Matthew J Prosper

Seeking the development and implementation of a federal capital gains tax deferral mechanism for rental property owners and housing developers who reinvest proceeds from the sale of rental properties into new Canadian rental housing supply, including purpose-built rental housing. The proposal would be modeled in part on tax-deferred reinvestment mechanisms used in other jurisdictions, including Section 1031 of the United States Internal Revenue Code, while adapted to Canada’s tax and housing policy framework. Engaging with federal officials and elected representatives on federal tax policy measures that support purpose-built rental housing development in Canada. Purpose-built rental projects are underwritten over long timelines and benefit from a stable and predictable policy environment. Clarity around GST/HST, federal tax measures, and broader policy direction can help support project feasibility, investment decisions, financing structures, and delivery timelines. National Apartment Council advocates for a competitive and predictable federal tax framework that supports investor confidence, strengthens underwriting certainty, and helps enable the long-term capital required to build new rental housing at scale. Discussions include opportunities to provide clear and stable tax treatment for purpose-built rental housing, reduce structural cost pressures, and ensure that federal tax policy supports long-term investment, development certainty, and rental housing supply. Lobbying on reintroducing a tax incentive for developers known as the Multi-Unit Residential Building (MURB) or also known as the Multi-Unit Rental Building (MURB). Engaging with federal officials, Ministers, Members of Parliament, Senators, deputy ministers, ministerial staff, parliamentary staff, departmental representatives, and other federal stakeholders on policies and programs that support purpose-built rental housing development, housing supply, and community infrastructure across Canada. Providing federal officials with information on industry-wide challenges affecting rental development, including project feasibility, infrastructure constraints, approval timelines, documentation requirements, and coordination across federal housing initiatives. Discussions include meetings to advance National Apartment Council advocacy priorities, including existing federal housing programs such as MLI Select and the Apartment Construction Loan Program (ACLP), GST/HST measures, the Multi-Unit Residential Building (MURB) program, and the development of a federal capital gains tax deferral mechanism for rental property owners and housing developers who reinvest proceeds from the sale of rental properties into new Canadian rental housing supply, including purpose-built rental housing. Engaging with CMHC and federal officials on policies, programs, and financing tools that support purpose-built rental housing development in Canada, including MLI Select, the Apartment Construction Loan Program, and related CMHC initiatives. Providing CMHC representatives with information on industry-wide challenges affecting purpose-built rental development, including application complexity, approval timelines, documentation requirements, and coordination across CMHC programs. Discussions include introductory and ongoing meetings with CMHC to discuss policies and programs that support National Apartment Council's member network and advance broader advocacy priorities, including providing an overview of the Multi-Unit Residential Building (MURB) program and its key features, benefits, and role in supporting rental housing supply.

Resimate urges Build Canada Homes to use federal buying power to secure standing offers for shell kits, Mechanical, Electrical, and Plumbing (MEP) pods, stair systems, foundations, windows/doors, and crane/set services. Linking these orders to passport plan IDs would lower costs, shorten lead times, and stabilize Canadian factory capacity. Resimate proposes a single, multi-city approval process to deliver 5,000–10,000 small-scale infill homes (Accessory Dwelling Units (ADUs) and multiplexes) across 12–18 cities. The model uses standardized plan sets, reserved factory slots, and a simple loan/contribution mechanism to accelerate delivery, cut costs, and strengthen Canadian off-site manufacturing capacity. Resimate supports establishing a federal forgivable loan program to help homeowners build accessory dwelling units. Loans would cover upfront costs such as site prep, permitting, and utility connections, with forgiveness tied to achieving affordability conditions (e.g., maintaining below-market rents for a set period). The program would expand housing supply while ensuring affordability for tenants. Resimate proposes a rules-based per-home contribution paid at permit (with adders for speed and affordability), plus a narrow installation backstop. The program would de-risk homeowner and lender participation, reduce execution risk for manufacturers, and accelerate conversion from permits to built units. Resimate recommends creating a national catalogue of factory-ready ADU and multiplex designs tied to the Housing Design Catalogue. Cities adopting these plans would commit to 10-day plan checks and 15-day site permits, allowing rapid, repeatable approvals across jurisdictions.