Housing affordability in Chilliwack is an issue that just won’t go away. It’s been the topic of heated debates, numerous reports, and endless discussions around kitchen tables. But what does “affordable” really mean, and how do we measure it?
In simple terms, housing is considered affordable when a household spends no more than 30% of its income on housing costs—whether it’s rent or mortgage payments. As the community continues to grow and evolve, the gap between what’s affordable and what’s available only seems to be getting wider. So, let’s break it down, take a look at the numbers, and figure out where we stand today.
In 2016, Chilliwack was already grappling with a housing crisis, particularly for renters. The 2020 City of Chilliwack Housing Needs Report revealed that 31% of renter households were in core housing need.
These are households that couldn’t find housing that was affordable (costing less than 30% of their income), suitable (meaning it has enough space to meet the needs of the household, like a family of four needing more than a one-bedroom unit), or adequate (meaning it’s in good condition, free from major repairs, mold, leaks, or other hazards that make it unsafe or unhealthy to live in). Worse still, many were in extreme core housing need, spending more than 50% of their income on housing and struggling to cover basic living expenses.
Homeowners weren’t entirely spared either, with about 5% of them experiencing core housing challenges as well. Even though the situation wasn’t as severe for owners at the time, the warning signs were clear.
Fast forward to 2024, and the housing market in Chilliwack has become even more unaffordable. The average price for a single-family home has surged to $936,582, townhouses average $625,869, and apartments have risen to $411,036 (Chilliwack and District Residential Market Activity and MLS® Home Price Index Report, August 2024).
These staggering prices have made it even harder for renters and potential homeowners to find affordable housing. With the cost of housing increasing far faster than wages, it's not difficult to understand why more people are struggling to meet their housing needs. The pressures that were present in 2016 have only intensified, and the situation has undeniably worsened for many residents of Chilliwack.
Renters in Chilliwack are in a tough spot. The average one-bedroom rent in 2024 is between $1,500 and $1,700 per month, which puts a heavy burden on anyone earning a median income—or less. But what about families looking for larger rental units? The average rent for a three-bedroom unit is now sitting at $2,500–$2,700 per month. Larger, detached homes and townhouses are typically the most expensive rental options, putting extra pressure on families needing more space.
The 2020 Housing Needs Report highlighted that 31% of renters were spending more than 30% of their income on housing. When housing costs are that high, it’s hard to make ends meet.
The result? Renters are more vulnerable to displacement, housing insecurity, and rising costs that are outpacing their incomes. For many, saving for a down payment is out of the question when so much of their monthly budget goes toward rent. This isn’t just a personal finance issue—it’s about stability, security, and the ability to plan for the future.
For homeowners, affordability takes on a different meaning. Sure, if you’ve already bought a home, rising property values might feel like a good thing. But what if you’re trying to enter the market now?
As prices continue to rise, so do the down payments and monthly mortgage costs. To buy a $900,000 home, a buyer needs a down payment of at least $45,000 (5%), and mortgage payments easily exceed $4,000 per month. Even families earning well above the median income are finding it difficult to make the leap into homeownership.
And for those who already own a home? Rising property taxes, interest rates, and maintenance costs are adding new layers of stress. So, while existing homeowners may be better positioned than renters, they’re not immune to the challenges of affordability in this market.
Housing affordability isn’t just a statistic about renters and owners—it’s about people. Behind the numbers are real individuals and families struggling to make ends meet, find stability, and plan for their future. So, who is feeling the brunt of the affordability crisis in Chilliwack?
Here are the groups being hit the hardest:
Seniors, many of whom are on fixed incomes, are particularly vulnerable to rising housing costs. Those who rent are especially at risk, as their pensions or retirement savings often don’t keep pace with the increasing cost of living. Whether they’re looking for stable rentals or affordable homeownership options, seniors face significant challenges in securing housing that allows them to age comfortably and safely.
According to Chilliwack’s 2020 Housing Needs Report, lone-parent households are in one of the most precarious positions. Balancing the costs of raising children on a single income while trying to afford housing is a nearly impossible task for many. Single parents are frequently forced to choose between basic needs and stable housing, making them one of the most at-risk groups.
Households earning below the median income in Chilliwack are particularly affected by rising housing costs. Many families working lower-wage or part-time jobs find themselves priced out of both the rental and ownership markets, leaving them with limited options and increasing housing insecurity.
Chilliwack’s 2020 Housing Needs Report shows another troubling trend: the percentage of rental dwellings is shrinking, even as the population grows. This imbalance between market-rate and non-market housing—like co-ops, subsidized units, and affordable rentals—is putting a serious strain on those who need lower-cost options.
A balanced housing market requires diversity—a mix of single-family homes, townhouses, condos, and rental units. But it also requires some bold moves, like incentives for developers to include affordable housing in their projects or zoning changes to allow for more rental and non-market housing.
And yes, the city might have to step up and take more direct action. We’ve seen other communities, like Vancouver, create funds to manage affordable housing projects. Chilliwack could follow suit, expanding public-private partnerships or even rolling out its own initiatives to ensure the housing supply is diverse enough to meet the needs of everyone.
Looking at the surge of single-detached homes built in Chilliwack during the 2010s, you can’t help but wonder: did it have to be this way? Building permits for single-detached homes skyrocketed, while more balanced, higher-density housing—like duplexes, townhouses, and apartments—remained on the back burner. As a result, we’ve almost exhausted the available land within the urban core, leaving us with few options but to expand into the hillsides, which come with higher development costs and challenges.
This focus on single-detached homes didn’t just affect housing prices—it has locked Chilliwack into a car-centric community that puts additional pressure on finances. Most new developments are in areas where residents need a vehicle to get around, making it difficult for people to rely on transit as a primary option. For many families, this means the added expense of owning one or even two cars just to manage daily life. The costs of car ownership—insurance, gas, maintenance—compound the financial pinch, especially when housing is already expensive.
On top of that, Chilliwack’s zoning bylaws continue to emphasize parking allotments for new developments, further shaping the city to prioritize cars over people. Mandating parking spaces takes up valuable land that could be used for more housing or community spaces, and it encourages continued dependence on vehicles rather than alternative modes of transportation.
We can’t widen every road or add endless lanes to reduce traffic congestion. How many lanes would it really take to handle the increased load? The choices made then are impacting us now, as traffic worsens and affordable housing remains out of reach for many. These past decisions continue to shape Chilliwack’s future, as we grapple with the consequences of prioritizing low-density, car-dependent developments over more sustainable, diverse housing options.
According to the September 2024 report, Building the Future, by the British Columbia Real Estate Association, affordability in British Columbia is not likely to improve significantly under the current pace of homebuilding. While efforts have been made to increase housing supply, such as the province’s Small-Scale Multi-Unit Housing (SSMUH) and Transit-Oriented Area (TOA) initiatives, these measures alone will not be enough to reverse the trend of increasing home prices.
The current approach, while well-intentioned, will not bring housing affordability within reach without significant adjustments. Doubling down on expanding the construction workforce, improving productivity, and making large-scale financial investments are all critical steps. The BC government’s ongoing reforms are a step in the right direction, but without more aggressive measures, meaningful improvements in affordability remain unlikely.
Addressing long-term housing affordability is a monumental task that will require coordination across multiple levels of government—federal, provincial, and municipal. The long-term solutions will involve everything from zoning reform to large-scale housing projects, and while the government is planning to cooperate to create lasting change, it's going to take time. These macro-level solutions will be crucial in the years to come, but for the average homeowner or resident, it may feel like progress is moving too slowly.
However, there are micro-level changes that can make a difference today—practical steps that individuals and local governments can take to create more housing and ease the pressure on affordability in the short term.
One immediate option for homeowners is to add a secondary suite to their existing property. Both the federal and BC provincial governments are offering incentives to encourage homeowners to do just that. Currently, there are programs that provide up to $40,000 in funding to create a secondary suite in your home, including the Secondary Suite Incentive Program from BC Housing, as well as the Federal Secondary Suite Loan Program announced in Budget 2024 .
This could be a major benefit to the community: A suite could house a senior who needs affordable living arrangements while having the safety net of a family close by, or a student who requires a low-cost option and will rely on public transit. For homeowners, it’s a win-win: not only do they benefit from the incentive and the extra income from renting the suite, but they’re also contributing directly to relieving the local housing shortage.
Another exciting development is the province’s Homes for People action plan, which introduces standardized housing designs as part of a push to create more small-scale, multi-unit housing quickly and efficiently. Under this plan, homeowners can add an accessory dwelling to their existing lot using pre-approved, customizable designs that comply with BC’s Building Code. This simplifies the permit process and reduces construction costs, making it easier for homeowners to increase the housing stock on their property without navigating a complicated approval system.
These accessory dwelling units (ADUs) could be anything from a laneway house to a garden suite, providing another affordable rental option in a community that desperately needs more rental units.
The broader, community-level step that residents can take today is to support updates to Chilliwack’s Official Community Plan (OCP). Zoning regulations can often be a barrier to creating more affordable housing, especially when it comes to accessory dwellings or secondary suites. By advocating for more flexible zoning bylaws, residents can help shape a future where small-scale housing developments like secondary suites and ADUs become the norm.
These changes might include:
The good news is that the OCP is currently under review, making this the perfect opportunity for residents to engage with the process and advocate for the kinds of zoning and policy changes that will foster more affordable, diverse housing options across the city.
In the end, Chilliwack’s housing affordability crisis isn’t something that will be fixed overnight. It’s a complex issue that touches everyone—from renters struggling to make ends meet, to seniors worried about rising costs, to young families trying to break into the market. The choices made in the past about what kinds of homes to build and where to build them are playing out in real time, and the consequences are clear. But while long-term solutions will require coordinated effort across all levels of government, there are things we can do now. Whether it’s adding a secondary suite, supporting smart zoning changes, or pushing for policies that create more diverse housing, every step helps.
The upcoming review of Chilliwack’s Official Community Plan gives all of us a chance to have a say in what the future of our city will look like. Because, ultimately, the decisions we make today will shape the Chilliwack we pass on to the next generation.
