Core Housing Needs - From the Housing Needs Report

The Housing Needs Report describes current and future housing needs for the City of Fernie. It is meant to provide decision makers, City staff, community members, service providers, businesses, and housing developers the information necessary to better understand their current and future housing needs, and to help identify existing and projected gaps in housing supply.

Affordable housing: Stakeholders discussed an acute shortage of affordable housing. It was noted that Fernie is a “sellers’ market,” and home purchases are unattainable for many local residents, especially first-time buyers. Between 2006 and 2020, the average sale price of a single-family dwelling in Fernie has increased by over $285,500, according to BC Assessment data. There is a considerable gap between the income needed to buy the median house in Fernie, and the actual median income of renter households. While home ownership is within reach for many households in Fernie, these households will tend to be owners and have considerably higher incomes than the median. This finding is consistent with the 2017 Housing Needs and Gap Assessment Report which highlighted affordable housing as a critical issue for single parent families and single people with low and fixed incomes. The 2017 report also found that as house prices rise, home ownership has become unattainable for many moderate-income working people.

Rental housing: The proportion of renter households in Fernie is steadily increasing; however, since 2003 there have been no new purpose-built rental buildings. Stakeholders highlighted an acute shortage of rental availability for all types and sizes of homes, which is consistent with findings from the 2017 Housing Needs and Gap Assessment report which found that there were limited housing options available for renters. Renter households are more likely to be in core housing need. Rental rates have increased prohibitively for many temporary seasonal workers, resulting in many living in over-housed situations.

Special needs housing: There are very few housing options for people with disabilities. There are also limited wheelchair accessible rental units, and limited independent living options for people with disabilities. It has been more than 10 years since a substantial number of new institutional care units were registered.

Housing for seniors: Currently, Fernie’s population is young relative to other jurisdictions, but it is aging. The 65 to 85 age cohort is expected to experience the most growth over the next five years. There are supportive housing providers and independent living units for seniors however, stakeholders have noted increasingly long waitlists for available units. Further, there is a shortage of wheelchair accessible rentals available for seniors on a fixed income. This finding is consistent with survey results from the 2017 Housing Needs and Gap Assessment report which identified seniors as the third ranked group having greatest housing need.

Housing for families: As originally reported in the 2017 Housing Needs and Gap Assessment report, there is a demonstrated shortage of suitable and affordable housing options for single parent families, young families, and low and moderate-income families. Stakeholders confirmed a lack of suitable, available housing for families in the 3-bedroom and 4-bedroom range. While household size has been decreasing in Fernie, as it has across the Province, and the population as a whole is aging and may, in time, downsize to smaller units (assuming they are available), family housing remains a current issue that will likely persist beyond the short term.

Shelters for individuals experiencing homelessness and housing for individuals at risk of homelessness: Throughout engagement with stakeholders, it was reported that homelessness is an invisible issue in Fernie and there is a lack of housing supports for those at risk of and experiencing homelessness. There are no emergency shelters available in Fernie other than emergency temporary housing available for women and children experiencing violence. This finding is consistent with the 2017 Housing Needs and Gap Assessment report which indicated a need for emergency shelter options for men who are either episodically or chronically homeless.

Preparedness for seasonal population spikes: The population that Fernie serves is dynamic throughout the year. At certain times of the year, such as over winter or summer holidays, Fernie experiences seasonal spikes in population and may serve a population that is as much as 30% larger (over 1,500 more people) than the year-round population. Additionally, Fernie houses several hundred temporary seasonal workers, such as the 800 winter employees at Fernie Alpine Resort (around 25% of the 2016 working population). Fernie Alpine Resort does not provide staff housing at the mountain or support housing in Fernie. Larger employers in the region have also not provided temporary housing programs or facilities in the city. Fernie may need to work with larger employers to better address and accommodate seasonal and temporary staff.

It is important to note that Fernie Family Housing Society (FFHS) is currently building a new 49-unit development consisting of 35 apartments and 14 townhomes next to Tom Uphill Manor and École Isabella Dicken Elementary School. FFHS received funding from BC Housing and Columbia Basin Trust for the project, which aims to provide mixed affordable housing for families, singles, seniors, and people with disabilities. This new development will help address some of the key areas of local need identified in this section.