CMHA OTTAWA CONDO
PROGRAM TOOLKIT
A guide to the condominium program of the Ottawa
branch of the Canadian Mental Health Association
2
The Ottawa branch of the Canadian Mental Health Association’s (CMHA
Ottawa) Housing First Condominium Program began in 2002 with the
purchase of 22 condominium units to rent to clients with severe and
persistent mental illness who were chronically homeless or vulnerably
housed.
As of 2019, CMHA Ottawa had expanded to 40 condominium units in
regular buildings across Ottawa. In line with Housing First principles, the
units are scattered throughout the city, and tenants are provided with
health and social supports, such as an intensive case manager.
The condo program is one part of the housing portfolio that CMHA Ottawa
administers. CMHA Ottawa is a Housing First agency that also provides
case management and rent supplements to clients living in private-market
units not owned by the organization. The condo program highlights an
innovative way that one organization is addressing common Housing First
challenges.
1 Aubry, T., Cherner, R., Ecker, J., & Yamin, S. (2017) Community-based support in the context of
housing: A review of models and evidence, in: J. Sylvestre, G. Nelson, & T. Aubry, T. (Eds) Housing,
Citizenship, and Communities for People with Serious Mental Illness: Theory, Research, Practice and
Policy Perspectives, pp. 103-152 (New York: Oxford University Press).
What Is Housing First?
Housing First is an evidence-based approach to addressing
homelessness. Housing First programs aim to provide immediate housing
to people who are homeless who may be experiencing severe and
persistent mental illness. The fundamental feature of these programs is
that participation is not contingent on sobriety and clients are able to
access housing and support without having to adhere to treatment.
Housing First programs have proven to be effective and have positive
impacts on people’s lives, such as improved housing stability and
quality of life, and reduced hospitalizations, emergency room use, and
criminal justice involvement.
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However, the model requires a good
supply of affordable housing, strong relationships with landlords, and
implementation support, which can be major challenges.
There is a need for innovation and adaptation within the Housing First
approach. CMHA Ottawa’s Housing First condo program purchases
condominiums to then rent to clients with severe and persistent mental
illness who are chronically homeless. The program was developed as a
direct response to the lack of affordable rental housing in Ottawa.
CMHA OTTAWA’S CONDO PROGRAM
This toolkit outlines
CMHA Ottawa’s
Condominium
Program as a
guide for program
replication. We aim to
provide a resource for
community housing
programs looking
to develop a similar
program within their
organization.
HOUSING
FIRST
PRINCIPLES:
1. Immediate access to
permanent, scattered-
site housing with no
housing readiness
requirements.
2. Consumer choice and
self-determination.
3. Recovery orientation.
4. Individualized and
client-driven supports.
5. Social and community
integration.
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CMHA OTTAWA CONDO PROGRAM TOOLKIT
An Evaluation of CMHA Ottawa’s
Condominium Program
In 2019, a team of researchers at the University of Ottawa conducted
a case study of CMHA Ottawa’s condo program to examine its
implementation and client outcomes. Based on interviews with program
tenants, key program staff, and external stakeholders, the evaluation
explored the program’s reach, the quality of housing, tenant satisfaction,
as well as improvements in housing stability and perceptions of quality
of life for tenants. A main goal of the evaluation was to determine how
the program functions and who manages key program areas, and to
develop this short toolkit for other organizations looking to launch a similar
program.
Overall, evaluators reported that the condo program has successfully
housed its tenants, most of whom have been stably housed in the program
for several years despite histories of vulnerable housing, mental illness,
and addiction. Program tenants were highly satised with their housing
and key informants spoke highly of the program, noting its high quality
of housing compared to other affordable housing options and the strong
partnerships the organization has formed with condo property managers
and condo boards.
Tenants reported a sense of housing stability and security, improved
mental and physical health, decreased substance use, and high quality
of life, such as hope for the future, de-stigmatization, and community
integration.
Moreover, the organization follows Housing First principles, rapidly
housing people who are homeless or vulnerably housed, in scattered
units across the city. While the organization carries out both the role of
landlord and support, study participants articulated a clear separation of
these functions. They also identied how the landlord role complements
the support role, providing a high level of coordination and specialized
knowledge of the people they serve.
Full evaluation details can be found in the evaluation report.
The reality is I
would not have this
quality of life I have,
had I not this lovely
roof over my head!
- Tenant
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CMHA OTTAWA CONDO PROGRAM TOOLKIT
Starting a Condo Program
ESTABLISHING SOURCES OF FUNDING AND
FINANCING MECHANISMS
Housing First programs are often funded through provincial and municipal
government funding. CMHA Ottawa has used various funding sources
to purchase the condos since the inception of the program in 2002.
Provincial, municipal, as well as federal government grants were used
to fully purchase the rst set of condo units without mortgages. More
recently, additional units have been purchased using affordability grants
provided by the government and through CMHA Ottawa reserves as well.
SELECTING CONDOS
The organization makes sure:
• Units are within a certain price range.
• They don’t buy more than a few units per building, in line with Housing
First scattered-site and integration principles.
• They avoid ground-oor units due to a higher risk of home takeovers.
• Units meet mobility and accessibility standards (e.g., elevator access)
particularly due to aging clientele.
• They prioritize one-bedroom units since the majority of clients are
single people.
• They do not buy units with a current renter because they do not want
to deplete current rental stock. Purchased units are either vacant or
units that are owner-occupied.
• Units are close to amenities, services, and major bus routes.
• Whenever possible, the prospective tenant for a new unit is engaged
in making the nal choice among the possible options.
These recent units carry conventional
mortgages with a 20-year amortization
period and a 75% loan-to-value ratio.
The average cost of the CMHA
Ottawa condos was $140,000.
Once funding is secured it generally takes
three months to buy a new property.
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CMHA OTTAWA CONDO PROGRAM TOOLKIT
ASSESSING A UNIT BEFORE PURCHASING
The CMHA Ottawa housing team relies on a team of experts to assess
a condo unit to purchase. They work with real estate agents that are
familiar with the market to identify potential units. When a possible unit
has been identied, a lawyer is brought in to review the property, including
the condominium board, recent assessments and reserves, to ensure the
condominiums are well organized and nancially solvent. The importance
of good contractors at this stage is also highlighted, in order to assess
repair costs and disqualify units in need of major renovations. In the
past, the organization has decided not to buy certain units due to poor
assessments from lawyers (e.g. increases in condo fees) or signicant
maintenance issues. Familiarity with the condo’s property management
company can also factor into purchase decisions.
SELECTING TENANTS
In all Housing First programs, priority is given to people who are
chronically homeless, or in some cases, vulnerably housed and about to
lose their housing. When a condo unit becomes available, case managers
submit applications on behalf of eligible and interested clients. CMHA
Ottawa considers the following factors:
1. A person’s current housing situation,
2. Length of time they have been homeless,
3. Past housing, reasons for moves,
4. Needs for accommodation (e.g. mobility requirements or cognitive/
memory concerns).
Fit is based on level of need, preferred location, and accessibility.
The housing team reviews the applications and prioritizes the list based
on the severity of the client’s housing situation and the unit and building
factors, including location in relation to a person’s supports, such as family
and friends, and services and resources.
The housing worker offers a unit viewing to the highest prioritized client.
If the client is interested and seems like a good t, the housing worker
will offer the unit to the client. If not, the next client on the priority list is
offered a viewing.
level of need
location accessibility
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CMHA OTTAWA CONDO PROGRAM TOOLKIT
OPERATIONAL PROCESSES
MOVING IN
ORIENTATION HANDBOOKS provided to tenants, highlight their rights
and responsibilities, common rules and regulations, amenities and available
services close by, and other useful information. An informational handbook
for program staff can also be useful to formalize roles and improve
communication of program functions.
The housing worker helps tenants set up the rent
subsidy available to them. Tenants’ case managers
assist if clients need to secure documentation.
Once the rent subsidy is arranged, tenants sign the
lease agreement.
Tenant insurance is needed before move in.
Tenants also receive information on their rights
and responsibilities as tenants, condo rules and
regulations, and landlord contact information
In the nal step, tenants get keys to the unit. The
overall process takes approximately one month.
Clients also have access to furniture banks and get
support from housing workers and case managers
when moving in if they choose to.
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TIP!
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CMHA OTTAWA CONDO PROGRAM TOOLKIT
RENT
New rents are set at 80% of average market rents. The current rent for
the newer condominiums owned by CMHA Ottawa is approximately
$960.
Older units with long term tenants have even lower market rents, as rent
increase guidelines have kept them low. Tenants are generally protected
from rent increases because the rent subsidy will cover the increases.
Rent covers the unit’s condo fees, heat, hydro and water, and in some
cases mortgage payments and capital reserves, depending on the source
of funding. The condos are exempt from property tax. The condo fees are
approximately $500/month per unit.
Tenants’ rents are subsidized through a municipal or provincial rent
supplement. The amount of subsidy depends on the funding program
and on the tenant’s income and household size.
Some ways rent is paid:
Rent-geared-to income assistance where a single tenant pays
about $110 of their rent and the City pays the rest.
Traditional rent supplements, where a tenant pays their shelter
allowance from ODSP or Ontario Works and the City or provincial
rent supplement covers the rest.
Tenants with employment income or those with pensions pay
30% of their income for rent.
Tenants whose income increases to a level where they no longer
qualify for a subsidy can keep their unit and pay the full rent if they
choose to do so.
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CMHA OTTAWA CONDO PROGRAM TOOLKIT
ESTABLISHING PROGRAM ROLES
As an adaptation to Housing First, CMHA Ottawa has successfully
demonstrated that there are ways to share the landlord role, and treatment
and support roles, within one organization. This is accomplished
through clear distinction of housing and support roles in the program.
By maintaining a clear separation of roles, a support organization acting
as a landlord can provide strong expertise and sensitivity, and a high
commitment to house people who are homeless.
ROLE OF CASE MANGERS
Case managers provide a wide range of supports to help clients live
independently. This means assisting them to adjust to living on their own,
develop healthy relationships and boundaries, and access health services
and additional resources. The goal is to help them feel that their unit is a
safe place and a home of their own. For the most part, support usually
lasts about six months, though support can be longer for those in intensive
case management.
ROLE OF HOUSING COORDINATORS
The housing team takes on the role of landlord in the program.
They coordinate all of the program components related to the condo units
themselves. This includes:
• Working with real estate agents to select and purchase potential
condos.
• Working with case managers to select tenants, visit units, and set up
rent supplements.
• Assisting the case management team during the move-in process
• Conducting yearly unit inspections.
• Organizing and managing renovations.
• Acting as landlord, initiating the process for potential eviction cases
(while case managers advocate for the client, working to keep the
person housed).
Even as most clients’ need for case management decreases, CMHA
Ottawa maintains contact with clients as landlord through annual
inspections. If a person ever becomes unwell again or is not caring for the
unit, that support is easily brought back in.
PEER WORKERS have
been identified as a
beneficial addition to the
condo program. This
is especially important
during the initial phase
when clients are moving in
and transitioning to living
Independently, some for
the first time. People with
lived experience can also
provide additional support
for staff members.
This place has been paramount in
my recovery. - Tenant
TIP!
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CMHA OTTAWA CONDO PROGRAM TOOLKIT
MAINTENANCE, REPAIRS AND RENOVATIONS
Owning condo units requires management of a wide range of external
contracted professionals, such as plumbers, locksmiths, general
construction contractors, etc. These contractors are sometimes required
on a day-to-day basis and CMHA Ottawa’s housing team has worked to
build working relationships with reliable, good-quality contractors.
Additionally, the organization conducts yearly inspections for basic
upgrades and maintenance required to the units. Most major renovations
are completed before people move into a unit. If renovations or repairs are
necessary while a tenant is living in a unit, they may be housed in a hotel
during that time. In some cases, CMHA Ottawa housing coordinators do
small maintenance jobs, such as changing light bulbs. Case managers and
condo property managers may assist in such minor maintenance tasks as
well.
RENOVATIONS AND REPAIR COSTS
Scattered units can be costly to maintain, partially because they are
geographically distant. As well, there are damage and maintenance costs
that are simply inherent risks to Housing First. Sometimes tenants can
access funds to help repay damages. Otherwise damages are covered by
the ongoing revenue stream from operations. Major renovation costs are
also factored into the purchase of a unit and are subsidized by funding.
The organization has accessed various funding programs for larger
maintenance projects. For example, through the Ontario Renovates
program, they did major upgrades to kitchens, bathrooms, and ooring.
This was set up as a forgivable loan program, where the loan does not
need to be repaid if the organization keeps the condo units for a specied
number of years. Through the City’s Capital Funding Program, the
organization purchased new air conditioners for the units, recognizing that
heat can have a negative impact on people with severe mental illness,
such as susceptibility to overheating or dehydration due to medications.
CMHA Ottawa sets aside 1.5% to 2% of the market
value of condos for maintenance and repair costs,
and builds this calculation into funding proposals.
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CMHA OTTAWA CONDO PROGRAM TOOLKIT
ESTABLISHING PARTNERSHIPS
CMHA Ottawa has several external partnerships important to the
success of the program. These include the municipality and community
organizations such as the rent supplement program, and the organization
that conducts the program’s annual inspections (i.e. Centretown Citizens
Ottawa Corporation).
More importantly, building strong, trusting relationships with property
managers and condo boards is emphasized. Other signicant
partnerships include good contractors, a network of non-prot housing
providers, as well as the tenants themselves and their neighbours.
Social Isolation and Community Participation. Loneliness and social
isolation can be significant challenges, especially when clients have just moved
into their units. Tenants may invite others into their homes to avoid feelings
of loneliness, putting them at risk of home takeovers. Frequent check-ins
during the first few weeks when tenants are living alone for the first time can
help address this concern. It is also important to encourage clients to build
community ties and relationships and to identify community resources (e.g.,
faith communities, social programs and other recreational voluntary activities).
TIP!
Canadian Mental Health Association, Ottawa Branch
311 McArthur Avenue, 2nd oor Ottawa, Ontario K1L 8M3
Phone: 613-737-7791
Fax: 613-737-7644
Email: [email protected]
website: https://ottawa.cmha.ca
