month, the affordable level for their rent should be a maximum of $600 per month. For the past decade especially, rents in the Lower Mainland have risen far beyond that level – thus leaving little money to set aside for food, medicine, utilities, transport or education to improve job skills.

“They save people from being on the streets. They save people from unsafe situations,” said Steve, a tenant at Tikva Housing’s Diamond Residences in Richmond. “It’s given me security. I don’t have to worry about making rent. It’s affordable. I buy our groceries. It puts me in a wonderful frame of mind. It allows me to be a good father. Without Tivka, I would not have been able to give proper care to my children.”

Tikva Housing’s stated mission is to provide a safe, stable and affordable home to every Jewish person in Metro Vancouver who needs one. Its services are geared primarily at low- and moderate-income adults and families.

It also operates the 11-unit Dany Guincher House apartments in Marpole and the 18-unit Diamond Residences cited above. Opening in early 2021 is the Arbutus Centre on the West Side – as part of a partnership with the City of Vancouver, the YWCA and the Association of Neighbourhood Houses of British Columbia – which will bring another 18 studios and 19 one-bedroom units to low- and moderate-income members of the community.

As might be expected, the number of people turning to Tikva Housing has increased during the COVID-19 pandemic. In July alone, it approved a record number of eight recipients for the Tikva Housing Rent Subsidy Program.

“The subsidy allocation for the past five months amounted to just shy of $27,000 in addition to the existing allocations, and the need continues to grow,” Gogo said.

In August, Alice Sundberg, Tikva’s director of operations and housing, announced, “I am in conversation with a few private developers and nonprofit housing providers regarding potential projects in Vancouver, Burnaby, Richmond and Surrey. I can’t say more about these opportunities at this time.”

Ben Dayson was a prominent figure in Vancouver and Richmond real estate and a philanthropist. Together with his wife Esther, they worked to help many charitable causes. Helping those in need find affordable housing was one of their primary objectives, through funds provided by the Ben and Esther Dayson Charitable Foundation.

“Our family is focused on providing funding to areas of basic needs,” said their daughter, Shirley Barnett. “Obviously, housing is one of these areas we choose to support. As my parents, Ben and Esther Dayson, were in real estate development, it seemed natural to fund a complex such as this in their memory.”

For more about the Tikva Housing Society, visit tikvahousing.org.

Sam Margolis has written for the Globe and Mail, the National Post, UPI and MSNBC.

Mortgage industry’s future

(photo by Nick Youngson / Alpha Stock Images)

The next decade is going to see an evolution in how Canadians obtain mortgages. These shifts will transform the experience for both the mortgage professional and, more importantly, the borrower. Here’s where things are now and what I foresee.

The mortgage industry

A borrower can go to three sources to get their mortgage: account managers at banks, mortgage specialists at banks and mortgage brokers. (I use “bank” as a catchall for financial institutions, including credit unions and trust companies. Financial planners are not included because they represent such a small slice of the pie and refer files to mortgage specialists.)

Employees, particularly account managers, are a bank’s frontline team for mortgages. These salaried employees get incentives if they hit sales targets, but they are, by definition, jacks-of-all-trades. They help with a client’s routine banking needs, open investment accounts, provide general advice and also write mortgages.

Because mortgages are complex, account managers are encouraged (and often required) to send their mortgage applications to a mortgage specialist. This is good policy, because it is best to have an expert eye review something as significant as an average family’s most significant investment and the average bank’s bread-and-butter. Also, because there have rightly been many – one expert told me there was a total of 168 – new rules since the 2008 financial crisis, it has become increasingly difficult to “dabble” in mortgages.

Given these developments, a consumer would be wise to trust the most important financial transaction in their life to a professional who has expertise in a single field, rather than a generalist who is doing mortgages off the side of their desk.

Of course, every bank employs a network of mortgage specialists, with each bank investing varying amounts of resources into training. Still, a mortgage specialist is just that: a bank employee who specializes in mortgages.

Most banks’ mortgage specialists are commission-based and can make a good living from their work. But remember: bank specialists work for the bank, not for you. (They also don’t require a licence or any accreditation to write up your mortgage application.)

Mortgage brokers are independent professionals whose unique responsibility is finding the ideal financial solution for each client, not whatever rate or product their bank is pushing on any given day.

A mortgage broker is a professional who has successfully completed an educational process, passed an exam and undergone comprehensive assessments, including biannual criminal background checks. Additionally, continuing education is required to ensure that mortgage brokers remain informed of the latest developments in this ever-changing industry. Mortgage professionals at the banks, however well-intentioned or however closely they follow the business pages, have no such requirements.

It is commonly said that a mortgage broker “shops around” for the best rate. This is partly true, but there’s more. Brokers know the rates and conditions of every lender. What we do with that information is tailor each client’s need with rate and product choices, allowing them, with their mortgage broker’s guidance, to make the most informed, appropriate decision for what best suits them.

For example, a broker might recommend a more flexible mortgage product with a slightly higher-than-base rate versus a lower rate with restrictions. This is crucial because, again, everyone’s case is unique. Circumstances change. Relocation is sometimes unavoidable.

Even better: for most mortgages, a mortgage broker’s service is provided at no cost to the borrower. Brokers earn their keep from the lender that finances the borrower’s mortgage.

Where is industry headed?

Account managers at banks will continue to write mortgage applications because this remains an efficient use of the bank’s resources. The banks have been building increasingly sophisticated mortgage application platforms for their mortgage specialists and account managers to use. These easy-to-use apps are straightforward and allow their employees to quickly and efficiently pull together all of the necessary information to verify credit data and employment, assess risk and review the property, all at the click of a few buttons.

The banks built these systems so that employees with less expertise (and lower salaries) can replicate or reduce the work of more highly trained professional staff. And, since mortgage specialists are largely commission-based, it seems to me that banks will increasingly depend on salaried individuals who read from their computer screen while dealing with mortgage-seekers.

The obvious issue with an account manager reading off a screen is that, at any point in time where real advice is required, the bank employee will not have the training or experience to provide it.

There is, of course, still currently a place for bank specialists. The best of them can and do give the best service possible to their clients.

My prediction is that the mortgage specialist role will be curtailed until only a few high producers remain. Banks will probably continue to make it easier for mortgage specialists to do their jobs, allowing them to take on more files and the best will grow and the worst will drop off.

Don’t misunderstand me. There is a place for technology, obviously, in the process. In fact, mortgage brokers, by necessity, are entrepreneurial

and resourceful, and have created economies of scale, processing documentation and applications more efficiently than ever. For instance, my team and I have automated the process of 70-plus internal steps per client throughout the mortgage process, streamlining everything for ourselves so that our clients can benefit from the most comprehensive and individualized experience we can offer. This involved a lot of time up-front, but it means that our clients receive the service they want, tailor-fit to their specific needs.

My prediction for mortgage brokers is that there will be a culling of the herd, just like with mortgage specialists. A broker, and any consultant in this day and age, needs to innovate and use the newest technologies to stay relevant in the eyes of borrowers. Not just that, the brokers themselves need to know each lender’s products and how to get files approved.

Superb knowledge, a fast and efficient process, and amazing customer service will become the bare minimum in the future, and the specialists and brokers who “dabble” or aren’t 100% committed to improving their craft will get left in the dust.

Eitan Pinsky is principal of Pinsky Mortgages, a Vancouver-based mortgage broker.

תוכנית מימון חדשה לרוכשי דירות בפעם הראשונה

אף על פי שהמחירים והמכירות ירדו ברוב הערים אשתקד, המחירים עדיין עלו בכשישים וארבעה אחוזים בוונקובר – בחמש השנים האחרונות.

החל מחודש ספטמבר הקרוב תופעל לראשונה תוכנית מימון לרוכשי נדל”ן בפעם הראשונה, שהכנסותיהם מגיעות מקסימום למאה ועשרים אלף דולר בשנה. סכום המשכנתא המובטחת יגיע למקסימום של ארבע מאות ושמונים אלף דולר.

סוכנות הדיור של קנדה תשקיע כמיליארד ורבע מיליארד דולר קנדי, במשך שלוש שנים, כדי לקנות בתים שמיועדים לרוכשי דירות בפעם הראשונה. וזאת כחלק מתוכניתה של ממשלה הליברלית בראשות, ג’סטין טרודו, להפוך את הדיור לזול יותר עבור הבוחרים הצעירים יותר במדינה.

על פי מסמכי התקציב הפדרלי שפורסמו בשבוע שעבר, רשות המשכנתאות והדיור הקנדית תעניק עד עשרה אחוז למימון בתים חדשים, ועד חמישה עשר אחוזים עבור בתים קיימים, כדי להפחית את עלויות המשכנתאות עבור רוכשים, בעלי הכנסה נמוכה עד בינונית. המימון יחול על המשכנתאות המבוטחות, אשר נדרשות אם הקונה מסוגל לשלם מקדמה על הנכס בשיעור של לפחות עשרים, שהוא מעוניין לרכוש.

במהלך זה שר האוצר ביל מורנאו, מבקש בעצם להרגיע את החששות בשוק הדיור הקנדי, לאחר עליית המחירים והשינויים בשנים האחרונות, שדחף את האופציה של בעלות על נדל”ן אל מחוץ להישג ידם של קנדים רבים, במיוחד הצעירים אשר עושים את צעדיהם הראשונים בשוק העבודה. אף על פי שהמחירים והמכירות ירדו ברוב הערים אשתקד, המחירים עדיין עלו בכשישים וארבעה אחוזים בוונקובר – בחמש השנים האחרונות (והגיעו אל מעל מיליון דולר בממוצע לבית), ואילו בטורונטו הם עלו בכחמישים ושישה אחוז באותה תקופה. כך עולה מנתוני אגודת הנדל”ן של קנדה.

תוכנית חדשה זו של הממשלה שמעריכה כי כמאה אלף רוכשים נדל”ן חדשים ינצלו אותה, במשך שלוש שנים, עשויה לשמש נתון חיובי לשוק הנדל”ן, דבר הנחוץ כך כך צמיחה, כיוון שמורגשים סימנים ברורים שהכלכלה הקנדית נמצאת בתקופה של האטה.

תוכנית ההלוואות מבוססת למעשה על הרעיון של קבוצות קטנות שלא מטרות רווח בקנדה, שכבר היום מציעות הלוואות דומות עבור אנשים בעלי הכנסה נמוכה. התוכנית החדשה, שתקרא “תמריץ לקונה הבית בפעם הראשונה”, תושפעל בחודש ספטמבר ותהיה זמינה לקונים בפעם הראשונה, בעלי הכנסות שנתיות של עד מאה ועשרים אלף דולרי. סכום המשכנתא המבוטחת יגיע עד לארבע מאות שמונים אלף דולר.

כך למעשה רוכש בית חדש בסכום של ארבע מאות אלף דולרי שיעביר תשלום של עשרים אלף דולר כמקדמה (המהווה חמישה אחוז מסכום הרכישה), עשוי לקבל ארבעים אלף דולר (עשרה אחוז), כתרומה מסוכנות הדיור. לפיכך התשלום החודשי שלו עבור המשכתנא, יקטן מכאלפים דולר בחודש, לכאלף שבוע מאות וחמישים דולר לחודש, בהתבסס על משכנתא לעשרים וחמש שנים, כשאר הריבית של המשכנתא עומדת על שלושה וחצי אחוזים, לפי הדוגמה בתקציב.

“המהלך מטורף ויגרום לביקוש גדול יותר בשוק הנדל”ן שגם כך הוא תחרותי ביותר”, אומר אחד מבעלי חברות הנדל”ן המקומיות. הוא מוסיף: “מדוע הממשלה משחקת את תפקיד של אמאו ואבא ורוכשת בתים לכולם? זה לא הפתרון למחירי הבתים הגבוהים, אלה ניסיון לטפל בסימפטום פשוט על ידי זריקת כסף למשלמי המיסים כדי שירכשו בתים”.

בשלב זה זה ידוע כי אגודת הדיור הקנדית תיהנה מכל רווח במחיר הבית, או לחלופין פוטנציאלית תספוג חלק של מכל הפסד. נכון לעכשיו, לא ברור אם על בעל הדירה להחזיר את סכום ההלוואה במולאה, או את נתח ההון על בסיס הערך של הבית כאשר הנכס נמכר. פרטים אלה יפורסמו בחודשים הקרובים, אומרים גורמים במשרד האוצר הקנדי.

New liaison job created

Storeys, the Diamond Residences, is among the affordable housing sites where the new TCL will be working. (photo from jfsvancouver.ca)

Jewish Family Services has launched a new tenant community liaison (TCL) position to provide stability and support for JFS clients receiving a Tikva Housing subsidy or who are housed in one of Tikva’s rental buildings for low- and moderate-income Jewish adults and families.

The purpose of the TCL position, which is funded by the Ben and Esther Dayson Foundation and a grant from the federal government, is to increase the long-term success of housing vulnerable and at-risk Jewish community members.

“Once JFS clients are settled in as new tenants, they often struggle to adjust to living in a permanent housing situation,” said Tanja Demajo, director of family and adult resources at JFS. “Many of our clients have a history of addiction, mental illness, a physical disability, and/or family abuse, so adapting to life in a new community is a challenge for them.”

The new TCL will act as a link between JFS and Tikva Housing to ensure that tenants who need support are settled in successfully and to help them understand their roles, rights and responsibilities. In addition, the TCL will provide workshops and counseling, as well as community-building activities, such as holiday celebrations and networking events. Tenants will also learn about appropriate services or resources.

Alice Sundberg, director of operations and housing development at Tikva Housing, said, “We value the collaborative relationship we have with JFS to make sure that those most in need in our community get access to affordable housing. The tenant community liaison will help to ensure that the people we serve have more than just a roof over their heads. We plan to work closely with the TCL to connect our more vulnerable tenants to support services, job and educational resources, as well as enhanced links to the Jewish community and culture.”

Affordable and social housing has become a critical issue in the Lower Mainland for almost all income levels. Following the trend in the general population, the part-time JFS housing coordinator has seen more than a 20% increase in the number of people asking for assistance, with an average of 55 new calls a week.

In the city of Vancouver, monthly rent of $1,730 for a one-bedroom unit is considered affordable. When a person on disability makes a yearly income below $18,000 per year and the minimum wage is $12.65 an hour, it is not surprising that the percentage of homelessness has increased by 30% since 2014. The 2017 Homelessness Count in Metro Vancouver confirmed that some of the main barriers to finding housing are the high cost of rent and the lack of income and shortage of units that suit clients’ needs.

As the Jewish community responds to the issue of affordable housing, the tenant community liaison is a step forward. “Lack of support for affordable and social housing damages clients lives and affects all of us directly or indirectly,” said Demajo. “Having a home is not a luxury, it is a basic need.”

Trying to meet needs

Left to right: Anat Gogo, Tikva Housing administrator; Philip Dayson, donor; Shirley Barnett, donor; Heather Kenny, Tikva board member; Alice Sundberg, Tikva director of operations; Eric Fefer, Tikva development committee member; Shelley Karrel, Tikva board chair; and Kasimir Kish, Tikva board member. (photo from Tikva Housing)

There is so much in the news about Vancouver’s housing crisis – unaffordable rents, no vacancies and reno-viction notices. Having a safe, secure and affordable home is one of the most basic needs, which helps people to feel a sense of belonging and well-being. Many in our community lack this basic right.

On a daily basis, Tikva administrator Anat Gogo hears about people looking for affordable housing.

“It might be because they are in an abusive situation and need to make a change, or they are paying almost 50% of their monthly income on housing,” she said. “Whatever the reason, we do what we can.”

Thanks to the generosity of donors, Tikva has two residences that are fully occupied – Dany Guincher House and the Diamond Residences – and soon to open is the Ben and Esther Dayson Residences in the Fraserview district. These 32 new townhomes include two-, three- and four-bedroom units and, in adjacent towers, there is a common room where tenants will be able to gather for special events like Shabbat dinners and holiday celebrations.

In addition, more than 35 individuals and families are supported through the Esther Dayson Rent Subsidy Program.

Alice Sundberg, director of operations and housing development at Tikva, said the need to continue to increase “inventory” is constant.

For more information and to find out how you can help, contact Tikva Housing at 778-998-4582 or visit tikvahousing.org.