By William Crooks
Local Journalism Initiative
Sherbrooke is currently in the grips of an unprecedented housing crisis, with vacancy rates plummeting and the cost of housing soaring. According to data from the Concertation Logement Sherbrooke (CLS) committee, the city’s vacancy rate hovers around 1 per cent, far below the balanced 3 per cent rate that is ideal for a healthy housing market. The crisis has hit low-income residents, seniors, immigrants, and young families the hardest, creating a ripple effect that extends beyond just housing to other areas such as health, education, and social services.
In Oct. 4 interviews with two key figures in the local housing scene, Ivelina Nikolova of the Fédération régionale des OSBL d’habitation de la Montérégie et de l’Estrie, and Guillaume Brien, director of the Fédération des coopératives d’habitation de l’Estrie, the extent of the problem becomes clear. The housing crisis is not just a numbers game; it has real human consequences, and both representatives stress that collective action is needed to address the crisis.
Sherbrooke’s vulnerable populations hit hard
In Sherbrooke, 25 per cent of households are spending more than 30 per cent of their income on rent, a threshold beyond which housing is considered unaffordable. Nikolova explains that this financial burden affects not just a person’s ability to pay rent but their overall quality of life. “Families who are paying too much for housing have less money for essential items like food and medicine,” she said.
Sherbrooke’s immigrant population, which has been steadily growing in recent years, is particularly affected. Many of these families require larger units to accommodate multiple children, yet they are often forced into substandard housing due to cost. “We see immigrant families unable to afford larger apartments, which affects their children’s education and health,” Nikolova stated. She also highlighted the precarious situation of seniors, many of whom find themselves at risk of homelessness due to rising rents.
The impact of the housing crisis on public health cannot be overstated. As Nikolova pointed out, many families are living in inadequate housing conditions, with issues such as mold and poor insulation becoming increasingly common. “Living in substandard housing is not just an economic issue, it’s a public health crisis,” she emphasized, noting that poor living conditions exacerbate existing health problems and contribute to new ones.
The economic and demographic drivers of the crisis
The housing crisis in Sherbrooke is driven by several key economic and demographic factors. According to an Oct. 2 CLS release, in recent years, construction costs have skyrocketed, interest rates have risen sharply, and social housing projects have faced delays, all of which have contributed to the scarcity of affordable housing. At the same time, Sherbrooke has experienced a population boom, with more people moving to the city from other parts of Quebec and abroad. This influx of new residents, combined with shrinking household sizes, has placed immense pressure on the local housing market.
Sherbrooke’s growing population is one of the factors putting pressure on housing availability. The city, home to over 167,000 residents as of 2023, is experiencing rapid growth, largely driven by its status as an education hub, with over 40,000 students attending its universities and colleges. While this influx has been positive for the local economy, it has also contributed to a rental market where supply can no longer keep up with demand.
“The housing market in Sherbrooke is severely strained,” said Brien. “The vacancy rate is far too low, and rents are rising rapidly. This is not just a crisis for those trying to find a place to live; it affects the entire community.” The housing shortage has driven up the cost of renting, with prices increasing by over 20 per cent in some neighborhoods in the past few years.
The real estate market has also seen a surge in property values, making homeownership increasingly out of reach for many. The median price of a single-family home in Sherbrooke reached $350,000 in 2024, a 10 per cent increase from the previous year. This spike in property values has forced many aspiring homeowners to remain in the rental market, further exacerbating the demand for rental units.
