| NEWS RELEASE
Ministry of Housing and Municipal Affairs |
|
| May 7, 2026 | |
| Opening affordable homes for Hornby Island residents Twenty-six new rental homes help address need for affordable housing on Hornby Island |
|
HORNBY ISLAND –
__________ Some Hornby Island residents will soon be moving into 26 new affordable homes, helping people continue living and working on the island. The new homes at Beulah Creek Village, 5040 Central Rd., help address the ongoing shortage of affordable rental housing on the island. The project delivers 26 purpose-built rental homes, increasing access to secure housing and reducing reliance on seasonal accommodation that has long limited options for residents. “Island communities feel the impact of seasonal and short-term housing demand,” said Christine Boyle, Minister of Housing and Municipal Affairs. “Through our Community Housing Fund, these new affordable homes will create many opportunities for residents to stay close to their jobs, live in the community they call home, and keep Hornby Island a living, working community year-round.” Beulah Creek Village includes a mix of studio, one-, two- and three-bedroom homes in three buildings. The buildings are clustered around a central green space to provide a rural, village-type feel that suits the small island. Owned and operated by the M’akola Housing Society, the homes are prioritized for local families, seniors and individuals with low-to-moderate incomes, including members of the K’ómoks First Nation. Residents are expected to begin moving into their new homes in late May 2026. This project is part of a $19-billion housing investment by the B.C. government. Since 2017, the Province has more than 95,000 homes delivered or underway, including more than 970 in the Comox Valley Regional District. Learn More:
|
|
| Contacts: | |
| Ministry of Housing and Municipal Affairs Media Relations hmamedia@gov.bc.ca |
BC Housing Media Relations media@bchousing.org |
News
Facts about Beulah Creek Village
 |
|
| May 7, 2026 | Ministry of Housing and Municipal Affairs |
|
|
| Contacts: | |
| Ministry of Housing and Municipal Affairs Media Relations hmamedia@gov.bc.ca |
BC Housing Media Relations media@bchousing.org |
Connect with the Province of B.C. at: news.gov.bc.ca/connect
What people are saying about Beulah Creek Village
|
|
| May 7, 2026 | Ministry of Housing and Municipal Affairs |
| Josie Osborne, MLA for Mid Island-Pacific Rim –
“These 26 new homes will make an enormous difference for people and families on Hornby Island who need safe, secure and affordable housing in the community they love. This project is the result of the incredible commitment and vision of the Hornby Island Housing Society, along with the unwavering dedication of M’akola Housing, the Cowichan Valley Regional District, Islands Trust, BC Housing and K’ómoks First Nation. This initiative truly shows what’s possible when communities come together to create lasting, positive change.” Will Greaves, MP for Victoria – “Our government is committed to helping communities develop local solutions to housing need. These new homes in Hornby will provide more safe, affordable homes for residents, making it possible for them to remain on the island. It’s another step forward in our bold, ambitious plan to build Canada strong.” Margaret Pfoh, CEO, Aboriginal Housing Management Association – “On Hornby Island, the shortage of affordable and secure year-round rental housing has created real challenges for the workers, families, seniors and other individuals who are essential to the fabric of a healthy community. These safe, affordable homes will provide greater housing stability for people with low-to-moderate incomes, including members of K’ómoks First Nation, while helping to ensure the island remains a place where people can continue to live, work and belong.” Kevin Albers, CEO, M’akola Housing Society – “Beulah Creek Village is about more than new affordable homes – it’s about strengthening community. By working in partnership with the Hornby Island Housing Society and prioritizing homes for local residents, including members of K’ómoks First Nation, we’re helping ensure families, workers, seniors and other individuals can stay rooted on Hornby Island with safe, stable, affordable housing. We’re proud to welcome people home and to support a community where everyone can live, work and belong.” JoAnn Harrison, president, Hornby Island Housing Society – “Hornby islanders are thrilled to see community members moving into Beulah Creek Village. Secure housing remains one of the most pressing challenges facing small rural islands. The Hornby community has dedicated years of volunteer effort toward addressing this need. These 26 homes represent meaningful and much-needed progress, and M’akola Housing Society has been an ideal partner in bringing Beulah Creek Village to fruition.” Daniel Arbour, electoral area A director, Comox Valley Regional District – “This project represents a meaningful step forward in addressing the need for affordable housing on Hornby Island. By working collaboratively with our partners, we are helping ensure that more residents have access to stable homes and the opportunity to thrive.” |
|
| Contacts: | |
| Ministry of Housing and Municipal Affairs Media Relations hmamedia@gov.bc.ca |
BC Housing Media Relations media@bchousing.org |
Beulah Creek Village Update – July 2025
Beulah Creek Village update: July 10, 2025
Construction of the Beulah Creek Village project is underway at the 7.4-hectare site at 5040 Central Road.
Hornby Island Housing Society (HIHS) has partnered with M’akola Housing Society (MHS) to build, operate and manage this 26-home purpose-built rental development. MHS has over 30 years of experience operating affordable housing.
The Beulah Creek Housing project received Final Project Approval from BC Housing early Fall 2024 and AFC Construction began work on the site later in September 2024.
Design, layout and sustainability
Beulah Creek Village is designed as a cluster of three buildings organized around a central green corridor. There will be three studio units, 12 one-bedroom units, eight two-bedroom units, and three three-bedroom units. One of the one-bedroom units is designed to be fully accessible.
Beulah Creek structure and affordability
Beulah Creek’s rental rate structure will comply with BC Housing’s Community Housing Fund rental rate structure. This structure requires:
20% of units at deep subsidy rate for people with very low incomes. Rents in deep subsidy units are set at 30% of gross monthly income.
50% of units with rent-geared-to-income where rent is set at 30% of gross monthly income. To qualify for these units, residents must earn between set income limits, which are updated each year.
30% of units at or near market rate, with rents to be determined closer to the building opening.
Cost / Funding Sources
The total capital budget is approximately $18 million ($17,976,656).
The Province, through BC Housing, is providing roughly $5.7 million in grants as well as annual operating funding of $632,000.
CMHC is providing federal grants of $1.3 million.
Comox Valley Regional District has provided a grant of $100,000.
Hornby Island Housing Society provided the land (valued at $1.3 million).
Mortgage of approximately $9.55 million (to be held by M’akola)
Construction Company
AFC Construction is the construction company selected for the project. AFC is based on Hornby Island and will be familiar to many on the Island.
Completion Date
At this time completion is scheduled for Spring 2026 though this is subject to change.
Beulah Creek Village Priority Demographics
Given that we expect a great deal of demand for the units, it is important to have a fair, equitable way to assign units. The following priority demographics have been agreed upon and will be considered when selecting tenants:
• Current Hornby residents who have lived on the island for at least one year; or
• Non-Hornby Island residents who have worked on the island for a minimum of one year; or
• Non-Hornby Island residents who have upcoming year-round work of an essential nature; or
members of the K’ómoks First Nations.
If there are no eligible tenants that meet the above criteria and that required by BC Housing (i.e., income limits, etc.) the criteria will be broadened. Units must be filled for the project to be financially viable.
Application Process
To be considered for tenancy in the units that are designated shelter rate and/or rent geared to income rate, a person or family must be registered with the BC Housing Registry.
Community members applying for the subsidized units (deep subsidy and rent-geared-to-income units) must submit their application either online or by paper to the BC Housing Registry once the building information is posted.
M’akola will select tenants from that Registry.
For the market rental units, potential residents will apply directly to M’akola.
Further information about how to apply will be provided closer to the building opening.
HIHS plans to organize a workshop to support Hornby residents interested in applying for housing at Beulah Creek Village.
Beulah Creek Village Update
January 2025
Construction of the Beulah Creek Village project is underway at the 7.4-hectare site at 5040 Central Road.
Hornby Island Housing Society (HIHS) has partnered with M’akola Housing Society (MHS) to build, operate and manage this rental unit project. The 26 homes are a combination of studios, apartments, and townhouses.
Hornby Island Housing Society (HIHS) has entered into the partnership with M’akola through a long-term lease agreement, under an Operating Agreement with BC Housing and subject to a Section 219 covenant. MHS has over 30 years of experience operating affordable housing. Over this time, MHS has collaborated with numerous government and community partners to deliver high-quality affordable housing.
Design and layout
Beulah Creek Village is designed as a cluster of three buildings organized around a central green corridor. Of the 26 units, there will be 3 studio units, 12 one-bedroom units, 8 two-bedrooms, and 3 three-bedroom units. One of the 1-bedroom units is designed to be fully accessible.
The first two buildings are two-storeys in height and provide 23 of the homes along with storage spaces. The third building is located at the centre of the Village and includes a common space for tenants, and laundry facilities. The 3-bedroom family units will be constructed as part of this building.
Sustainability
The Creek itself is a considerable factor in the layout of the Village. With the site’s proximity to Beulah Creek, and many smaller watercourses that cut through this property, a significant amount of land is to be reserved for riparian areas.
These riparian area setbacks are provincial requirements under the Riparian Area Protection Regulation; they dictate site clearing limits and, in large part, lot configuration.
Sustainability and Energy Targets: BC Housing’s Design Guidelines and Construction Standards require all BC Housing-funded projects to meet the upper steps of the BC Energy Step Code. This regulation, enacted in 2017, aims to make all buildings net-zero energy-ready by 2032.
Beulah Creek structure and affordability
Beulah Creek’s rental rate structure is proposed to align directly with BC Housing’s Community Housing Fund rental rate structure. Affordability is based on 30% of the units being rented out at a near market value, 50% of the units at rent geared to income (RGI), (RGI refers to a type of subsidized housing where the housing provider matches your rent to how much income you earn), and 20% of the units will be rented at deep subsidy rates, as defined by BC Housing.
The Beulah Creek Housing project received Final Project Approval from BC Housing early Fall 2024 and AFC Construction began work on the site later in September. Kevin Albers, CEO of M’akola Housing Society, was the special guest at the December 2024 HIHS AGM. Here’s what Kevin reported:
The 26-unit breakdown is as follows:
3 studio
12 one-bedroom
8 two-bedrooms
3 three-bedrooms
Cost
18 million dollar project (approx.700,000 per unit).
BC Housing requires the housing to be Built to Step 4 standards for high energy efficiency to both reduce utility costs for tenants and minimize greenhouse gas emissions.
Funding Sources
Approx. 8.5 million dollars in grants:
• BC Housing 6.9 million subsidy
• CMHC 1.3 million
• CVRD 100,000
• Mortgage 9.5 million (to be held by M’akola)
HIHS Land
Construction Company
AFC Construction: familiar to many on Hornby, as the company is Hornby based. Kevin described AFC as well respected in the Comox Valley and said M’akola has first-hand experience working with them in the Valley.
Completion Date
Re a completion date, Kevin Albers cautioned that although there is a goal of welcoming families across the threshold in the Spring of 2026, he’s learned that unexpected events can create unanticipated delays.
Tentative Rent Structure
Kevin cautioned that although M’akola is looking at the following rent structure, at the end of the project, rental rates will be determined by the total costs that must be covered. The make-up of the rental structure is set by BC Housing and is unlikely to change.
5 homes are prescribed by this funding program to be offered at “deep-subsidy” – set by the provincial government, $445 for a single person or $635 for 2 people.
13 homes – are to be “rent geared to Income” – aiming for approximately $800 for a 1-bedroom and $1000 for a 2-bedroom
8 homes – rent will be based on “low-market” rate – approximately $1500 for a 2-bedroom and $1800 for a 3-bedroom.
Beulah Creek Eligibility
A lot of work has been done on establishing eligibility criteria. The following priority demographics have been agreed upon:
Current Hornby residents who have lived on the island for at least one year
Non-Hornby Island residents who have worked on the island for a minimum of 1 year
Non-Hornby Island residents who have upcoming year-round work of an essential nature
Members of the K’ómoks First Nations
The list of criteria will be followed when selecting tenants. If there are no eligible tenants, the criteria will be broadened. Units must be filled for the project to be financially viable. In order to be considered for tenancy in the units that are designated shelter rate and/or rent geared to income rate, a person or family must be registered with the BC Housing Registry. M’akola will select tenants from that Registry. For the low-market units, potential residents will apply directly to M’akola rather than through the BC Housing Registry. HIHS plans to organize a workshop to support Hornby residents interested in applying for housing at Beulah.
Community members considering applying to live at Beulah Creek should submit their application either online or by paper to the BC Housing Registry 2 or 3 months prior to the project completion date. It is critical that all applicants contact M’akola to confirm that their application has been received and is complete:
1-877-384 – 1423 Ext 1 for Housing Applications
Email address: applications@makola.bc.ca
Housing Agreement
The Housing Agreement between Hornby Island Housing Society, M’akola and Islands Trust has passed first, second and third readings and will be registered on the Beulah Creek land title in January, possibly earlier.
Summary of Q & A with Kevin Albers:
1. Will gardening be allowed?
I am pretty confident that there is lots of room for a community garden on the site.
2. Where do I find the housing application?
Any housing provider can print it off for you and it is online at the BC Housing website.
3. Where am I on the eligibility priorities if I lived on the island, but moved off for my teen to attend high school and what about those who have come back intermittently?
It is well understood and accepted that Hornby Island residents will take priority.
4. Will pets be permitted?
Yes, one pet per household, under 30 pounds.
5. Is Shelter Rate only for studios?
No, they are also for 1-bedrooms. In total there are 3 studios and 2 1-bedrooms.
6. What is the setback from the ALR to the north? Did you consult with ALR about the required setback?
I think it is 10 metres. … Kevin referred the question to Michael McNamara, who said:
Short answer is “I don’t know”, longer answer is “quite a ways”. To be accurate I would have to measure. It is not required to consult with ALR, but the setback is way more than 10 metres.
7. Beulah Creek is not yet on BCH website or on the Makola website. Spring 2026 is still far away. When should I apply?
Anyone can apply today on the BCH Registry. However, if you reject more than two offered units, you lose your ranking in the system. That is why it is recommended that you do not submit until two or three months before the completion date of the Beulah Creek project, unless you are willing to live elsewhere.
8. Would you consider info on Hornby Community Connections Facebook page?
M’akola does not put anything on Facebook. A major concern is that if, for example, the rent structure is posted and then it needs to change, then there is negative feedback.
9. Is it accurate that applicants should have filed their income tax and they should do that if they have not yet done so?
Financial information dependent on your income source is required for all units. This may include tax returns, pension documentation, current pay stubs, or confirmation from the Ministry.
10. Do those who are applying for the low-market rate housing apply through the BCH registry?
No, they apply directly to M’akola and the best time to do that is when the Beulah Creek project shows up on the M’akola website.
11. Do the same asset levels apply to the low-market rate units as for the shelter and rent geared to income units?
Applicants will be required to meet the Housing Income Limits (HIL’s) required by
BC Housing and will need to show proof of income as part of the application process. The rents will be set at the average market rate at the time of the application.
12. Is the application a competition or first come, first served?
The application is not based on date, but on need. That is why some folks are on the list for years as someone else may have a higher need.
13. How are needs assessed at M’akola?
Applicants will be evaluated based on residency requirements and their level of housing need. Priority is given to individuals who are homeless or fleeing abuse, followed by those who are housed but facing unaffordable rent.
14. How do the colours and materials fit with the Hornby aesthetic or was affordable and sustainable a higher priority?
The priority was to pick products that are durable, so that replacement costs would be minimized. The chosen products are not the low end or the top end.
My first thought, damn grey and black, put some color in there? If the cost was the same, please try for the colour. My house is painted yellow and I am always happy to see it. Driving through woods, on a dark night, seeing different color would be more fun.
I agree.
15. How will the property be managed? At a distance or on site?
We are looking at what is a good model for this project. We may use a caretaker model, maybe not on-site, and we may work with HIHS, to maximize efficiencies.
16. If people start making more money, does it jeopardize your tenancy?
Tenants residing in Rent-Geared-to-Income (RGI) units are subject to annual income reviews, which may result in their rent remaining the same or being adjusted based on their current income. For those in Shelter Rate units, rent is covered by the Ministry or pension, and the income for these units typically remains unchanged. Tenants in low-end-of-market units are not required to undergo annual income testing.
17. What are the income levels for Shelter Rates?
There will be income bands for the various rents. We will post that when the M’akola website for Beulah Creek is live.
18. Are shelter rates only for those on Social Assistance?
They will be for tenants on PWD assistance and seniors with a fixed pension.
19. Are specific units limited to the various categories of Shelter Rate, Rent Geared to Income and Lower Market Rate?
This is set initially and then it will change as the years pass. As there are turnovers, the goal is to maintain the ratio set by BC Housing and still pay the mortgage.
Notice of HIHS Annual General Meeting
Hornby Island Housing Society Annual General Meeting
Dec.1, 2024 – 2 p.m. – Via ZOOM
You are invited to attend the 31st AGM of the Hornby Island Housing Society.
Beulah Creek Project Update Guest Speaker:
Kevin Albers Executive Director M’akola Housing Society
If you wish to attend, please email
Beulah Creek Housing Project Gets Go-Ahead
Provincial MLA Josie Osbourne has announced “Huge housing news for Hornby Island!”
“I am proud to announce that we are partnering with the Hornby Island Housing Society and BC Housing to bring 26 much-needed affordable homes to beautiful Hornby Island. As of this week, it’s ‘officially official’ that construction is going to begin on the Beulah Creek Housing project! ”
“When our affordable housing project in my home community of Tofino opened earlier this year, I saw first-hand the incredible impact it has on local families, and I cannot wait to see and hear the stories from Hornby Islanders when they move in (ETA late 2025)”.
“The new Beulah Creek Village will provide a rural, village-type feel that suits this small Island community and will include studio, 1, 2 and 3-bedroom homes with:
13 rent-geared-to-income units
5 low-income units
8 market rental units”
“I cannot express enough the profound gratitude and appreciation I have for all the people on Hornby Island that have brought this project to life—with environmental stewardship and design at the core of their planning—including: the Weiss family, who donated the land; the HIHS Board and staff (and ISLA and the Elder Housing Society before HIHS); local builder AFC Construction; so many supportive local organizations, local representatives past and present from Islands Trust; and our local elected official Daniel Arbour, Director Comox Valley – Baynes Sound, Denman/Hornby”
Pictured above, left to right: Michael McNamara, JoAnn Harrison, Alan Fletcher, Josie Osbourne, Jaime Begin, Tor Nawrot
UPDATE: More information will come about rents, tenant eligibility, and application processes. M’akola Housing (as the operator of this development) will lead these processes together with B.C. Housing and with input from HIHS.
#affordablehousing #hornbyisland
HIHS Receives Grant from Comox Valley Community Foundation
Hornby Island Housing Society (HIHS) has received $4000.00 from the Comox Valley Community Foundation to create a much needed housing strategy. The grant came from the Comox Valley Ending Homelessness funding stream. It will be used to hire a facilitator to lead a process that will result in the creation of an inclusive and comprehensive housing strategy for our island.
Without this funding, we would not be able to accomplish this goal as we do not have the capacity to coordinate such a process without a skilled facilitator. It was exciting to be informed that our application was successful as we have been working towards this goal for a long time. We feel that we as a community are ready to work together to identify our needs and priorities. We are all feeling hopeful that what we create will guide our community for years to come and help us secure additional funding as needed.