Headwaters Rental FAQs

WHAT IS HEADWATERS?

Headwaters is a two-building rental complex developed by Catalyst Community Developments Society on land leased from THC at 363 and 366 Peterson Drive. Funded by BC Housing, CMHC, THC, and the District, it offers 35 units in Headwaters North (opened April 2024) and 37 units in Headwaters South (opened October 2024).

Apartments range from studio to 3-bedrooms, with market, rent-geared-to-income, and deep subsidy rent options. Eligibility details and FAQs are available in the linked application form. 

For more information, please email rentheadwaters@catalystcommdev.org.

APPLY NOW - HEADWATERS RENTALS

Catalyst Community Developments Society is now taking applications for the rental homes at Headwaters North (366 Peterson Drive- Building A) and Headwaters South (363 Peterson Drive - Building B).  Headwaters North tenants moved in beginning in April, 2024 and tenant move ins at Headwaters South began October 1, 2024.  

You can download here the application form or pick up a copy at the Municipal Hall front desk. 

Applications for Headwaters must be submitted by email with PDF attachments to rentheadwaters@catalystcommdev.org. If you are applying for a Deep Subsidy or Rent-Geared-to Income (RGI) unit you must also apply to the BC Housing Registry at https://housingapplication.bchousing.org/olf/faces/welcome.

If you have unanswered questions please email rentheadwaters@catalystcommdev.org. 

NOTES ON RENT GEARED TO INCOME UNITS (RGI)

Headwaters is subject to strict tenant approval guidelines by BC Housing. All applicants for rent geared to income or deep subsidy homes must be on the BC Housing Registry (click for link) before Catalyst can offer that applicant a lease agreement. 

Please note:  The acceptable income range for studio and one-bedroom RGI units is $21,000 - $62,000, but households with annual income in the $21,000 - $32,000 are encouraged to apply for the RGI studio and 1-bedroom units.

APPLY 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 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. 

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. 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 eligibility requirements?

Residency: Priority is giving to 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. 

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

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

If I applied to Headwaters North do I need to reapply?  You will need to let Catalyst knows that you would like to be considered for the South building by emailing them at rentheadwaters@catalystcommdev.org. 

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?   Initial eligibility will be based on the income applicants provide on line 15000 (formerly 150) in their year’s Notice of Assessment (NOA) from Canada Revenue Agency. The Catalyst leasing team will perform additional income verification calculations based on the applicant’s most recently available income information including pay stubs and bank statements.  

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.

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 maximum income requirement for the market units at the time of move-in only. 
• The "Income High" maximums are adjusted 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. 

How does the parking work?  There are 69 parking spots for 72 homes at Headwaters that will be rented to tenants for $25 a month.

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 with extra storage. 

What appliances come with the home?  Refrigerator, 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 license 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?  No. This is a case by case basis. 

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; hot water will be metered and billed to each unit as a tenant expense.

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 heads. 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.

Please contact email rentheadwaters@catalystcommdev.org for any information. 

Where are construction workers going to park? 

On-site or in pre-arranged locations, but not on the existing portion of Leighton Way or Peterson Road except when the Peterson Drive extension is fully closed.

Will there be more blasting?

Perhaps a little. Some additional blasting may be required, but the majority is now complete for the two Headwaters Apartments. The blasting contractor will provide notice to nearby residents. Development of the duplex lots will also require blasting at a to be determined later date.

What are the expected construction work hours? 

The timing of construction work will comply with the District of Tofino bylaws and is expected to be between 7 am and 7 pm, Monday to Friday. 

Is access to Tonquin Trail being maintained?

The access to Tonquin Trail from Leighton Way / Peterson Drive was closed for safety reasons, but was reopened in October 2022. The Tonquin Connector from Community Centre now closed and not re-opened until the construction of Headwaters South is completed in late 2023/early 2024. The trail will be realigned to accommodate Headwaters South. Access to Tonquin Beach and the trail network is still available from the Tonquin Park Road trailhead.

What road improvements are planned? 

The Peterson Drive / Leighton Way intersection will be altered slightly and will include stop signs. Speed humps and a painted pedestrian zone will be added to Leighton Way. The extension to Peterson Drive will include a marked pedestrian path and on-street parking. 

When will the improvements to Leighton Way be completed? 

The speed humps and roadside painted pedestrian zone will be completed in late 2023.

How is the environment being protected?

Current Environmental, a professional environmental consultant with Registered Professional Biologists, completed an environmental report that forms the basis of the Development Permit related to riparian area conservation issued by the District of Tofino. Current Environmental are engaged to monitor construction and environmental mitigation measures. Current Environmental is also completing a pre-development bird nest survey to confirm the absence of nesting birds prior to tree removal.  

What is happening with the felled trees?

The cut trees will be used as nurse logs within the landscaping adjacent to the roadside ditches. If there is a surplus, the logs will be donated to the Tla-o-qui-aht First Nation for their use (firewood or otherwise).

How is stormwater being managed?

McElhanney Engineering completed an assessment of the post-development stormwater amount and flows, and resulting downstream conditions. The Headwaters building sites are draining into the wetlands and then into Centennial and Tonquin Creeks. A small weir is recommended for the wet area east of Headwaters North. The McElhanney assessment also indicated that some stormwater detention is required on the duplex lots for water flowing towards Leighton Way / Peterson Drive so that post-development stormwater flows are similar to pre-development flows.