Policy and advocacy outlook for 2026: Q&A with Tony Irwin, President of Rental Housing Canada

  • Scott Mizzen, Vice President, Commercial Financing

Housing Policy was never more at the forefront of federal government discussions, as much as it has been over the last three years, after being largely in the hands of municipal and provincial jurisdictions for more than three decades. Tony Irwin, President of Rental Housing Canada, has been a key stakeholder at the table, advocating for more supply of rental housing even before it was declared that the country was in a housing crisis.

Irwin began his career in government before moving to rental housing policy advocacy in Ontario and now represents Canadian apartment building owners and operators as a prominent voice in Ottawa. He says the attention housing files is getting now in all levels of government has been unprecedented, which presents a huge opportunity for our sector.

First National’s VP of Commercial Financing for Ontario, Scott Mizzen, sat down with Irwin to discuss recent policy changes over the past year, what government needs to understand better about the challenges in our sector, and what he thinks about new policies and programs, like Build Canada Homes, development charges, skilled labour gaps – and how they are being addressed.

Mizzen: In 2025, we’ve had a federal election, a new Prime Minister, Mark Carney, provincial elections, along with cabinet shuffles, and municipal elections across Canada. What impact has all these dramatic changes in governments had you’re your advocacy work?  What is the hardest nut you are still trying to crack with government?

Irwin: This year has brought unprecedented attention and urgency to housing at every level of government. The opportunity is greater collaboration, but the challenge is ensuring momentum is not lost with each change in leadership or policy direction. The toughest issue we face is streamlining approvals and incentives across federal, provincial, and municipal governments. While the federal government is moving quickly, local bottlenecks and regulatory hurdles can still stall projects.

Mizzen: On that note many in our industry are excited about the potential collaboration and opportunities that will be unlocked with Build Canada Homes, but some are feeling skeptical as we still don’t know all the details of how this new program is going to work. Do you have any insights on that and potential impact on multifamily rental housing development? What has your role been in these conversations with government?

Irwin: Build Canada Homes has the potential to be transformative. The intent is to act as a single window for large-scale affordable and rental housing development, bringing together financing, federal lands, and modern construction methods. We have been actively providing feedback and recommendations to government, stressing the need for streamlined processes and flexible financial tools. We are reviewing the investment policy framework for Build Canada Homes that was recently released, and the portal is now accepting applications from developers.

Mizzen: Regarding Prime Minister Mark Carney’s first federal budget this year, what do you see in the budget that will have a measurable impact in building rental housing? 

Irwin: Rental Housing Canada was pleased to see the increase to the Canada Mortgage Bonds (CMB) limit to $80 billion and the implementation of the ten percent accelerated Capital Cost Allowance (CCA) for new purpose-built rental projects. We are encouraged by the $17.2 billion commitment for housing related infrastructure and hope to see collaboration with the provinces on reducing development charges. Clearly there is more to do, but this as a positive first step from the Carney government.

Mizzen: Overall, we are seeing increasingly more collaboration between all levels of government to accelerate the development of new multifamily housing supply, yet many projects still stall at the municipal or provincial levels. Where are you seeing the biggest bottlenecks? What is your organization doing to address that? How do we get all levels of government aligned to provide more housing supply?

Irwin: The major bottlenecks remain municipal approvals, high development charges, and restrictive zoning. We are advocating for federal infrastructure funding to be tied to pro-housing policies at the municipal level, and we are sharing data and best practices to help local governments see the benefits of new rental supply. Alignment requires clear targets, incentives for municipalities that deliver results, and accountability for those that do not.

Mizzen: One of the policies you are advocating for is a 100% discount on development charges for two years to help stimulate rental housing. Looking ahead at a long-term strategy, what do you think should happen to development charges after the 100% discount expires to still increase affordable rental housing?

Irwin: After the initial two-year period, development charges for purpose-built rental should remain significantly reduced, ideally not more than half of current levels. This would help ensure long-term project viability and encourage continued investment in rental housing. Ongoing federal support for municipal infrastructure is also needed so that cities are not financially penalized for supporting new rental projects.

Mizzen: In addition to the 100% development charges discount, you’re also advocating for the removal of the HST for rental buildings that were already under construction before the policy was implemented. Can you provide some additional insights into why you are advocating for this? What are you hearing from your members?

Irwin: Many projects that began construction before the GST/HST exemption was announced are not eligible, creating a gap in support for developments that face the same cost pressures as new builds. Our members have told us this is discouraging and risks delaying or cancelling needed rental supply. We are advocating for retroactive relief so that all qualifying projects can benefit and keep moving forward.

Mizzen: That is great to hear! But while tax incentives and discounting development charges help accelerate more shovels in the ground for purpose-built rentals, we are still going to need more skilled tradespeople if construction ramps back up. Is your organization doing anything to address the gap in skilled trade workers? What is the biggest challenge there?

Irwin: We are actively advocating for immigration and temporary foreign worker programs to prioritize skilled trades and supporting initiatives that promote careers in construction. The biggest challenge is the scale of labour needed compared to the current pace of training and recruitment. The sector must work with government and educational institutions to accelerate solutions.

Mizzen: In some markets we are seeing rents softening, vacancy rates going up, and construction of new rental buildings slowing down, does that worry you? What are your thoughts on the effectiveness of MURB? What else needs to be done?

Irwin: A slowdown in new construction is concerning, as long-term housing demand remains strong. The Multi-Unit Residential Building (MURB) incentive is a positive step, encouraging investment in new rental supply through tax benefits. However, we need to make sure these incentives are permanent and predictable, while also tackling other issues such as financing and labour shortages. Continued focus on growing supply is critical. At the same time, it is important to address other barriers to construction, such as access to financing and labour shortages in the construction sector. In this context, the role of CMHC is especially important. To ensure they are effective at targeting these challenges, CMHC programs must be accessible and aligned with the current needs of housing providers.

Rental Housing Canada is currently advocating for improvements to the application process and increased funding for initiatives like the Apartment Construction Loan Program and MLI Select to ensure new rental housing projects can access necessary funding supports. 

Mizzen: So much of the conversation around housing tends to focus on new builds. How can landlords (big and small) work with the government and other stakeholders to ensure that Canada’s aging rental stock receives the investment and attention needed to remain safe, efficient, and livable for decades to come?

Irwin: Rental housing providers can partner with government programs focused on retrofits and upgrades, such as energy efficiency grants and low-interest loans. We are advocating for these programs to be accessible to both large and small operators and to make the process straightforward. Together, we can ensure aging rental stock remains safe and comfortable for tenants.

Mizzen: What are three major changes needed for Ontario's Landlord Tenant Board to better serve rental property owners?

Irwin: The Ontario government recently passed Bill 60 which included a number of changes at the Landlord & Tenant Board. Processing times have improved significantly since the Government doubled the number of full-time adjudicators, but more needed to be done to achieve greater efficiencies and fairness for all who use it. These changes uphold the rights of residents to a fair hearing while addressing abuses that delayed timely access to justice.   

Mizzen: What would you like to see happen in larger municipalities such as Toronto and Vancouver but also in other markets over the next twelve months to help lower barriers for new multifamily housing?

Irwin:  I would like to see zoning reforms that allow for more density, faster approval processes for new rental projects, and municipal support for making surplus public land available for housing. Lowering fees and charges and embracing partnerships with private and non-profit builders are also important.

Mizzen: How can apartment owners and developers across the country get more involved and stay informed with Rental Housing Canada’s advocacy work? What do you wish this private sector understood better about government advocacy?

Irwin: We are a national voice of purpose-built rental housing providers in Canada. We work to serve owners, managers and builders of over one million residential rental homes nationwide. For 30 years, our organization has advanced practical solutions through dedicated advocacy, strategic government relations and active industry engagement with federal policymakers.

Government advocacy is a long-term commitment that achieves best outcomes with a vision and mission that is embraced and supported by industry. Our members can participate in our advocacy campaigns, attend Hill Days on Parliament Hill with key decision makers, and stay connected through our newsletters, social media and events. 

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