Are Halifax Housing Policies Making the Crisis Worse? 

By Sandra Pike, The Pike Group | Royal LePage Atlantic

Housing in Halifax isn’t just expensive — it’s getting more expensive to build, buy, and even move into. And while there’s no shortage of headlines about our housing crisis, there seems to be a serious shortage of coordination between the people making the decisions.

Right now, we’re watching three separate initiatives move forward:

1. Halifax Water is proposing a massive increase in Regional Development Charges (RDCs), potentially adding up to $27,000 per new home.
2. Councillor Sam Austin is recommending a tiered deed-transfer tax, similar to Toronto’s model.
3. The Nova Scotia provincial government recently introduced a 10% deed-transfer tax for out of town buyers who don’t move into their homes right away.

Each of these policies may seem logical on its own. But when you zoom out and look at how they interact, the result is clear: fewer homes, higher prices, and an even deeper housing crisis in Halifax.

Halifax Water’s Proposed $27,000 Development Charge

Let’s start with Halifax Water. Their proposed increase in development charges could add $20,000 to $27,000 to the cost of every new home built in the city. That’s not a small adjustment — that’s a showstopper for many builders.

Increased costs at the construction level ripple outward. Developers stall projects. Builders scale back. Buyers face higher price tags. And the result? Fewer homes coming to market just when we need them the most.

Sam Austin’s Push for a Tiered Deed-Transfer Tax

Councillor Sam Austin wants Halifax to adopt a tiered deed-transfer tax, where more expensive homes are taxed at a higher rate during resale. That approach may work in larger, high-density markets like Toronto — but Halifax isn’t Toronto.

We already have a deed-transfer tax rate of 1.5%. Raising that — especially without exemptions for first-time buyers or downsizers — will discourage local movement in the market. Seniors looking to downsize, young families trying to upgrade, and even local investors may think twice.

Add in the growing list of other taxes and fees, and the Halifax real estate market starts to feel more like a high-stakes obstacle course.

The Province’s 10% Deed-Transfer Tax for Non-Residents

The third piece of the puzzle comes from the province: a 10% deed-transfer tax on anyone who doesn’t move into their property immediately.

While this is positioned as a move to reduce speculative buying, it’s catching a wide net. Military families, professionals relocating to Halifax, retirees prepping for a future move — all are now hit with a penalty that can amount to tens of thousands of dollars.

These are not speculators. These are people who genuinely want to live here — just not on a ticking clock.

So… Who’s Steering the Ship?

As someone who works with buyers, sellers, and builders every day, I can tell you that these overlapping policies are creating confusion and hesitation. It feels like no one is talking to each other, and the result is a series of compounding costs that ultimately hit everyday Nova Scotians.

Municipal policy. Utility charges. Provincial taxes. All happening at once, with no unified housing strategy.

It’s like everyone’s playing on the same field, but no one’s reading the scoreboard.

What Needs to Happen

It’s time for a coordinated approach. If Halifax is serious about solving its housing crisis, we need:

• Open dialogue between all levels of government before implementing overlapping taxes and fees.
• Impact assessments that look beyond departmental silos and consider the real-world effect on housing supply and affordability.
• Support for local builders and developers who are trying to create housing but are now buried under increasing cost burdens.
• Protection for buyers and sellers who are already navigating high mortgage rates, limited inventory, and rising insurance and utility costs.

We don’t need more red tape or more costs. We need common sense collaboration — and we need it now.

Final Thought

Affordability isn’t just about sticker price. It’s about all the hidden fees, taxes, and policies that affect the cost of creating, buying, or holding on to a home.

If we continue to approach housing with one-off solutions from separate departments, we’re not solving the crisis — we’re building a bigger one.

Let’s hope our elected officials — from city hall to Province House — start seeing the big picture before it’s too late.

📢 About the Author

Sandra Pike is one of Halifax’s top resale listing agents and a nationally ranked REALTOR® with Royal LePage Canada. She is the founder of The Pike Group and specializes in helping clients navigate complex real estate situations, including senior transitions, divorces, and relocations. Sandra has sold over 865 homes and is recognized for her honest, no-nonsense approach to real estate in Nova Scotia.