The Trouble with Municipal-level Population Projections

Co-authored by Jens von Bergmann and cross-posted at MountainMath

Are people liquids or solids?

Trick question: they’re kind of both. This matters in terms of how we track people and project their location forward in time. There are basic demographic methods that effectively take people as solids. We can see where they are now. We can see how they’ve been moving recently. We can age them forward in time, including adding new little people and imagining older people dying off. And we can project forward how many people we’ll have in the future.

But people are also liquid. They slosh around a bit, but they eventually tend to settle downhill into the places where there are containers for them. Here our best bet in terms of projecting people’s location forward in time is to figure out the lay of the land and where the most likely containers are going to be located.

Sometimes our liquid and solid projections match up ok. But other times they don’t. Let’s make this discussion a little more solid by zooming in to take a look at a potential divergence in projections right here in Metro Vancouver.

When – if ever – will suburban Surrey surpass the population of the City of Vancouver?

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Age Disparity in Shelter Cost per Room

Co-authored by Jens von Bergmann and cross-posted at MountainMath

Residential floor space offers a common denominator for trying to standardize across a range of housing metrics (e.g. price per square foot). Unfortunately we don’t have it in the Census in Canada, but we can play around with rooms to get some pretty similar results. Here we investigate how shelter costs per room have changed over time, across various regions, and by age group to construct some comparable figures to those recently coming out of the UK.

Long story short: shelter cost per room has been getting more expensive, especially for young folks, and in those metro areas where we see the greatest housing shortages, and the age discrepancy mostly comes from older folks locking in past prices, especially as they transition into ownership.

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Multiplex Reforms: The Details Matter

Co-authored by Jens von Bergmann and cross-posted at MountainMath

Many Canadian municipalities are implementing reforms to allow multiplexes in formerly single family areas. These initiatives are driven by provincial reforms and federal incentives to increase housing supply. We review the findings from our recent paper studying the outcomes of multiplex reforms in Kelowna and Coquitlam that emphasize that implementation details matter, and take a look at early indicators of how multiplexes are faring in Vancouver since the City passed its own multiplex bylaw in late 2023.

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Demand based zoning

Co-authored by Jens von Bergmann and cross-posted at MountainMath.

What if zoning was responsive to underlying demand to live in an area? That is, rather than reserving parts of the landscape for the exclusive use of those who can afford an entire underlying lot, what if we instead allow people to build enough residential floor space on the lot to share? This exercise sets up a kind of counterfactual, enabling us to get a look at both: a) what underlying demand for floor space on a lot actually looks like, and b) how our current zoning regime sets itself up to protect the most privileged from having to fully compete with this demand.

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Housing is a Housing Problem

Co-authored by Jens von Bergmann and cross-posted at MountainMath.

The main housing problem in Canada is that there is not enough of it. We can see this by looking at prices and rents, but also by looking at people’s living arrangements and rates of doubling up. Doubling up is a direct measure of housing hardship that should get tracked on a regular basis. It also serves as an important compliment to traditional affordability metrics used in Canada that suffer from collider bias that makes it difficult to use them to track progress in solving housing problems. We also develop long timelines to track household formation and doubling up in Canada over the past 80 years to demonstrate the rapid undoubling during the first half of that time period, followed by a reversal to increased doubling up in most of Canada over the latter half.

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Metrics, Mechanisms, and Mismatch: Immigration and other Components of Housing Demand in Canada

Components of Housing Demand

Co-authored by Jens von Bergmann and cross-posted at MountainMath.

Housing demand from external migration receives outsized attention in the public discussion. We take a recent Statistics Canada report on housing consumption by immigrants and non-permanent residents as an opportunity to clarify underlying concepts. We also broaden the scope to decompose housing demand in Canada into several components and estimate their sizes to better understand where demand for housing comes from and what is needed to meet that demand.

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Housing shortage as an explanation for family and household change

Co-authored by Jens von Bergmann and cross-posted at MountainMath.

In our new paper “The new rules: housing shortage as an explanation for family and household change across large metro areas in Canada, 1981-2021” (Lauster & von Bergmann 2025) (preprint and replication code) we estimate the impacts of housing shortage on the substantial variation we see in family and household structures, both across large metro areas in Canada and across time, focusing on 1981 through 2021.

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