Coleen Volk

Lobbying for the preservation of affordable rental housing Lobbying for the development of new affordable housing, including co-operative housing. Lobbying to ensure that low-income households can continue to live affordably in federally-administered housing co-operatives after their operating agreements end with Canada Mortgage and Housing Corporation (CMHC). Lobbying for renewed low-income subsidies for federal indigenous co-operatives. Lobbying for new low-income subsidies for federal co-ops (including Section 95 program co-op housing). Lobbying for government to examine the consequences of the steady erosion of rent-geared-to-income (RGI) capacity for low-income households in existing federally administered housing providers, including co-operatives. Lobbying for energy retrofit programs for co-op housing. Lobbying around the elimination of homelessness in Canada.

Advocating for support for Private / Public partnerships in support of Indigenous Housing on-reserve.

Advocating for support for Private / Purblic partnerships in support of Indigenous Housing on-reserve.

Advocate for housing, financial and taxation policies that promote the growth and sustainability of Canada's housing and real estate sectors. Advocacy with Environment and Climate Change Canada relating to their Clean Electricity Regulations. Advocacy with the Department of Finance regarding Clean Technology Investment Tax Credits (applicability to real estate entities and program implementation) Advocacy relating to the 2024 Federal Budget proposal to temporarily provide accelerated capital cost allowance (CCA) for new eligible purpose-built rental projects, increasing the CCA rate from 4% to 10%. We are working with staff on Interest Deductibility Limits (the “Proposed Interest Rules”) as proposed in the 2021 federal budget and relating to our concern that the Proposed Interest Rules may unfairly impact Canadian real estate investors, relative to both investors in other Canadian industries and investors in foreign jurisdictions (most importantly the United States (“US”)) Advocacy with CMHC, the Federal Housing Advocate, and the Ministry of Housing regarding affordable housing programs and policies Advocating for policy proposals within Canada's Sustainable Development Strategy which would improve building energy efficiency. Advocacy relating to the creation of seniors' housing real estate investment trusts vehicles that would encourage institutional investment in seniors' housing similar to existing real estate investment trust models. Advocacy with Natural Resources Canada's regarding their Energy Star Portfolio Manager Program and Green Building Strategy. Advocating for policy inclusions within annual budgets that improve the national commercial real estate markets. These include infrastructure enhancements, tax fairness, and energy efficiency grants. Advocacy related to Budget 2024 announcement that the government will consider introducing a new tax on residentially zoned vacant land Providing input on the implementation of the Public Surplus Lands for Homes program that was announced in the Budget 2024. Advocacy related to Budget 2024 proposal to introduce a new anti-avoidance rule that will preclude a corporation from qualifying as a “mutual fund corporation” where it is controlled by or for the benefit of certain specified groups (which may be comprised of any combination of persons that do not deal with one another at “arm’s length”). Advocacy relating to the government's possible proposal to impose an earnings-based interest deductibility limitation on Canadian corporations, including commercial real estate corporations and housing providers.

Advocacy related to the contents of the Spring Economic Statement and particularly initiatives related to federal housing policy and the environment. These include: - discussions around reduction in development charges through federal grants to provinces and municipalities - reduction in the federal GST on new homes for sale - possible financing tools to encourage new housing development - technical amendments to the EIFEL and accelerated capital cost allowance rules for purpose-built rental - encouraging foreign investment and speeding up development approval timelines - some questions around implications of the Cowichan decision in British Columbia and the Musqueam Rights Recognition Agreement on private property rights - discussion around energy policy, decarbonization policy, and REIT legislation reform. Advocacy related to Budget 2025, including taxation issues, issues relevant to public capital markets, issues related to housing and housing incentive programs, issues related to GST taxation, and issues related to programs to restart the housing sector. Providing input on the implementation of the Public Surplus Lands for Homes program that was announced in the Budget 2024. Working with Natural Resources Canada and Finance Canada to create a robust Sustainable Development Strategy for Commercial Real Estate in Canada We are working with staff on Interest Deductibility Limits (the “Proposed Interest Rules”) as proposed in the 2021 federal budget and relating to our concern that the Proposed Interest Rules may unfairly impact Canadian real estate investors, relative to both investors in other Canadian industries and investors in foreign jurisdictions (most importantly the United States (“US”)) Discussions with the Ministry of Housing, Infrastructure and Communities on the development of the Renters' Bill of Rights announced in the 2024 Budget Advocating for policy proposals within Canada's Sustainable Development Strategy which would improve building energy efficiency. Advocating for policy inclusions within annual budgets that improve the national commercial real estate markets. These include infrastructure enhancements, tax fairness, and energy efficiency grants. Advocacy with the Department of Finance regarding Clean Technology Investment Tax Credits (applicability to real estate entities and program implementation) Advocacy with Natural Resources Canada's regarding their Energy Star Portfolio Manager Program and Green Building Strategy. Advocacy with Environment and Climate Change Canada relating to their Clean Electricity Regulations. Advocacy with CMHC, the Federal Housing Advocate, and the Ministry of Housing regarding affordable housing programs and policies Advocacy relating to the government's possible proposal to impose an earnings-based interest deductibility limitation on Canadian corporations, including commercial real estate corporations and housing providers. Advocacy relating to the government's Budget 2024 proposal to increase the Capital Gains Inclusion Rate from one-half to two-thirds for corporations and trusts, and from one-half to two-thirds on the portion of capital gains realized in the year that exceed $250,000 for individuals, and in each case for capital gains realized on or after June 25, 2024. Advocacy relating to the creation of seniors' housing real estate investment trusts vehicles that would encourage institutional investment in seniors' housing similar to existing real estate investment trust models. Advocacy relating to the 2024 Federal Budget proposal to temporarily provide accelerated CCA for new eligible purpose-built rental projects, increasing the CCA rate from 4% to 10%. Advocacy related to Budget 2024 proposal to introduce a new anti-avoidance rule that will preclude a corporation from qualifying as a “mutual fund corporation” where it is controlled by or for the benefit of certain specified groups (which may be comprised of any combination of persons that do not deal with one anot

Engaging with government on policy related to housing and housing affordability Engaging with government on policy related to rental availability including economic impacts and tax policy Engaging with government on policy related to housing and infrastructure.

Providing feedback and recommendations to Bill C-56: An Act to amend the Excise Tax Act and the Competition Act as it relates to property owners, landlords and tenants. Engaging with government on policy related to housing, housing affordability, rental markets, and rental availability including economic impacts, tax policy and infrastructure.

The Proceeds of Crime (Money Laundering) and Terrorist Financing Act, initiatives for enhancement of reporting mandatory information, and risk assessment methodology. The introduction of policies, programs or legislation related to "Open Banking". The Canadian labour force and labour mobility as it relates to the Express Entry program. Policies related to Canadian economic growth, and international trade. Policies related to Canada's development of natural resources. Policies related to asset recycling and industry investment in public infrastructure development . Policies and programs that affect the Canadian housing market and lending practices. Policies and programs related to gender diversity, inclusion and accessibility. Personal Information Protection and Electronic Documents Act (PIPEDA), the Privacy Act, and any legislation and associated regulations with regard to privacy and security, identity theft risks, use and protection of information Payment Processing System with regard to rates, fees, oversight of credit and debit procedures Office of the Superintendent of Financial Institutions Act (OSFI) and regulations, in respect of regulatory compliance for banks Immigration policies and programs to address labour shortages and market needs. Canadian Payments Act, as it applies to applicable legislative reviews and the government's Payment's Modernization initiative. Canada Labour Code, Parts II and III Bank Act and regulations, in respect of the five year financial system review, as well as any changes resulting from the review.

Simplifying or clarifying tax rules that impede the effective operations or development of community housing. The creation of an incentives for private sector investment in affordable housing projects, while maintaining non-profit and municipal management. Recognizing that the federal government has a permanent role in supporting community housing through ongoing rental subsidies, backed by a predictable, long-term funding framework. That the government provide funding and financing to support the growth of for-Indigenous, by-Indigenous urban, rural, and northern Indigenous housing. That the federal government must lead a collaborative effort with provincial and territorial governments to create shared housing initiatives to develop a stronger community housing sector in Canada. That the government make a long-term commitment of funding and financing designed to support the creation, repair, and renewal of community housing That the government leverage federally owned land for the use of creating housing. Provide stabilized pre-development funding for community housing providers to ensure that there is a strong development pipeline of affordable housing products Investing in a Canada Community Housing Growth Fund aimed at building a strong and robust community housing sector in Canada. The full and timely rollout of the Rental Protection Fund to support community housing providers to buy existing rental properties and preserve affordability. Upcoming and future federal budgets with respect to policies and programs that will support the creation, renewal, or operation of non-market, affordable, social, or community housing across Canada.

To ask federal government to continue to apply pressure to provinces and municipalities to reduce development taxes and work with provinces and municipalities to mandate that alternatives to development taxes be found and used instead. The role of Build Canada Homes and the impact upon housing needs in Canada and to ensure that market-rate housing policies are still pursued by the government in addition to the mandate of Build Canada Homes. Implement CMHC Construction Financing, including low-interest financing for market-rate housing for ownership from the government, plus a new construction loan insurance program. Discuss implications for the Canadian home construction sector surrounding proposed 25% tariffs from the United States. Work with provinces to have the EnerGuide Rating System (ERS) label on all houses at the time of resale and expand ERS (and its software tools updated) and be promoted so that ERS becomes the backbone of all renovation incentives. Working with the home construction industry to support innovation and capital investment to increase industry productivity both for in-site built approaches and factory-built solutions. Update the federal immigration system to proactively attract much-needed skilled workers in residential construction. Update and index the thresholds for the GST New Housing Rebate. Support voluntary programming initiatives like ENERGY STAR, R?2000 and CHBA’s Net Zero Home Labelling Program enable homeowners to choose higher levels of performance on a voluntary basis, moving the market forward without damaging affordability in entry?level homes. Support Transit-Oriented Development, Complete Communities and the “Missing Middle” of Housing - To ensure that Canadians get maximum benefit from federal infrastructure investments, the Government needs to support increased supply in the “missing middle” – whether “gentle intensification” via secondary suites, conversion of larger units or medium-density low-rise mixed-income housing, in walkable communities with ready access to public transit. Support local and provincial submissions to the Red Tape Reduction Commission to address issues associated with the Contract Payment Reporting System operated by the Canada Revenue Agency Support for housing research, analysis and demonstration projects on topics of priority interest to the residential construction industry, e.g., on housing market trends Seek Federal research on improved environmental guidelines for residential communities to determine more specifically their cost and technological implications for practitioners in the residential cosntruction and development industries Rigorously enforce provisions of the Income Tax Act and Excise Tax Act in relation to combating the underground "cash economy". Revise the tax regime to avoid GST being applied to new “purposebuilt” rental developments. This increases rents for tenants and renders the business model for investing in purpose-built rentals less attractive, hence discouraging the construction of affordable rental properties. Revise tax rules for accessory suites, such as granny flats and laneway housing, as the current tax system, which incorporates land value rather than just construction costs, and is discouraging this important form of infill housing that is favoured by more and more municipalities. These innovative infill projects increase the number of affordable homes in established neighbourhoods. Replacement of the Contract Payment Reporting System with an alternative that requires all participants in the construction industry to register for a Business Number with the CRA, and that pursues those engaging in cash-only transactions much more aggressively Reintroduce 30-year amortization periods for insured residential mortgages for new construction. Promote a federal YIMBY (yes in my backyard) campaign. New developments (especially densification and mixed income housing) are often met with local public opposition even when aligned with

Improve Federal immigration and workforce strategies to support the workforce of today and tomorrow. Elevate senior living’s role in the continuum of housing, care and support services. Advocate for Federal tax policies that address affordability for seniors choosing to live in senior living. Advance Federal policy to facilitate and alleviate barriers for capital investment and development in senior living.

Federal housing policies, programs, and regulatory frameworks affecting the supply and affordability of housing in Canada, including initiatives that support increased residential construction, innovative building approaches, and the use of Canadian wood products in sustainable and efficient housing development. Federal policies and programs supporting youth employment, workforce participation, and career development opportunities connected to Canada’s forest sector. Federal infrastructure policies and programs affecting economic development and transportation systems relevant to Canada’s forest sector and the communities it supports. Federal rail safety regulations and transportation of dangerous goods frameworks affecting the safe and efficient movement of products and inputs relevant to forest sector operations. Federal budget measures, fiscal policy developments, and economic policy frameworks affecting the forest sector, including measures that support investment, growth, competitiveness, and long-term economic resilience. Federal regulatory frameworks affecting commercial transportation of forest products that support safe and efficient transportation. Federal workforce development and labour market policies affecting employment in Canada’s forest sector, including skills development, labour mobility, immigration pathways, and workforce supports. Canada Transportation Act and related transportation regulatory frameworks affecting freight service, system reliability, and cost competitiveness for forest sector shippers. Federal policies affecting transportation system costs and shipping competitiveness for Canadian forest products, including regulatory and service frameworks. Canadian Environmental Protection Act and the Chemicals Management Plan, including substance assessments conducted under the Pest Control Products Act, with respect to science-based regulatory approaches that protect environmental outcomes while supporting industrial competitiveness. Federal tax policy and investment incentive frameworks affecting capital investment, research and development, productivity, and long-term competitiveness in Canada’s forest sector. Federal innovation, clean technology, and industrial development programs that support modernization, advanced manufacturing, and the growth of next-generation forest products. Federal policies and programs supporting Indigenous partnerships, economic participation, and long-term opportunities connected to Canada’s forest sector. Migratory Birds Convention Act and Migratory Birds Regulations as they relate to land management activities and environmental stewardship practices within the forest sector. Pulp and Paper Effluent Regulations under the Fisheries Act, including Environmental Effects Monitoring requirements and regulatory approaches affecting pulp and paper operations, environmental performance, and sector competitiveness. Fisheries Act habitat protection provisions and associated regulatory tools affecting forestry operations and land management activities, with respect to effective environmental oversight and practical implementation. Species at Risk Act and related policies regarding species protection, recovery planning, and conservation measures affecting forest landscapes, environmental stewardship, and natural resource activity. Federal policies, programs, and legislative initiatives supporting the development of forest-based bioeconomy opportunities, including biomass energy, biofuels, and other innovative forest-derived products that contribute to economic and environmental objectives. Federal programs and initiatives supporting climate change mitigation, adaptation, and resilience within Canada’s forest sector and forest-dependent communities. Federal transportation infrastructure policies and programs affecting the movement of forest products, including rail, port, and trade corridor infrastructure that supports economic growth and supply chain efficiency. Federal policies a

Encadrement du secteur financier, notamment dans une perspective d’assurer un marché concurrentiel équitable pour les consommateurs et pour l’ensemble des institutions financières canadiennes Sensibilisation à l’adoption d’initiatives gouvernementales nationales pour contrer le vol de véhicules Promotion de la littératie financière auprès des Canadiens en collaboration avec le gouvernement du Canada. Politiques fédérales en matière d'habitation et de logement Évolution de l'encadrement fédéral sur l'adaptation et la résilience aux changements climatiques Encadrement fédéral en matière de lutte contre le recyclage des produits de la criminalité et le financement des activités terroristes, de même qu’en matière de lutte contre l’évasion fiscale. Développement international, concernant l’accessibilité des services financiers diversifiés aux populations moins favorisées de la planète. Assurance-médicaments, en ce qui a trait aux médicaments onéreux, l’établissement d’un formulaire national et l’accès aux médicaments. Administration des programmes fédéraux d'aide gouvernementale