Headwaters Rental FAQs

WHAT IS HEADWATERS?

Headwaters are two separate rental apartment buildings being developed by Catalyst Community Developments Society on land leased from THC and funded by BC Housing, CMHC, the Rural Dividend Fund, the THC and the District. They are located at 366 and 363 Peterson Drive in the Tonquin neighborhood. 

The two buildings - Headwaters North: 35 units, Headwaters South: 37 units - have a mix of studio, 1-bedroom, 2-bedroom and 3-bedroom units that will be rented to tenants who meet the residency and other eligibility criteria described below. 

!!APPLICATIONS FOR HEADWATERS NORTH UPDATE!!

Update (2023-09-15): Available for applications

· Three (3) RGI Studios – to qualify, an applicant’s combined household income (before taxes) must range between $44,000 - $62,000. This must be confirmed by an applicant’s Notice of Assessment from CRA. Maximum number of occupants: 2
 

· Two (2) One-Bedroom RGI units – to qualify, an applicant’s combined household income (before taxes) must range between $44,000 - $62,000. This must be confirmed by an applicant’s Notice of Assessment from CRA. Maximum number of occupants: 2

Update (2023-08-17): As scheduled, Catalyst held the lottery for Headwaters North application prioritization on Monday, August 14th. All applicants were notified on Tuesday, August 15th as to the status of their application. 

The applications chosen through the lottery will be given primary consideration for thorough processing and assessment. Should these applications meet the required criteria, successful applicants will then receive a tenancy agreement offer. In the event that there are vacancies that remain unfilled after a review of the lottery-based selections, Catalyst will proceed to evaluate complete applications that were not initially chosen in the lottery.

While over 60 applications were received for the 35 apartments at Headwater North, Catalyst has not yet received qualified applications to fill the following six (6) available unit types:

· Two (2) RGI Studios – to qualify, an applicant’s combined household income (before taxes) must range between $44,000 - $62,000. This must be confirmed by an applicant’s Notice of Assessment from CRA. Maximum number of occupants: 2

· Three (3) One-Bedroom RGI units – to qualify, an applicant’s combined household income (before taxes) must range between $44,000 - $62,000. This must be confirmed by an applicant’s Notice of Assessment from CRA. Maximum number of occupants: 2

·  One (1) Three-bedroom Deep Subsidy unit – to qualify, an applicant’s combined household income (before taxes) must range between $23,940 - $26,600. This must be confirmed by an applicant’s Notice of Assessment from CRA. Minimum number of occupants is 3; maximum number of occupants is 6.

To fill JUST these available units, Catalyst is now accepting applications on a first-come, first serve basis. Applicants who meet the criteria above as well as the additional criteria listed within the application are encouraged to apply. 

Catalyst will begin taking applications in early 2024 for Headwaters South – a 37 unit complex. 

APPLICATION FOR HEADWATERS NORTH

The application form is available for download here or from the Municipal Hall and must be emailed in PDF format along with required supporting documentation by 9 pm August 13th to rentheadwaters@catalystcommdev.org.

APPPLY FOR THE BC HOUSING REGISTRY

If you are applying for a Deep Subsidy or Rent-Geared-to-Income units (more info on eligibility below) you must also apply by August 13th to the BC Housing Registry at https://housingapplication.bchousing.org/olf/faces/welcome. You do not need to apply to the BC Housing Registry if you are only applying for the market rate housing.

ANSWERS TO QUESTIONS

If you cannot find an answer to your question below or after reading the application form, please email rentheadwaters@catalystcommdev.org. 

• A copy of the Tofino Housing Corporation presentation can be found here
• A copy of the Catalyst Community Developments Society presentation can be found here.
• A recording of the presentation is available here (warning: it is 1 hr and 40 min and 200mb).

TIMELINES

As indicated on the application form the key dates are:

• August 13th, 2023 9:00 pm - Applications due
• August 14th, 2023 - Lottery drawing and review of applications.
• September 1st, 2023 - Applicants notified via email regarding status of their application. 
• October 1st, 2023 - Leases for December 1st move-in fully signed by tenant and landlord. 
• November 1st, 2023 - Deadline for tenants to pay security deposits, key/fob deposits and pet deposits (if applicable)
• March 1st, 2023 - Expected date for first tenants to move-in (To be confirmed based on construction progress) 

When will homes be ready for move-in?

Various construction delays related to updated geotechnical specifications, BC Hydro installation and other items means Headwaters North is now expected to be complete by about October 2023 with residents able to move into these new homes no sooner than December 1st, 2023. The construction of the second building, Headwaters South, is expected to be finished in time for an early 2024 move-in.

Who will be moving in?

The new rental units at Headwaters will be allocated 20% to those on fixed incomes (e.g. disability, seniors on limited pension, those on social assistance), 50% to those with lower incomes - with rents at 30% of household income (rent-geared to income – RGI units) and 30% of the units will be average market rents. Maximum permitted household income for each of these rental types is based on BC Housing guidelines. For example, for a 1-bedroom RGI unit, a household’s maximum income would have to be $62,000 or less; if household income was $35,000 per year the household would pay $875 a month. For a market 1-bedroom rental unit, the household maximum income would be $82,310 a year (in 2023) and rent will be $1,550. Priority will be given to those who have lived in the region 2 out of 3 years or are essential workers and for 2 and 3 bedroom units to those households with minor dependents or dependents with disabilities. For RGI and market units, priority will be given to those who have been working full-time in Tofino for 1 year, or who are seniors or essential workers. Final rental rates and maximum incomes could still be adjusted.

What are the tenant eligility requirements?

Residency: Living 24 of previous 36 months in the Alberni Clayoquot Regional District; AND

Employment Requirement*: Have been working for 1 year full-time in Tofino, or for Island Health or for the Parks, or is a Senior or is on Disability.

OR

Are an “Essential Worker”: Essential worker means a person working in public or non-profit health and mental health care, BC Ambulance Service, RCMP, critical utility and infrastructure workers holding specialized certifications, a teacher, principal, vice-principal or education assistant in the public school system or child-care worker.

AND

Real Estate: No real estate owned by the household

AND

Income: See below

* Working full-time means someone who has worked at least an average of at least 26 hours per week, year-round, and in the case of self-employment, means employment from which an individual earns at least 90% of his or her annual income; if your job was interrupted by closures or reduced hours due to the COVID-19 pandemic and your employer can confirm this in writing, then you will still be eligible. 

 
How much will the monthly rental be?

There will be three types of rentals mixed together in both buildings. 

Market
Unit Type        Rent                    Income Low         Income High
Studio             $1,150                 $34,500                 $82,310

1 Bedroom     $1,550                 $41,500                 $82,310
2 Bedroom     $1,950                 $52,000                 $128,810
3 Bedroom     $2,300                 $62,000                 $128,810

Rent-Geared-to Income (RGI)
Unit Type        Avg. Rent **        Income Low        Income High
Studio             $1,085                  $21,000                $62,000
1 Bedroom     $1,085                  $21,000                $62,000
2 Bedroom     $1,304                  $26,000                $74,500
3 Bedroom     $1,461                  $26,000                $83,500

** NOTE: Actual rent in RGI units is 30% of gross (before tax) household income and will change from year to year based on changes in household income

Deep Subsidy - BC Shelter Rate
Unit Type         Rent                    Income Low         Income High
Studio              $375                    $15,000                 $21,946
1 Bedroom      $375                    $15,000                 $21,946
2 Bedroom      $570                    $22,500                 $26,600
3 Bedroom      $665                    $23,940                 $26,600

Answers to Frequently Asked Questions:

How many homes are in the project and what size are the individual homes?

• There are 35 homes in total in Headwaters North and 37 in Headwaters South.

• There are studio, 1 bed, 2 bed and 3 bed homes

How are units allocated? 

Applications will be randomly ordered by lottery, then eligible applicants matched to available units based on declared preference, household size and income.

For applicants with minor dependents (18 and under) or dependents with disabilities will be prioritised (e.g. sorted to the top of the lottery) for the 2- and 3-bedroom units. 

Per the proposed new lottery rules you will get an extra entry in the lottery if: 

1. You were on the Creekside waitlist by March 1st, 2023
2. You have lived in Tofino more than 5 years
3. You have lived in Tofino more than 8 years
4. You have lived in Tofino more than 11 years 

Maximum number of entries is 5 if you have lived in Tofino more than 11 yrs and you were on the Creekside waitlist by March 1st, 2023.

If I applied to Creekside do I need to reapply?  Yes.

Can I make two applications?  No - every household must make one application. This means you and your partner/spouse and dependents make only one application. If you are applying to live with roommates, then all roommates submit a single application. All roommates must be eligible tenants (this is not the case for partner/spouses) and remember 2 and 3 bedroom units will be prioritized first to those with dependents. The application provides an opportunity to indicate your preference for Deep Subsidy, RGI or Market units and number of bedrooms. Please see the application form to confirm which of these options you are eligible for.  

Can I have pets? Yes, but only 1 dog and 1 cat. Not 2 dogs. Medium sized breeds and below. Pet deposit required.  

Are the income criteria gross or net income? It is gross household income - basically a sum of line 15000 (formerly 150) on all the household income earners. 

Why do I have to show bank accounts? To confirm what you are showing as income sources on your application are complete and accurate.

What if I work at more than one job or have a job and am self employed?  The variety of jobs you hold will be used to see if you meet the full-time requirement (average of 26 hours per week, 1352 hours per year). If you have income from a job(s) and also Tofino focused self-employment income we will determine an hourly equivalent for the self-employment portion.   

Can my new partner/spouse live with me?   Yes. Additional persons who are not eligible tenants, but who are residing with them in "a single domestic unit and related by blood, marriage or other spousal relationship, adoption, or foster parenthood" are permitted. After initial move-in new household members living in the unit must be added to the tenancy by contacting the property manager, Ardent Properties.

Will I have to move out if my household income exceeds the maximum? This rarely happens at Catalyst-owned properties but it is possible. Keep in mind: 

• This only applies to the Deep Subsidy and RGI units; there is a only a move-in maximum income requirement for the market units. 
• The "Income High" maximums are adjusted up yearly. 
• There may be a possibility to move into a different unit type (e.g. from RGI to Market) - with a change in rent - but that depends on availability at the time. 
• There will be a one-year grace period to be sure that the income change is permanent and to give you time to find accommodation elsewhere (if required). 

How does the parking work? There will be 1 parking stall for most tenants, charged at $25 a month. Allocation will be by lottery. If there are extra stalls there may be a possibility of 2 stalls, but for a select few only. Some of the parking for Headwaters North will be at Headwaters South. The parking is not covered. 

Is the building non-smoking? Yes, all homes and common areas, indoors and outside are non-smoking. This applies to tenants and visitors

Yes there bike parking and extra storage? Yes. There will be some bike parking and   

limited storage opportunities will be available on a lottery basis. More details will be  provided to selected tenants.extra storage. 

What appliances come with the home?  Fridge, stove and dishwasher. There are free-to-use, washers and dryers in each building (in a common room) and some 3-bedroom units have hookups installed for washers and dryers.

How can I be self-employed if I need a business licence and Home Occupation is not permitted by zoning at Headwaters? THC will be seeking a zoning amendment to allow office-based Home Occupations that do not receive clients to the home.  

Will there be security cameras on site? Yes

Do all the homes have patios or balconies? Yes

What type of heating and cooling is available at Creekside and how will it be billed? Heat is in the form of electric baseboard heat; the homes do not have air conditioning.

How is hot water distributed to each home? Each home will share the building hot water boiler; tot water will be metered and billed to each unit.

Are there any special features related to sustainability? The building envelope is built to provide good insulation and minimize energy loss. Light fixtures are LED. The energy system is efficient at providing heat and hot water

Are there any shared amenities at Headwaters, such as an amenity room or playground?

The Headwaters complex has an amenity room that is shared by residents of both the North and South buildings. 

Is there a sprinkler system (in homes)? Each home and all common areas have sprinklers. Please take care not to bump the sprinkler head. Nothing should be put over or hung from the sprinkler heads.

What is the flooring, e.g., hardwood, laminate, vinyl, carpet? Each home has a luxury vinyl tile floor.