Twin Pines questions and answers

We are committed to providing residents with answers to questions they have, to support them throughout the transition process.

Does Peel Housing Corporation (PHC) have to provide notice before residents must vacate the site?

Yes, PHC must provide residents with a minimum of 12 months' notice before they are required to vacate the site for redevelopment, in accordance with the Residential Tenancies Act (RTA). We are committed to giving residents ample time to make decisions and transition smoothly.

Is PHC obligated to offer a goodwill payment to residents who must vacate the site?

Under the Residential Tenancies Act (RTA), PHC is required to provide compensation equal to the lesser of 12 months’ rent or $3,000. PHC is going beyond these legal requirements by offering eligible households the option of a $50,000 goodwill payment or a portable rental subsidy.

What happens to residents with a chattel mortgage on their mobile home?

We understand this is a challenging time for those who have called Twin Pines home for many years. Our priority is to ensure a smooth transition for all residents. Residents continue to own the chattel and are free to relocate it to another site if they choose to. In addition, they can choose between 2 options to assist them in their transition:

A $50,000 goodwill payment, or
A portable rental subsidy that can be used to offset the cost of rent in their new home in Mississauga, Brampton, or Caledon.

We are providing as much time as possible to ensure residents can make an informed choice. Residents who wish to take up a relocation option will have until January 2026 to decide on their relocation option, and an additional full year after that to complete their move.

How much will it cost residents to leave their mobile home behind when they relocate to a new site?

There will be no cost to the resident as part of the Resident Transition Plan relocation options. PHC will continue to cover the cost to remove and demolish abandoned mobile homes (approximately $10,000 per home), ensuring that the financial burden is not placed on residents.

If a Twin Pines resident has received the previous goodwill payment of $31,000, can they now be topped up to the updated offering of $50,000?

No, at the time of the previous payment, a legal agreement was signed by the resident stating that it was a final offer. The $31,000 was part of a binding settlement.

What has changed in the relocation offer to residents since the initial proposal in 2017?

The original 2017 offer included a $31,000 goodwill payment and access to Peel Region housing supports. The updated 2024 offer provides a $50,000 goodwill payment or a portable subsidy with rent caps specific to Mississauga, Brampton, and Caledon. Rent caps limit how much your rent can increase each year, ensuring it stays affordable, even if market rents go up. Additionally, residents are eligible for a $2,000 Financial Counselling Reimbursement Grant, and future information about ownership or rental options will be available as requested by current residents as they are developed.

What happens if a resident cannot decide between the relocation options within the given timeframe?

Currently, residents will have 12 months to make their decision regarding the relocation options. During this time, they will have access to a financial counselling grant and ongoing support to help them make an informed choice. If residents are facing difficulties, we encourage them to reach out to PHC for additional guidance.

Can Twin Pines residents stay together when relocation happens?

Relocation offerings are for individual households to make individual choices. We encourage residents to connect with staff regarding any specific housing needs and recommendations to ensure suitable supports are made available where appropriate.

How is PHC ensuring transparency and communication with residents throughout the resident relocation process?

PHC is committed to keeping all residents informed and engaged throughout the resident relocation process. We will continue to provide regular updates, hold information sessions, and remain available to answer questions. Residents' feedback and concerns are important to us, and we are working to ensure that every voice is heard.

How will the redevelopment affect the local community and services?

This part of the project is about the Resident Transition Plan. When we begin initiating Phase 3 of the project which is focused on redevelopment, we will provide updated timelines. The project is part of a larger effort to address the housing crisis in Peel Region. We will be working closely with local stakeholders to ensure the redevelopment contributes to the long-term sustainability of the community.

Can Twin Pines residents stay on the land while redevelopment takes place?

Preliminary discussions with Twin Pines residents included an option to stay in place while the site was redeveloped. Significant cost and safety issues have emerged over the last five years which make this option far too risky for residents.

These include:

Resident safety: Heavy equipment vibration for shoring, excavation and general construction activities could damage the existing, fragile infrastructure and mobile home units, posing safety risks for residents. Impediments to pedestrian and vehicle flow for residents as well as access for emergency vehicles while on an active construction site is also a risk.

Aging infrastructure: The site’s electricity, water, wastewater and stormwater systems are near/at end of useful life and could be easily damaged during construction activity. Maintaining, repairing or replacing infrastructure during construction would be costly, cause disruptions to the residents and add complexity to the development.

Construction efficiency: A clear site allows for a more streamlined construction process. The redevelopment requires an extensive network of underground services, which are not suitable for phased construction with residents on-site. A development approach with tenants on-site would create considerable complexity, prolong construction, and pose logistical challenges given the site’s limited access points and layout.

Staging and laydown area: Having clear, unoccupied space on the site is essential for construction staging, as it provides the needed space for equipment, material storage, and efficient transport access. This prevents disruptions to adjacent properties and allows the project to proceed smoothly.

How does the portable subsidy work?

A portable subsidy is offered to eligible residents of the Region of Peel. The subsidy is calculated based on 30% of the client's gross income and is paid up to 150% of the average market rent for a specified bedroom size. 150% of the average market rent means that the Region of Peel will cover up to one and a half times the average rent, making your housing more affordable. The subsidy is portable and can move with the client but must remain within the Region of Peel (Mississauga, Brampton, or Caledon). Clients in receipt of the portable subsidy must complete an eligibility review each year to determine ongoing eligibility. Eligibility is assessed by the Client Services team in Housing Services and all details of eligibility are explained at the time of review.

2024 150% Average Market Rent (AMR) Rates:

1 bedroom: $2,441
2 bedrooms: $2,798

Example scenarios:

Note that this list does not capture all scenarios, but is a good overview of common situations.

Single senior – 1 bedroom (up to $2441 in Peel)
Household income:

Canada Pension Plan $860.39 +
Guaranteed Income Supplement (GIS) $1,287.09
Total Monthly Income = $2,147

Household’s Portion of Monthly Rent: $644 (30% of income)
Peel Region’s Portable Subsidy Portion: Up to $1,797 (Paid directly to Landlord)

Senior couple – 1 bedroom (up to $2441 in Peel)
Household income:

Income 1: $1,546

Guaranteed Annual Income System (GAINS) $83 +
CPP $560.84 +
Old Age Security (OAS) $900.50

Income 2: $2,034

GAINS $83 +
CPP $700.25 +
GIS $1,250.69

Total Monthly Household income: $3,580 ($1,546 + $2,034)

Household’s Portion of Monthly Rent: $1,074 (30% of Income)
Peel Region’s Portion Subsidy: Up to $1,367 (Paid directly to Landlord)

Single senior – 1 bedroom (up to $2441 in Peel)
Household Income:

Income: Ontario Disability Support Program (ODSP) $1,200
Shelter Allowance for ODSP: $582

Household’s Portion of Monthly Rent: $582 (max shelter allowance)
Peel Region’s Portable Subsidy Portion: Up to $1,859 (paid directly to Landlord)

Senior couple – 1 bedroom (up to $2441 in Peel)
Household Income

Income: ODSP $1,950
Shelter Allowance for ODSP: $915

Household’s Portion of Monthly Rent: $915 (Max Shelter allowance)
Peel Region’s Portable Subsidy Portion: Up to $1,526 (paid directly to Landlord)