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On November 25, 2025 the federal government shared the Investment Policy Framework for Build Canada Homes, a new federal housing agency which intends to support housing investments nationwide and build affordable housing at scale. After initial information was provided in Budget 2025/2026, this framework offers some additional insights into what the non-profit sector in BC can expect from this new agency, though we are still left with some questions about how the new agency will select proposals and measure impact.
The following analysis summarizes the key components of Build Canada Homes’ new Investment Policy Framework, highlights the most promising aspects for BC’s non-profit housing sector, and identifies areas where further clarification is needed to understand implementation and assess the accessibility of investments for BC’s non-profit housing sector.
What was clarified with last week’s investment framework
How projects will be assessed
What types of investments will be eligible
New units can be delivered through:
Eligible housing forms include:
Housing forms that are not eligible include:
What will be the investment mechanisms
Loans including tailored financing options and contribution funding will be allocated based on the project’s financial needs, community needs, project risk, and potential impact.
The framework provided clarification that no ongoing operational funding (p.10, Investment Policy Framework) would be provided through this investment. While BCNPHA supports Build Canada Homes’ use of an income-based definition of affordability, the lack of operational funding will challenge the sector as we work to deliver long-term affordability to low- and moderate-income homes, unless the up-front capital contributions are significant.
Promising opportunities for sustainability
The framework identifies multiple opportunities to support sustainability within the non-profit housing sector.
Build Canada Homes will prioritize low-carbon, climate-resilient and innovative building materials (e.g., low-carbon concrete and steel, and mass timber and softwood lumber). It will also prioritize projects with strong energy efficiency and climate resilience, including climate-informed site selection and design that address local hazards (flooding, wildfire, hail, extreme heat). Where feasible and cost-effective, proponents are encouraged to meet higher tiers of the National Energy Code of Canada for Buildings, which are goals that are well-aligned with projects in BC and the BC Energy Step Code.
The framework also identifies the role of acquisitions in preserving the existing rental housing stock through the Canada Rental Protection Fund, an approach that BCNPHA has long advocated for and have already seen success under BC’s Rental Protection Fund. Build Canada Homes will also support retrofits and redevelopment to extend the life of existing rental housing stock. Retrofits and redevelopment for non-profit housing are important to the overall preservation of affordability in the existing housing supply. In the coming years as many non-profit housing providers face expiry of operating agreements, aging buildings will have ongoing maintenance and capital renewal needs while operating subsidies come to an end.
Remaining questions
While BCNPHA welcomes more information from Build Canada Homes, there are still outstanding details that will ultimately determine the extent to which this investment will increase affordable housing supply in BC. Key areas where further information is needed are as follows:
Accountability and equitable distribution of investments
While the framework provides a better idea of the types of projects Build Canada Homes is prioritizing, there are still further details needed for a transparent overview of how the agency will function and the true opportunity for our non-profit housing sector in BC. BCNPHA is hopeful for more clarification on the following:
To enhance transparency, BCNPHA is also calling for a detailed budget breakdown that specifies how the $13B cash investment promised to Build Canada Homes will be allocated.
Allocation of investments in the community housing sector
BCNPHA has previously called for further clarification on how meaningful investments will be made to the community housing sector through Build Canada Homes; however, this framework does not clearly demonstrate how the non-profit sector will be prioritized for investments over the private sector. BC’s non-profit housing providers have the expertise, the land, and the capacity to deliver at scale and with speed. Investments in the non-profit sector should be prioritized given the sector’s proven track record of building and operating housing that is truly affordable in the long term.
Support for Indigenous-led housing providers
The framework states Build Canada Homes’ intent to collaborate with Indigenous governments and organizations, including supporting Indigenous project portfolios to enable long-term planning and capacity. Despite the reannounced investment of $2.6B in Urban, Rural and Northern Indigenous housing in the 2025 Budget, the Build Canada Homes framework does not identify a dedicated “For-Indigenous, By-Indigenous” investment stream that will guarantee these projects receive equitable contributions. BCNPHA and Housing Central partners have identified dedicated investments as essential to meet Urban, Rural, and Northern Indigenous housing needs.
Without a dedicated investment stream or measurable outcomes included in the framework, it is unclear how the stated priorities of Build Canada Homes, such as federal land ownership, are in alignment with meaningful support to Indigenous governments and organizations. The same is true for rural and remote housing organizations and small providers.
Roles and responsibilities of other levels of government
The framework identifies that the provinces and territories along with municipalities will play a key role in advancing Build Canada Homes, within a model of shared financial and social commitment to the delivery of affordable housing. BCNPHA has previously identified the need for continued provincial support for affordable housing in our province in addition to this new investment from the Federal Government through Build Canada Homes.
The framework outlines how other levels of government will contribute by providing land, expediting approval processes, and waiving applicable fees. Once more, there are no specific details, tools, or mechanisms provided in the framework that indicate how the federal government imagines enhancing collaboration across all levels of governments to spur a meaningful increase in affordable housing through Build Canada Homes. For Build Canada Homes to achieve its intended impact in BC, it is critical that the province maintain at least its current level of investment, which is approximately $1 billion in annual capital spending.
Next Steps
The funding portal is now open. Proponents are encouraged to review the Investment Policy Framework and start tailoring proposals that align with their priorities.
In the coming months, Build Canada Homes will consult the affordable housing sector to identify gaps such as investing in early-stage development, unlocking planning capital, improving coordination with government, and connecting projects to private/philanthropic investment and domestic supply chains.
BCNPHA will continue to monitor updates and share further information as it becomes available. If you have any questions, please reach out to BCNPHA Policy Manager Rebecca Siggner at rebecca@bcnpha.ca.
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