FAQs

Shared housing is a broad term that describes housing shared by a group of individuals living under separate leases where support services may be provided.  

Examples of shared housing include: residential care facilities; seniors housing; group homes; transitionary housing; and rooming houses/single room occupancies. 

Currently, land use policies and regulations consider housing that is shared by a group of individuals, under individual leases or lodging agreements, as a separate form of residential use. Terms and land use provisions will vary based on the land use By-law or plan areas and will depend on factors such as the age, ownership (non-profit or public housing authority) or requirements for provincial licensing.  

While shared housing uses are a form of permanent residential accommodation, these uses are often subject to separate land use provisions and are sometimes not permitted in residential zones at all.   Separating such uses can lead to excluding some population groups from communities or cause residents to leave their home community to obtain the type of housing they need due to changes in age, income or ability.  Research and priorities set by all levels of government support a need to update these rules so this housing need can be accommodated more easily throughout our communities.

The requirements for parking will vary significantly based on the shared housing type or user.  Minimum parking requirements currently serve as a barrier to some types of shared housing, especially when a parking space is required for every bedroom.  Research supports not dictating how much parking a private development requires but rather allowing them to build the parking they need, if any. It is also important to note research now suggests not providing parking as part of the development reallocates funds into the development itself and positively impacts affordability. This may also encourage the incorporation of shared housing units into lower-scale residential areas versus the traditional large-scale institutional settings.

Yes, it is recommended you call 311 and ask to speak with Development Approvals should you be considering the development of a shared housing use or have any questions regarding what permits are required.

In some areas of the municipality, some shared housing uses, mainly Seniors Housing, are currently allowed only if they’re licensed by the Province of Nova Scotia. As the province does not issue licenses for all seniors housing developments, even when all licensing criteria is met, the licensing requirement has proven the be a barrier to some developments.

It is important to note, the proposed municipal land use By-law amendments will not impact the province’s ability to require licensing when they deem licensing to be mandatory.  

Research in North American jurisdictions has shown the inclusion of affordable or supportive housing in a neighbourhood does not depress property values, in some cases property values have actually increased. This could be attributed to the attractiveness of complete communities with higher levels of available services and a more diverse range of incomes and housing forms. 

Shared housing uses whether they are smaller scale and located in low-density residential zones or larger scale with 24-hour care, are assessed and taxed as residential properties.  

Any resident of HRM could live in a shared housing building.  

Residents are encouraged to call 311 or use the online form to report any nuisance situations. Municipal compliance staff will receive your complaint and follow-up.

Residents are encouraged to call 311 or use the online form to report any safety concerns. HRM compliance staff will follow up to ensure a property is compliant with land use provisions, and ensure other applicable By-laws are met as well. The M-200 By-law lays out the minimum standards for residential occupancies. 

In an emergency situation, you should call 911.

Residents are encouraged to call 311 or use the online form to report any suspected violations. Municipal staff will follow up to ensure building and/or fire safety codes are met in your dwelling. The M-200 By-law lays out the minimum standards for residential occupancies. 

In an emergency situation, you should call 911.

A main principle of the shared housing amendments identifies the importance of reducing terms and definitions to describe shared housing uses. However, different standards are warranted for shared housing uses that provide higher levels of care or require increased mobility standards. As such, the proposed amendments include two definitions to describe shared housing uses.

Shared Housing Use means a use that contains 4 or more bedrooms, that meets one or more of the following:

1. that are rented for remuneration as separate rooms for residential accommodation; or
2. that are operated by a non-profit organization or a registered Canadian charitable organization that provides support services to the occupants of the shared housing use,

and includes Shared Housing with Special Care but does not include short-term rental, hotel, motel, or tourist accommodation as defined in the Tourist Accommodation Regulation Act. 

The definition for shared housing will replace terms such as rooming/boarding houses, group homes and dormitories, however, it is important to note the definition also includes those uses considered under Shared Housing with Special Care 

Shared Housing with Special Care means a type of Shared Housing Use that is designed to provide a level of care to residents with cognitive, physical or behavioural limitations, and for greater certainty, shared housing with special care may include individual dwelling units for occupants and must meet the definition of Shared Housing Use.

The definition for shared housing with special care will replace terms related to residential care use, long-term care, assisted care or housing targeted to seniors. The intent of this definition is to ensure developments of shared housing with special care are targeted to residents who require additional care or require a higher building standard to include additional accessibility and safety features.

These amendments do not lay out the minimum or maximum number of residents that can live in a shared housing use, instead, we regulate the density for shared housing uses by setting a minimum or maximum number of bedrooms that are allowed. The definition of shared housing use means a use that contains 4 or more bedrooms, in many low-density residential areas we have capped the maximum number of bedrooms permitted in conjunction with a permitted dwelling at 10.

The Land Use By-law for Beaver Bank, Hammond Plains and Upper Sackville allows “Senior Citizens Housing”, which permits housing designed specifically for senior citizens.  As this allows for a broad interpretation of the use, there are some developments underway in that plan area that will not comply with the new definition “Shared Housing with Special Care”.   As such, Council requested the reference to “Senior Citizens Housing” remain in the Land Use By-law for Beaver Bank, Hammond Plains and Upper Sackville for now, to provide additional time for property owners in this plan area who are currently developing plans for “senior citizens housing” to proceed under the current rules.  Staff will return to Council to remove the reference to “Senior Citizens Housing” remaining in the Land Use By-law for Beaver Bank, Hammond Plains and Upper Sackville at a later date.