how build canada homes creates opportunity for landowners and developers in vancouver

creative strategy

30 Oct

I’m really excited to dive into the federal government’s new housing program, Build Canada Homes (BCH)—because for landowners and developers in Vancouver (and across British Columbia) this isn’t just another funding announcement. It’s a strategic opportunity. If you own or broker land capable of multifamily or mixed-use development, this may shift how value is delivered and how deals can be structured.

In full disclosure, I’m writing this as someone who helps landowners with strategy, analysis and negotiation—so I’ll frame BCH through the lens of how you can use it to create distinct value. My goal is to give you the who, what, how and so what of BCH; you’ll finish reading with clarity, confidence and actionable insight.

what the bch program is designed to do

Build Canada Homes was launched in September 2025 with a bold mandate: significantly increase Canada’s housing supply, focus on deeper affordability, and engage new ways of building—faster, cheaper, more sustainable. The federal government has committed an initial C$13 billion and will use a combination of land, financing tools, and partnerships to hit big targets.

From BC’s vantage point: governments have already been working hard on housing, but the gap remains large. BCH offers another lever—and it’s one that landowners and developers can plug into.

One quick clarification before we go further: Build Canada Homes shares the same acronym, “BCH,” as BC Housing. From here on, whenever you see “BCH,” it refers to the federal Build Canada Homes program, while BC Housing will be written in full. With that out of the way, let’s look at how this new national agency is structured—and why that matters for landowners and developers in BC.

how bch is structured and who runs it

BCH is set up as a federal agency under the Ministry of Housing, Infrastructure and Communities.

Leadership: CEO Ana Bailão (former municipal housing lead) is at the helm.
Political oversight: Housing Minister Gregor Robertson (formerly Mayor of Vancouver) provides the political roof.
Operational model: It acts not just as a grant-maker, but as a builder, financier and land-partner.

This means if you’re a developer or landowner you should think of BCH not as just a source of funding, but as a strategic partner: one that may bring land, capital, or speed to a deal under the right structure.

what types of projects bch will support

BCH has a wide scope—here are the project types worth noting:

Supportive and transitional housing: For people experiencing homelessness or acute housing need, built with partner agencies.
Deeply affordable rentals and non-market housing: Projects led by non-profits, co-ops or community land trusts.
Mixed-income buildings: Developments which combine affordable units and market ones (or moderate-income units) so the project is financially viable while delivering public benefit.
Private-sector partnerships for middle-income housing: These are the lesser-covered but critical piece: projects aimed at moderate-income Canadians (not luxury) where a private developer might still work, but with BCH de-risking part of the deal.
Mixed-use developments: While the housing is the core, commercial/retail/community space is very much in scope—especially where a development includes ground-floor amenities or services for residents.
Innovation in construction: Modular, factory-built, mass-timber construction methods—all are encouraged because they can lower cost and speed delivery.

For landowners and developers: if you have a site that could accommodate a 50+ unit residential or mixed-use building, you should ask: Could this fit within BCH’s model? Especially if part of the building could be affordable or geared to moderate income—there’s potential leverage.

If you’re wondering if your site could be a fit, feel free to call me directly.

how the financing and land support work

Here’s how value is being injected into projects through BCH:

Land contributions: The federal government owns a large land bank (surplus properties, federal sites). BCH uses these by contributing land or long-term leases into projects. That significantly lowers site cost. For example: six pilot sites across Canada (not yet in BC) are expected to deliver ~4,000 units initially—with capacity for ~45,000 units in the broader portfolio.
Low-cost financing: BCH offers long-term, low-interest loans, partial forgivable grants or equity-type support for projects with affordability components. Non-profits and co-ops particularly will benefit.
Preservation funding: Through a Rental Protection Fund (C$1.5 billion), BCH supports acquisition of existing rental stock by non-profits to preserve affordability.
Construction innovation incentives: BCH is backing modular home factories and mass timber projects so that projects can be built faster and cheaper.
Tax and regulatory incentives: Expect in Budget 2025 expanded tax breaks or incentives (e.g., a revival of the “MURB”-style rental credit) that complement BCH’s direct spending.

For a landowner/developer, this means: the normal development math (land cost + build cost + profit margin) is being altered. If land is contributed or low-cost finance is available, the profitability threshold for including affordable units improves. Thus, it creates new buyer value and forces a rethink of valuation and negotiation.

what this means for landowners in bc and beyond

As someone working with landowners and developers, here are the strategic implications:

If you own a parcel in Vancouver, Burnaby, Surrey or the Fraser Valley that could be rezoned or developed, you should view BCH as a potential partner. Approach a site not just with “market-rate rental” mindset but with “Could part of this be affordable or mixed-income under BCH?” mindset.
Because construction cost is the single largest hurdle in any development, the fact that BCH can contribute attractive financing is a game-changer. That means a landowner might secure a more favourable deal if they structure a sale to align with BCH criteria.
For moderately sophisticated developers: model your pro formas not just on market rental returns but on hybrid returns—market portion + affordable portion + potential federal support. This may allow you to bid higher for land (because you reduce risk via federal partnership), or to deliver more units or better quality.
For non-profits/co-ops (or landowners open to partnering): now is the time to build relationships—not waiting for a funding call. This is about pre-positioning. If you can show you have land, a builder, cost estimate, and target rent profile, you’ll be in a stronger position when BCH opens intake.
Be mindful of competition and market risk: Because the federal program is national and large, sites that don’t align tightly with BCH’s affordability goals may face competition from subsidised projects which will shift rental levels. If a nearby project gets land or low-cost financing via BCH, your market-rate project may feel the squeeze. This calls for more targeted positioning (e.g., luxury rental may succeed elsewhere, but value-oriented rental or mixed-income is the sweet spot under BCH).

If you’re wondering how your property or development plans might fit into this new framework, I’m here to help you make sense of it. A confidential conversation is often the simplest way to find clarity and direction.

key risks and things to watch

No program this size is risk-free. Here are some of the risks I’m watching (and advising clients on):

Unclear application criteria: BCH is new. Details on exactly how projects will be selected, what affordability targets apply, and how quickly funding will flow are still developing. That means timing and certainty are unknown.
Competition and process backlog: When so many players (landowners, non-profits, developers) jump in, the pipeline will fill and projects will compete. Being early matters, but so does having a strong team and clear value-proposition.
Regulatory and municipal coordination: Even if BCH provides land and finance, projects still need municipal approvals, zoning, permits, and community buy-in. If local government delays approvals, the benefit of federal support may be diluted.
Execution risk: Building large scale affordable housing with new construction methods (modular, mass-timber) carries risk if the supply-chain or workforce can’t keep pace, or if prices and interest rates change.
Market displacement and value control: Because government financing lowers cost, surrounding market-rate projects may feel downward pressure on rental levels or face altered competitive dynamics. Landowners need to clearly differentiate their offering (market quality, amenities, location) and understand the shifting competitive set.
Overlap with existing programs: BCH doesn’t operate in a vacuum. Provincial programs (e.g., BC Builds, BC Housing grants) and municipal incentives already exist. Understanding how to stack federal + provincial + municipal supports—and how to design your deal to capture them without duplication—is critical.

what you should do now if you’re a landowner or developer

Here’s a strategic pre-roadmap I’d advise for someone positioning for BCH in Vancouver/BC:

Identify your site(s) now. Map out your land portfolio and pick the parcels that could deliver 50+ units or mixed-use developments in strong transit-connected locations.
Run affordability-adjusted pro formas: For each site, model three scenarios—pure market rental, mixed-income (e.g., 80% market + 20% affordable), and deep affordability (non-profit/co-op). Compare how BCH support could improve viability.
Build your partnership stack: Seek non-profit housing operators, modular home suppliers, or community land trusts. If you’re a landowner or developer, aligning with these parties strengthens your BCH-readiness.
Engage municipal + provincial stakeholders early: Have preliminary talks with the city and BC Housing to understand rezoning timelines, incentives, and provincial affordability targets. The more cooperative the ecosystem, the faster approvals.
Prepare a strong concept brief: Once BCH opens intake (or you see site-specific calls), you’ll want a concept ready: site plan sketch, unit mix, target rents, partner structure, financing model. Being “shovel-ready” will give you an edge.
Stay alert for announcements: Budget 2025 (Nov 4) is expected to include further incentives and clarity on BCH streams. Monitor federal notices, BCH website, and industry channels to be first in the queue.
Position your project with strategic expertise: Whether you’re a landowner or developer, success under Build Canada Homes will come from combining policy insight, development strategy, and valuation precision. As a broker, development consultant, and valuation expert, I help design the structure that maximizes value for every stakeholder—balancing land price, affordability, and long-term viability. And as an independent advisor, I offer flexible compensation models that adapt to the project’s scale and structure—aligning incentives and keeping the process efficient, creative, and outcome-driven.

why i believe this aligns with increased need for strategic advisory

In my work I emphasize strategy → clarity → execution.

BCH gives us an opportunity to rethink land brokerage: not just “what’s the highest bid?” but “what’s the optimal strategy?”—one that incorporates federal affordability mandates, new construction models, and deeper value creation.

Here’s how I see value shifting:

Planning intelligence: Understanding BCH’s criteria, eligible land types, financing tools and construction innovation gives you a knowledge edge.
Valuation clarity: If BCH brings land or low-cost finance, the residual land value calculation changes. We can model what a landowner can reasonably expect under a partnership structure rather than an ordinary sale.
Negotiation design: With BCH involved, you might negotiate a hybrid structure (option + upside sharing + affordable units) instead of a traditional land sale. That requires design skills.

In short, BCH allows landowners and developers to move beyond transactional bidding to strategic deal-making that aligns with policy, creates social benefit and unlocks value.

why reach out now

Build Canada Homes will shape approvals, financing, and values over the next few years. The advantage goes to owners and developers who translate policy into an executable plan first. I do that work with you—quietly, quickly, and with a clear decision at the end.

choose a simple first step

Portfolio triage for building owners

If you hold multiple apartments or mixed-use sites, email me up to three addresses (or a map pin) and your rough goals (hold, refinance, reposition, or sell).

I’ll return a 1-page BCH fit score, risk flags, and a go / no-go in 72 hours so you can decide where to focus. No obligation; no initial fees for owners of 3+ properties.

Stack design for active developers

If you control land or have a live site, send me the site address, target unit count, and any constraints you know (affordability bands, timelines, partners).

I’ll outline the fastest path to yes under BCH, how to stack with CMHC/ACLP or BC Builds, and a unit mix + financing sketch you can circulate internally.

Retirement exit map for site owners

If you own a mixed-use or residential development property and are thinking about retiring, email me your address and what a good outcome looks like (price, timing, tenant care).

I’ll give you a simple exit map: options to sell now, pre-entitle, or partner, and what each means for tenants, taxes, and timelines.
Prefer to talk first? Call me for a free 20-minute chat—no paperwork, no pressure.

what i’ll deliver

Every property and project deserves its own roadmap. I build a custom Development Value Blueprint™—a clear, actionable strategy designed around your specific land, goals, and constraints. Whether you’re an owner, developer, or non-profit partner, the blueprint defines how to move from potential to performance with clarity, confidence, and precision.

Everything is handled privately and confidentially. I work quietly behind the scenes to design the structure that aligns policy, valuation, and opportunity—so you can decide from a position of insight and advantage.

Email or call me today with your address and your goal. I’ll take it from there.

Canada Mortgage and Housing Corporation. (2025, September 12). Build Canada Homes: Federal initiative to increase affordable housing supply. Government of Canada. https://www.cmhc-schl.gc.ca
Department of Finance Canada. (2025, April 30). Budget 2025: Building Canada Homes and Communities. Government of Canada. https://www.canada.ca/en/department-finance/news/2025/04/budget-2025-building-canada-homes.html
Government of Canada. (2025, September 15). Build Canada Homes Program—Backgrounder. Housing, Infrastructure and Communities Canada. https://www.infrastructure.gc.ca/news-nouvelles/news-nouvelles/2025/09/15-build-canada-homes.html
Bailão, A. (2025, September 18). Remarks at the launch of Build Canada Homes as CEO of the program.* Build Canada Homes Newsroom.* https://buildcanadahomes.ca/newsroom
Robertson, G. (2025, September 18). Statement from the Minister of Housing on the launch of Build Canada Homes.* Government of Canada Press Release.* https://www.canada.ca/en/housing-infrastructure-communities/news/2025/09/build-canada-homes.html
BC Non-Profit Housing Association (BCNPHA). (2025, October 5). BCNPHA response to Build Canada Homes announcement. https://bcnpha.ca/news/build-canada-homes-response
Ontario Non-Profit Housing Association (ONPHA). (2025, September 20). National housing leaders welcome Build Canada Homes initiative. https://onpha.on.ca
Canadian Mortgage Trends. (2025, September 22). What Build Canada Homes means for developers and lenders.https://www.canadianmortgagetrends.com
Globe and Mail Editorial Board. (2025, September 25). Why Build Canada Homes is Ottawa’s biggest housing bet yet.The Globe and Mail. https://www.theglobeandmail.com
Urban Development Institute Pacific Region (UDI Pacific). (2025, October 3). Industry briefing: Build Canada Homes and BC Builds intersections. https://udi.bc.ca/resources