Thank you, Mr. Speaker. Mr. Speaker, previous governments made the decision, and this one concurred, to remove itself from the position of landlord to it's employees. It started with the selling of staff houses in Yellowknife and gradually expanded to Hay River, and Fort Smith. Where no private market existed, one now exists. Next came Inuvik. Then the Government started to sell surplus houses in all communities across the Territories. Most recently, current tenants have been asked to make a reasonable offer on their unit without any predetermined restrictions. In fact, the Government has made it clear that it will sell all it's owned housing to either existing tenants or on the open market.
In concert with the sale of owned staff housing, the Government has also been reducing its inventory of leased staff housing, where this can be done without undue financial hardship to northern landlords. In many cases landlords have had the benefit of twenty years or more of guaranteed government leases and have achieved a degree of financial security where they should be able to rent to tenants at affordable rents. The time has come to cut the flow of government support and require these landlords to deal fairly and directly with the tenants.
Mr. Speaker, like any major change, the government's efforts to remove itself as landlord to employees has not been without challenges and, yes, opposition. The objections we are hearing today, are the same objections we heard many years ago in Yellowknife, and some of the issues and concerns are legitimate now, as they were then. Change brings issues that we must address.
Today's largest issues surround the sale of staff housing in small communities and the potential rental rate impact on employee/tenants of the government not renewing staff housing leases. Both issues are legitimate and need to be solved.
Since 1992-93 the government has sold over 400 houses to staff. Many staff have welcomed the opportunity to buy a house at a good price. There are some staff, however, that oppose the sale of staff housing, particularly in our smaller communities. To address this issue we must determine why staff are reluctant to purchase the house they are living in. The appraised value of these units is very conservative and staff can make a reasonable offer based on their own view of the value of the unit. Mortgage financing is available. Staff can actually reduce their monthly outlay for shelter by buying their staff housing unit, and the government will buy back the unit when the employee leaves at a price based on the appraised value if they cannot sell it in the open market.
Mr. Speaker, given these facts I can only conclude that staff are resisting the sales program because it has not been adequately explained to them. I know that the notices we sent out through the N.W.T. Housing Corporation were sent late and in many cases did not go out consistently. Staff also experienced difficulty in getting answers to questions once they did receive their notices, and the long and the short of it, Mr. Speaker, is we did not communicate well. To compensate for these problems I am taking two steps:
First, I am extending the deadline for the current tenants to submit an offer to purchase on a single detached unit to October 31, 1996, the date when we must receive an expression of interest on multi-plex units is also extended to October 31, 1996 and on multi-plex offers to purchase until December 31, 1996.
Second, it is my intention to retain private real estate agents across the Territories to assist the government and tenants in this sales process. The government is not an expert in selling houses and has not done a good job in trying. Professional real estate agents will assist staff to understand the purchase offer and the economics and elements of buying a home.
Mr. Speaker, the second issue that must be addressed has to do with rent increases. Staff are worried, what they will face when the government does not renew existing staff housing leases. This is a much more complex problem than the issues surrounding the sales of government owned units.
As I stated earlier, some landlords have benefited from the security of government leases for many years. Their buildings have been paid for by now and they should be in a position to offer rental rates directly to tenants that reflect the financial security these landlords enjoy.
Other landlords, mostly northern landlords, have only recently entered the field and have not had the opportunity to build equity and must pay high financing costs. These northern landlords may not be able to bring rental rates down to the levels of more mature markets such as Yellowknife. In the case of the financially secure landlord, the government will not renew leases. For newer northern landlords, the government will consider lease renewals.
The dropping of some leases does mean that there will be a direct relationship between the tenant and the landlord. The landlord will set the rent, not the government. I firmly believe that where leases are dropped, the landlord should have the ability to offer a rent level in line with mature markets. As a result, tenants should not be subjected to rents significantly higher than those in Yellowknife. Some difference from Yellowknife rates is to be expected, but employee tenants should be able to accommodate these differences as a result of the cost of living adjustments provided in the northern allowance.
However, Mr. Speaker, we do not live in a theoretical world, we live in a real one. Landlords accustomed to higher revenues from their properties may need time to adjust to the new economic realities. They may not be willing to reduce rents to affordable levels immediately. Eventually they must bring rents in line with what the market can afford or they will face very high vacancy rates, but the government cannot dictate what rents these landlords should charge, so time may be needed for market forces to begin to work.
During this market transition period, employees/tenants cannot be left without some protection from significant rental increases. These tenants will also need time to make choices and pursue alternative housing if necessary.
Mr. Speaker, to bridge this market transition period, the government will provide up to twenty four months of rent support to tenants. Where the government drops a staff house lease and the landlord establishes a rent that is more than 10% higher than the rent the tenant was previously paying the government, the government will pay the difference to the landlord up to 10 percent less than the previous lease rate the government paid for that unit. Simply stated, the government will, as a minimum, expect the tenant to be able to pay 10 percent more and the landlord to receive at least 10 percent less. During the twenty four month period in which this transition assistance is provided, the government will provide additional assistance to employees/tenants to relocate to alternative accommodation if landlords do not bring rents down to reasonable level. If the landlords do not act quickly to make these rent adjustments, they face the prospect of steadily increasing vacancy rates as tenants choose other accommodation options.
Mr. Speaker, these measures are fair. They recognize and deal with real issues that staff and landlords have. But make no mistake, the government is committed to removing itself from the role of landlord to it's employees and creating as much of a private housing market as possible. Scarce government funds must be used to provide support to those that need it the most.
Thank you.