Are Halifax's HAF reforms working?

An early look - and correction of a past error

I jumped the gun last week when writing about row homes. The data was correct - row homes construction in Halifax has spiked this year. But I made made a causal link - that the new construction was tied to loosening rules about where you could build row homes. It turns out, the row homes being built are not affected by the HAF reforms. Folks pointed out that the bulk of the housing starts were recorded in June - the same month the reforms changed - which would be a quick reaction. And because of when starts are counted - after concrete foundations have been poured - this was likely too quick too be HAF-related. Further confirmation of my error is in Halifax’s permits data - the permits data shows a lump of row homes approved in July 2023 - a year before HAF. And those row homes permitted were in the Hammonds Plains district - which wouldn’t be affected by the ER-3 zoning I discussed.

So, it’s a good lesson in the importance of knowing the details of data before jumping to hot takes, even if your charts line up perfectly¹. Mea culpa. That raises the question - is any there evidence HAF reforms are spurring more construction?

Well, if we look at Halifax’s permit data - there is something interesting. The most well known part of the HAF reforms is allowing 4-unit buildings by right across the city. And this year saw more 4-unit permits going out the the door - far more than we saw from 2021 to 2023².

These permits have mostly been applied for and approved since the HAF reforms. But, of the 62 4-plexes approved in 2024, 23 come from Keepsake crescent - a new subdivision off Herring Cove road.

New building permits with 4 to 8 units. Keepsake Crescent highlighted. Color denotes units, with darkest units being 8-unit buildings

That isn’t a “problem” per se. New subdivisions being built with more density is better than single family developments. Nor should it be too surprising. Developers working with a blank slate will always have an easier time fitting in more density. Kassi lane in Dartmouth is another example -where a string of 6 unit townhouses have been approved.

But the broader goal of the HAF reforms need infill density - multiplexes replacing single family homes. On that front, there are still only a few examples. One interesting one is on the corner of Melton and Lexington ave, just off Joe Howe, where an 8-unit building building permits has been issued to replace a single unit.

Hopefully - projects like this succeed, builders take note, start their own similar projects, and start “building” up an industry of multiplex developers. Despite the slow start, I am optimistic that these big lots with 5 to 8 unit potential, could supplement Halifax’s solid big apartment building track record. But all things considered, roughly 6 months in, the HAF reforms have take up - even if there’s more room to run.

1. And for housing specifically, to keep in mind the timelines involved. Building permits can lead housing starts by months or even years - so they should be the priority for tracking responses to policy changes

2. That’s not a full year yet for 2024 either