On February 13, 2024, the Calgary Real Estate Board (CREB®) said it opposes the City of Calgary’s proposed blanket rezoning, which would change the base zoning of most residential lots. The proposal was scheduled for a public hearing on April 22, 2024.
CREB’s position
- Hong Wang, Chair of CREB’s Government Relations Standing Committee, said blanket rezoning “is not the right solution” and poses risks of congestion and strain on infrastructure and services.
- CREB supports a targeted, community-focused approach to zoning with robust consultation.
- Chief Economist Ann-Marie Lurie said fast population growth relative to new home starts is what drove rents and prices up.
- She argued the plan will not solve the lack of affordable rental housing, which would need large-scale projects on underused City land near transit.
- She added that rezoning “will not necessarily add the amount of supply needed in the price ranges that require supply.”
What it means for owners
Blanket rezoning would allow more housing types, such as rowhouses and suites, on many lots that today allow only one or two homes. That can change what may be built next door and what a lot is worth to builders. Owners who want a say should follow the April hearing.
CREB’s argument in more detail
CREB’s Government Relations Standing Committee, through its chair Hong Wang, said zoning should be rooted in cultural, architectural and social considerations that preserve community character and support property values. CREB acknowledged the need to address affordability, which it says it supports through the CREB REALTOR Community Foundation, but argued that a targeted approach is the most prudent course.
Chief Economist Ann-Marie Lurie set out the economic case. Calgary has had substantial population growth over a short time relative to new home starts, she said, which has caused a lack of rental and ownership supply and pushed up both rents and prices. In her view, blanket rezoning will not fix the shortage of affordable rentals, which would need a large-scale approach focused on communities with underused city land, transit and amenities.
Annual detached price growth by district, January 2024
The price data behind the debate
Lurie also said higher lending rates drove demand to the most affordable established communities, which have seen the strongest price growth. The January figures show this clearly. Detached prices rose 27% in a year in the East district, compared with 10% in the City Centre and South East. Row and apartment prices also rose most in the North East and East. CREB’s concern is that rezoning as proposed will not necessarily add supply in the price ranges where it is most needed.
The other side
The City’s proposal grows out of the Housing Strategy council approved in September 2023 and the Housing Accelerator Fund agreement of November 2023, which included zoning changes for more rowhouses, townhouses and infill. Ottawa made ending exclusionary zoning a condition of the fund. The City’s strategy aims for a diverse range of housing options in all communities so that all Calgarians can find a home that meets their needs. The question for council at the April 22 hearing is whether a city-wide change or a targeted one is the better way to get there.
What it means for owners, buyers and sellers
- Homeowners: the hearing on April 22, 2024 is your chance to be heard; written submissions are usually accepted before the hearing.
- Buyers in established areas: zoning could change what can be built next to a home you are considering; ask about it.
- Sellers of inner-city lots: the outcome could affect buyer interest from builders.
CREB called for transparent dialogue and meaningful consultation so that residents, property owners and real estate professionals are heard, and said it is ready to work with the City on alternative solutions. Wang urged council to evaluate the implications carefully and consider a more nuanced approach.
