City of Lloydminster
March 2018
(
HOUSING NEEDS ASSESSMENT
2319.0016.11
204 - 220 3rd Avenue South, Saskatoon, SK S7K 1M1 | T: 306-955-6666
Contact : Carolyn Dunn
306-955-6666
This report is prepared for the sole use of the City of Lloydminster. No representations of any kind are
made by Urban Systems Ltd. or its employees to any party with whom Urban Systems Ltd. does not have
a contract. Copyright 2018.
LIST OF FIGURES ........................................................................................ I
LIST OF TABLES ........................................................................................ III
SITUATIONAL SNAPSHOT ......................................................................... V
EXECUTIVE SUMMARY ............................................................................ VI
1 INTRODUCTION ..................................................................................... 1
2 COMMUNITY PROFILE .......................................................................... 7
3 HOUSING CONTEXT ........................................................................... 20
4 AFFORDABILITY .................................................................................. 44
5 HOUSING SPECTRUM ........................................................................ 56
6 SOCIAL SUPPORT SERVICES ........................................................... 61
7 EXPLORING STRATEGIES AND POLICY SHIFTS ............................. 65
8 SPATIAL ANALYSIS ............................................................................. 68
9 HOUSING OBSERVATIONS ................................................................ 74
10 FRAMEWORK FOR ACTION ............................................................... 77
APPENDIX A – STAKEHOLDER ENGAGEMENT PLAN
APPENDIX B – STAKEHOLDER LIST
TABLE OF CONTENTS
I
Figure 1: Map of Alberta and Saskatchewan ................................................................................................ 3
Figure 2: Map of Lloydminster of Alberta-Saskatchewan Border ................................................................. 3
Figure 3: The Housing Continuum ................................................................................................................ 4
Figure 4: Population, Lloydminster (2001-2016) ........................................................................................... 7
Figure 5: Population Growth Rates (2001-2016) .......................................................................................... 8
Figure 6: Population by Age Groups (2016) ................................................................................................. 9
Figure 7: Aboriginal Identity, Registered and Treaty Indian Status, and Ancestry as a Proportion of Total
Population in Private Households, Lloydminster (2016) ............................................................................. 10
Figure 8: Percentage Change in Median Individual Income (2006-2016) .................................................. 13
Figure 9: Median Individual Income (2006-2016) ....................................................................................... 13
Figure 10: Individuals by Income Group, Lloydminster (2016) ................................................................... 14
Figure 11: Median Household Income (2006-2016) ................................................................................... 14
Figure 12: Median Incomes of Economic Families, Lloydminster (2016) ................................................... 15
Figure 13: Low Income Measures by Age Group, Lloydminster (2016) ..................................................... 16
Figure 14: Unemployment Rates (2006-2016) ............................................................................................ 17
Figure 15: Household Size as a Proportion of Private Households, Lloydminster (2016) .......................... 20
Figure 16: Household Types as a Proportion of Private Households, Lloydminster (2016) ....................... 21
Figure 17: Number of Household Maintainers as a Proportion of Private Households, Lloydminster (2016)
.................................................................................................................................................................... 22
Figure 18: Proportion of Households by Age of Primary Household Maintainer, Lloydminster (2016) ...... 23
Figure 19: Families by Family Size, Lloydminster (2016) ........................................................................... 23
Figure 20: Dwelling Types as a Proportion of Total Dwellings, Lloydminster (2016) ................................. 25
Figure 21: Dwellings by Number of Bedrooms, Lloydminster (2016) ......................................................... 26
Figure 22: Dwellings by Period of Construction, Lloydminster (2016) ........................................................ 27
Figure 23: Dwellings by Period of Construction as a Proportion of Dwellings, Lloydminster (2016) .......... 27
Figure 24: Housing Starts, Lloydminster (CA) (2000-2017) ........................................................................ 28
Figure 25: Tenure as a Proportion of Households (2016) .......................................................................... 29
Figure 26: Tenure by Household Type, Lloydminster (CA) (2016) ............................................................. 31
Figure 27: Proportion by Tenure of Primary Household Maintainer Age Groups, Lloydminster (CA) (2016)
.................................................................................................................................................................... 31
Figure 28: Primary Rental Market Universe by Number of Bedrooms, Lloydminster (CA) (October 2000-
October 2017) ............................................................................................................................................. 32
Figure 29: Primary Rental Market Universe by Year of Construction, Lloydminster (October 2017) ......... 33
Figure 30: Primary Rental Market Vacancy Rates, Lloydminster (CA) (October 2000-October 2017) ...... 34
Figure 31: Primary Rental Market Vacancy Rates by Rent Ranges, Lloydminster (CA) (October 2010-
October 2017) ............................................................................................................................................. 34
Figure 32: Median Rents, Lloydminster (October 2000-October 2017) ...................................................... 35
Figure 33: Median and Average Owner Estimated Value of Owner Occupied Dwellings, Lloydminster (CA)
(2016) .......................................................................................................................................................... 37
Figure 34: Shelter Costs to Income Ratio by Tenure, Lloydminster (2016) ................................................ 45
Figure 35: Affordability Gap for One-Person Households by Shelter Cost (of One-Person Households),
Lloydminster (2016) .................................................................................................................................... 48
Figure 36: Affordability Gap for Couple-Census-Family Households Without Children by Shelter Cost (of
Couple Families Without Children), Lloydminster (2016) ........................................................................... 49
Figure 37: Affordability Gap for Couple-Census-Family Households With Children by Shelter Cost (of
Couple Family Households With Children), Lloydminster (2016) ............................................................... 50
Figure 38: Affordability Gap for Lone-Parent Households by Shelter Cost (of Lone-Parent Households),
Lloydminster (2016) .................................................................................................................................... 50
Figure 39: Lloydminster Homeless Count by Location 2013 & 2015 .......................................................... 63
Figure 40: Lloydminster Homeless Count by Age ...................................................................................... 63
LIST OF FIGURES
II
Figure 41: Lloydminster Homeless Count by Gender ................................................................................. 64
Figure 42: Lloydminster Homeless Count by Ethnicity ............................................................................... 64
Figure 43: Social Service Agencies, Lloydminster (2017) .......................................................................... 69
Figure 44: Occupancy Status of Land, Lloydminster (2017) ....................................................................... 70
Figure 45: Residential Land Use Overview (Hectares), Lloydminster (2016) ............................................. 70
Figure 46: Housing Zones (as per 2017 tax assessment), Lloydminster (2017) ........................................ 72
Figure 47: Assessed Value (as per 2017 tax assessment), Lloydminster (2017) ...................................... 73
III
Table 1: Population and Population Change, Lloydminster (2001-2016) ..................................................... 8
Table 2: Median Age (2006-2016) ................................................................................................................ 9
Table 3: Seniors Population, Lloydminster (2016) ...................................................................................... 10
Table 4: Aboriginal Identity, Registered or Treaty Indian Status, and Aboriginal Ancestry, Lloydminster
(2016) .......................................................................................................................................................... 11
Table 5: Visible Minorities, Lloydminster (2016) ......................................................................................... 11
Table 6: Immigration Status, Lloydminster (2016) ...................................................................................... 12
Table 7: Individual Incomes, Lloydminster (2006-2016) ............................................................................. 12
Table 8: Household Median Incomes, Lloydminster (2006-2016) .............................................................. 15
Table 9: Labour Force, Lloydminster (2016) ............................................................................................... 17
Table 10: Average Household Size, Lloydminster (2016) .......................................................................... 20
Table 11: Household Types, Lloydminster (2016) ...................................................................................... 21
Table 12: Census Family Types as a Proportion of Census Families, Lloydminster (2016) ...................... 24
Table 13: Census Families by Type, Lloydminster (2016) .......................................................................... 24
Table 14: Dwellings by Type, Lloydminster (2016) ..................................................................................... 26
Table 15: Dwellings State of Repair, Lloydminster (2016) .......................................................................... 28
Table 16: Tenure as a Proportion of Households, Lloydminster (2006-2016) ............................................ 30
Table 17: Tenure by Household Type, Lloydminster (CA) .......................................................................... 30
Table 18: Change in Primary Rental Market Universe by Number of Bedrooms, Lloydminster (CA)
(October 2000-October 2017) ..................................................................................................................... 32
Table 19: Median Rents by Number of Bedrooms, Lloydminster (October 2010-October 2017) ............... 36
Table 20: Average and Median Shelter Cost for Renter Households, Lloydminster (2016) ....................... 36
Table 21: Proportion of Tenant Households Spending 30% or More of Household Income on Shelter, and
Tenant Households in Subsidized Housing, Lloydminster (2016) .............................................................. 36
Table 22: Median and Average Owner-Estimated Value of Owner Occupied Dwellings, Lloydminster
(2016) .......................................................................................................................................................... 37
Table 23: Average Sales Value by Property Type, Lloydminster (2017) .................................................... 38
Table 24: Property Sales Volume, Lloydminster (2017) ............................................................................. 38
Table 25: Median and Average Shelter Costs for Owner-Households by Presence of Mortgage Payments,
Lloydminster (2016) .................................................................................................................................... 39
Table 26: Owner Households Spending 30% or More of Household Income on Shelter Costs, and Owner
Households with Mortgages, Lloydminster (2016) ...................................................................................... 39
Table 27: Non-Market Housing and Service Providers ............................................................................... 40
Table 28: Households by Housing Suitability, Lloydminster (2016)............................................................ 44
Table 29: Households by Dwelling Condition, Lloydminster (2016) ........................................................... 45
Table 30: Rate of Core Housing Need and Rate of Unaffordable Housing by Tenure, Lloydminster (CA)
(2006-2016) ................................................................................................................................................. 46
Table 31: Housing Indicators and Core Housing Need, Lloydminster (CA) (2016) .................................... 46
Table 32: Senior Renter Living Alone Affordability Analysis, Lloydminster (2016) ..................................... 47
Table 33: Senior Owner Household without Mortgage Living Alone Affordability Analysis, Lloydminster
(2016) .......................................................................................................................................................... 48
Table 34: Affordability Analysis for One-Person Households, Lloydminster (2016 except where otherwise
indicated) ..................................................................................................................................................... 52
Table 35: Affordability Analysis for One-Census Family Couple Households Without Children or Other
Persons, Lloydminster (2016 except where otherwise indicated)............................................................... 53
Table 36: Affordability Analysis for One-Census Couple Families with Children and No Other Persons,
Lloydminster (2016 except where otherwise indicated) .............................................................................. 54
Table 37: Affordability Assessment for Single Parent Households Without Other Persons, Lloydminster
(2016 except were otherwise indicated) ..................................................................................................... 55
Table 38: Social Support Services Provided by Organization, Lloydminster .............................................. 56
Table 39: Social Support Services and Programs provided by Organizations ........................................... 61
LIST OF TABLES
IV
Table 40: Residential Land Use Analysis in Relation to Active Parcels ..................................................... 71
Table 41: Residential Land Use Analysis in Relation to Vacant Parcels .................................................... 71
Table 42: Residential Density by Dwelling Type, Lloydminster (2016) ....................................................... 72
V
COMMUNITY PROFILE
Total population is 34,583 (12% growth was experienced between 2011 and 2016 comprising of
3,785 new individuals) (Figure 4).
Couple families represent the highest proportion of census families 84% (Table 12).
3,635 (10.6%) individuals identify as Aboriginal (Table 4).
22.7% of the population is under the age of 14 and 8.7% of the population is aged 65 and over
(Figure 6).
Between 2011 and 2016 the Lloydminster unemployment rate increased from 4.4% to 11.4%
(Figure 14).
HOUSING CONTEXT
7,240 family households are owners (55.7% of total households) and 2,000 family households are
renters (15% of total households) (Table 17).
Of all households, 5.8% are maintained by an individual under the age of 25 and 13.9% are
maintained by an individual aged 65 and over (Figure 18).
Median income of individuals is $45,060 (Figure 9).
Median household income is $94,754, which is 35% higher than national median (Figure 11).
Owner households make up 71% of all households and the remaining 29% are renter households
(Figure 26).
9.6% of seniors are considered to be at risk of low income based on the Low Income Measure –
After Tax measure (Figure 13).
Median shelter cost for renters is renters $1,082 (Table 20) and $1,609 for owners (Table 25)
The rental vacancy rate is 17.7% (Figure 31).
The median monthly rent is $1,000 with a range between $550 for a bachelor suite to $1,198 for a
3-bedroom unit (Table 19).
Between 2006 and 2016, the population in core housing need increased from 6.4% to 10.4%
(Table 30).
A total of 1,305 households are in core housing need, which is approximately 10% of all
households (Table 31).
20% of households pay more than 30% of income on shelter costs and are in core housing need,
of which 14.5% are owners and 33.2% are renters (Table 30).
HOUSING STOCK
Single-detached dwellings represent 66% (8,625 units) of the entire housing stock (Table 20).
Median owner estimated home value is $348,605 (Table 22).
Average single-detached home sale price is $345,838 (Table 23).
Annual housing starts in the last two years were 68 (2016) and 76 (2017), well below the average
of 320 units per year between 2000 and 2017 (Figure 24).
392 properties were sold across Lloydminster in 2017 (Table 24).
SITUATIONAL SNAPSHOT
VI
The City of Lloydminster (Lloydminster) recognizes that it has a social, practical and legislative
responsibility to address local housing needs on behalf of its community and that access to secure,
appropriate and affordable housing is not only a basic requirement for all people, but also an essential
component of an inclusive, dynamic and sustainable city that supports Smart Growth principles.
Lloydminster acknowledges that the current cost of housing largely precludes very low and low-to-
moderate income households from accessing housing appropriate to their needs and their income. It
is therefore essential that the Lloydminster facilitates the provision of affordable housing to the extent
of its capabilities.
Lloydminster accepts that increased levels of affordable housing cannot be achieved without the active
participation of other levels of government, the not-for profit sector and the private sector. Moreover,
Lloydminster understands that issues influencing housing affordability and the provision of affordable
housing are regional issues as evidenced in surrounding communities, and that such issues may not
be fully addressed in isolation.
This Housing Needs Assessment was developed through a series of stakeholder interviews conducted
in the Fall of 2016 and Winter 2017 and through the analysis of local housing market conditions.
Through stakeholder interviews and local housing market condition analysis, the Housing Needs
Assessment reflects some of the existing and emerging housing challenges facing Lloydminster.
These issues are summarized as follows:
Social housing providers experience difficulties in qualifying for government funding and often
lack the budget required to operate their programs;
There is a lack of coordination of programs and facilities among social housing providers,
resulting in inefficient service delivery;
There is a gap in availability of social housing services/affordable housing for youth, single
women with or without children, families with children, individuals living with disabilities or mental
illness, seniors and low to medium income earning households;
A large portion of the population does not qualify for social housing units and cannot afford
market rental accommodations signaling a gap in affordability and socials services;
Fluctuations in the local economy and an increase in newly developed properties has resulted in
high vacancy rates in rental accommodations; and
City and private developers are faced with the challenge of ensuring that market housing units
are developed at a rate that is sustainable over a long period of time and adapts to changes in
the local economy.
The Housing Needs Assessment also provides some advice and guidance for the Lloydminster to
consider in evaluating the range of potential housing alternatives available to address the needs that
have been identified. The discussion and analysis set out in this report explores the role of key
stakeholders and partners including housing and service providers, local landlords, private developers
and others who are part of the housing supply system in Lloydminster.
EXECUTIVE SUMMARY
VII
SUMMARY FINDINGS
Lloydminster is unique in many ways, and as evidence suggests is experiencing a relative stable
housing market. When comparing comparable sized resource dependent communities, Lloydminster
is no exception to the rule, with housing affordability in both the non-market and market segments
being a challenge due to the effects of the economic downturn. Considering the current socio-
economic status of the population, income profiles, cost of housing, distribution and current housing
stock, supply of both ownership and rental housing, no immediate interventions are required other
than using the opportunity to reposition the City’s housing approach with regards to reviewing its policy
directives, role and responsibility, long-term investment to facilitate future growth and development
associated with new housing affordability approaches. The following provides a brief overview of the
housing gaps and pressures that exist in Lloydminster:
Between 2011 and 2016, the median household income in Lloydminster increased by 15%, going
from $82,764 to $94,754. This income growth speaks to the quality and nature of the
employment opportunities available in the community as well as the high level of economic
activity in the region. Comparably, the median income in Lloydminster is significant higher than
the in Prince Albert ($66,513) and Camrose ($73,605).
The majority of family households living in Lloydminster are in the ownership market and can find
housing that is both suitable in size and affordable based on the resources that these households
have available.
The rate of core housing need in Lloydminster increased between 2006 and 2016 from 6.4% to
10.4%. A change in income or an increase in monthly housing costs either through a change in
interest rates and mortgage costs for owners or an increase in rent could have the potential to
increase the number of households experiencing core housing need and push households
currently experiencing the need deeper into the margins.
Senior renters living alone are considered one of the most vulnerable sub-populations in
Lloydminster. This subsection of seniors has a median income of $22,222, leading to an
affordable monthly shelter cost of only $556. Cost measures, including median shelter cost, and
median rents imply that there would likely be an affordability gap of -$340 to -$450 for this sub-
population in accessing housing in Lloydminster.
CMHC’s Rental Market data shows that the median market rent was between $550 per month for
a bachelor suite and $1,198 for a three or more-bedroom unit in 2017. The median rent across
unit types was $1,000 as of October 2017.
In 2016, the rental vacancy rate was 26% but has since decreased to 18% as of October 2017.
While the vacancy rate has decreased, 18% remains far higher than the rates lower than 1% seen
between 2000 and 2008 in Lloydminster.
In 2016, median shelter costs in Lloydminster for ownership households equated to $1,609.
There is a need to examine more closely the different types of subsidized housing units that are
available to low income and vulnerable families in the community including the different forms of
housing assistance.
VIII
The diagram below illustrates the overall vulnerability along the housing spectrum within Lloydminster
aligned with potential strategic approaches to counter the current housing needs and or influence the
preparation of a comprehensive Housing Strategy. A noticeable gap exists between the Non-Market
and Market Segments, as a key area of intervention. A number of strategies have been devised and
should be considered by Lloydminster and its housing agents and development partners to address
affordability challenges.
1 Lloydminster – Housing Needs Assessment
This document represents an effort to create a unified Housing Needs Assessment for the
Lloydminster. The effort involved a review of the 2006 Housing Need Assessment, review of existing
housing policies and programs, and an analysis of the existing inventory. The Housing Needs
Assessment offers specific guidelines for adjustments to the Lloydminster’s housing approaches of
which all of those elements will ultimately inform the overall action-oriented strategic housing plan for
Lloydminster. In addition, the assessment identifies and analyses demographic and economic trends
that affect the demand for housing and defines the supply and demand characteristics of the City’s
housing market. The geographic area covered by this study is aligned with the current municipal
jurisdictional boundaries of Lloydminster.
The purpose of this report is to ensure that the Lloydminster is prepared to meet the needs of current
and future residential demand at all ends of the economic spectrum. The Housing Needs Assessment
focuses on current housing availability, suitability, and affordability across the entire housing
continuum from basic shelter to market and non-market housing options. The assessment includes
recommendations on potential strategies that the City can adopt to address current needs and meet
future growth demands. The following key objectives are noted:
Evaluate and project current and anticipated needs across the housing continuum;
Establish priorities and housing targets at key points along the continuum;
Recommend strategies that can be pursued by the Lloydminster to meet the housing needs and
priorities identified through this study and through the stakeholder consultation and engagement
process (Appendix A – Stakeholder Engagement Plan); and,
Identify potential strategies and actions that can be considered among key stakeholders and
partners including other levels of government (Federal and Provincial) as well as non-profit and
private market partners.
The report also looks at the role that access to safe, secure, and affordable housing can play in
contributing to the overall health and well-being of the City both short-term and over the longer term.
The primary goals of this needs assessment report include:
Establishing a thorough understanding of the housing needs and developing updated information
on existing and emerging housing needs and priorities for Lloydminster;
Examining the diversity of the existing housing stock within Lloydminster including the identification
of gaps within the housing stock continuum as well as factors contributing to them;
Prioritizing areas of need and providing direction on a range of potential options for addressing the
need including market and non-market strategies;
1 INTRODUCTION
1.1 PURPOSE OF THE STUDY
2 Lloydminster – Housing Needs Assessment
Leading a stakeholder engagement process to invite feedback on local housing needs and priorities
(see Appendix B – Stakeholder List); and,
Preparation of a Housing Needs Assessment Report for presentation and approval by Lloydminster
City Council.
In addition to providing an updated analysis of existing and emerging housing needs, this report
provides updated information on the supply, diversity and condition of the housing stock, and builds
on the directions set out in the Housing Study completed by Matrix Planning and G.T. Hofmann &
Associates in 2006.
A Housing Needs Assessment identifies the current and emerging housing needs of a community,
examines housing gaps and issues, and provides a roadmap to plan for housing in the future.
Specifically, the assessment evaluates the housing supply and needs against the housing continuum
to identify the gaps.
Lloydminster has the unusual geographic distinction of straddling two provincial borders - Alberta and
Saskatchewan. Lloydminster is incorporated as a single city under a single municipal administration
and is governed by the City of Lloydminster Act. Lloydminster is located on the Yellowhead Highway
(Highway 16), halfway between Edmonton, Alberta and Saskatoon, Saskatchewan. Lloydminster is
bounded by several rural municipalities and counties, serving a regional trading area of approximately
150,000 people.
Lloydminster currently is the largest economic hub between Edmonton and Saskatoon and is
renowned for its entrepreneurial opportunities and welcoming business environment. Furthermore,
economic prosperity has allowed Lloydminster to establish a multitude of recreational and cultural
facilities, positioning the City as the primary destination for recreation, retail and social activity in
between Edmonton and Saskatoon.
1.2 WHAT IS A HOUSING NEEDS ASSESSMENT?
1.3 STUDY APPROACH
1.3.1 STUDY AREA
3 Lloydminster – Housing Needs Assessment
Figure 1: Map of Alberta and Saskatchewan
Figure 2: Map of Lloydminster of Alberta-Saskatchewan Border
4 Lloydminster – Housing Needs Assessment
In keeping with the directions set out in the 2006 Needs Assessment Report the study area for this
report is the Lloydminster Census Agglomeration (CA). The analysis also includes comparisons with
the City of Prince Albert, Saskatchewan and the City of Camrose, Alberta. These comparable
communities were selected to help to provide a better understanding of the differences in the housing
and local market conditions in Lloydminster.
The housing continuum provides a way of looking at the local housing market and the range of potential
housing choices (market and non-market) that are available. Non-market housing refers to housing
that rents for below market rents or prices, and frequently includes housing that receives some form
of rent assistance from other levels of government (Federal or Provincial).
Within the broader housing continuum, non-market housing typically includes emergency shelter
spaces, various forms of transitional and supportive housing, social housing or rent-geared-to-income
(RGI) housing including public housing, non-profit housing and co-op housing stock. Moving along the
continuum, there is also market housing (rental and ownership) including the purpose-built rental
housing stock as well as the secondary rental market (rented garden and basement suites as well as
rented condo stock). The continuum also includes a mix of ownership options including single and
semi-detached housing stock as well as strata tenure developments or condo stock.
The mix of market and non-market housing stock varies, depending on the community. Every
community has a unique socio-economic make up, and community-specific needs that determine the
range of potential choices available. In housing markets that are in balance, residents will have a range
of potential housing choices available (ownership and rental) at a price that they can afford with the
resources that they have. However, in cases where the market is not in balance, there is the potential
for some households to experience difficulty in finding housing in their community that is suitable in
size and that is in good repair at a price that is affordable based on their income. Within Canada, this
measure is frequently referred to as core housing need.
Figure 3: The Housing Continuum
As outlined above, the housing market can be viewed as a continuum where the supply of housing
available responds to a diversity of needs. The continuum ranged from emergency shelter spaces or
1.3.2 USING THE “HOUSING CONTINUUM” AS AN ORGANIZING
FRAMEWORK
5 Lloydminster – Housing Needs Assessment
transitional and supportive housing for those who are homeless or at risk of homelessness, to formal
market home ownership. Most communities are struggling to close the gap between social housing
and affordable home ownership referred to in the diagram as GAP Housing. The different segments
of the continuum include:
Emergency shelters provide immediate temporary accommodation for those who are homeless
and without a place to stay.
Transitional housing provides temporary supportive housing for those individuals and families in
crisis.
Supportive housing includes both shelter and support services.
Subsidized housing is targeted to households with low-to-moderate incomes and typically includes
the inventory of public housing, non-profit housing and co-op housing built under a mix of Federal,
Federal-Provincial and Provincial housing programs.
Market rental housing consists mainly of purpose-built rental housing in the private market. There
are also units that are available through the secondary rental market and that include rented single
detached dwellings, semi-detached dwellings, duplexes, town houses or accessory rental units as
well as rented condo units.
Market ownership refers primarily to single family dwellings, semi-detached, duplexes and row
house dwellings as well as strata tenure developments (condominium ownership).
In looking at the different dimensions of housing affordability and housing need in Lloydminster, it is
important to look at existing and emerging housing needs (gaps and pressures within the housing
continuum today) as well as future housing demand.
In looking at existing needs within Lloydminster, the analysis set out in this report includes the
following:
An examination of the extent to which Lloydminster has been successful in responding to the
diversity of needs across those who live there;
The identification of potential gaps in the continuum of choices that are available with a specific
focus on the needs of those living in Lloydminster who have been unable to find suitable and
appropriate housing in the private market (ownership and rental); and,
The extent to which the existing inventory of non-market housing has been successful in meeting
the full diversity of needs in the community and the range of existing programs and services
available to help to respond to the needs that have been identified.
Supportive housing typically includes housing with a range of integrated services and supports
including mental health services as well as housing for low income seniors who may require some
level of assistance in order to maintain their independence. Housing for people with disabilities
including various forms of group home arrangements might also fit within this category. Subsidized
housing includes the mix of housing developments that have been created over the years under an
1.3.3 DIMENSIONS OF HOUSING AFFORDABILITY AND HOUSING
NEED
6 Lloydminster – Housing Needs Assessment
array of programs and that include public housing, co-op housing and non-profit housing
developments. It could also include households receiving rent assistance in the private market.
7 Lloydminster – Housing Needs Assessment
Lloydminster’s population is split between the Albertan and Saskatchewanian sides of the border. In
2016, 57% of Lloydminster’s population lived in Alberta, with the other 43% in Saskatchewan.
Lloydminster’s population has seen rapid growth over the 2001-2016 period.
Figure 4: Population, Lloydminster (2001-2016)
Sources: Statistics Canada Profiles, Census 2016, Census 2011, Census 2006
Lloyd-AB and Lloyd-SK have had quite different rates of growth between different periods (Lloyd-AB
grew by 21% between 2001 and 2006, while Lloyd-SK grew by only 3% over the same period, see
Table 1). While the growth rates in the two sides of Lloydminster have varied greatly, Lloydminster
overall has maintained a rapid rate of growth between 2006 and 2016, between 12% and 14%.
13,148
15,910
18,032
19,645
10,816
11,113
12,766
14,938
-
5,000
10,000
15,000
20,000
25,000
30,000
35,000
40,000
2001 2006 2011 2016
Lloydminster AB (CA) Lloydminster SK (CA)
2 COMMUNITY PROFILE
2.1 POPULATION
2.1.1 CURRENT POPULATION
8 Lloydminster – Housing Needs Assessment
Table 1: Population and Population Change, Lloydminster (2001-2016)
2016
2011
2006
2001
Lloydminster (CA)
34,583
30,798
27,023
23,964
Change from prior census
3,785
3,775
3,059
% Change from prior census
12%
14%
13%
Lloydminster AB (CA)
19,645
18,032
15,910
13,148
Change from prior census
1,613
2,122
2,762
% Change from prior census
9%
13%
21%
Lloydminster SK (CA)
14,938
12,766
11,113
10,816
Change from prior census
2,172
1,653
297
% Change from prior census
17%
15%
3%
Sources: Statistics Canada Profiles, Census 2016, Census 2011, Census 2006
This growth rate has been well above the Canadian and Saskatchewan growth rates over the same
period, and slightly above that of Alberta. According to a presentation by Environics Analytics, the
12.3% growth rate experienced in Lloydminster between 2011 and 2016 made Lloydminster the 10
th
fastest growing medium-sized urban area in Canada, and the 17.0% growth in Lloyd-SK made it the
fastest growing urban area in Saskatchewan.
1
Figure 5: Population Growth Rates (2001-2016)
Sources: Statistics Canada Profiles, Census 2016, Census 2011, Census 2006
____________
1
2016 Census: Population Growth and Decline – by Environics Analytics, February 2017. Presentation slides at
http://www.environicsanalytics.ca/docs/default-source/webcasts/ea-final-2016-census-pop-hhlds.pdf?sfvrsn=2
-2%
0%
2%
4%
6%
8%
10%
12%
14%
16%
2001-2006 2006-2011 2011-2016
Lloydminster (CA)
Alberta
Saskatchewan
Canada
9 Lloydminster – Housing Needs Assessment
Lloydminster has a young population when compared against that of Alberta, Saskatchewan or
Canada (as well as other cities), with a greater proportion of youth (0 to 14 years of age) and a lower
proportion of seniors.
Figure 6: Population by Age Groups (2016)
Source: Statistics Canada Profiles, Census 2016
Additionally, Lloydminster’s median age, while increasing, was 4 years under that of Alberta in 2016,
5 years under that of Saskatchewan, and more than 8 years under that of Canada overall.
Table 2: Median Age (2006-2016)
2016
2011
2006
Lloydminster (CA)
32.8
31.7
30.9
Alberta
36.7
36.5
36
Canada
41.2
40.6
39.5
Prince Albert
36.4
35.9
36.5
Camrose
41.9
41.2
41.8
Sources: Statistics Canada Profiles, Census 2016, Census 2011, Census 2006
7,850
4,315
3,535
23,720
13,310
10,405
1,690
1,090
605
915
625
295
405
310
95
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Total (CA) AB (CA) SK (CA)
Lloydminster Alberta Saskatchewan Canada Prince Albert
(CA)
Camrose (CA)
0 to 14 years 15 to 64 years 65 to 74 years 75 to 84 years 85 years and over
2.2 AGE PROFILE
10 Lloydminster – Housing Needs Assessment
Slightly less than 9% of Lloydminster’s population in 2016 were seniors, as compared to 12% in
Alberta, 16% in Saskatchewan, and 17% nationally. Lloyd-SK has an even lower proportion of seniors
at under 7%. In 2016 Lloydminster had 3,010 senior residents, with approximately two-thirds of these
residing in Lloyd-AB.
Table 3: Seniors Population, Lloydminster (2016)
Lloydminster
(CA)
Lloydminster
AB (CA)
Lloydminster
SK (CA)
65 and over
3,010
2,015
995
75 and over
1,320
935
390
85 and over
405
310
95
Source: Statistics Canada Profiles, Census 2016
The Aboriginal population is one which often faces housing vulnerability. In 2016, Lloydminster (and
particularly Lloyd-SK) had a higher than average Aboriginal population when looking at identity, status,
or ancestry, when compared against Canada generally. Lloydminster’s Aboriginal population also
made up a greater proportion of the population than in Alberta, but less than that of Saskatchewan,
and far less than Prince Albert.
Figure 7: Aboriginal Identity, Registered and Treaty Indian Status, and Ancestry as a Proportion of Total
Population in Private Households, Lloydminster (2016)
Source: Statistics Canada Profiles, Census 2016
0.0%
5.0%
10.0%
15.0%
20.0%
25.0%
30.0%
35.0%
40.0%
45.0%
Aboriginal Identity Registered or Treaty Indian Status
Aboriginal Ancestry (Only) Aboriginal and Non-Aboriginal Ancestries
2.3 ABORIGINAL POPULATION
11 Lloydminster – Housing Needs Assessment
Despite being the smaller half of the City, the greater part of the Aboriginal population in Lloydminster
lived in Lloyd-SK in 2016. Of those individuals who identified as Aboriginal in 2016, 2,020 lived in
Lloyd-SK, and 1,615 lived in Lloyd-AB (for a total of 3,635 individuals in Lloydminster).
Table 4: Aboriginal Identity, Registered or Treaty Indian Status, and Aboriginal Ancestry, Lloydminster (2016)
Lloydminster
(CA)
Lloydminster
AB (CA)
Lloydminster
SK (CA)
Total
34,090
19,250
14,835
Identity
Aboriginal Identity
3,635
1,615
2,020
Non-Aboriginal Identity
30,455
17,635
12,820
Registered or Treaty Indian
Status
Registered or Treaty Indian
1,330
490
845
Not a Registered or Treaty Indian
32,755
18,760
13,995
Aboriginal Ancestry
Aboriginal Ancestry (Only)
1,005
315
690
Aboriginal and Non-Aboriginal
Ancestries
2,910
1,505
1,405
Non-Aboriginal Ancestry (Only)
30,175
17,425
12,750
Source: Statistics Canada Profiles, Census 2016
Visible minorities (another historically vulnerable group) in Lloydminster in 2016 totalled 5,035, or
14.8% of the population. Lloyd-SK in 2016 had a higher proportion of individuals who were visible
minorities (17.9%) than Lloyd-AB (12.4%).
Table 5: Visible Minorities, Lloydminster (2016)
Lloydminster
(CA)
Lloydminster
AB (CA)
Lloydminster
SK (CA)
Total
34,090
19,250
14,840
Visible Minority
5,035
2,385
2,650
Not a Visible Minority
29,055
16,865
12,195
Source: Statistics Canada Profiles, Census 2016
In 2016 Lloydminster had an immigrant population of 4,490 (13.2%) and more than half of which were
recent immigrants (having immigrated between 2011 and 2016). Again, Lloyd-SK was the home of a
larger proportion of this population group, with 2,450 immigrants (a majority of Lloydminster’s
immigrant population), representing 16.5% of Lloyd-SK’s population. Lloyd-SK in 2016 was also home
to a large majority of recent immigrants (1,565 of 2,370 in Lloydminster), a group representing 10.5%
2.4 MINORITY AND IMMIGRANT POPULATION
12 Lloydminster – Housing Needs Assessment
of Lloyd-SK’s population. In contrast, Lloyd-AB was home to 2,035 immigrants, of which 810 were
recent immigrants (representing 10.6% and 4.2% of Lloyd-AB’s population respectively).
Table 6: Immigration Status, Lloydminster (2016)
Lloydminster
(CA)
Lloydminster
AB (CA)
Lloydminster
SK (CA)
Total
34,085
19,250
14,840
Non-Immigrants
29,080
16,890
12,190
Immigrants
4,490
2,035
2,450
Recent Immigrants (Immigrated
Between 2011 and 2016)
2,370
810
1,565
Non-Permanent Residents
520
325
195
Source: Statistics Canada Profiles, Census 2016
According to Census and NHS results, the median income (pre-tax) of individuals in Lloydminster grew
from $39,633 to $45,060 between 2011 and 2016 (an increase of 13.7%).
Table 7: Individual Median Incomes, Lloydminster (2006-2016)
2016
2011
2006
Lloydminster (CA)
$ 45,060
$ 39,633
$ 30,272
% Change
14%
31%
Lloydminster AB (CA)
$ 47,914
$ 40,553
$ 32,732
% Change
18%
24%
Lloydminster SK (CA)
$ 41,685
$ 38,286
$ 26,884
% Change
9%
42%
Sources: Profiles from Census 2016, NHS 2011, and Census 2006
2.5 ECONOMIC CONTEXT
2.5.1 INCOME
13 Lloydminster – Housing Needs Assessment
This rate of increase is less than that seen in Alberta, Saskatchewan, and other comparison cities.
The growth in Lloyd-SK is particularly low, at 8.9%. It is worth noting that the National Household
Survey in 2011 may have negatively impacted the accuracy of these growth rates.
2
Figure 8: Percentage Change in Median Individual Income (2006-2016)
Sources: Profiles from Census 2016, NHS 2011, and Census 2006
Median individual incomes in Lloydminster in 2016 were higher than those in Alberta, Saskatchewan,
and Canada generally, as well as higher than in either comparison city. Median income in Lloydminster
in 2016 was higher in Lloyd-AB (at $47,914) and lower in Lloyd-SK, similar to prior census results.
Figure 9: Median Individual Income (2006-2016)
Sources: Statistics Canada Profiles, Census 2016, National Household Survey 2011, Census 2006
____________
2
The National Household Survey in 2011, as a voluntary survey, may have overrepresented those with high
individual incomes, and/or underrepresented those with relatively low incomes. If this is the case, that would have led
to inflated 2011 medians, inflated 2006-2011 growth rates, and deflated 2011-2016 growth rates.
14%
18%
9%
18%
22%
14%
17%
22%
31%
24%
42%
26%
32%
17%
26%
26%
2011-2016 2006-2011
$-
$10,000
$20,000
$30,000
$40,000
$50,000
$60,000
2016 2011 2006
14 Lloydminster – Housing Needs Assessment
As illustrated in Figure 10, the number of individuals in each income group is similar between Lloyd-
AB and Lloyd-SK across most income groups, this due in part to the larger population in Lloyd-AB.
The disparities become far more noticeable in the latter income groups, especially the $100,000 and
over income group. Over 2,500 individuals in Lloyd-AB have incomes of $100,000 or over, while
slightly under 1,000 individuals in Lloyd-SK are in the same group.
Figure 10: Individuals by Income Group, Lloydminster (2016)
Source: Statistics Canada Profiles, Census 2016
In 2016, Lloydminster's median household income was $94,754. This was slightly above the Alberta
median ($93,835), and far above the Saskatchewan ($75,412) and Canada medians ($70,336). The
median household income in Lloyd-AB was above that of Lloyd-SK, by approximately $8,000.
Figure 11: Median Household Income (2006-2016)
Sources: Statistics Canada Profiles, Census 2016, National Household Survey 2011, Census 2006
- 500 1,000 1,500 2,000 2,500 3,000 3,500 4,000
<$10,000 (including loss)
$10,000 to $19,999
$20,000 to $29,999
$30,000 to $39,999
$40,000 to $49,999
$50,000 to $59,999
$60,000 to $69,000
$70,000 to $79,999
$80,000 to $89,999
$90,000 to $99,999
$100,000 and over
Lloydminster SK (CA) Lloydminster AB (CA) Lloydminster (CA)
$-
$20,000
$40,000
$60,000
$80,000
$100,000
$120,000
2016 2011 2006
15 Lloydminster – Housing Needs Assessment
According to the 2016 Census and the 2011 NHS, the Lloyd-AB household median increased by
23.6% while the Lloyd-SK median increased by only 4.1%.
3
Across Lloydminster, the median
household income increased by approximately $12,000, or 14.5%.
Table 8: Household Median Incomes, Lloydminster (2006-2016)
2016
2011
2006
Lloydminster (CA)
$ 94,754
$ 82,764
$ 68,724
% Change
14.5%
20.4%
Lloydminster AB (CA)
$ 102,054
$ 82,548
$ 73,998
% Change
23.6%
11.6%
Lloydminster SK (CA)
$ 86,882
$ 83,478
$ 60,824
% Change
4.1%
37.2%
Sources: Statistics Canada Profiles, Census 2016, National Household Survey 2011, Census 2006
The median income for an economic family in Lloydminster in 2016 was $109,598. Of the various
family types, couple economic families with children had the highest median income, at $131,429,
followed by couple economic families without children or other relatives ($104,448). Lone-parent
economic families fell far behind couple families, with the median income of a lone-parent family being
$56,256. However, lone-parent economic families did have higher median incomes than persons not
in economic families ($45,850).
Across all family types (and persons not in economic families) the median income was higher in Lloyd-
AB than in Lloyd-SK. This difference was greatest in the case of couple economic families with
children, where the median family of that type in Lloyd-SK made only 78% of that made by the median
family of that type in Lloyd-AB. In the cases of lone-parent families, and persons not in economic
families, the difference was less (86% and 93% respectively).
Figure 12: Median Incomes of Economic Families, Lloydminster (2016)
Source: Statistics Canada Profiles, Census 2016
____________
3
Again, this may be in part due to the methodology of the NHS in 2011.
$-
$20,000
$40,000
$60,000
$80,000
$100,000
$120,000
$140,000
$160,000
Total Couple Economic
Families Without
Children or Other
Relatives
Couple Economic
Families With
Children
Lone Parent
Economic Families
Persons Aged 15
or Over, Not in
Economic Families
Lloydminster (CA) Lloydminster AB (CA) Lloydminster SK (CA)
16 Lloydminster – Housing Needs Assessment
Low income thresholds are illustrated by the Low-income Measure After Tax (LIM-AT) and the Low
Income Cut Offs, After Tax (LICO-AT) which are defined as follows:
• LIM-AT: 50% of median adjusted after-tax income of households observed at the person level,
where ‘adjusted’ indicates that a household’s needs are considered
4
.
• LICO-AT: Income thresholds below which economic families or persons not in economic families
would likely have devoted a larger share of their after-tax income than average to the necessities
of food, shelter and clothing (approximately 20% or more of their after-tax income).
5
Low income in 2016, according to both measures was higher in Lloyd-SK than in Lloyd-AB. Based on
both measures, those 17 years of age or younger were at greatest risk of low income in Lloydminster
(13.3% based on LIM-AT, and 8.4% based on LICO-AT). Based on the LIM-AT measure, seniors were
also at a relatively high-risk level in Lloydminster (9.6%). Overall, the highest proportions of low income
as measured by LIM-AT were found in those aged 17 and under in Lloyd-SK (16.2%) and seniors in
Lloyd-SK (14.3%).
Figure 13: Low Income Measures by Age Group, Lloydminster (2016)
Source: Statistics Canada Profiles, Census 2016
Across Lloydminster, labour force activities were broadly similar. Lloyd-SK had slightly higher
participation, employment, and unemployment rates than Lloyd-AB.
____________
4
http://www12.statcan.gc.ca/nhs-enm/2011/ref/dict/fam021-eng.cfm
5
http://www12.statcan.gc.ca/census-recensement/2016/ref/dict/fam019-eng.cfm
0.0%
2.0%
4.0%
6.0%
8.0%
10.0%
12.0%
14.0%
16.0%
18.0%
Total 0 to 17 years 18 to 64 years 65 years and
over
Total 0 to 17 years 18 to 64 years 65 years and
over
Low Income Measure, After Tax (LIM-AT) Low Income Cut Offs, After Tax (LICO-AT)
Lloydminster (CA) Lloydminster AB (CA) Lloydminster SK (CA)
2.5.2 EMPLOYMENT
17 Lloydminster – Housing Needs Assessment
Table 9: Labour Force, Lloydminster (2016)
Lloydminster
(CA)
Lloydminster
AB (CA)
Lloydminster
SK (CA)
Total
26,245
14,940
11,305
In Labour Force
20,090
11,280
8,810
Employed
17,805
10,045
7,760
Unemployed
2,285
1,240
1,045
Not in the Labour Force
6,155
3,660
2,495
Rates
Participation Rate
76.5%
75.5%
77.9%
Employment Rate
67.8%
67.2%
68.6%
Unemployment Rate
11.4%
11.0%
11.9%
Source: Statistics Canada Profiles, Census 2016
Unemployment rates in Lloydminster, Lloyd-AB, and Lloyd-SK increased dramatically between 2011
and 2016. In Lloydminster the unemployment rate increased from 4.4% in 2011 to 11.4% in 2016. This
increase was far larger than the increase seen in Alberta (from 5.8% to 9.0%) and Saskatchewan
(from 5.9% to 7.1%) over the same period. In Canada generally, the unemployment was essentially
unchanged, at 7.7% in 2016.
6
Figure 14: Unemployment Rates (2006-2016)
Sources: Profiles from Census 2016, NHS 2011, and Census 2006
____________
6
It is possible that these numbers may have been skewed due to the NHS in 2011.
0.0% 2.0% 4.0% 6.0% 8.0% 10.0% 12.0% 14.0%
Lloydminster (CA)
Lloydminster AB (CA)
Lloydminster SK (CA)
Alberta
Saskatchewan
Canada
Prince Albert
Camrose
2006 2011 2016
18 Lloydminster – Housing Needs Assessment
POPULATION
As of the 2016 Census, the population of Lloydminster was 34,583, having grown by approximately
13% between each Census period since 2001. Lloydminster’s rate of growth between 2011 and 2016
made it the 10
th
fastest growing medium-sized urban area in Canada. The rate of growth in Lloyd-SK
made it the fastest growing urban area in Saskatchewan in 2016.
7
AGE
Lloydminster’s population in 2016 was relatively young when compared against Alberta,
Saskatchewan, or Canada, with a higher proportion of youth, and a lower proportion of seniors.
Lloydminster’s median age in 2016 was also lower, specifically 8 years younger than Canada’s
generally. Less than 10% of Lloydminster’s population are seniors.
MINORITIES
Aboriginal, immigrant, and visible minority populations have historically been relatively vulnerable with
respect to housing. In 2016, Lloydminster had a higher proportion of individuals with Aboriginal identity,
a higher proportion of individuals with registered or Treaty Indian status, and a higher proportion of
individuals with Aboriginal ancestries than in Alberta or Canada, however these proportions were lower
than those found in Saskatchewan. Lloydminster had 3,915 individuals with Aboriginal ancestry in
2016. Lloydminster had an immigrant population of 4,490 in 2016, of which more than half were recent
immigrants, having immigrated between 2011 and 2016. Lloydminster had a visible minority population
of 5,035 in 2016. More than half of each of these groups resided in Lloyd-SK despite having a smaller
population than Lloyd-AB.
ECONOMIC CONTEXT
Median incomes in Lloydminster in 2016 were relatively high. For individuals, the $45,060 median
income in Lloydminster was more than $10,000 higher than the Canadian median, and slightly higher
than the Alberta median. Similarly, with household incomes, the Lloydminster median of $94,754 was
much higher than the Canadian median of $70,336, and about on par with the Alberta median. Within
Lloydminster, median incomes were higher for both individuals and households in Lloyd-AB than in
Lloyd-SK.
Different family types in Lloydminster had much different median income levels in 2016. Couple
economic families in Lloydminster had the highest median, especially those with children ($131,429).
Lone parent economic families had a median income ($56,256) far lower than couple economic
families, less than half that of economic families with children, and only slightly above those individuals
not living in economic families.
____________
7
2016 Census: Population Growth and Decline – by Environics Analytics, February 2017. Presentation slides at
http://www.environicsanalytics.ca/docs/default-source/webcasts/ea-final-2016-census-pop-hhlds.pdf?sfvrsn=2
2.6 SUMMARY
19 Lloydminster – Housing Needs Assessment
Labour participation rates and unemployment rates were slightly higher in Lloyd-SK than in Lloyd-AB,
however labour statistics were generally similar. Across Lloydminster the unemployment rate was
11.4%, corresponding to 2,285 unemployed individuals looking for work. This unemployment rate in
2016 was notably higher than 2011, having increased by 7%, it is also much higher than the national
unemployment rate in 2016 of 7.7%.
20 Lloydminster – Housing Needs Assessment
The most common household sizes in Lloydminster in 2016 were 2-person households, followed by
1-person households, 3 and 4-person households (at roughly equivalent levels) and finally 5 or more-
person households. Two (2) person households accounted for 33% of all households in Lloydminster,
1-person households for 24%, 3 and 4-person households for 17% and 16% respectively, and finally
5 or more-person households for 11%. These proportions were quite similar between Lloyd-AB and
Lloyd-SK. The largest difference to be found between Lloyd-AB and Lloyd-SK is 5 or more-person
households; in Lloyd-AB such households represent 10.0% of all households, while such households
represent 12.2% of Lloyd-SK households.
Figure 15: Household Size as a Proportion of Private Households, Lloydminster (2016)
Source: Statistics Canada Profiles, Census 2016
Furthermore, the average household size across Lloydminster is quite consistent, with the average
household size in Lloyd-AB being 2.6, and in Lloyd-SK being 2.7.
Table 10: Average Household Size, Lloydminster (2016)
Lloydminster
(CA)
Lloydminster
AB (CA)
Lloydminster
SK (CA)
Average Household Size
2.6
2.6
2.7
Source: Statistics Canada Profiles, Census 2016
0%
5%
10%
15%
20%
25%
30%
35%
1 Person 2 Person 3 Person 4 Person 5 or More Persons
Lloydminster (CA) Lloydminster AB (CA) Lloydminster SK (CA)
3 HOUSING CONTEXT
3.1 HOUSEHOLD STRUCTURE
3.1.1 HOUSEHOLD SIZE
21 Lloydminster – Housing Needs Assessment
One-family households were by far the most common household type across Lloydminster in 2016,
accounting for nearly 70% of all private households. Within the category of one-family households,
families with children were the more common (44% of all households), and families without children
less so (25% of all households). Of the 31% of households that were not one-family households, the
largest proportion were one-person households (24% of all households), followed by two-or-more
person non-family households (5%), and finally multiple-family households (2%).
Figure 16: Household Types as a Proportion of Private Households, Lloydminster (2016)
Source: Statistics Canada Profiles, Census 2016
Table 11: Household Types, Lloydminster (2016)
Lloydminster
(CA)
Lloydminster
AB (CA)
Lloydminster
SK (CA)
Total
13,000
7,445
5,555
One-Census-Family Households
8,985
5,210
3,770
Without Children in a Census Family
3,270
1,980
1,290
With Children in a Census Family
5,710
3,230
2,480
Multiple-Census-Family Households
225
100
125
Non-Census-Family Households
3,785
2,125
1,655
One-Person Households
3,135
1,810
1,320
Two-or-More Person Non-Census Family
Households
650
315
335
Source: Statistics Canada Profiles, Census 2016
0%
10%
20%
30%
40%
50%
60%
70%
80%
All Without Children in
a Census Family
With Children in a
Census Family
All One-Person
Households
Two-or-More
Person Non-
Census Family
Households
One-Census-Family Households Multiple-Census-
Family Households
Non-Census-Family Households
Lloydminster (CA) Lloydminster AB (CA) Lloydminster SK (CA)
3.1.2 HOUSEHOLD TYPES
22 Lloydminster – Housing Needs Assessment
Most households across Lloydminster had one household maintainer in 2016. This proportion was
slightly higher in Lloyd-SK (59.1%) than in Lloyd-AB (57.6%). Two (2) maintainer households were
also quite common, representing 40.4% of Lloyd-AB households, and 36.9% of Lloyd-SK households.
Finally, while a very small proportion, Lloyd-SK had a notably higher proportion of 3-or-more-
maintainer households (4.0%) than Lloyd-AB (2.1%).
Figure 17: Number of Household Maintainers as a Proportion of Private Households, Lloydminster (2016)
Source: Statistics Canada Profiles, Census 2016
In 2016, most primary household maintainers were between the ages of 35 and 64 in Lloydminster
(55.2%). This proportion was higher in Lloyd-AB than Lloyd-SK (58.6% to 50.8%). This was also the
case for primary household maintainers aged 65 and over (15.4% to 12.2%). Conversely, Lloyd-SK
had a relatively high proportion of households with younger primary household maintainers. In Lloyd-
SK, 28.8% of primary household maintainers were 35 to 34 years of age (compared to 22.2% of Lloyd-
AB households) and households with primary maintainers 15 to 24 years of age represented a
proportion of households more than twice that of Lloyd-AB (8.3% to 4.0%).
0.0%
10.0%
20.0%
30.0%
40.0%
50.0%
60.0%
70.0%
Lloydminster (CA) Lloydminster AB (CA) Lloydminster SK (CA)
1 Household Maintainer 2 Household Maintainers 3 or More Household Maintainers
3.1.3 HOUSEHOLD MAINTAINERS
23 Lloydminster – Housing Needs Assessment
Figure 18: Proportion of Households by Age of Primary Household Maintainer, Lloydminster (2016)
Source: Statistics Canada Profiles, Census 2016
The greatest proportion of families in Lloydminster consisted of two people (45.7%) and the average
size of census families was three people across Lloydminster.
Figure 19: Families by Family Size, Lloydminster (2016)
Source: Statistics Canada Profiles, Census 2016
Couple families represented by far the highest proportion of census families at 84% across
Lloydminster in 2016 (86% in Lloyd-AB, and 81% in Lloyd-SK). Of these couple families, 57% were
couples with children, and 43% couples without children. Of couple families with children, 2 children
were most common (41%), followed by 1 child (36%), and finally 3 or more (24%). Almost 1 in 5
families in Lloyd-SK were 1 parent families (19%), notably higher than in Lloyd-AB (14%). Amongst 1
parent families in Lloydminster, a majority (59%) were 1 child families.
0.0%
10.0%
20.0%
30.0%
40.0%
50.0%
60.0%
70.0%
15 to 24 Years 25 to 34 Years 35 to 64 Years 65 Years and Over
Lloydminster (CA) Lloydminster AB (CA) Lloydminster SK (CA)
-
1,000
2,000
3,000
4,000
5,000
6,000
7,000
8,000
9,000
10,000
Total 2 Persons 3 Persons 4 Persons 5 or More Persons
Lloydminster AB (CA) Lloydminster SK (CA)
3.1.4 FAMILY STRUCTURES
24 Lloydminster – Housing Needs Assessment
Table 12: Census Family Types as a Proportion of Census Families, Lloydminster (2016)
Lloydminster (CA)
Lloydminster AB (CA)
Lloydminster SK (CA)
% of
Subcategory
% of
Total
% of
Subcategory
% of
Total
% of
Subcategory
% of
Total
Couple Families
84.0%
86.2%
81.1%
Couples without
Children
43.2%
36.3%
44.1%
38.0%
42.1%
34.2%
Couples with
Children
56.8%
47.7%
55.9%
48.2%
57.9%
47.0%
1 Child
35.5%
16.9%
34.7%
16.7%
36.5%
17.1%
2 Children
40.6%
19.4%
42.0%
20.2%
38.9%
18.3%
3+ Children
23.8%
11.3%
23.4%
11.3%
24.6%
11.6%
Lone-Parent Families
16.0%
13.8%
18.9%
1 Child
58.7%
9.4%
62.7%
8.7%
55.3%
10.4%
2 Children
27.1%
4.3%
25.3%
3.5%
28.9%
5.5%
3+ Children
13.9%
2.2%
12.7%
1.8%
15.8%
3.0%
Source: Statistics Canada Profiles, Census 2016
Lone-parent families, numbered 1,515 in Lloydminster in 2016, are often vulnerable to housing
affordability challenges. Despite Lloyd-AB being larger than Lloyd-SK, lone-parent families were
approximately equal in number in each. While there were more 1-child lone-parent families in Lloyd-
AB than in Lloyd-SK, there were more 2-child and 3-or-more-child lone-parent families in Lloyd-SK.
Table 13: Census Families by Type, Lloydminster (2016)
Lloydminster
(CA)
Lloydminster
AB (CA)
Lloydminster
SK (CA)
Total Census Families
9,450
5,420
4,025
Couple Families
7,935
4,670
3,265
Couples without Children
3,430
2,060
1,375
Couples with Children
4,505
2,610
1,890
1 Child
1,600
905
690
2 Children
1,830
1,095
735
3 or More Children
1,070
610
465
Lone-Parent Families
1,515
750
760
1 Child
890
470
420
2 Children
410
190
220
3 or More Children
210
95
120
Persons Not in Census Families
5,500
2,920
2,580
Source: Statistics Canada Profiles, Census 2016
25 Lloydminster – Housing Needs Assessment
At approximately 66% of dwellings across Lloydminster in 2016, single-detached dwellings are the
most common housing form in Lloydminster. This is the case for both Lloyd-AB (69%) and Lloyd-SK
(64%). Low-rise apartments (fewer than 5 storeys) were the next most common dwelling form in
Lloydminster in 2016, a slightly higher proportion in Lloyd-AB (20%) than in Lloyd-SK (15%). For each
of Lloyd-AB and Lloyd-SK row houses were the next most common form, at 13% of dwellings in Lloyd-
SK, but only 3% of dwellings in Lloyd-AB. Movable dwellings represent 4% of dwellings in Lloyd-SK,
with the remaining dwelling types accounting for 3% or less of all dwellings in each area.
Figure 20: Dwelling Types as a Proportion of Total Dwellings, Lloydminster (2016)
Source: Statistics Canada Profiles, Census 2016
In absolute terms, 8,625 of 12,995 private dwellings in Lloydminster are single-detached houses, 2,280
are in low-rise apartments, 1,055 in row houses (745 of which are in Lloyd-SK), and 1,030 in other
forms.
0%
10%
20%
30%
40%
50%
60%
70%
80%
Lloydminster (CA) Lloydminster AB (CA) Lloydminster SK (CA)
3.2 HOUSING SUPPLY
3.2.1 DWELLING TYPES
26 Lloydminster – Housing Needs Assessment
Table 14: Dwellings by Type, Lloydminster (2016)
Lloydminster
(CA)
Lloydminster
AB (CA)
Lloydminster
SK (CA)
Total Private Dwellings
12,995
7,445
5,550
Single-Detached House
8,625
5,100
3,530
Apartment in a Building that has Fewer than 5
Storeys
2,280
1,455
825
Row House
1,055
310
745
Other
1,030
575
455
Movable Dwelling
435
215
220
Semi-Detached House
340
225
115
Apartment or Flat in Duplex
140
100
40
Apartment in a Building that has 5 or More Storeys
110
35
75
Other Single-Attached House
5
-
5
Source: Statistics Canada Profiles, Census 2016
Across Lloydminster, 46% of dwellings have 4 or more bedrooms, 26% 3 bedrooms, 20% 2 bedrooms,
8% 1 bedroom, and less than 1% have no bedrooms. The proportions of dwellings by number of
bedrooms may be explained in part by the proportion of dwellings by dwelling form. Lloyd-AB has a
higher proportion of 4-or-more bedroom dwellings (50%) than Lloyd-SK (40%), while Lloyd-SK has a
higher proportion of 3-bedroom units (31% to 22%). While there are 3,135 1-person households, there
are only 1,035 1 or no bedroom units.
Figure 21: Dwellings by Number of Bedrooms, Lloydminster (2016)
Source: Statistics Canada Profiles, Census 2016
No Bedrooms 1 Bedroom 2 Bedrooms 3 Bedrooms
4 or More
Bedrooms
Lloydminster SK (CA)
- 410 1,170 1,735 2,240
Lloydminster AB (CA)
20 605 1,445 1,650 3,725
-
1,000
2,000
3,000
4,000
5,000
6,000
7,000
27 Lloydminster – Housing Needs Assessment
As of 2016, approximately 40% of dwellings in Lloydminster had been constructed between 2001 and
2016. Lloyd-AB’s dwellings are slightly newer than Lloyd-SK’s, with 68% of dwellings constructed since
1981, and 32% prior, as compared to 62% since 1981 in Lloyd-SK and 38% prior.
Figure 22: Dwellings by Period of Construction, Lloydminster (2016)
Source: Statistics Canada Profiles, Census 2016
Figure 23: Dwellings by Period of Construction as a Proportion of Dwellings, Lloydminster (2016)
Source: Statistics Canada Profiles, Census 2016
In 2016 there were 700 dwellings (5.4%) in Lloydminster that needed major repairs. The proportions
of dwellings in need of major repair in each of Lloyd-AB and Lloyd-SK were quite similar, with 5.1% of
Lloyd-AB dwellings in need of major repair, and 5.7% of Lloyd-SK dwellings. The slightly higher
1960 or
Before
1961 to
1980
1981 to
1990
1991 to
2000
2001 to
2005
2006 to
2010
2011 to
2016
Lloydminster SK (CA)
600 1,525 860 475 405 715 980
Lloydminster AB (CA)
540 1,870 1,080 940 1,020 935 1,065
-
500
1,000
1,500
2,000
2,500
3,000
3,500
4,000
0%
5%
10%
15%
20%
25%
30%
35%
40%
45%
1960 or Before 1961 to 1980 1981 to 2000 2001 to 2016
Lloydminster (CA) Lloydminster AB (CA) Lloydminster SK (CA)
3.2.2 DWELLING AGE
3.2.3 MAINTENANCE REQUIRED
28 Lloydminster – Housing Needs Assessment
proportion of dwellings in need of major repair in Lloyd-SK may be a result of the slightly older housing
stock.
Table 15: Dwellings State of Repair, Lloydminster (2016)
Lloydminster
(CA)
Lloydminster
AB (CA)
Lloydminster
SK (CA)
Total Dwellings
12,995
7,445
5,555
Only Regular Maintenance or Repairs Needed
12,300
7,060
5,240
% of Total
94.7%
94.8%
94.3%
Major Repairs Needed
700
380
315
% of Total
5.4%
5.1%
5.7%
Source: Statistics Canada Profiles, Census 2016
Between the year 2000 and 2017, Lloydminster saw 320 housing starts per year on average (mean).
Between 2015 and 2017, annual housing starts have been well below this average. The lowest point
between 2000 and 2017 was seen in 2016, at only 68 housing starts. In 2017 that number was up very
slightly to 76, still far below the average since 2000 and below the 2009 low point (99 starts).
Figure 24: Housing Starts, Lloydminster (CA) (2000-2017)
Sources: CMHC Information Portal, Lloydminster (CA) (Accessed 2018)
99
730
68
76
Mean (2000-
2017), 320
0
100
200
300
400
500
600
700
800
2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017
3.2.4 HOUSING STARTS
29 Lloydminster – Housing Needs Assessment
In 2016, Lloydminster owner households made up 71% of all households, with the remaining 29%
being renter households. This number is in line with the 72% owner households seen in Alberta and
Saskatchewan, and slightly higher than the 68% owner households in Canada. There is a noticeable
disparity in the proportions of owner and renter households in Lloyd-AB and Lloyd-SK. Lloyd-AB
households are 74% owner households (higher than seen in either Alberta or Saskatchewan), while
only 66% of Lloyd-SK households are owner households, a lower proportion than that of Canada
generally (68%) and in line with each of Prince Albert and Camrose.
Figure 25: Tenure as a Proportion of Households (2016)
Source: Statistics Canada Profiles, Census 2016
The proportion of households that were owner households has increased in Lloydminster between the
2006 and 2011 censuses, and even more noticeably between 2011 and 2016. Between 2011 and
2016 this was driven by a shift in the proportions of owner households in Lloyd-AB, where owner
households increased from 68% of households to 74%. In Lloyd-SK however, the proportion of owner
households has been decreasing slowly, and the proportion of renter households increasing between
2006 to 2011, and 2011 to 2016.
71%
74%
66%
72%
72%
68%
65%
66%
29%
26%
34%
27%
25%
32%
34%
34%
Homeowner Renter Band Housing
3.3 TENURE
30 Lloydminster – Housing Needs Assessment
Table 16: Tenure as a Proportion of Households, Lloydminster (2006-2016)
2016
2011
2006
Lloydminster (CA)
Owner
71%
68%
68%
Change from Prior Census
3%
-1%
Renter
29%
33%
32%
Change from Prior Census
-3%
1%
Lloydminster AB (CA)
Owner
74%
68%
69%
Change from Prior Census
6%
-1%
Renter
26%
32%
31%
Change from Prior Census
-6%
1%
Lloydminster SK (CA)
Owner
66%
67%
68%
Change from Prior Census
-1%
0%
Renter
34%
33%
32%
Change from Prior Census
1%
1%
Sources: Profiles from Census 2016, NHS 2011, and Census 2006
These proportions equate to 9,190 owner households in Lloydminster, and 3,810 renter households
for a total of 12,995.
Table 17: Tenure by Household Type, Lloydminster (CA)
Total
Owner
Renter
Total
12,995
9,190
3,810
Census Family Households
9,230
7,240
2,000
One-Couple-Census Family Households
7,595
6,320
1,270
Without Children
3,265
2,695
570
With Children
4,330
3,630
705
Lone-Parent Census Family Household
1,400
730
665
Multiple-Census Family Households
240
185
60
Non-Census Family Households
3,765
1,955
1,810
One Person Households
3,115
1,660
1,455
Two-or-More Person Non-Census-Family Household
645
290
355
Source: Statistics Canada Catalogue no. 98-400-X2016226 for Lloydminster
In 2016 there were notable differences in the proportions of owner and renter households between
household types. One-family households had a higher proportion of owner households, at 78%, than
multiple-family households (25%), or non-family households (48%). Within the one-family household
category, couple families (with or without children) were owners 83% of the time, while in lone-parent
families, households owned their home only 52% of the time. The type of household most likely to be
a renter household were non-family households of 2 or more persons, of which 55% were renter
households, and 45% owner.
31 Lloydminster – Housing Needs Assessment
Figure 26: Tenure by Household Type, Lloydminster (CA) (2016)
Source: Statistics Canada Catalogue no. 98-400-X2016226 for Lloydminster
By age of primary household maintainers, those households with primary maintainers between the
ages of 15 to 19 and 20 to 24 have the highest proportion of renter households (80% and 71%
respectively). After these groups, ownership rates rise to 60% or higher, and remain there. The
proportion of ownership household’s peaks in the age groups 55 to 59 (83%), 60 to 64 (82%), and 65-
69 (83%). Amongst households with primary maintainers over 70, owner occupied households begins
to decrease as a proportion of these households, with 76% of households with primary maintainers 70
to 84 being owner occupied, and 68% of households with primary maintainers 85 and over.
Figure 27: Proportion by Tenure of Primary Household Maintainer Age Groups, Lloydminster (CA) (2016)
Source: Statistics Canada Catalogue no. 98-400-X2016226
71%
78%
83%
83%
84%
52%
77%
52%
53%
45%
29%
22%
17%
17%
16%
48%
25%
48%
47%
55%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
All One Census
Family
Households
All One Couple
Family
Households
Without
Children
With Children
One-Couple-Census Family Households Lone-Parent
Census Family
Household
Multiple-Census
Family
Households
All Non-Family
Census
Households
One Person
Households
Two-or-More
Person Non-
Census-Family
Household
Total Census Family Households Non-Census Family Households
Owner Renter
20%
29%
61%
67%
73%
73%
74%
77%
83%
82%
83%
76%
76%
68%
80%
71%
39%
33%
26%
27%
26%
23%
17%
17%
17%
24%
24%
32%
15-19 20-24 25-29 30-34 35-39 40-44 45-49 50-54 55-59 60-64 65-69 70-74 75-84 85+
Owner Renter
32 Lloydminster – Housing Needs Assessment
The number of units in the primary rental market universe in Lloydminster as of October 2017 was
2,524. Of these, more than 60% of units were 2-bedroom units, and over 20% were 1-bedroom units.
Three (3) or more bedroom units and Bachelor units made up approximately 10% of units.
Figure 28: Primary Rental Market Universe by Number of Bedrooms, Lloydminster (CA) (October 2000-
October 2017)
Source: CMHC Information Portal, Lloydminster (CA) (Accessed 2018)
The primary rental market universe in Lloydminster increased by 726 units, or 40% between October
2000 and October 2017. Most of this growth took place between 2010 and 2017, with the market
growing by 650 units, or 35% over this period. Most of the growth has also been seen in 2-bedroom
units, between 2010 and 2017 2-bedroom units accounted for 542 of the 650 unit net increase.
Table 18: Change in Primary Rental Market Universe by Number of Bedrooms, Lloydminster (CA) (October
2000-October 2017)
2010 - 2017
2000 - 2017
Total
Change
650
726
% Change
35%
40%
Bachelor
-2
1
1 Bedroom
45
18
2 Bedrooms
542
634
3+ Bedrooms
65
73
Source: CMHC Information Portal, Lloydminster (CA) (Accessed 2018)
0
200
400
600
800
1000
1200
1400
1600
1800
201720162015201420132012201120102009200820072006200520042003200220012000
Bachelor 1 Bedroom 2 Bedrooms 3+ Bedrooms
3.4 RENTAL MARKET
3.4.1 SUPPLY
33 Lloydminster – Housing Needs Assessment
As of October 2017, 41% of Lloydminster’s primary rental market stock was built between 1960 and
1979, with a further 29% built between 1980 and 1999, and 30% built since 2000. In Lloyd-AB (CY)
almost half of this stock was built between 1980 and 1999, and only 22% since 2000. The primary
rental stock in Lloyd-SK (CY) on the other hand is far newer, with 43% of Lloyd-SK (CY) primary rental
stock constructed since 2000, and 28% and 29% having been constructed between 1960 to 1979 and
1980 to 1999 respectively.
Figure 29: Primary Rental Market Universe by Year of Construction, Lloydminster
8
(October 2017)
Sources: CMHC Information Portal, Lloydminster (CA), Lloydminster AB (CY), Lloydminster SK (CY)
(Accessed 2018)
Vacancy rates have increased dramatically in Lloydminster since lows of 0.1% in October of 2003 and
2004, as well as the more recent low of 1.0% in October 2012. Since 2012 vacancy rates rose to
14.4% in October of 2015, spiked to 25.6% in October 2016, and fell to 17.7% in October 2017.
Increases in vacancy rates may be due in part to the increases in primary rental market supply seen
over a similar period (see Figure 28 above in 3.4.1).
____________
8
Note that this figure includes information regarding Lloydminster AB (CY) and Lloydminster SK (CY), while most of
the report uses (CA)s for each of these geographies.
0%
1%
0%
41%
49%
28%
29%
28%
29%
30%
22%
43%
0%
10%
20%
30%
40%
50%
60%
Lloydminster (CA) Lloydminster AB (CY) Lloydminster SK (CY)
Before 1960 1960 to 1979 1980 to 1999 2000 or Later
3.4.2 VACANCY RATES
34 Lloydminster – Housing Needs Assessment
Figure 30: Primary Rental Market Vacancy Rates, Lloydminster (CA) (October 2000-October 2017)
Source: CMHC Information Portal, Lloydminster (CA) (Accessed 2018)
While vacancy rates in Lloydminster have risen since 2012 across rent levels, some of the most
dramatic increases in vacancy rates have been in the lower rent brackets. From 1.2% in October 2012,
vacancy rates in units with rents between $750 and $1,000 rose to 31.9% in October 2016 and fell to
25.6% in 2017. Units less than $750 rose from 0.0% vacancy rates in October 2012 (1.9% in 2013
and 0.0% in 2014) to 23.4% in October 2016 and 21.3% in October 2017. Higher rent units have also
seen dramatic increases in vacancy rates, but to lesser degrees than the lower rent units.
Figure 31: Primary Rental Market Vacancy Rates by Rent Ranges, Lloydminster (CA) (October 2010-October
2017)
Source: CMHC Information Portal, Lloydminster (CA) (Accessed 2018)
17.7%
25.6%
14.4%
1.0%
8.3%
0.1%0.1%
0%
5%
10%
15%
20%
25%
30%
201720162015201420132012201120102009200820072006200520042003200220012000
0.0%
5.0%
10.0%
15.0%
20.0%
25.0%
30.0%
35.0%
2017 2016 2015 2014 2013 2012 2011 2010
Total
Less Than $750
$750 - $999
$1,000 - $1,249
$1,250 - $1,499
$1,500 +
35 Lloydminster – Housing Needs Assessment
While median rents in Lloydminster have declined since a 2014 high to their October 2017 levels at
$1,000, this median remains well above the 2010 median of $800 and less than $500 in 2000. Between
2000 and 2013 median rents in Lloyd-AB (CY) and Lloyd-SK (CY) have remained quite close. In 2014
median rents rose sharply in Lloyd-AB (CY), while Lloyd-SK (CY) continued to show modest growth
in 2014. Since 2014 median rents in Lloyd-AB (CY) have fallen back to levels in line with Lloyd-SK
(CY) near $1,000.
Figure 32: Median Rents, Lloydminster (October 2000-October 2017)
Source: CMHC Information Portal, Lloydminster (Accessed 2018)
Median rents across unit types (by bedroom) have followed median rents generally, having peaked in
October 2012 and descending from that point. This descent has been most notable however in the
case of bachelor units (which number only 57 in Lloydminster), having fallen to $500 from $700. This
is the only unit type (by bedroom) for which median rents have dropped below their October 2010
levels. In general the patterns in median rent for all unit types have followed those seen in 2 bedroom
units, these units making up the majority of primary market units in Lloydminster (see Figure 28 in
3.4.1).
$-
$200
$400
$600
$800
$1,000
$1,200
$1,400
Lloydminster (CA) Lloydminster AB (CY) Lloydinster SK (CY)
3.4.3 RENT
36 Lloydminster – Housing Needs Assessment
Table 19: Median Rents by Number of Bedrooms, Lloydminster (October 2010-October 2017)
2017
2016
2015
2014
2013
2012
2011
2010
Lloydminster (CA)
Total
$ 1,000
$ 998
$ 1,050
$ 1,150
$ 925
$ 855
$ 800
$ 800
Bachelor
$ 550
$ 600
$ 650
$ 700
$ 700
$ 650
$ 580
$ 580
1 Bedroom
$ 900
$ 895
$ 900
$ 925
$ 775
$ 750
$ 700
$ 695
2 Bedrooms
$ 998
$ 995
$ 1,055
$ 1,200
$ 1,000
$ 890
$ 855
$ 845
3+ Bedrooms
$ 1,198
$ 1,150
$ 1,320
$ 1,375
$ 1,100
$ 958
$ 935
$ 920
Lloydminster AB (CY)
$ 1,017
$ 1,025
$ 1,100
$ 1,195
$ 925
$ 865
$ 820
$ 800
Lloydminster SK (CY)
$ 998
$ 995
$ 995
$ 1,000
$ 970
$ 850
$ 790
$ 790
Source: CMHC Information Portal, Lloydminster (Accessed 2018)
In 2016 in Lloyd-AB and Lloyd-SK median shelter costs were essentially equal at $1,081 and $1,083
respectively. In Lloyd-SK the average was quite close to the median, only $3 more, however the
average in Lloyd-AB, while remaining close to the median, was slightly higher at $41 more.
Table 20: Average and Median Shelter Cost for Renter Households, Lloydminster (2016)
Lloydminster (CA)
Lloydminster AB
(CA)
Lloydminster SK
(CA)
Average Shelter Cost
$ 1,104
$ 1,122
$ 1,086
Median Shelter Cost
$ 1,082
$ 1,081
$ 1,083
Source: Statistics Canada Profiles, Census 2016
Across Lloydminster, 16.3% of renter households were living in subsidized housing, and 33.1% of
households were spending 30% or more of household income on shelter. Lloyd-SK in 2016 had a
higher proportion of households in subsidized housing (19.8%) than in Lloyd-AB (12.9%). Lloyd-AB
on the other hand had a slightly higher proportion of renter households spending 30% or more of their
household income on shelter (34.0% to 32.2%).
Table 21: Proportion of Tenant Households Spending 30% or More of Household Income on Shelter, and
Tenant Households in Subsidized Housing, Lloydminster (2016)
Lloydminster
(CA)
Lloydminster
AB (CA)
Lloydminster
SK (CA)
Tenant Households in Subsidized
Housing
16.3%
12.9%
19.8%
Tenant Households Spending 30%
or More of Household Income on
Shelter
33.1%
34.0%
32.2%
Source: Statistics Canada Profiles, Census 2016
37 Lloydminster – Housing Needs Assessment
In 2016, the average owner-occupier estimate of dwelling value was $387,364 in Lloyd-AB and
$319,134 in Lloyd-SK. These figures are based on owner estimated values of their home, not on
actual sale values.
Table 22: Median and Average Owner-Estimated Value of Owner Occupied Dwellings, Lloydminster (2016)
Lloydminster (CA)
Lloydminster AB
(CA)
Lloydminster SK
(CA)
Median Value
$ 348,605
$ 378,883
$ 300,310
Average Value
$ 360,620
$ 387,364
$ 319,134
Source: Statistics Canada Profiles, Census 2016
The highest estimated value of owner occupied dwellings was seen in single detached dwellings, with
an average value of $381,162 and a median value of $358,628.
Figure 33: Median and Average Owner Estimated Value of Owner Occupied Dwellings, Lloydminster (CA)
(2016)
Source: Statistics Canada Catalogue no. 98-400-X2016232
$-
$50,000
$100,000
$150,000
$200,000
$250,000
$300,000
$350,000
$400,000
$450,000
Average
Median
3.5 OWNERSHIP MARKET
38 Lloydminster – Housing Needs Assessment
In 2017, based on Realtor’s Association information average sales values of houses in Lloydminster
were $374,554 in Lloydminster West (AB), significantly higher than the average sale value of $275,710
in Lloydminster East (SK).
Table 23: Average Sales Value by Property Type, Lloydminster (2017)
9
Lloydminster
(East and West)
Lloydminster
West (AB)
Lloydminster
East (SK)
Total
$ 320,877
$ 353,093
$ 256,689
House
$ 345,838
$ 374,554
$ 275,710
Condo/2,3,4-Plex
$ 206,917
$ 194,303
$ 217,357
Mobile (Rent)
$ 75,750
$ 33,250
$ 118,250
Mobile (w/Land)
$ 187,500
$ 135,500
$ 213,500
Other
$ 150,000
$ 260,000
$ 40,000
Source: Realtors Association of Lloydminster and District - Statistical Report 2017
In 2017, across Lloydminster, 392 properties were sold. A large majority of properties sold were
houses (83%), with most of the remainder condos or 2,3, or 4-plexes (14%). Two-thirds (2/3) of
properties sold were in Lloydminster West (AB). Of the 261 properties sold in Lloydminster West (AB)
232 (89%) were houses, and 24 (9%) were condos or 2,3, or 4-plexes. In Lloydminster East (SK)
houses were also the most commonly sold property, accounting for 95 of 131, or 73% of sales. In
Lloydminster East (SK) condos or 2,3, or 4-plexes made up a more significant proportion of sales, at
29 sales, or 22%.
Table 24: Property Sales Volume, Lloydminster (2017)
Lloydminster
(East and
West)
Lloydminster
West (AB)
Lloydminster
East (SK)
Total
392
261
131
House
327
232
95
Condo/2,3,4-Plex
53
24
29
Mobile (Rent)
4
2
2
Mobile (w/Land)
6
2
4
Other
2
1
1
Source: Realtors Association of Lloydminster and District - Statistical Report 2017
____________
9
Note that the geographic areas in this case are slightly different than those typically used throughout this report.
3.5.1 SALES VOLUME
39 Lloydminster – Housing Needs Assessment
In 2016 the average and median shelter costs for owner households were approximately $1,600
across Lloydminster. For owner households with mortgages, the median shelter cost was notably
higher, at $1,896, while for those households without mortgages the median shelter cost was far lower,
at $583, 31% of the with-mortgage median.
Table 25: Median and Average Shelter Costs for Owner-Households by Presence of Mortgage Payments,
Lloydminster (2016)
Lloydminster
(CA)
Lloydminster AB
(CA)
Lloydminster SK
(CA)
Total
Average Shelter Costs
$ 1,590
$ 1,638
$ 1,516
Median Shelter Costs
$ 1,609
$ 1,655
$ 1,550
Without Mortgage
Average Shelter Costs
$ 610
Median Shelter Costs
$ 583
With Mortgage
Average Shelter Costs
$ 1,942
Median Shelter Costs
$ 1,896
Sources: Profiles from Census 2016, and Statistics Canada Catalogue no. 98-400-X2016228
In 2016, 74% of owner-occupied households had mortgages in Lloydminster. This proportion was
lower in Lloyd-AB (70%), and higher in Lloyd-SK (79%). The proportion of owner households spending
30% or more of income on shelter was also lower in Lloyd-AB, at 14.1%, than it was in Lloyd-SK, at
15.2%.
Table 26: Owner Households Spending 30% or More of Household Income on Shelter Costs, and Owner
Households with Mortgages, Lloydminster (2016)
Lloydminster
(CA)
Lloydminster
AB (CA)
Lloydminster
SK (CA)
Owner Households with
Mortgages
73.6%
69.9%
79.3%
Owner Households Spending
30% or More of Income on
Shelter Costs
14.5%
14.1%
15.2%
Source: Statistics Canada Profiles, Census 2016
3.5.2 MONTHLY MORTGAGE/SHELTER PAYMENTS ANALYSIS FOR
AVERAGE/MEDIAN HOME
40 Lloydminster – Housing Needs Assessment
Several organizations in Lloydminster provide housing and services to Lloydminster residents
struggling with housing challenges (Table 27).
Table 27: Non-Market Housing and Service Providers
Organization
Shelter/Housing Service
Interval Home
• 21 bed emergency shelter
• 5-unit second stage facility
Men’s Shelter
• 28 bed dormitory
Gibney House
• 8 private rooms
Homes for All
• Provides financial support to clients in guaranteeing of income
and premises to landlords
Lloydminster Region
Housing Corporation
• 152 self-contained units
• 56 family units
• Rent supplement to 36 clients
Source: Non-Market Housing and Service Providers
Social housing providers in the City indicated that waiting lists for shelter beds and housing units have
either being consistent or had shortened since 2014. Waiting lists are either organized by housing
unit or priority need. All organizations indicated that they currently operate close to capacity or at
capacity. In addition to housing and shelter support, social service organizations in the community
also provide meal services, seniors food hampers, family violence support, free childcare services,
free clothing, laundry services, job search application, and mentoring support.
Social housing providers in the City identified difficulty operating under two different funding models
provided by the Governments of Alberta and Saskatchewan, which also have two different reporting
requirements. For example, since 2015, the Men’s Shelter occupancy rates have decreased which
has created issues in obtaining grants due to the fact that certain funding streams require shelter
occupancy of at least 75%. The shelter now has to rely on donations because they no longer qualify
for grant funding that they had before. Social housing providers in the City identified that there remains
a gap in shelter, housing, and services available for specific demographics including:
Youth;
Single women with or without children;
Families with children;
Individuals living with disabilities or mental illness;
Seniors; and
Low to medium income earning households.
3.6 NON-MARKET HOUSING SUPPLY
41 Lloydminster – Housing Needs Assessment
HOUSEHOLD SIZE
In 2016, 2-person households were most common, accounting for 33% of all households in
Lloydminster. One (1) person households were next most common, at approximately 25%, followed
by 3 and 4-person households (each slightly more than 15%), finally followed by 5 person or larger
households (slightly over 10%). The average household size in Lloydminster was 2.6 persons.
HOUSEHOLD TYPES
Almost 70% of all households in Lloydminster in 2016 were one-census-family households, comprised
of one-census-family households with children (44% of all households), and those without (25% of all
households). One-person households made up most of the remaining households, at 24% of all
households, finally followed by two-or-more person non-family households at 5% (individuals living
with roommates), and multiple census family households at a mere 2%.
HOUSEHOLD MAINTAINERS
Most households had a single household maintainer (58%) in Lloydminster in 2016, while 39% had
two household maintainers. Across Lloydminster only 2.9% of households had three or more
household maintainers, however this number differed between 2.1% of households in Lloyd-AB, and
4.0% in Lloyd-SK.
Proportions of primary household maintainers by age varied between Lloyd-AB and Lloyd-SK. The
proportion of younger primary household maintainers was higher in Lloyd-SK than in Lloyd-AB, with
8.3% of primary household maintainers in Lloyd-SK between 15 and 24, compared to 4.0% in Lloyd-
AB. Similarly, 28.8% of primary household maintainers in Lloyd-SK were between 25 and 34, as
compared to 22.2% of the same group in Lloyd-AB. While the largest proportion of primary household
maintainers in each of Lloyd-AB and Lloyd-SK were between 35 and 64 (over 50% for each), in Lloyd-
AB this age group accounted for 58.6% to Lloyd-SK’s 50.8%. Lloyd-AB also had a greater proportion
of households with primary household maintainers 65 and over (15.4% to Lloyd-SK’s 12.2%).
FAMILY STRUCTURES
Of census families in 2016 in Lloydminster, of which there were almost 9,500, 84% of these families
were couple families while 16% were lone parent families. Of the couple families 57% were couples
with children, while 43% were couples without. Lloyd-SK had a higher proportion of lone parent families
than Lloyd-AB, at 20% to Lloyd-AB’s 14%.
There were approximately 1,500 lone parent families in Lloydminster in 2016, 8,000 couple families,
and 5,500 persons not in census families.
DWELLING TYPES AND MAINTENANCE REQUIRED
A large majority of private dwellings in Lloydminster in 2016 were single-detached homes (66.4%),
which were slightly more common in Lloyd-AB than in Lloyd-SK. The next most common type of
dwelling were low-rise apartments under 5 storeys, again more common in Lloyd-AB than in Lloyd-SK
3.7 SUMMARY
42 Lloydminster – Housing Needs Assessment
(19.5% and 14.9% respectively). Row houses were the final relatively common type of dwelling, at
13.4% of dwellings in Lloyd-SK, however only 4.2% of dwellings in Lloyd-AB. Movable dwellings made
up 4% of dwellings in Lloyd-SK.
Dwellings with 4 or more bedrooms made up 46% of dwellings in Lloydminster in 2016, and a further
26% of dwellings had 3 bedrooms, which can be explained by the high proportion of single-detached
homes. Two (2) bedroom units make up a further 20% of units, followed by 8% 1-bedroom units. No
bedroom dwellings (bachelor units) made up a negligible proportion, less than 1%.
Almost 40% of dwellings in Lloydminster in 2016 had been constructed since 2001, a further 26%
constructed between 1981 and 2000, and the same proportion between 1961 and 1980. Less than
10% of units had been constructed before 1960. In 2016 5.7% of dwellings in Lloyd-SK required major
repairs, and 5.1% of dwellings in Lloyd-AB needed the same.
HOUSING STARTS
Housing starts in Lloydminster in 2017 were down to 76 from a recent high of 730 in 2014. These 76
starts are fewer than in the most recent slump in starts seen in 2009, with 99 starts in that year. The
76 starts are also far below the average of 320 between 2000 and 2017.
TENURE
In Lloydminster in 2016 71% of private dwellings were occupied by owners, and 29% by renters. The
71% was similar to the proportion of dwellings occupied by owners in Alberta and Saskatchewan (72%
each), and slightly higher than that of Canada generally, 68%. A higher proportion of dwellings in
Lloyd-AB were occupied by owners than in Lloyd-SK, with 74% and 68% respectively.
Couple census-families were owners of their homes in 83% of cases, compared to 52% of lone-parent
households, 53% of one-person households, and 45% of two-or-more person non-family households.
Households with primary household maintainers between 55 and 69 were most likely to own their
homes in 2016 (approximately 83%), while younger and older primary household maintainers alike
were less likely. Primary household maintainers between 15 and 19 were owner-occupiers only 20%
of the time, and for primary household maintainers between 20 and 24 the proportion increased only
to 29%. Senior primary household maintainers can be seen to be more commonly renters as ages
increase.
RENTAL MARKET
Supply
As of October 2017, there were 2,524 primary rental market units in Lloydminster. This number had
increased by 726 units or 40% since 2000, although most of these increases had been seen since
2010. Primary rental market units in Lloydminster have been most commonly built between 1960 and
1979, followed by approximately even proportions of buildings having been constructed between 1980
to 1999 and 2000 to 2017. Forty-three percent (43%) of units in Lloyd-SK had been constructed
between 2000 and October 2017.
Vacancy Rates
Vacancy rates have increased dramatically since a most recent low of 1.0% in 2012. Since 2012 the
vacancy rate rose to 14% in 2015, to 26% in 2016, falling to 18% in October of 2017. While the rate
43 Lloydminster – Housing Needs Assessment
has come down since 2016, 18% remains far higher than the rates lower than 1% seen between 2000
and 2008.
Rents
Between 2000 and 2017 rents in Lloydminster had increased by over 100%. More recently, rents have
declined from a high of $1,150 in 2014 back down to $1,000 in 2017. Rents between Lloyd-AB and
Lloyd-SK have remained fairly similar across most of the 2000 to 2017 period.
The median shelter cost for renters in Lloydminster in 2016 was $1,082. In 2016 16.3% of renter
households were in subsidized housing, and 33.1% were spending 30% or more of their household
income on shelter.
OWNER MARKET
The median owner estimated value of properties in Lloydminster in 2016 was approximately $350,000,
while the average was approximately $360,000. The average sales price of dwellings in Lloydminster
in 2017 (based on Realtors Association of Lloydminster data) was approximately $320,000 and the
average sale price of a house was approximately $345,000. The number of dwellings sold in
Lloydminster in 2017 was 392 according to the Realtors Association data.
The median shelter cost of an owner-occupied household in Lloydminster in 2016 was $1,609. This
figure was $1,896 for owners with mortgages, but only $583 for owners without. Of owner households
74% carried mortgages, and 15% spent 30% or more of their household income on shelter.
NON-MARKET HOUSING
A range of non-market housing organizations were operating in Lloydminster at the time of this survey,
including Interval Home, the men’s shelter, Gibney House, Homes for All, and Lloydminster Regional
Housing Corporation. According to social housing providers, waitlists for shelter beds and/or housing
have remained consistent or shortened since 2014.
44 Lloydminster – Housing Needs Assessment
Housing indicators are measures of the suitability, adequacy, and affordability of housing. Housing is
suitable if there are the appropriate number of bedrooms given household size and composition.
Housing is adequate if the dwelling needs no more than minor repairs or regular maintenance. Housing
is affordable if shelter costs are less than 30% of a household’s total income. While housing that fails
to meet one or more of these standards is an indicator generally of the degree to which households
are appropriately housed, core housing need is a stricter measure. Households in core housing need
are those households where their housing situation is found not to be adequate, suitable, or affordable,
and it is assessed that the household would be unable to attain housing that meets all three standards.
In 2016, 525 households were unsuitably housed (did not have enough bedrooms for the number of
occupants) in Lloydminster. This represented 4.0% of Lloydminster households. Lloyd-AB households
had a lower proportion of unsuitably housed households (2.8%), approximately half the proportion of
unsuitable households in Lloyd-SK (5.7%).
Table 28: Households by Housing Suitability, Lloydminster (2016)
Lloydminster
(CA)
Lloydminster AB
(CA)
Lloydminster SK
(CA)
Total
12,995
7,445
5,555
Suitable
12,470
7,230
5,240
% of Total
96.0%
97.1%
94.3%
Not Suitable
525
210
315
% of Total
4.0%
2.8%
5.7%
Source: Statistics Canada Profiles, Census 2016
In 2017, 700 households (5.4% of households) were occupying dwellings in need of major repairs in
Lloydminster. Of these, 380 households were in Lloyd-AB, and 315 in Lloyd-SK (5.1% and 5.7% of
households in the respective areas).
4 AFFORDABILITY
4.1 HOUSING INDICATORS AND CORE HOUSING NEED
45 Lloydminster – Housing Needs Assessment
Table 29: Households by Dwelling Condition, Lloydminster (2016)
Lloydminster
(CA)
Lloydminster AB
(CA)
Lloydminster SK
(CA)
Total
12,995
7,445
5,555
Only Regular
Maintenance or Minor
Repairs Needed
12,300
7,060
5,240
% of Total
94.7%
94.8%
94.3%
Major Repairs Needed
700
380
315
% of Total
5.4%
5.1%
5.7%
Source: Statistics Canada Profiles, Census 2016
Figure 34: Shelter Costs to Income Ratio by Tenure, Lloydminster (2016)
Sources: Profiles from Census 2016, Indicator Table on Core Housing Need for Census 2016, Census
Metropolitan Areas (CMA) and Census Agglomerations (CA)
Rates of housing unaffordability (measured by shelter costs equal to or greater than 30% of household
income) were at 20.0% in Lloydminster generally in 2016. This rate was slightly higher in Lloyd-SK
(21.1%) and slightly lower in Lloyd-AB (19.3%). This pattern was similar amongst owner households,
though rates of unaffordability were lower (14.1% in Lloyd-AB and 15.2% Lloyd-SK). Renter
households experienced housing unaffordability at more than double the rate of owner households,
with 33.1% of renter households spending 30% or more of household income on shelter in
Lloydminster. In the case of renter households, a greater proportion of Lloyd-AB households spent
30% or more of their income on shelter (34.0%) than did those households in Lloyd-SK (32.2%).
The rate of core housing need in Lloydminster has increased between 2006 and 2016. Over this period
the rate has increased from 6.4% to 10.4%. The overall rate of unaffordable housing has also
80.0%
80.7%
78.9%
85.5%
85.9%
84.8%
66.9%
66.0%
67.8%
20.0%
19.3%
21.1%
14.5%
14.1%
15.2%
33.1%
34.0%
32.2%
Lloydminster (CA)
Lloydminster AB (CA)
Lloydminster SK (CA)
Lloydminster (CA)
Lloydminster AB (CA)
Lloydminster SK (CA)
Lloydminster (CA)
Lloydminster AB (CA)
Lloydminster SK (CA)
Total Owner Renter
Less than 30% 30% or More
46 Lloydminster – Housing Needs Assessment
increased, from 16.6% in 2006 to 20.0% in 2016, although this is essentially equal to the rate in 2011.
While the rate of core housing need is not necessarily uniformly proportionate to the rates of
unaffordable housing for owner and renter households, the rate of unaffordability for these tenure
types may provide some insight in to the rates at which these household types may be experiencing
core housing need.
Table 30: Rate of Core Housing Need and Rate of Unaffordable Housing by Tenure, Lloydminster (CA) (2006-
2016)
2016
2011
2006
Rate of Core Housing Need
10.4%
8.7%
6.4%
Rate of Unaffordable Housing
20.0%
20.1%
16.6%
Rate of Unaffordable Housing Owner-Households
14.5%
Rate of Unaffordable Housing Renter-Households
33.2%
Sources: Indicator Table on Core Housing Need for Census 2016, Census Metropolitan Areas (CMA) and
Census Agglomerations (CA)
In 2016 in Lloydminster 1,305 households were experiencing core housing need. Of these, 76% were
experiencing unaffordability only, equating to 990 households. One-hundred (100) households were
experiencing only unsuitability in housing, 40 inadequacy, and 175 households experienced two or
more dimensions.
Table 31: Housing Indicators and Core Housing Need, Lloydminster (CA) (2016)
Number of Households in Core
Housing Need
1,305
Unsuitable Only
100
Inadequate Only
40
Unaffordable Only
990
Two or More
Dimensions
175
Sources: Indicator Table on Core Housing Need for Census 2016, Census Metropolitan Areas (CMA) and
Census Agglomerations (CA)
Seniors, of which there were 3,010 in Lloydminster in 2016, are a group that can be particularly
vulnerable when it comes to housing and housing affordability. Of 2,590 seniors with total income
greater than zero in non-farm, non-reserve private dwellings, 415 were spending 30% or more of
4.2 AFFORDABILITY PROFILES
4.2.1 SENIORS’ HOUSEHOLDS
47 Lloydminster – Housing Needs Assessment
household income on shelter. Of these 415, 295 of these seniors were living alone, and 205 of these
295 were renters.
Senior renters living alone are one of the most vulnerable senior’s sub-populations and provide a
valuable profile for examining affordability.
Table 32 demonstrates the affordability challenges that may be experienced by renter seniors living
alone. This subsection of seniors makes a median of $22,222, leading to an affordable monthly shelter
cost of only $556. Cost measures, including median shelter cost, and median rents imply that there
would likely be an affordability gap of -$340 to -$450 (a shortfall).
Table 32: Senior Renter Living Alone Affordability Analysis, Lloydminster (2016)
Values
Affordability
Gap
Income Measure
Median Income of Senior Renters Living Alone
$ 22,222
Affordable Shelter Cost (Annual Income/12) *30%
$ 556
Cost Measures
Median Shelter Cost of One-Person Renter Household
$ 936
$ (380)
Median Shelter Cost of One-Person Non-Subsidized
Renter Household
$ 1,002
$ (446)
Median Rents (October 2016) for 1 Bedroom Units
$ 895
$ (339)
Sources: CMHC Info Portal, Statistics Canada Catalogue no. 98-400-X2016228, no. 98-400-X2016235
As a point of comparison, the median senior living alone in an owned dwelling, without a mortgage,
would have a higher income, and a lower shelter cost, resulting in a positive affordability gap as
illustrated in Table 33.
48 Lloydminster – Housing Needs Assessment
Table 33: Senior Owner Household without Mortgage Living Alone Affordability Analysis, Lloydminster
(2016)
Values
Affordability Gap
Income Measure
Median Income of Senior Owners without Mortgages Living
Alone
$ 31,220
Affordable Shelter Cost (Annual Income/12) *30%
$ 781
Cost Measures
Median Shelter Cost of One-Person Owner Households
without Mortgage
$ 517
$ 246
Sources: Statistics Canada Catalogue no. 98-400-X2016228, no. 98-400-X2016235
One-person households, in 2016 had a median income of $49,894 in Lloydminster. Figure 35 provides
an analysis of the affordability of various housing types for one-person households within a range of
income groups. Persons living alone and earning less than $30,000 were likely to be experiencing
affordability challenges in rental housing, with individuals earning between $30,000 and $39,999
experiencing slight affordability challenges or being narrowly affordably housed. Those earning
$40,000 or more could likely find affordable rental housing in Lloydminster. Ownership housing would
likely remain unaffordable for individuals living alone who earn less than $60,000. Those earning
$60,000 or more could likely afford a mortgage for an apartment in a low rise or a condo/2/3/4-plex.
Figure 35: Affordability Gap for One-Person Households by Shelter Cost (of One-Person Households),
Lloydminster (2016)
Source: Statistics Canada Catalogue no. 98-400-X2016228
$(2,000)
$(1,500)
$(1,000)
$(500)
$-
$500
$1,000
$1,500
$2,000
$5,000 $15,000 $25,000 $35,000 $45,000 $55,000 $65,000 $75,000 $85,000 $95,000
Median Renter Shelter Cost Median Owner Shelter Cost (with Mortgage)
4.2.2 ONE-PERSON HOUSEHOLDS
49 Lloydminster – Housing Needs Assessment
ONE-CENSUS FAMILY COUPLE HOUSEHOLD WITHOUT CHILDREN OR OTHER PERSONS
Couple families without children in Lloydminster in 2016 had a median family income of $104,448, and
two or more-person households had a median income of $112,360. Figure 36 below provides an
analysis of the affordability of various living situations across income groups. The median census
family without children would be able to afford ownership, of either an apartment/condo or a detached
home. For households with incomes less than $40,000 however affordability of any sort may be out of
reach. With a $25,000 income for example, there would remain an affordability gap of approximately
-$500 for renters (based on median renter shelter costs for this household type). Over $40,000
households would be likely to be able to find affordable rental accommodation. At incomes $50,000
and over a mortgage for an apartment or condo/2/3/4-plex may begin to become affordable. In general
ownership may start to become affordable between $70,000 and $99,999 incomes. With an $85,000
household income the affordability gap with median owner shelter costs would be approximately $289.
Figure 36: Affordability Gap for Couple-Census-Family Households Without Children by Shelter Cost (of
Couple Families Without Children), Lloydminster (2016)
Source: Statistics Canada Catalogue no. 98-400-X2016228
ONE-CENSUS FAMILY COUPLE HOUSEHOLD WITH CHILDREN BUT NO OTHER PERSONS
Couple economic families with children in Lloydminster in 2016 had median family incomes of
$131,429, and again two-or-more-person households had a median income of $112,360.
$(2,000)
$(1,500)
$(1,000)
$(500)
$-
$500
$1,000
$1,500
$2,000
$5,000 $15,000 $25,000 $35,000 $45,000 $55,000 $65,000 $75,000 $85,000 $95,000
Median Renter Shelter Cost Median Owner Shelter Cost (with Mortgage)
4.2.3 FAMILY HOUSEHOLDS
50 Lloydminster – Housing Needs Assessment
Table 36 provides an analysis of the affordability of various housing types appropriate for family
households with children, by income group. The median economic family would comfortably be able
to afford ownership. With an income of $120,000 the affordability gap when analysed against the
median owner shelter cost for households with children would be $949. With a mortgage payment
based on the average sale price of a house in Lloydminster in 2017, the affordability gap for a
household with an income of $120,000 would be $1,039.
Couple households with children that had an income under $40,000 would likely experience
affordability challenges in the primary rental market, with renting beginning to become affordable with
household incomes above $40,000. Ownership (with a mortgage) of condos/2/3/4-plex or low-rise
apartment units may begin to become affordable with incomes above $50,000, and ownership (again
with a mortgage) of houses may begin to become affordable around a household income of
approximately $85,000.
Figure 37: Affordability Gap for Couple-Census-Family Households with Children by Shelter Cost (of Couple
Family Households with Children), Lloydminster (2016)
Source: Statistics Canada Catalogue no. 98-400-X2016228
LONE-PARENT FAMILY HOUSEHOLDS WITHOUT OTHER PERSONS
Lone parent economic families in Lloydminster in 2016 had median incomes far below those of other
family types. The median income of lone parent economic families in 2016 in Lloydminster was
$56,256. At the median income, rental housing would likely be affordable; the affordability gap would
be $310 with an income of $55,000 and a median renter shelter cost for lone-parent households of
$1,065. Rental housing would likely be unaffordable for lone-parent households with incomes under
$40,000.
Ownership housing (with mortgages) would be generally unaffordable for lone-parent households with
income under $60,000 and would likely become narrowly affordable for households with approximately
$70,000. Mortgage payments for low-rise apartments and condos/2/3/4-plexs may begin becoming
affordable for households with incomes higher than $50,000 and under $60,000. Mortgage payments
for houses however would remain unaffordable for households with incomes up to $70,000.
$(2,500)
$(2,000)
$(1,500)
$(1,000)
$(500)
$-
$500
$1,000
$1,500
$2,000
$5,000 $15,000 $25,000 $35,000 $45,000 $55,000 $65,000 $75,000 $85,000 $95,000
Median Renter Shelter Cost Median Owner Shelter Cost (with Mortgage)
51 Lloydminster – Housing Needs Assessment
Figure 38: Affordability Gap for Lone-Parent Households by Shelter Cost (of Lone-Parent Households),
Lloydminster (2016)
Source: Statistics Canada Catalogue no. 98-400-X2016228
The following pages include comprehensive affordability tables for a range of household types. The
top rows are rows relating to income and affordable rents derived from incomes, as well as a count of
the number of households in a given income range. The first column immediately to the right of the
cost labels are the costs associated with each of these cost labels. The remaining cells, to the right of
the costs and below the incomes and affordable rents, represent the “affordability gap,” calculated by
subtracting the cost from the affordable shelter cost/
$(2,000)
$(1,500)
$(1,000)
$(500)
$-
$500
$1,000
$1,500
$2,000
$5,000 $15,000 $25,000 $35,000 $45,000 $55,000 $65,000 $75,000 $85,000 $95,000
Median Renter Shelter Cost Median Owner Shelter Cost (with Mortgage)
4.2.4 AFFORDABILITY ANALYSIS COMPREHENSIVE TABLES
52 Lloydminster – Housing Needs Assessment
Table 34: Affordability Analysis for One-Person Households, Lloydminster (2016 except where otherwise indicated)
Income Brackets:
Less
than
$10,000
$10,000
to
$19,999
$20,000
to
$29,999
$30,000
to
$39,999
$40,000
to
$49,999
$50,000
to
$59,999
$60,000
to
$69,999
Number of Households:
160
275
525
380
285
340
300
Income Midpoint:
$5,000
$15,000
$25,000
$35,000
$45,000
$55,000
$65,000
Affordable Shelter Cost:
$125
$375
$625
$875
$1,125
$1,375
$1,625
Costs
Renter
Costs:
Affordability Gap:
Median Renter Shelter Cost for One
Person Households:
$936
-$811
-$561
-$311
-$61
$189
$439
$689
Median Primary Market Rent for 1
Bedroom (October 2016):
$895
-$770
-$520
-$270
-$20
$230
$480
$730
Owner - With Mortgage
Median Owner Shelter Cost for One
Person Households:
$1,549
-$1,424
-$1,174
-$924
-$674
-$424
-$174
$76
Condo/2,3/4-Plex Mortgage Payment
(Realtors Average Price, 2017):
$1,131
-$1,006
-$756
-$506
-$256
-$6
$244
$494
Apartment (<5 storeys) Mortgage
Payment (Med. Owner Est. Value):
$1,258
-$1,133
-$883
-$633
-$383
-$133
$117
$367
Owner - Without Mortgage
Median Owner Shelter Cost for One
Person Households:
$517
-$392
-$142
$108
$358
$608
$858
$1,108
Sources: CMHC Info Portal, Bank of Canada
10
, Statistics Canada Catalogue no. 98-400-X2016228, Realtors Association of Lloydminster and District - Statistical Report
2017
____________
10
Interest rate used for calculating mortgage payments was the prime business rate (3.45%) plus 2%, taken at Jan 31
st
, 2018.
53 Lloydminster – Housing Needs Assessment
Table 35: Affordability Analysis for One-Census Family Couple Households Without Children or Other Persons, Lloydminster (2016 except where otherwise indicated)
Income Brackets:
Less
than
$10,000
$10,000
to
$39,999
$40,000
to
$49,999
$50,000
to
$59,999
$60,000
to
$69,999
$70,000
to
$99,999
$100,000
and Over
Number of Households:
10
170
115
175
200
635
1690
Income Midpoint:
$5,000
$25,000
$45,000
$55,000
$65,000
$85,000
$120,000
11
Affordable Shelter Cost:
$125
$625
$1,125
$1,375
$1,625
$2,125
$3,000
Costs
Renter
Costs:
Affordability Gap:
Median Renter Shelter Cost for
Couple Household Without Children:
$1,133
-$1,008
-$508
-$8
$242
$492
$992
$1,867
Median Primary Market Rent for 1
Bedroom (October 2016):
$895
-$770
-$270
$230
$480
$730
$1,230
$2,105
Owner - With Mortgage
Median Owner Shelter Cost for
Couple Household Without Children:
$1,836
-$1,711
-$1,211
-$711
-$461
-$211
$289
$1,164
House Mortgage Payment (Realtors
Average Price 2017):
$1,891
-$1,766
-$1,266
-$766
-$516
-$266
$234
$1,109
Single Detached Mortgage Payment
(Med. Owner Est. Value):
$1,961
-$1,836
-$1,336
-$836
-$586
-$336
$164
$1,039
Condo/2,3/4-Plex Mortgage Payment
(Realtors Average Price 2017):
$1,131
-$1,006
-$506
-$6
$244
$494
$994
$1,869
Apartment (<5 storeys) Mortgage
Payment (Med. Owner Est. Value):
$1,258
-$1,133
-$633
-$133
$117
$367
$867
$1,742
Owner - Without Mortgage
Median Owner Shelter Cost for
Couple Household Without Children:
$590
-$465
$35
$535
$785
$1,035
$1,535
$2,410
Sources: CMHC Info Portal, Bank of Canada
12
, Statistics Canada Catalogue no. 98-400-X2016228, Realtors Association of Lloydminster and District - Statistical Report
2017
____________
11
The category $100,000 and Over does not have a midpoint, $120,000 was chosen for illustrative purposes.
12
Interest rate used for calculating mortgage payments was the prime business rate (3.45%) plus 2%, taken at Jan 31
st
, 2018.
54 Lloydminster – Housing Needs Assessment
Table 36: Affordability Analysis for One-Census Couple Families with Children and No Other Persons, Lloydminster (2016 except where otherwise indicated)
Income Brackets:
Less
than
$10,000
$10,000
to
$39,999
$40,000
to
$49,999
$50,000
to
$59,999
$60,000
to
$79,999
$80,000
to
$99,999
$100,000
and Over
Number of Households:
30
100
90
100
345
535
2840
Income Midpoint:
$5,000
$25,000
$45,000
$55,000
$70,000
$90,000
$120,000
13
Affordable Shelter Cost:
$125
$625
$1,125
$1,375
$1,750
$2,250
$3,000
Costs
Renter
Costs:
Affordability Gap:
Median Renter Shelter Cost for
Couple Household with Children:
$1,206
-$1,081
-$581
-$81
$169
$544
$1,044
$1,794
Median Primary Market Rent for 2
Bedroom (October 2016):
$995
-$870
-$370
$130
$380
$755
$1,255
$2,005
Median Primary Market Rent for 3+
Bedroom (October 2016):
$1,150
-$1,025
-$525
-$25
$225
$600
$1,100
$1,850
Owner - With Mortgage
Median Owner Shelter Cost for
Couple Household with Children:
$2,051
-$1,926
-$1,426
-$926
-$676
-$301
$199
$949
House Mortgage Payment
(Realtors Average Price 2017):
$1,891
-$1,766
-$1,266
-$766
-$516
-$141
$359
$1,109
Single Detached Mortgage
Payment (Med. Owner Est. Value):
$1,961
-$1,836
-$1,336
-$836
-$586
-$211
$289
$1,039
Owner - Without Mortgage
Median Owner Shelter Cost for
Couple Household with Children:
$639
-$514
-$14
$486
$736
$1,111
$1,611
$2,361
Sources: CMHC Info Portal, Bank of Canada
14
, Statistics Canada Catalogue no. 98-400-X2016228, Realtors Association of Lloydminster and District - Statistical Report
2017
____________
13
The category $100,000 and Over does not have a midpoint, $120,000 was chosen for illustrative purposes.
14
Interest rate used for calculating mortgage payments was the prime business rate (3.45%) plus 2%, taken at Jan 31
st
, 2018.
55 Lloydminster – Housing Needs Assessment
Table 37: Affordability Assessment for Single Parent Households Without Other Persons, Lloydminster (2016 except were otherwise indicated)
Income Brackets:
Less
than
$10,000
$10,000
to
$39,999
$40,000
to
$49,999
$50,000
to
$59,999
$60,000
to
$79,999
$80,000
to
$99,999
$100,000
and Over
Number of Households:
55
375
140
110
160
135
200
Income Midpoint:
$5,000
$25,000
$45,000
$55,000
$70,000
$90,000
$120,000
15
Affordable Rent:
$125
$625
$1,125
$1,375
$1,750
$2,250
$3,000
Costs
Renter
Costs:
Affordability Gap:
Median Renter Shelter Cost for Single Parent
Households:
$1,065
-$940
-$440
$60
$310
$685
$1,185
$1,935
Median Primary Market Rent for 2 Bedroom
(October 2016):
$995
-$870
-$370
$130
$380
$755
$1,255
$2,005
Median Primary Market Rent for 3+ Bedroom
(October 2016):
$1,150
-$1,025
-$525
-$25
$225
$600
$1,100
$1,850
Owner - With Mortgage
Median Owner Shelter Cost for Single Parent
Households:
$1,734
-$1,609
-$1,109
-$609
-$359
$16
$516
$1,266
Condo/2,3/4-Plex Mortgage Payment
(Realtors Average Price 2017):
$1,131
-$1,006
-$506
-$6
$244
$619
$1,119
$1,869
Apartment (<5 storeys) Mortgage Payment
(Med. Owner Est. Value):
$1,258
-$1,133
-$633
-$133
$117
$492
$992
$1,742
House Mortgage Payment (Realtors Average
Price 2017):
$1,891
-$1,766
-$1,266
-$766
-$516
-$141
$359
$1,109
Single Detached Mortgage Payment (Med.
Owner Est. Value):
$1,961
-$1,836
-$1,336
-$836
-$586
-$211
$289
$1,039
Owner - Without Mortgage
Median Owner Shelter Cost for Single Parent
Households:
$594
-$469
$31
$531
$781
$1,156
$1,656
$2,406
Sources: CMHC Info Portal, Bank of Canada
16
, Statistics Canada Catalogue no. 98-400-X2016228, Realtors Association of Lloydminster and District - Statistical Report 2017
____________
15
The category $100,000 and Over does not have a midpoint, $120,000 was chosen for illustrative purposes.
16
Interest rate used for calculating mortgage payments was the prime business rate (3.45%) plus 2%, taken at Jan 31
st
, 2018.
56 Lloydminster – Housing Needs Assessment
The Lloydminster housing continuum offers residents a wide range of choice in terms of type, location,
and cost of living. From luxury single family homes, affordable starter homes, rental units to social
housing supports, several key players provide homes in the community. The following section
provides a snapshot of the current housing outlook in Lloydminster covering all areas of the housing
continuum.
Availability of services and choice in homes for residents with annual incomes of less than $50,000 is
limited in the City. In the Social Needs Assessment Survey recently conducted by the City,
approximately 13% of respondents indicated that they are impacted by the lack of access to affordable
housing in Lloydminster.
There are several social housing providers operating in Lloydminster providing a variety of services to
residents. From emergency shelters to home rental assistance programs to low-income rental units,
organizations are committed to doing as much as they can with very limited resources to aid in helping
residents. The following organizations provide shelter and low-income housing options in the city.
Table 38: Social Support Services Provided by Organization, Lloydminster
Organization
Shelter/Housing Service
Interval Home
21 Bed Emergency Shelter
5-unit second stage facility
Men’s Shelter
28 bed dormitory
Gibney House
8 Private rooms
Homes for All
Provides financial support to clients in
guaranteeing of income and premises to
landlords
Lloydminster Region Housing
Corporation
152 Self Contained Seniors Units
56 Family Units
Rent supplement to 36 clients
Saskatchewan Housing Authority
196 units
Lloydminster Métis Housing Group Inc.
127 units
Source: Social Support Service Providers
5 HOUSING SPECTRUM
5.1 SOCIAL HOUSING
57 Lloydminster – Housing Needs Assessment
Social housing providers in the City indicated that waiting lists for shelter beds and housing units have
either been consistent or have shortened since 2014. Waiting lists are either organized by housing
unit or priority need. All organizations indicated that they currently operate close to capacity or at
capacity. Over the last year, social housing providers indicated that there was a slight decrease in
social housing applications due to an increase in vacancies and decrease in rent following the
economic downturn experienced in Lloydminster. Housing availability has improved but affordability
remains an issue. Rent may be less expensive, but in many cases, is still unmanageable for those on
employment insurance or with low incomes and stable housing remains difficult to secure.
In addition to housing and shelter supports, social service organizations in the community also provide
meal services, seniors food hampers, family violence support, free childcare services, free clothing,
laundry services, job search application support, and mentoring support.
Social housing providers in the City identified that there remains a gap in shelter, housing, and services
available for specific demographics including:
Homeless individuals;
Youth;
Single women with or without children;
Single parent families;
Families with children;
Individuals living with disabilities or mental illness;
Seniors; and
Low to medium income earning households.
Social housing providers indicated several key challenges in providing services and housing to those
demographic groups. They identified difficulty operating under two different funding models provided
by the Governments of Alberta and Saskatchewan, which also have two different reporting
requirements. For example, since 2015, the Men’s Shelter occupancy rates have decreased which
has created issues in obtaining grants since certain funding streams require shelter occupancy of at
least 75%. The shelter now must rely on donations because they no longer qualify for grant funding
that they had before. Furthermore, social housing providers have found that governments are still
reluctant to approve funding for capital improvements.
Social housing providers indicated that applicants are experiencing difficulties in meeting application
requirements for market rental housing in terms of securing references and deposits. The lack of public
transportation in the city also makes it difficult for individuals and families without personal vehicles to
access services and limits housing options to only locations where they can be close to amenities.
Social housing providers in the city identified the following needs for improvement to better service
those demographic categories:
Establishment of a wet shelter with additional community support workers.
Provision of in home housing support services.
58 Lloydminster – Housing Needs Assessment
Provision of supportive housing for those with developmental disabilities, mental illnesses, and
the homeless population.
Establishment of a tenant advocacy group or support service to help people secure and keep
their homes.
Social housing providers indicated that for Lloydminster to successfully accommodate the housing
needs of all residents across the housing spectrum, housing providers need to come together and
work as one to help fill housing gaps, referencing housing authorities established in Medicine Hat and
Red Deer. Furthermore, social housing providers believe that supportive housing models should be
spread throughout the city to ensure vulnerable populations can access essential services and to
enable neighbours to understand and support one another.
Hotels have played an integral role in the housing spectrum in Lloydminster in recent years due to low
supply and high demand for both rental and market residential properties. There are currently 14
hotels operating in Lloydminster, totalling approximately 1,500 rooms available for short term stay
accommodations. At the peak of demand, it was common for hotels in the City to be consistently sold
out. The hotel industry was largely supported by contract workers staying in the city on typically two-
week rotations, with some staying in hotels for up to six months. Now with the high vacancy of rental
units in the City, companies have also turned to that market to fill needs when workers have to stay
for longer periods of time where previously they couldn’t find rental units, so hotels were the only
option.
In the last two years there have been four new hotels developed and additions completed to some
existing hotels, totalling a 30% increase in hotel room availability. By the end of 2017, another 200
rooms were expected to available through new hotel developments.
Due to the largely transient tendencies of the Lloydminster population, rental properties have
historically held a substantial portion of demand in the market. Approximately one third of the City’s
population resides in market rental accommodation. Both private landlords and commercial rental
agencies manage and provide rental properties in the city. Vacant properties range from bachelor
suites to multi-bedroom homes, covering a large spectrum of need in terms of household size.
Fluctuations in rental unit demand are common in Lloydminster. Demand for accommodation having
most recently peaked in 2007-2008, availability was strained and as a result rent increased
substantially. Long waiting lists for rental units accelerated plans for residential development across
5.2 SINGLE ROOM OCCUPANCY
5.3 RENTAL HOUSING
59 Lloydminster – Housing Needs Assessment
the City. Several new apartment and townhouse style rental properties were developed in the City to
address demand strains, adding to the already existing rental stock which varies in degree of quality.
Since that period, demand has slowed and vacancy in rental units has increased substantially
however, rent has not seen a decrease in accordance with the slow down.
There are many challenges that prospective rental housing users face in Lloydminster. In many cases,
household income is not sufficient to allow a person or families to qualify as a renter thus increasing
demand for affordable social housing. Household income must also be sufficient enough to afford
appropriate housing for individuals or families in terms of square footage and number of bedrooms.
Location is one of the most important deciding factors for Lloydminster residents looking for rental
housing. Because there are no transit services in the city, residents are limited to active modes of
transportation or personal vehicle or taxi to get to and from their destinations. Especially for those
without personal vehicles, locating their home near amenities such as grocery stores and their place
of employment is of utmost importance. Finding reputable references and securing the money for
damage deposits can be almost impossible if prospective renters are in the process of securing
employment, just relocating to the City, or attempting to move up the housing spectrum.
The gap between social housing and market rental housing poses many challenges. A portion of
Lloydminster’s population fits into neither of those housing categories and thus has difficulties securing
appropriate housing. Residents looking to rent in the City are often receiving Employment Insurance
benefits, long term disability insurance, looking to move out of shelters, or are new to the country.
Often, it is these demographics that do not qualify as tenants and are refused by landlords. Support
is needed to support resident’s transition from social housing to being able to qualify as a market rental
tenant.
The City of Lloydminster began servicing land for residential development in the mid 1970’s, utilizing
the large land base the City has in possession. With the City being a major residential land developer,
growth has historically been dictated by the supply of serviced land ready for homes to be built upon.
The 1980’s brought an economic downturn that slowed development and motivation to expand the
city. Most recently in 2008, demand for residential lots grew to a point where it had outpaced supply.
The City has been faced with both shortages and surpluses in serviced land availability in recent times.
Focused on a plan to grow to a population of 60,000, the previous City Council was motivated to work
with developers to ensure the development timeline was aligned with population growth and housing
demand.
Over time, success has been shown in providing affordable lots, something which both the City and
private developers work together to provide, and to ensure them market is not over saturated. The
challenge that the City faces now is how to develop at a rate that is sustainable over a long period of
time.
5.4 MARKET HOUSING
60 Lloydminster – Housing Needs Assessment
Two private land developers operate in conjunction with the City. Unlike the City, these developers
can react quickly to fluctuations in the market and understand the exact product type that consumers
demand at any given time. This is crucial because market family housing largely takes care of itself
in terms of sales; it’s just a matter of reacting to demand at the right time while developing in small
phases and targeting specific buyer price points. However, private land developers face challenges
in timing development applications to the City to allow for construction to take place at the right time
to align with market demand.
In the last year, demand for development and building permits did increase but there was a decrease
in land sales following a slow recovery following the economic downturn experienced by the city.
Recently, many construction companies in the city diversified to provide both residential and
commercial construction services to enable them to work through the recession. Some home builders
in the city indicated that there is no incentive to develop affordable residential units due to barriers to
accessing provincial or federal grants for low income or special needs residential developments.
61 Lloydminster – Housing Needs Assessment
There are a number of social housing providers operating in Lloydminster providing a variety of support
services to residents. From emergency shelters to home rental assistance programs to low-income
rental units, organizations are committed to doing as much as they can with very limited resources to
aid in helping residents. In addition to providing shelter, these organizations offer a variety of
programming to support clients in their day to day lives. The following section provides an overview
of current initiatives underway by social services pertaining to shelter and housing in Lloydminster.
Table 39: Social Support Services and Programs provided by Organizations
Organization
Number of Units
Other Services Offered
The Olive Tree
N/A
Serving 7 hot meals a week to those in need
Supplying youth with winter boots and jackets
Supporting school breakfast and lunch
programs
Interval Home
21 bed emergency Shelter
5-unit second stage facility
Providing emergency shelter/transitional
housing/supportive housing
Promoting safety and support for individuals
regarding issues of family violence and
homelessness
Providing Family Violence Outreach Program,
Community Youth Centre, Community
Engagement Program & Second-Hand Store
A new planned shelter will increase capacity to
34-48 beds and the second stage units from to
12 units.
Men’s Shelter*
28 bed dormitory
Providing three meals a day
Laundry & cleaning services
Free clothing
Storage area
Job counselling
Gibney House*
8 Private rooms
Second stage housing for employed men
Homes for All
N/A
Provides support to clients in guaranteeing
income and premises to landlords
Lloydminster
Region Housing
Corporation
152 self-contained senior’s units
56 family units
Rent supplement to 36 clients
Provides low income affordable housing units
Saskatchewan
Housing Authority
196 units
Provides low income affordable housing units
Lloydminster
Métis Housing
Group Inc.
127 units
Provides affordable and well maintained homes
for Métis people
6 SOCIAL SUPPORT SERVICES
62 Lloydminster – Housing Needs Assessment
*Managed by the Lloydminster Social Action Coalition Society
Consistent funding for these services is an issue for many of the organizations providing support to
individuals in Lloydminster. There are different social assistance funding models provided by the
Governments of Alberta and Saskatchewan that also have different reporting requirements.
Government funding is also often dependent on the strength of the local economy, thus adding another
level of instability.
In the past, high demand for shelter beds and limited availability was a major obstacle, however in
recent times demand for shelter beds has eased up. This change in demand patterns has
unfortunately created issues in organizations abilities to obtain funding due to required occupancy
rates not being met for funding applications.
There are a number of gaps in social housing programming and services that need to be filled.
Housing and emergency shelters for youth, single women with or without children, families with
children, individuals living with disabilities or mental illness, seniors and low to medium income
households are limited.
The Lloydminster Social Action Coalition Society conducts annual “point in time” counts of those that
are homeless living in the city. Point in time counts give a snapshot of the homeless population on
that given day. Point in time surveys conducted in 2013 and 2015 asked respondents what their
current housing situation was, if they had children aged 16 years or under living with them, as well as
age and ethnicity. A point in time survey was conducted in 2017, however the data was not readily
available to be included in this analysis. For the purposes of the Housing Needs Assessment, data
from 2013 and 2015 surveys are included for reference.
There are a number of factors that influenced the results of the point in time counts in 2013 and 2015.
All responses were self-reported by the individuals themselves and it is recognized that the count did
not cover all individuals who may be considered homeless in the city. The results of the point in time
count are underrepresented due to missing data from one of the shelters, staff not being able to
administer the survey, and individuals simply wanting to remain anonymous. The following graphs
outline results from the point in time counts in 2013 and 2015.
6.1 HOMELESSNESS COUNT
63 Lloydminster – Housing Needs Assessment
Figure 39: Lloydminster Homeless Count by Location 2013 & 2015
Source: Lloydminster Social Action Coalition Society
Between 2013 and 2015, the number of individuals that indicated that they lived on the street, in an
overcrowded home, were couch surfing between different homes, or were at risk of having to vacate
their current housing increased. Use of emergency shelters by individuals decreased by almost 50%
between 2013 and 2015.
Figure 40: Lloydminster Homeless Count by Age
Source: Lloydminster Social Action Coalition Society
In both 2013 and 2015, the greatest number of responses in the point and time count came from
individuals in the 31-54-year range. In 2015, zero individuals were counted in the youth category (age
0-16). This could have been due to the fact that youth counted in 2013 may have moved on from the
Youth Centre program or were missed in the 2015 count.
32
20
28
57
25
36
40
52
32
45
Street Overcrowded Couch Surfing Emergency Selters At Risk
2013 2015
42
32
73
13
2
0
32
81
10
2
0-16 17-30 31-54 55-64 65+
2013 2015
64 Lloydminster – Housing Needs Assessment
Figure 41: Lloydminster Homeless Count by Gender
Source: Lloydminster Social Action Coalition Society
The majority of individuals in the point in time count in 2013 and 2015 were male, almost doubling the
number of females counted. There was only a slight increase in the number of individuals counted
between 2013 and 2015.
Figure 42: Lloydminster Homeless Count by Ethnicity
Source: Lloydminster Social Action Coalition Society
In both 2013 and 2015, the majority of individuals in the point in time count identified as being
Aboriginal. The number of individuals that identified as being Aboriginal decreased between the two
years while the number of those identifying as Caucasian increased slightly.
84
85
35
41
2013 2015
Female
Male
82
59
61
71
5
7
2013 2015
Other/Unknown
Caucasian
Aboriginal
65 Lloydminster – Housing Needs Assessment
There are many methods municipalities employ to allow for the effective provision of social and
affordable housing. The City of Lloydminster currently utilizes the following mechanisms to manage
residential land and development:
LAND BANKING
The City of Lloydminster’s Land Division develops residential, commercial and industrial lots to be sold
to developers, home builders, and individuals. The current process for land development in the City
evolves over a number of stages typically taking place over four years from planning to underground
servicing, to road development and finally lot sales. Private developers operating in the City have a
strong relationship with the Land Division and purchase parcels serviced by the city through a lot draw
process. Individuals looking to build a home also have the opportunity to purchase residential lots
directly from the Land Division.
The Land Division has an opportunity to service land and sell parcels specifically for the purpose of
selling to organizations to develop affordable housing. The Land Division could also lease or sell
parcels to a developer or non-profit organization below market value for the purpose of constructing
affordable housing units or price restricted housing.
MAINTENANCE BYLAW
The City of Lloydminster Bylaw No. 3-83 Maintenance and Occupancy of Property outlines
requirements for structure quality, property maintenance and appearance, and processes for
demolition. This bylaw ensures that residential properties in the City maintain a high level of
attractiveness and appeal as well as maintaining value of properties.
SECONDARY SUITES
The 2016 City of Lloydminster Zoning Bylaw includes provisions for secondary suites, garden suites
and garage suites as discretionary uses in single detached residential zones (R1), semi-detached
residential zones (R2), and single detached residential lane zones (R1L). Policies for secondary suites
provide developers and residents with additional options in providing affordable housing options in the
City.
GRANTS (CHIP PROGRAM)
The City of Lloydminster, in partnership with community businesses and organizations, operates the
Community Housing Initiative Program (CHIP) that provides homeownership opportunities through
creative community collaboration. The program requires that applicants meet criteria pertaining to
7 EXPLORING STRATEGIES AND
POLICY SHIFTS
7.1 PLANNING POLICIES IMPACTING HOUSING
DELIVERY
66 Lloydminster – Housing Needs Assessment
age, financial need, income, and employment stability. Priority is given to applicants who have
invested volunteer time in community organizations and are committed to making Lloydminster a better
place to live and work. Successful applicants are required to contribute a down payment of $2,500
and live on the property for a minimum of 5 years. Grant programs such as these allow residents to
secure consistent, safe, and affordable housing.
HOUSING AUTHORITY
The Lloydminster Housing Authority (Saskatchewan) and Lloydminster Region Housing Group
(Alberta Social Housing) operate within Lloydminster. Both organizations provide safe, affordable
housing for low income seniors and families.
In addition to the methods currently employed by the City, the following tools are also utilized by
municipalities to direct housing development:
DEVELOPMENT FEE, TAX & REGULATION REDUCTIONS
A municipality has many mechanisms available which can directly impact the feasibility of developing
affordable housing units. Development permit applications, particularly if they require rezoning or OCP
amendments, can be expensive and time consuming. Developers or non-profits must pay for
inspection fees and in some communities, Development Cost Charges. A municipality can waive
these fees to help encourage project realization. It is also possible for a municipality to reduce or
waive property tax on affordable housing units, allowing the organization managing them to lower
rental rates. Finally, many communities relax parking requirements for affordable housing projects to
reduce barriers and make projects more effective and financially viable.
RESALE PRICE RESTRICTIONS
Resale price restrictions are created to reduce the price of homes for buyers. They are sold below
market value and a covenant is placed on the title that requires the home to be resold at a specified
percentage less than the appraised market value of the home. A developer could be incentivized to
build price restricted housing as part of a new development if there was a land donation, grant, or an
agreement related to permitting a large development area (also known as Phase Development
Agreements, or Comprehensive Development Agreements).
DEMOLITION CONTROL
Residential properties can be protected from being demolished by requiring City permit approval.
Demolition Control permits aim to protect the integrity of residential neighbourhoods through
preventing the loss of housing stock and limiting vacant parcels. The permit can also require that
parcels retain existing residential units until a new development is approved.
STRATA CONVERSIONS
Strata conversion controls are put in place to restrict the conversion of apartment buildings into
privately-owned condominium units. Often a local government will tie this policy to the vacancy rate.
If the rate drops below a certain level, no conversions will be permitted. If Lloydminster starts seeing
7.2 KEY INSTRUMENTS WITH STRATEGIC INTENT
67 Lloydminster – Housing Needs Assessment
applications to convert apartment buildings into strata units, this tool may be useful to help maintain
rental housing stock.
RENT BANK
A rent bank allows low income employed earners to obtain a low interest or no interest loan in a time
of emergency or crisis to ensure they are able to pay rent. It is meant to act as an alternative to the
high interest rates of money lending stores that trap people in a cycle of debt. Many municipalities
support rent banks that are run through non-profit agencies.
DENSITY BONUS
Density bonusing is a practice where municipalities specify certain maximum densities in a Zoning
Bylaw but allow higher densities if a development includes a proportion of affordable housing units.
This tool often works best where there is demand for high density housing, or a rapidly growing
population.
INCLUSIONARY ZONING
Inclusionary zoning is a tool that requires applicants to contribute towards affordable housing as part
of a rezoning application. Inclusionary zoning is often set out as an OCP policy for rezoning rather
than a specific zone regulation. A local government can specify a percentage of the developed units
to be affordable or developers can provide cash, or land, in lieu of affordable housing units.
68 Lloydminster – Housing Needs Assessment
As part of the Housing Needs Assessment process the Team embarked on a spatial analysis effort to
geographically reflect the Lloydminster Housing context and developed a user-friendly web-portal with
selected data fields to view and or query the spatial distribution in respect of market and non-market
housing referenced as different dwelling types and land use categories.
The portal link and login details are:
http://urbansystems.maps.arcgis.com/apps/webappviewer/index.html?id=56cbdc9130014aeda98
5071b824941c9
Username: client_lloyd1
Password: #House8data
It is evident from the map below that the social service agencies currently active in Lloydminster are
predominantly located in and around the Downtown core. These support services and programs
include employment and skills development centres, soup-kitchens, food banks, homelessness
shelters, counselling, and provision of transition housing. Considering that most social housing options
(non-market) within the City are located outside the downtown core and support services and
programs are primarily offered within the downtown core, accessibility to those services can be a
challenge. It is recommended that the City reviews its strategic intent to stimulate and promote transit
orientated neighbourhoods and approve non-market housing development schemes within the
downtown, complementing the existing social service network.
8 SPATIAL ANALYSIS
8.1 SOCIAL SUPPORT SERVICES
69 Lloydminster – Housing Needs Assessment
Figure 43: Social Service Agencies, Lloydminster (2017)
Considering the distribution of current and future planned housing stock throughout Lloydminster, it is
evident in the table and maps below that an imbalance exists between the different residential dwelling
types. Single-detached residential by far exceeds the overall housing stock that is dispersed widely
across the City, however most prominent in the south-east and western sector. Although small
pockets of vacant residential land parcels are available throughout the City, larger under-developed
lands are only available in the south. (refer to neighbourhood master plans). Comparing the
distribution and dwelling type ratio, it is recommended that the City reviews its zoning bylaws to
promote infill densification to cater for different housing typologies at different cost ratios.
The following graph and figure outlines the number of hectares of residential land that are currently
active (developed) and vacant in Lloydminster.
8.2 RESIDENTIAL DISTRIBUTION BY DWELLING TYPE
70 Lloydminster – Housing Needs Assessment
Figure 44: Occupancy Status of Land, Lloydminster (2017)
Figure 45: Residential Land Use Overview (Hectares), Lloydminster (2016)
56.2
13.7
78.7
10.2
18.2
486.8
8.3
0.3
44.7
0.8
0.1
47.9
Medium Density
Residential
Mobile Home
Residential
Residential
Reserve
Row House
Residential
Semi-detached
Residential
Single-detached
Residential
Active Vacant
71 Lloydminster – Housing Needs Assessment
The majority of active residential land use in Lloydminster is attributed to single-detached residential
zones (72%).
Table 40: Residential Land Use Analysis in Relation to Active Parcels
Active
Active
Hectares
Percent of
Total Active
Hectares
Active
Units
Percent of Total
Active Units
Medium Density
Residential
56.21
8%
758
8.5%
Mobile Home Residential
13.71
2%
31
0.3%
Residential Reserve
78.67
12%
102
1.1%
Row House Residential
10.20
2%
226
2.5%
Semi-detached Residential
18.15
3%
361
4.0%
Single-detached
Residential
486.84
73%
7442
83.4%
Total
663.79
8920
The highest percentage of vacant residential land use in Lloydminster is also attributed to single-
detached residential (47%) and residential reserve land (44%).
Table 41: Residential Land Use Analysis in Relation to Vacant Parcels
Vacant
Vacant
Hectares
Percent of
Vacant
Hectares
Vacant Units
Percent of
Vacant Units
Medium Density
Residential
8.28
8.1%
18
7.7%
Mobile Home Residential
0.26
0.3%
1
0.4%
Residential Reserve
44.75
43.8%
17
7.3%
Row House Residential
0.75
0.7%
7
3.0%
Semi-detached
Residential
0.12
0.1%
3
1.3%
Single-detached
Residential
47.93
46.9%
187
80.3%
Total
102.08
233
72 Lloydminster – Housing Needs Assessment
The following figure illustrates the scale of each housing type in relation to each other and location.
Figure 46: Housing Zones (as per 2017 tax assessment), Lloydminster (2017)
The draft 2016 City of Lloydminster Zoning Bylaw specifies the following maximum density levels for
residential developments, classified by dwelling type.
Table 42: Residential Density by Dwelling Type, Lloydminster (2016)
Type of Dwelling
Maximum Residential Density
Single Detached
Low
Semi/Duplex
Low
Row/Townhouse
Low to Medium – 50 Dwellings/Hectare
Apartment
Medium – 150 Dwellings/Hectare
Multiple Unit Dwellings
High – 225 dwellings/Hectare
There is a direct correlation between parcel size, dwelling type and assessed value, which is evident
in the Lloydminster as illustrated in the map below. The assessed values range from $100,000 to
$5,000,000+ and are evenly distributed throughout the City. Considering that average single-detached
8.3 PROPERTY VALUE DISTRIBUTION
73 Lloydminster – Housing Needs Assessment
residential housing assessed values range between $300,000 and $400,000, it is evident to be in the
southern quadrant, with semi-detached and medium density housing spread along the main transport
corridors and neighbourhood closer to Downtown. Of note, is the healthy housing value mix evident
in the Saskatchewan neighbourhoods.
Figure 47: Assessed Value (as per 2017 tax assessment), Lloydminster (2017)
74 Lloydminster – Housing Needs Assessment
The report prepared by Matrix Planning and G.T. Hofmann & Associates, 2006 examined housing
needs in the community as well as measures to increase the supply of affordable housing in both the
short-term and over the longer term. The report looked at both the need for non-market housing as
well as the range of potential affordable rental and ownership options available for households with
lower income including low wage earners. In comparison to the 2006 report, this needs assessment
report made the following observations:
TENURE MIX
Lloydminster has a larger proportion of rental housing stock when compared to other communities. At
the time of the 2006 Census, Lloydminster had a tenure mix of 60% ownership and 40% rental. At the
time of the 2016 Census, this mix had increased to 71% ownership and 29% rental – more in alignment
with the rates reported regionally and locally.
DWELLING MIX
The report also noted that there has typically been a shortage of newer multi-family dwelling units. At
the time of the 2006 Needs Assessment Report, approximately 22% of all units in Lloydminster were
apartment units while approximately 64% of the stock was single detached family housing. In 2016,
approximately 18% of the housing stock in the Lloydminster CA was apartment stock while 66% of the
stock continued to be single detached family housing stock.
HOUSING STARTS
The 2006 Study reported that the number of housing starts in the Lloydminster CA continued to
increase as there were 1,725 dwelling units added between 2006 and 2011. As reported by CMHC,
there were 2,406 dwelling units added between 2011 and 2016.
AGE OF THE HOUSING STOCK
As reported in 2006 study, the housing stock in Lloydminster is newer with more than half of all dwelling
units having been built since 1981. The 2016 census indicated that approximately 40% of dwellings
in Lloydminster had been constructed between 2001 and 2016 and that the Lloyd-AB dwellings are
slightly newer than dwellings in Lloyd-SK.
PRICE
As reported in the 2006 study, the average housing price for a single detached unit in Lloydminster
was $144,064. According to the Realtors Association of Lloydminster and District Statistical Report of
2017, the average house sales value was $345,838.
INCREASE IN HOUSING PRICES
Between 2001 and 2004 the selling price for duplex and row house units in Lloydminster increased by
approximately 18% going from $108,862 to $128,098. At the same time, the price for apartment
9 HOUSING OBSERVATIONS
9.1 PREVIOUS STUDY ANALYSIS
75 Lloydminster – Housing Needs Assessment
condominium stock increased by 63% from $73,825 in 2001 to $120,395. According to the Realtors
Association of Lloydminster and District Statistical Report of 2017, the average selling price for an
apartment condo unit is approximately $206,917.
VACANCY RATES
The vacancy rate in Lloydminster in 2004 was extremely low at 0.1% when compared to other
communities. The report also observes that vacancy in Lloydminster is cyclical in nature and is largely
tied to market demand. The report by Matrix Planning and Hofmann & Associates also observes that
the market typically moves into balance as the inventory of stock is absorbed by on-going demand
from the community. Since 2012 the vacancy rate rose to 14% in 2015, to 26% in 2016, falling to 18%
in October of 2017. While the rate has come down since 2016, 18% remains far higher than the rates
lower than 1% seen between 2000 and 2008.
HOUSING FOR VULNERABLE FAMILIES AND INDIVIDUALS
The report observed that housing for low income and vulnerable families and individuals including
seniors and those with special housing needs accounts for approximately 9% of the existing stock. At
the same time the report observed that there is limited information available about the full extent of the
needs in the community.
FUTURE DEVELOPMENT
The report noted that there are approximately 1,852 multi-unit dwellings planned in future development
areas. The report also notes that one of the challenges that the community faces is the speed with
which services land can be brought on stream.
Regardless of the level of growth forecasted for Lloydminster, the following needs have been identified
along the Housing Continuum:
Shelters and Transitional Housing
o Expanded shelter for both men and woman;
o Second stage Housing for woman and children;
o Transitional housing for young adults is needed
Non-Market Rental Housing
o Improved access to rent supplements
o Dedicated supportive housing for people with disabilities and student housing
o Single point of data and housing registry
Market Rental Housing
o Purpose build rental accommodation for single maintainer families
o Incentivize legal secondary suites
o Outreach worker to assist workers finding accommodation
o Workforce housing – short stay / hostel type market and or temporary housing
9.2 KEY HOUSING NEEDS
76 Lloydminster – Housing Needs Assessment
Market Ownership Housing
o Serviced land to facilitate ground orientated low-rise multi-family or apartment residential
development
Other Related Housing
o Retrofitting for older buildings
o Senior housing linked to program awareness – this includes Senior Home Owner Grants,
Housing Adaptation for Independence
77 Lloydminster – Housing Needs Assessment
The framework for action is a broad overview and should not be seen as a detail list of activities, but
rather as themes to be further explored as part of future planning and housing development initiatives.
The framework also reflects on the data research and community input received and puts forward
amongst other a schedule and series of actions to be considered addressing the challenges/issues as
outlined in the report pertaining to the specific housing needs and the affordability gaps.
The single most pressing challenge facing the Lloydminster housing sector is the inadequate supply
of affordable social housing. The City has a vital role to play in facilitating such new development. It
has become evident that City needs to make affordable housing a clear Council priority. This means:
Encouraging affordable housing for low-to-moderate income households to be provided in
Downtown as well as across selective neighbourhoods of the city, as an integral part of complete
communities;
Systematically identifying and prioritizing opportunities to integrate affordable housing into City
initiatives;
Utilizing all appropriate municipal tools to enable affordable housing development and support
affordable housing providers;
Proactively considering how City policies and decisions may affect affordable housing supply or
delivery, mitigating negative impacts where necessary;
Collaborate with other orders of government to ensure that affordable housing policies and
programs meet the needs of Lloydminster; and
Using new design approaches seeking out creative solutions through collaboration with private
sector developers experienced in service delivery.
Throughout the assessment process, common themes were noted as possible strategic areas of
intervention for Lloydminster to consider going forward in the preparation of a Housing Strategy:
CITY PROCESS & POLICY DIRECTIVES
New legislation, regulation, and policy currently under review i.e. National Housing Strategy may
fundamentally redefine how affordable housing is delivered across Canada. The ongoing review of
provincial regulations will encompass many aspects of housing delivery, which the City needs to
consider as part of its strategic intent. The City will meaningfully engage with the housing sector,
10 FRAMEWORK FOR ACTION
10.1 STRATEGIC INTENT
10.2 STRATEGIC THEMES
78 Lloydminster – Housing Needs Assessment
better understand the housing context and development opportunities, and work collaboratively to
guide and direct projects to achieve desired housing objectives such as:
Streamline regulatory process and empower communities
Update Land Inventory and incorporate Community Land Assets (including Faith-based
Organizations)
Repurpose non-core City land to spur affordable housing through land readjustment and pooling
Update and or align policy directives considering alternative incentive schemes to stimulate and
promote housing affordability
Develop a site selection policy to guide development of affordable rental housing
Develop Comprehensive Housing Strategy linked to Implementation Plan
Investigate appropriate housing delivery model i.e. Housing Corporation
Investigate Community Housing Fund dedicated to providing financial support to the housing
sector
LEVERAGE CITY LAND THROUGH PARTNERSHIPS
Cross-sector collaboration is essential building stronger partnerships, as well as understanding the
gaps and bottlenecks in the housing system. The City is best positioned and has a unique opportunity
to support affordable housing through land transactions, maximizing the social benefits and
strategically selecting the right sites for the best projects. The City to consider amongst others the
following initiatives:
Initiate Developers Think-Tank (Partnership Model – MOU)
Strengthen existing and promote new Partnership arrangements (this could Faith Based
Organizations)
Develop Utilization Model, maximize use of existing serviced lands including under-utilized City
lands
REGENERATION THROUGH NEW HOUSING APPROACHES
The City to consider a long-term regeneration strategy, leveraging provincial dollars dedicated to the
current housing support system, relying on development expertise to guide strategic decision around
reinvestment, redevelopment, or disposal and replacement of units. New developments will contribute
to a mixed-income portfolio to maximize socio-economic integration for tenants while eliminating the
need for ongoing operating subsidies.
Conceptualize Design-Flexibility and showcase Design-to-Value, considering density & diversity
Explore opportunities to renew & expand existing stock
City to identify, acquire and facilitate special needs housing (especially senior housing) with
regards to affordable ownership and rental
Initiate Urban Housing Renewal Strategy
COMMUNITY BUILDING
Create opportunity for diverse mixed-income housing – this could include infill housing and
density bonusing
Create opportunity for new affordable housing and encourage transit orientated mixed-income
housing in Downtown
79 Lloydminster – Housing Needs Assessment
Create opportunity for higher density housing along corridors and promote transit orientated
network in support thereof
Review contribution fees/off-site levies for all new affordable housing
Ensure affordable housing is integrated into all new projects and neighbourhood developments
Implementation of the Strategy Themes must be flexible, reflecting the evolving housing market
conditions within Lloydminster, as well as shifting federal and provincial policy contexts and funding
streams. Finally, this Housing Needs Assessment could be further supported by a strategic planning
exercises, such as developing a Housing Strategy or Action Plan.
Stakeholder Engagement Plan
APPENDIX A
ENGAGEMENT STRATEGY
FOR DISCUSSION PURPOSES
City of Lloydminster – Housing Needs Assessment
September 21, 2016
2319.0016.01
204 220 3rd Avenue South
Saskatoon, SK S7K 1M1 | T: 306.955.6666
Contact: Henri Cullinan
T: 306-955-6666 ext. 1292
F: 403-291-1374
urbansystems.ca
This report is prepared for the sole use of the City of Lloydminster. No representations of any kind
are made by Urban Systems Ltd. or its employees to any party with whom Urban Systems Ltd. does
not have a contract. Copyright 2016.
1
1 PURPOSE & ENGAGEMENT OBJECTIVES .......................................... 2
2 COMMUNITY ENGAGEMENT OBJECTIVE ........................................... 2
3 STAKEHOLDERS ................................................................................... 2
4 APPROACH ............................................................................................ 3
5 AUDIENCES............................................................................................ 4
6 KEY MESSAGING & PROTOCOLS ........................................................ 4
7 STRATEGY AND TOOLS ....................................................................... 5
8 TIMELINES AND FEEDBACK ................................................................. 5
TABLE OF CONTENTS
2
The purpose of this Engagement Strategy associated with the Housing Needs Assessment is to
communicate with community members at large and stakeholders to establish a baseline
understanding of the current housing state in Lloydminster and understand housing needs from their
perspectives. The ultimate goal is to develop a flexible approach to engage community and
stakeholder members of Lloydminster, with the following objectives being premised on the principles
to engage, communicate and disseminate the process, structure and strategy:
• Facilitate deliberatively public dialogue on issues of public concern actively invite
community participation (raise the profile);
• Strengthen collaboration with community housing partners in community based research;
• Develop an effective approach to communication and collaboration, with particular focus
on digital and social media communications; and
• Collaboratively create and share stories in a cohesive, holistic and inspiring manner.
The objective of this Strategy is to ensure community members are informed of the project process,
have the opportunity to learn about the current state of housing in the community, and have an
opportunity to provide feedback on local needs and priority issues.
The primary goals for the Housing Needs Assessment include:
• Establishing a thorough understanding of housing needs and developing updated
information on existing and emerging housing needs and priority housing issues in
Lloydminster;
• Examining the diverse existing housing stock, identify the gaps and factors causing them
through analysis of newly collected and existing data; and
• Prioritizing areas of significant need and providing direction for development of strategy
housing policy with an emphasis on a variety of market and non-market affordable
housing.
1 PURPOSE & ENGAGEMENT
OBJECTIVES
2 COMMUNITY ENGAGEMENT
OBJECTIVE
3 STAKEHOLDERS
3
The main spokespeople for the Housing Needs Assessment will be Patrick Lancaster (General
Manager, Family and Community Support Services). The following stakeholder groups have been
identified as those initial housing actors/agents with significant interest and influence on the outcome
of this process, with inclusion of other stakeholders from time to time:
• Realtors Association of Lloydminster & District
• Lloydminster Regional Housing Group
• Lloydminster Housing Authority SK
• Lloydminster Social Action & Coalition Society
• Lloydminster Metis Housing Group Inc.
• Lloydminster Interval Home
• Habitat for Humanity Lloydminster “On the Border”
The engagement strategy considers approaches for different stakeholders actively providing services
within different segments of the community along the housing spectrum as outlined below:
• Home Ownership
• Affordable Home
• Rental Housing
• Affordable Rental Housing
• Social Housing
• Supportive Housing
• Transitional Housing
• Emergency Shelter
• Seasonal Shelter
4 APPROACH
4
The audience for communication beyond the stakeholder groups regarding the Housing Needs
Assessment includes the entire community of Lloydminster.
In communicating with community members, the City should consider the Spectrum of Public
Participation. The level of participation desired will influence the form of engagement and the specific
steps taken to implement the Community Engagement Strategy. Based on discussions with Patrick,
we suggest aiming for the ‘consult’ level of participation through this engagement strategy.
At the ‘consult’ level of participation, the objective is to keep the community informed of the project
and listen to and acknowledge concerns that the public may have in regards to housing.
Tools specific to the ‘consult’ level of participation include:
• Opportunities for public comment;
• Focus groups;
• Surveys; and
• Public meetings/Open Houses.
Key messages are not the only messages that will be conveyed, but they are the ones that will be
conveyed consistently and frequently throughout the engagement process. Examples of key
messages are set out below:
• The City is undertaking a Housing Needs Assessment to understand the current state of
housing in Lloydminster and determine housing needs and priorities
• Input from community members is important because their personal experiences and
needs provide support to data in regards to housing
• Etc.
5 AUDIENCES
6 KEY MESSAGING & PROTOCOLS
5
There are a number of methods the City can use to disseminate and communicate with community
members on issues related to the Housing Needs Assessment. It is recommended that the City strive
to keep open lines of communication and use a combination of tools in coordination with each other.
These could include several of the following options:
• “Highlights” or project stage reporting sent by the City in email campaign forma regarding
progress and summary findings, as well as next steps. This will be the source of the current
housing needs assessment news;
• Housing Blog to share stories during the engagement process and afterwards – share the
“wins”;
• http://www.lloydminster.ca/ regular updates and project highlights will be shared – this to
be onwards;
• Housing Coalition, the representatives will serve platform and act as communication
channels with the broader Lloydminster housing partners;
• Events Calendar – will also be available on the website and emailed to the Coalition;
• Facebook/Twitter – offers real-time housing matters news; and
• Infographics – provides an overview and summary findings for easy read.
It is essential to provide feedback and reports on community engagement activities and any associated
outcomes based on the participation process. This is to ensure the communities’ ongoing interest,
trust and involvement with the needs assessment or any future engagement activities. The strategy
will also be review on a regular basis through feedback evaluation and reporting, as well as to maintain
overall City Wide Communications Protocols.
It is best to avoid community engagement activities that coincide with key community events, public
and school holidays, religious festival and other major events. Budget considerations may be required
in addition to the current scope of work associated with the needs assessment, however will be
monitored and assessment during the process and considered against the potential impacts –
providing greater level of credibility and confidence with community and stakeholders.
7 STRATEGY AND TOOLS
8 TIMELINES AND FEEDBACK
Stakeholder List
APPENDIX B
City of Lloydminster
Housing Needs Assessment
Housing Stakeholders List
Housing Spectrum Housing Type
Representative Title Physical Address Telephone Email Website
1 City of Lloydminster Service lands insupport of Market Housing Market Housing Home Ownership Patrick Lancaster
General Manager
Family and
Community Support
Services
2nd Level, RCMP Detachment 780 874 3710 ex 2909 plancaster@lloydminster.ca
http://www.lloydminster.
ca/
2
Realtors Association of Lloydminster
& District
Non-profit organization representing real
estate agents
Market Housing Home Ownership Eileen Rohs
Executive Officer
(CRAE)
#203, 5009 48th Street
Lloydminster, Alberta
T9V 0H7
780-875-6939 lloydre[email protected]
http://rald.realtyserver.c
om/
3
Lloydminster Regional Housing
Group
Subsidized housing for low income
seniors and families.
Non-market Housing Affordable Rental Housing Russ Klassen General Manager
4419 - 52 Avenue,
Lloydminster, Alberta, T9V
0Y8
780-875-9131
4 Lloydminster Housing Authority SK
Social/affordable Housing for Non profit
organizations
Non-market Housing Social Housing
Tammy Stanford
Nadine Graham
#617, 4510-49th Ave.,
Lloydminster, SK, S9V 1G4
306-825-5376
lloydhousing@sasktel.net
ngraham.lloydminster@housingauthoritysk.co
m
http://www.lloydminster.
ca/
Heather Gray Executive Director
6
Lloydminster Metis Housing Group
Inc (LMGH)
A fun, tenant-oriented, Metis Housing
business that is proud and committed to
providing affordable and well maintained
homes for Metis people. Current housing
stock is 127, in both Alberta and
Saskatchewan sides of Lloydminster.
Working to increase the number of senior
units available.
Non-market Housing Social Housing Sandra Brown General Manager
3201-45 Ave, lloydminster,
Sask S9V 1W2
306-825-4183 [email protected]
http://lloydminstermetis
housing.ca/
7 Lloydminster Interval Home
Provides free of charge temporary and
longer term safe accommodation for
women and children experiencing family
violence or other life crisis.
Non-market Housing Emergency Shelter
P.O. Box 1523
Lloydminster, AB
S9V 1K5
780-808-5282
lihinfo@lloydintervalhome.com
http://www.intervalhome
.org/cms/
8
Habitat for Humanity Lloydminster
"On the Border"
An international, non-profit, faith-based
organization working for a world where
everyone has a safe and decent place to
live. Our mission is to mobilize volunteers
and community partners in building
affordable housing and promoting
homeownership as a means to breaking
the cycle of poverty.
Non-market Housing Social Housing Brad Onogrychuk Board Char
5019 48th Street
Lloydminster AB
T9V 0H7
306-825-4611 [email protected]
http://www.habitatlloyd
minster.ca/
9 Avenue Living
Based in Calgary, Avenue Living is
Canada's fastest growing private
apartment building owner and operator,
offering a variety of rental units in
Lloydminster
Market Housing Rental Housing
4408 32 St.
Lloydminster SK
S9V 1S5
306-825-6060
http://www.avenueliving.
ca/apartments/lloydmin
ster
10
Lloydminster Rentals (Mac’s Realty &
Property Management)
Home rental agency owned by Mac’s
Realty LTD
Market Housing Rental Housing
101, 5101 - 48 St.,
Lloydminster, Alberta
T9V 0H9
780-875-9449 info@macsrealty.ca
http://lloydminsterrental
s.com/
11 Coldwell Banker - City Side Realty
Realty company also offering rental
properties
Market Housing Rental Housing Brad Gilbert
3812 51 Avenue
Lloydminster, AB
T9V 3M7
780-875-3343 cityside@telusplanet.net
http://coldwellbankercity
siderealty.com/listings/r
entals/
12 Broadstreet Properties Ltd. Rental management company Market Housing Rental Housing 1-866-736-8515 info@broadstreet.ca
https://www.broadstreet
.ca/
13
Lloydminster Construction
Association
Non-profit organization representing
construction trades and home builders
Market Housing Affordable Home Ownership
4419 52 Ave
Lloydminster, AB
T9V 0Y8
780-875-8875
lloydca@telusplanet.net
http://www.lloydconstru
ction.ca/
14 Brentwood Development Canada
Brentwood Commons is a forty acre
development located on the southwest
intersection of the Yellowhead Highway
(#16) and 75th Street in Lloydminster
Market Housing Home Ownership Kyle Braithwaite 780-448-9157 info@brentwooddevelopments.ca
http://www.brentwoodde
velopments.ca/Home/ta
bid/38/Default.aspx
15 Sparkes Builders
We take pride in building a beautiful and
functional home with the space and flow
that fits you and your family.
Market Housing Home Ownership Carson Sparkes Owner
5503 52 Street Lloydminster,
AB T9V 0R7
780-875-9278 [email protected]
http://sparkesbuilders.c
a/
16 Superior Homes
Welcome to Superior Homes. Your
Lloydminster and area’s #1 custom home
builder. With over 65 years of combined
experience, we’re able to design and build
a home to suit your exact needs, without
the headaches of your average builder.
Whether you’re a first time home buyer or
looking to build your permanent dream
home, we’re there every step of the way
Market Housing Home Ownership
5201 44 St, Lloydminster, AB
T9V 3C4
306-825-8967 jordan@superiorhomesltd.com
http://www.superiorhom
esltd.net/
17 Value Master Homes Lloydminster
Value Master Homes Lloydminster is a
proud member of both the Alberta and
Saskatchewan New Home Warranty
Programs. We pride ourselves on
customer service and providing the best
possible experience in getting you into a
new home.
Market Housing Home Ownership
3114 50 Ave, Lloydminster,
AB T9V 1H4
780-871-4663
http://valuemasterhome
s.ca/
18 Sanjo Development
Residential Land Subdividers &
Developers
Market Housing Home Ownership
4815 50 St, Lloydminster, SK
S9V 0M8
306-825-9522
http://www.manta.com/i
c/mt6tkfd/ca/sanjo-
developments-ltd
19 Glencoe Developmentd
Celebrating over 12 years in the home
building industry this year, Glencoe’s
mission from the beginning has been to
ensure quality living for young
professionals in the communities they live
and work. Glencoe Developments Inc. is
proud to be an official HeadStart on a
Home builder, a program launched by the
Government of Saskatchewan in August
2011 to stimulate the construction of new
affordable homes.
Market Housing Affordable Home Ownership
#201-5004, 18 Street
Lloydminster, Alberta T9V
1V4
780-874-0332 reception@glencoedevelopments.com
http://www.glencoedeve
lopments.ca/main/
20 Northern Properties
Northern Property Real Estate
Investment Trust ("NPR" or the "REIT") is
an open-end real estate investment
trust that invests in a portfolio of mainly
residential income-producing properties.
The REIT is the largest residential
landlord in the Northwest Territories,
Nunavut and the Province of
Newfoundland & Labrador where many
multi-family units are leased to
government and corporations. The REIT
is also a significant residential landlord in
the strong economic areas of northern
Alberta and British Columbia. The REIT
also owns commercial buildings
and furnished executive suites in its main
markets
Market Housing Home Ownership 3801 52 Avenue,
Lloydminster
780-874-9237
21 Musgrave Agencies Ltd
Musgrave Agencies specializes in large
scale residential neighbourhoods, develop
multi-family housing, adult communities,
country residential and commercial
development. Musgrave Agencies has
established success in the industry with
the corporate philosophy of building and
investing in “neighbourhoods”, not just
“projects”. As a family business, our name
is stamped on every property we create
Market Housing Home Ownership Scott Musgrave
1202 50 Ave, Lloydminster,
AB T9V 2K5
780-875-9159 info@musgraveagencies.com
http://www.musgraveag
encies.com/
5001 48 Ave
Lloydminster SK
306-290-8316
https://www.facebook.c
om/Mens.Shelter/
#
Name of Organization
Primary Objective & Organizational
Mandate
Housing Category
Contact Details
5
Lloydminster Social Action &
Coalition Society
Men's Shelter, Homes for All, Giving
House
Non-market Housing
Emergency Shelter
22 Cardinal Housing details unknow
23 Native Friendship Centre Wellness clinics and harm reduction. Support Services 4602 49 Avenue,
Lloydminster
306-825-6558 reception@lnfc.org www.lnfc.org
25 Lloydminster Interval Home
Emergency shelter offering safety and
support for women and children
experiencing domestic violence or abuse.
Support Services Other 780-875-0966
lihinfo@lloydintervalhome.com
26 The Olive Tree Soup Kitchen Support Services Other 4729 50 Street, Lloydminster 780-870-1060 theolivetreelloy[email protected]
27 Salvation Army Food Bank Support Services Other 2302 53 Avenue Lloydminster 780-875-9166
lisa_O'Doherty@can.salvationarmy.org
www.salvationarmy.ca
28 The Bea Fisher Centre Inc
Provides individual-driven services for
persons with developmental disabilities.
Support Services Other 780-875-3633 georgez@beafisher.com www.beafisher.com
29 Libbie Young Centre Inc To address mental health issues Support Services Other 5125 39 Street Lloydminster 780-874-9974 [email protected]
30 Mens's Shelter
Provides temporary housing for homeless
adult males 18 and older
Non-market Housing Seasonal Shelter 3201 45 Avenue,
Lloydminster
306-825-4183 mens.shelter.office@sasktel.net
www.lloydminstermenss
helter.com
31 Prairie North Health Region
Community Councelling & Addiction
Services
Support Services Other 3830 43 Avenue Lloydminster 306-820-6250 www.pnrha.ca
32 Inclusion Lloydmisnter Support Services Other Shery 306-825-5911 [email protected]m
