First, I wish to congratulate Mr. March on his decision to run for office (Salt Spring Exchange, July 8, 2026). It takes courage to do so in such a highly partisan climate. Secondly, I offer a comment on the statistics he cites from the Salt Spring Island Foundation "Vital Signs Report - 2022". Despite its informative and highly readable nature, the report openly admits to a significant shortcoming. The 841 survey respondents account for a mire 7% of Salt Spring Island (SSI) residents. Policy discussions must be informed by a far more rigorous source of data. My comments are based on the most recent federal census data released in 2021. A summary and source are appended.
1. An above average population increase on SSI contributes to the housing shortage, higher prices and greater competition for accommodation.
2. The significantly older average age of the SSI population (51.2 vs 43.1) confirms the obvious; a retired demographic is attracted to the island. After working a lifetime, retirees have the capacity to compete in a limited housing market.
3. The lower than average mean income data ($38,000 vs $43,800 for the province) masks an income dichotomy. However, the higher Gini Factor indicates a skewed distribution of income towards the lower end of the scale. The LIM-AT (Low Income Measure - After Tax) confirms a greater than average number of younger lower income residents on SSI (13.6%) compared to the province (9.7%). The envy of those unable to compete for housing has been disingenuously marketed as a "class conflict".
4. The “average value” of SSI housing ($952,000) is in fact lower than the provincial average ($983,000). This statistic is the expected sale price value rather than a benchmark value. Either way, it is of little comfort for those unable to afford a million dollar home.
5. The level of home ownership on SSI (81.4%) is significantly higher than the BC average (66.8%). Conversely, the rental rate (18.5%) is roughly half the provincial average (32.8%). Those solely committed to serving the interests of renters must face a significant political hurdle.
6. The number of renters paying more than 30% of pre-tax income on shelter is significantly higher on SSI (45%) compared to the BC average (37.8%). This appears to be the result of a combination of greater income disparity as well as higher average rent. Apartment.com reports a one-bedroom rent averages $1,975 in BC, and $2,250 on SSI. 2
7. The rate of core housing need amongst renters is significantly lower on SSI (16.5%) compared to the province (24.7%). Does this reflect a higher standard of housing on SSI and/or more congestion in metropolitan regions? Core housing need is defined as shelter expense greater than 30% of pre-tax income, plus one or more of two other parameters: suitability (appropriate number of bedrooms) as defined by NOS (National Occupancy Standards), and adequacy (a subjective report of major repair requirement).
8. The number of SSI household owners paying more than 30% of pre-tax income for shelter is equivalent to the rest of the province.
9. The number of SSI household owners in core housing need (3.5%) is less than half the provincial average (8.5%). Again, a higher quality of accommodation is suggested.
10. Government service, administration, sales and trades account for over 60% of the SSI employment. Agriculture (6.9%) is relatively insignificant, manufacturing (2.6%) even more so. The statistics do not clearly document the reality of a seasonal tourist-based economy. However, the income structure, the Gini Factor and the prevailing social friction are characteristic of a resort community.
These are the numbers upon which housing policy may be accurately discussed. A more sincere and less divisive discussion would avoid the false narrative of "class conflict".
What's Next?
1. Define the Challenge
The housing issue is a symptom. If all restrictions imposed by the Islands Trust Act were removed, a mini-Whistler would be the result. There is a housing shortage in Whistler. If the draconian restrictions of the National Parks Act were applied, another Banff would be the result. Banff has a housing shortage. All resort communities have a housing shortage.
All resort communities have a socioeconomic structure distorted by population pressure, high demand and limited economic base. A Toronto Metropolitan University report repeatedly documents the higher Gini Factor present in lower-paying tourist-based economies where pockets of affluence border on precarious service-worker housing.3 The housing issue is a symptom. Population pressure is the problem.
2. Resolve the Challenge?
Other Canadian jurisdictions have managed the symptom. I say manage. The underlying cause, population pressure, remains unchanged. The standard response to a housing challenge includes: increased supply, elimination of minimum housing size, waiving developer cost charges, tax credits, zoning higher density, requirement for employer-sponsored housing, and requirement to include affordable housing in all developments. Tofino, Banff and Whistler have established non-profit housing authorities to build and manage affordable housing. On a per capita basis, these housing authorities have delivered three to ten times more housing units compared to Salt Spring Island. Many of these tools may already be available locally without requiring the upheaval of the Islands Trust Act as proposed by proponents of development. The problem can be managed. It will not be resolved.
3. What Impedes Management
A. Lack of Money - The high cost of land, materials, transportation and labour mandates subsidization of affordable housing initiatives. Without subsidy, developers are sure to sell at whatever price the market will bear, and the community’s socioeconomic distortion would remain. The Federal Government has made a limited commitment to subsidized housing. Our fiscally irresponsible Provincial Government has recently ended subsidies for housing, hospitals and long-term care accommodation. Back-to-back record deficits have reduced the Province's credit rating and increased borrowing costs. The only pocket left to be picked would be that of the property owner. Tax-averse SSI property owners have twice rejected the higher cost of municipal incorporation. Proponents of greater development must therefore come clean with a plan for their subsidized housing initiative. The current end-run to reform the Islands Trust Policy Statement and Official Community Plan simultaneously is, at best, opaque and highly controversial.
B. Lack of Infrastructure - SSI lacks centralized sewage treatment. Most properties rely entirely on individual septic fields, which require large tracts of land and specific soil depths to function safely. Road networks and harbour facilities are cramped. Bicycling the main corridor is frankly dangerous. I suspect a small unincorporated village consistently voting Green would likely be low on the Province’s priority list. Costly initiatives that increase demand for yet more funding are unlikely to be considered.
C. Lack of Water - A moratorium on new water connections has been in place for eleven years. Drought requires the routine imposition of water restriction every spring. Salt water intrusion into coastal wells has been documented. Climate change will exacerbate the matter with higher storm surges and sea level elevation. The failure of the Cedars of Tuam utility currently requires trucking of water. High density development would accelerate a local drop of the water table, cause failure of neighbouring wells, and promote salt water intrusion when placed in a village at sea level. The availability of potable water remains a hard physical cap on development.
D. Lack of Jurisdiction - Banff has filled the ‘missing middle’ by imposing a “Need to Reside” firewall that eliminates real estate speculation. One cannot rent or own long term accommodation in Banff without employment by or ownership of a local business. The housing market is isolated from outside investors. One hundred percent of the housing stock is reserved for the local workforce. That is not an option for SSI. As well, our Island business community does not have the deep pockets needed to provide the high density employee housing imposed on the corporate citizens of Banff. Private land ownership on SSI is not compatible with the draconian control measures of a national park.
E. Lack of Mandate - The “Preserve and Protect” clause of the Islands Trust Act reads much like that of the National Parks Act. Despite the relatively superficial park-like status of the Gulf Islands, a significant portion of the SSI community has taken the preservation ethic to heart, opposing high density development, the lumber industry and any threat to the environment. The Islands Trust Council understandably lacks the courage of conviction needed to put their simultaneous amendment of the Policy Statement and OCP before voters. To succeed however, their end-run must be approved by the Provincial Minister of Housing and Municipal Affairs. There is no guarantee of cooperation from Victoria.
In summary, the dilemma of SSI is caused by population growth, high demand and limited supply resulting in a distortion of the island’s socioeconomic structure. A tourist-based economy and heated real estate market tend to price out small business and low-paid employees. Management options can moderate rather than eliminate the housing challenge. One might reasonably suggest that full implementation of all the available tools should precede upheaval of the Islands Trust Act. The cause of the dilemma, population growth, is another matter.
In good faith Mr. March, I wish you well.
References
1. Saltspring Island, Regional district electoral area (RDA), Census Profile, 2021 Census of Population.
https://www12.statcan.gc.ca/census-recensement/2021/dp-pd/prof/index.cfm?Lang=E (accessed July 12, 2026).
2. Apartment.com (accessed July 12, 2026)
3. TMU Local News Data Hub. 2023. "Income Inequality in Canadian Municipalities: National Gini Index Ranking of 418 Communities." Toronto: School of Journalism, Toronto Metropolitan University. September 21, 2023. https://localnewsresearchproject.ca/.
