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Yup, that's me. You're probably wondering how I ended up in this situation. youtu.be/BLHvFniSgpQ?...

A protest outside Edmonton city hall. A man in a dark jacket with "CAM" branding is being interviewed by multiple media cameras and reporters. Behind him, protesters hold signs including "City Hall: Listen to Residents, Not Developers!" and "YEG Councillors don't Give a damn about Homeowners and they cater to Shoddy Developers!" Yellow signs reading "WELL-BUILT" and "NOT" are also visible. The modern glass city hall building stands in the background under a clear blue sky with autumn trees.

Jacob Loo Dawang @jacobdawang.com · 02/10/2026

To all my Ontario friends who haven't yet read the WhatsApp chat between the Ontario Big City Mayors, here are the highlights. From complaining about how they count housing starts to Cam Guthrie doing God's work with zoning, to complaining about DCs, it really hits all the bingo squares.

Chat transcript from October 27, 2023, discussing Ontario housing fund allocation criteria. Participants debate whether municipalities should qualify based on building permits approved versus housing starts, and note discrepancies in unit counting methodology between municipalities.

Chat conversation from March 21, 2024, discussing a provincial announcement about four-unit housing policy. Participants reference confusion about whether the policy applies to 4-unit buildings or 4-6 storey buildings in neighborhoods, and share a YouTube link to clarify the announcement.

Chat messages from August 18, 2024, discussing property tax implications and development charge costs. Topics include Ontario government property tax increases, a condo DC cost example in Oakville, and debate about mechanisms to ensure development charge reductions translate to affordable housing prices.

Chat transcript from November-December 2024, discussing revenue shortfalls and property tax increases. Includes discussion of municipal development charge policy changes, statutory exemptions affecting Toronto's budget, and concerns about passing costs to taxpayers and homebuyers.

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Jacob Loo Dawang @jacobdawang.com · 02/10/2026

And we've achieved this, all while redeveloping around 1% or less (depending on category) of lots over three years. The math of density is truly magical.

"Stacked bar chart showing RS Zone redevelopment from Jan 2024 to Sep 2026. The chart displays cumulative properties by project type: Not redeveloped (dark purple, dominant), Addition/Conversion, Backyard House, Duplex to Fourplex, Fiveplex to Eightplex, 9+ Row House, and 9+ Apartment (light orange). Percentages of properties redeveloped into more than single detached homes are 0.33% in 2024, 0.82% in 2025, and 1.22% in 2026. Total RS-zoned properties remain around 140,000. Source: Jacob Dawang, City of Edmonton Open Data.

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Jacob Loo Dawang @jacobdawang.com · 02/10/2026

Once again, small-scale infill has equalized the playing field between greenfield (outside the Henday) and mature neighbourhoods. It also continues to drive more homes built near transit.

Four stacked area charts showing homes permitted by neighbourhood type and project type in Edmonton from 2009-2026. Downtown (top left) shows minimal permits, mostly under 500 annually. Mature neighbourhoods (top right) show the highest volume, peaking at nearly 5,000 permits in 2022, dominated by single detached homes (dark purple) with additions/conversions. Between mature and Henday (bottom left) shows 1,000-3,500 permits annually with mixed project types. Outside Henday (bottom right) shows 1,000-6,000 permits with single detached homes predominating, especially after 2020. Colours represent: dark purple for single detached, multiple shades for conversions, duplexes through eightplexes, and orange for row houses and apartments. Data source: Jacob Dawang, City of Edmonton Open Data.

Cumulative distribution graph showing where homes are being built relative to Edmonton's LRT system from 2009 to 2026. The x-axis shows distance from the nearest LRT stop in kilometers (0-8km), with a vertical dashed line marking the 800-meter threshold. The y-axis shows the cumulative share of homes (0-100%). Multiple colored lines represent each year, with darker purple lines for earlier years (2009-2015) and lighter orange/pink lines for recent years (2022-2026). Earlier years show homes distributed across greater distances, while recent years show a concentration of home construction closer to LRT stops, with most homes built within 4-6km by 2026.

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Jacob Loo Dawang @jacobdawang.com · 02/10/2026

Get in folks, we're building the missing middle, right here in Edmonton! Small-scale infill (5-8plexes in mature neighbourhoods) is now the single largest source of Edmonton's new housing supply. 22% of all homes permitted this year!

Line chart showing homes permitted by project type in Edmonton from 2009-2025. Single detached homes (dark blue) peak around 4,500 in 2012. 9+ apartments (light orange) spike dramatically to over 6,000 in 2024. Other categories—additions/conversions, backyard houses, duplexes, fourplexes, and larger multifamily units—remain under 4,000 permits throughout the period. Data source: City of Edmonton Open Data

Four line charts showing homes permitted by neighbourhood type and project type in Edmonton from 2009-2025. Top left (Downtown): mostly flat, under 500 homes permitted annually across all project types. Top right (Mature): volatile orange line (9+ apartments) peaks near 3,000 in 2025; other project types remain under 500. Bottom left (Between mature and Henday): navy line (single detached) dominates, fluctuating 1,000-1,800; orange line (9+ apartments) peaks around 2,000 in 2024. Bottom right (Outside Henday): navy line (single detached) leads, reaching 2,700-2,900 in 2021 and 2023; orange line (9+ apartments) spikes to 2,500 in 2024. Legend shows seven project types in dark navy to coral gradient. Data from Jacob Dawang, City of Edmonton Open Data.

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Jacob Loo Dawang @jacobdawang.com · 22/09/2026

With respect, if this is the extent of housing supply policies, Toronto council is so cooked. It's like a throwback to the 2010s where the same ignorance of supply created the housing crisis. Toronto needs a new plan for the future and it has to include, but be more than affordable housing.

More affordable housing, built faster and community-owned.

Expand resources to community land trusts, non-profit and supportive housing, and require real affordability in new development on public land.
Prioritize all Ward 11 development applications that include affordable housing.
Use available funding and financial incentives as a means for achieving policy objectives, including family-size units, in addition to affordability.

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Jacob Loo Dawang @jacobdawang.com · 18/09/2026

Part of the story is not just the outcome of lowest rent among major Canadian cities, but also the how and where. Through zoning reform, we're adding more homes in central mature neighbourhoods, near transit.

"Stacked area chart showing H1 building permits issued in Edmonton from 2009 to 2026, broken down by four neighborhood types (Downtown, Mature, Between Mature and Henday, and Outside Henday) and seven project types (Single detached, Addition/Conversion, Backyard House, Duplex to Fourplex, Fiveplex to Eightplex, 9+ Row House, and 9+ Apartment). Downtown shows minimal permits throughout the period. Mature neighborhoods peak at over 3,000 permits in 2024, dominated by single-detached homes. Between Mature and Henday and Outside Henday neighborhoods show more volatile trends, with Outside Henday reaching nearly 4,000 permits in 2023. Single-detached homes (dark purple) comprise the largest share across most neighborhoods and years, while apartment and row house projects (orange tones) remain a smaller but consistent portion."

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Jacob Loo Dawang @jacobdawang.com · 14/09/2026

The number one sign that someone's against infill is when they start their posts/speeches/rants by saying "I am NOT against infill".

Post by Mark hillman on Facebook.

It's time for the Province to step in on Edmonton's infill mess.

Let me be crystal clear up front: I am NOT against infill. Responsible, thoughtful, and truly affordable infill has a place in a growing city like Edmonton. What I am against is what our city council is currently rubber-stamping — and calling it either "responsible" or "affordable" is a stretch neither honesty nor the numbers can support.

Consider what's actually happening on the ground:

At one single intersection near a recent protest site, the city is allowing SEVEN eightplexes to be built. Seven. On one intersection.

For most Edmontonians, their home isn't just where they live, it's their single largest investment and their retirement plan. Council's current "steamroller" approach isn't just changing neighborhood character; it's quietly stripping tens of thousands of dollars out of the pockets of the very homeowners who built these communities in the first place.

A new group, that I am proud to be on the board for, the Edmonton Infill Action Campaign, isn't trying to stop all infill. We are pushing back on the behemoths being approved at breakneck speed with little regard for the people already living next door. We are asking Premier Danielle Smith and the ministers of Municipal Affairs, Transportation, Environment, Infrastructure, and Public Safety to use the powers granted under the Municipal Government Act to make sure Edmonton is actually following the rules.

when a council becomes deliberately deaf to the citizens who elected them, when they treat densification like a religion instead of a policy, the province stepping in to enforce the rules is not overreach. It's accountability.

Homeowners deserve a seat at the table. Neighborhoods deserve a say in their future. And Edmonton deserves an infill strategy that is genuinely responsible AND genuinely affordable, not the current free-for-all being sold to us under those labels.

What do you think?

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Jacob Loo Dawang @jacobdawang.com · 25/08/2026

BREAKING Trump White House admits Canada's counter-tariffs are working, with American wine and auto exports "crashed" and "collapsed" in a single year.

FACT: Canada alone imposed discriminatory 25% tariffs and company-specific quotas on U.S. motor vehicles — measures applied to no other country. As a result, U.S. vehicle exports to Canada crashed 22% over the last year.
FACT: Canada banned American wine, beer, and spirits in nearly every province and territory — while other countries have faced no such restrictions. As a result, U.S. alcohol exports to Canada collapsed 81% in a single year.

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Jacob Loo Dawang @jacobdawang.com · 19/08/2026

What pains me most about new greenfield suburbs in Edmonton is that they have pieces of the puzzle of building good places. Protected bike lanes, density, greenspace. But not building high speed transit that connects to the rest of the city means yet another auto dependent neighbourhood.

A midrisr apartment in a suburb in edmonton

A protected bike lane in an edmonton suburb.

A midrisr apartment in an edmonton suburb

Single detached homes in an edmonton suburb

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Jacob Loo Dawang @jacobdawang.com · 19/08/2026

Real representative crowd here. Btw the median age in Edmonton is around 36 years old.

Kerry Diotte's social media post about a packed community meeting at Northwest Edmonton Seniors Centre regarding infill housing concerns, with a photo showing dozens of seniors gathered in the center.

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Jacob Loo Dawang @jacobdawang.com · 13/08/2026

It would be nice if brand new infrastructure built just a few years ago would detect people on bikes waiting to cross without needing to attach rare earth magnets to said bike.

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Jacob Loo Dawang @jacobdawang.com · 11/08/2026

Another one. The 2025 cohort of rowhomes is finally coming to market and it's beautiful to see. Family sized homes at attainable rents. ✅ 3 bedrooms ✅ Brand new build ✅ Hardwood floors ✅ Air conditioning ✅ $1850 per month I need more of these in my area. My 3 bed rent is still too high.

Picture of the front of a 3 beds 2.5 baths townhouse for 1850 a month.

Screenshot of a picture showing the kitchen and living room of a new 3 bedroom unit in a rowhome.

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Jacob Loo Dawang @jacobdawang.com · 05/08/2026

Imagine being the homeowner of one of 5 lots in this cul-de-sac and claiming you didn't see the redevelopment signs on the lot marked in red which is right next to your house. And then imagine CBC taking them at their word without questioning it. www.cbc.ca/listen/cbc-p...

This is an aerial map showing two circled areas in a residential neighborhood on Buen Vista NW:
Red circle (upper): Outlines a property or area along the street
Teal/cyan circle (lower): Outlines a larger residential area below, encompassing multiple properties and streets

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Jacob Loo Dawang @jacobdawang.com · 04/08/2026

$14.9M/year is can fund a ton of stuff, fittingly including the infill liaison team. Without needing to raise the property tax rate at all. The list of services infill can fund without any tax increase will continue to grow as more permits roll in.

Bus Service Growth Operating Impacts ($7.4M) — the ongoing annual cost of converting three On-Demand Transit zones to conventional fixed-route bus service, using 25 new buses and adding 62,500 annual service hours. This is the ongoing, permanent cost once the new routes launch in 2027, not the smaller, partial-year cost in 2026.
DATS Service Level ($3.0M) — DATS (Dedicated Accessible Transit Service) is the door-to-door transit option for Edmontonians who can’t use conventional buses or LRT. Demand had outgrown the existing budget. Without this funding, the share of trip requests the city could confirm was projected to fall from 98% to 89%, denying an estimated 120,000 rider trips a year.
Spring Sweep equipment ($1.1M) — restores funding for the leased equipment used in Edmonton’s annual spring street sweep, which clears the winter’s accumulated sand and grit off roads by June 1 each year.
Transit Fleet Maintenance ($1.1M) — covers higher-than-budgeted cost increases (about 22%) on the parts and materials needed to keep ETS’s 900+ buses on the road, including legislated preventative maintenance and mid-life refurbishment.
Bus Cleaning Service Delivery Model ($1.2M) — reinstates a bus-cleaning budget cut in 2020 and never fully restored. Without it, 20 cleaning staff would be cut, risking unsanitary buses, reduced rider satisfaction, and lost ridership and fare revenue.
Facility Maintenance Services ($0.6M) — covers inflation-driven cost increases (about 15%) on contracted maintenance work at City Hall, recreation centres, police stations, and libraries.
Infill Liaison Team ($0.6M) — reinstates a dedicated team to field infill-related complaints, explain the City’s infill policy, and coordinate between departments. A fitting one to fund with infill’s own tax revenue.

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Jacob Loo Dawang @jacobdawang.com · 04/08/2026

At steady state, once every 2024–2026 permit is built and assessed, small-scale infill will contribute $14.9M a year in perpetuity in additional municipal property tax revenue. Or, if Council held revenue flat instead: a 0.7% decrease to the property tax rate.

Table of RS Zone infill uplift by category showing lots, homes added, net value uplift, and annual municipal tax uplift, totalling $1.82 billion in value and $14.9 million a year in tax.

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Jacob Loo Dawang @jacobdawang.com · 04/08/2026

We can estimate the eventual incremental property assessment uplift from all small-scale infill post-ZBR reforms based on this 2024 cohort. Rowhomes do most of the heavy lifting. They add the most units per lot and have been the most common redevelopment path since ZBR.

Horizontal bar chart of net assessed value uplift by small-scale infill category from 2024 through H1 2026 permits. Five-plus unit rowhomes are by far the largest bar, followed by 2 to 4 unit plexes, then backyard homes.

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Jacob Loo Dawang @jacobdawang.com · 04/08/2026

When a new rowhome replaces a single-detached home, the lot's value increases by a lot. Looking at the 2024 cohort that has been completed and occupied, we're talking over $1M in uplift. Approaching $2M for 7+ unit rowhomes.

Raincloud plot of assessed value uplift per redeveloped lot for 2024 RS Zone 5+ unit rowhomes, split into 5–6 unit and 7+ unit projects, showing gross uplift and uplift net of market appreciation. Most lots cluster in the low millions.

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Jacob Loo Dawang @jacobdawang.com · 04/08/2026

If you haven't read my previous posts, you should know that the zoning bylaw renewal in 2024 is likely Canada's most effective zoning reform. We are seeing our mature neighbourhoods finally bring on desperately needed supply, mostly thanks to the 8-unit rowhome. www.jacobdawang.com/blog/2026/q2...

Stacked area chart showing H1 building permits issued in Edmonton from 2009 to 2026, divided into four neighborhood types (Downtown, Mature, Between Mature and Henday, and Outside Henday) and seven project types (Single Detached, Addition/Conversion, Backyard House, Duplex to Fourplex, Fiveplex to Eightplex, 9+ Row House, and 9+ Apartment). The Downtown panel shows minimal permits with occasional spikes. The Mature neighborhood shows steady growth peaking around 3,500 permits in 2025, dominated by Single Detached and Addition/Conversion projects. Between Mature and Henday ranges from 500 to 2,500 permits with significant volatility, while Outside Henday shows the most permits overall, reaching 4,000 in 2023, driven primarily by Single Detached housing. Data source: Jacob Dawang, City of Edmonton Open Data.

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Jacob Loo Dawang @jacobdawang.com · 30/07/2026

Surely they made Alberta agree to the conditions of the program right? Right? www.cbc.ca/news/canada/...

Housing conditions

To be eligible to receive funding under the PT Agreement stream, municipalities and regional governments in provinces will be required to implement the following two measures:

Adopt zoning for "four units as-of-right" per lot in all low-density residential areas with municipal servicing (i.e., water and sewer) in communities with populations greater than 30,000; and

Red Deer, where Wednesday's announcement was held, was previously embroiled in issues with federal housing funding.

Then-housing minister Jason Nixon slammed Ottawa for pulling Red Deer's $12-million Housing Accelerator Fund (HAF) grant when the community did not meet requirements for zoning, while only reducing funds for Ontario cities that failed to comply with conditions of their HAF agreements.

When asked, Carney said he "look[s] at it in the round", taking a less prescriptive approach and ensuring there is some funding coming to the area.

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Jacob Loo Dawang @jacobdawang.com · 30/07/2026

I have to say, from when I left Toronto, the east waterfront has developed really nicely! Density and mixed use really does do wonders, even when transit is good but not great.

A modern waterfront plaza with a contemporary mixed-use building featuring copper-colored metal framing and large glass windows on the left. A wide paved area with red and gray tile patterns stretches across the foreground, lined with bike racks and street lamps. People walk and cycle along the plaza while others rest on benches near the water's edge. Trees and vegetation frame the scene, with a calm body of water visible in the background under a clear sky.

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Jacob Loo Dawang @jacobdawang.com · 29/07/2026

Ah, fresh meat. (Right from Wilson yards)

Subway with no one on it straight from Wilson yards on morning rush hour.

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Jacob Loo Dawang @jacobdawang.com · 28/07/2026

Hey look they did the thing at Bathurst and Eg where they built a tower over a subway entrance, at one corner.

A modern mid-rise residential building with a contemporary mixed-use ground floor. The facade features a beige and gray color scheme with floor-to-ceiling windows on residential units above and large storefront windows below. The ground level shows a dark-framed entrance marked "2020" and a "Forest Hill" transit station entrance. A bicycle is parked on the left sidewalk, and a street with yellow line markings runs along the building's front.

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Jacob Loo Dawang @jacobdawang.com · 28/07/2026

Edmonton continues to show it's possible to have newly built, ground-oriented housing for families in existing neighbourhoods at a reasonable price. You only have to make it legal and feasible. Here's a 3bed for $1,895 with a $500 lease signing bonus.

Exterior photo of modern contemporary townhouse units featuring brick and white siding with black trim and metal railings. Three townhouses are visible with large windows and private entrances. Landscaping includes young trees and shrubs. Image is labeled '2 of 18' indicating multiple units available. Listing shows 3 beds, 2.5 baths townhouse at $1,895 per month, located nearby within 6 kilometers.

Continuation of rental listing details showing lease terms and application requirements. Includes $1,895 monthly rent, garage and pet policies, 12-month lease requirement, move-in ready status, a $500 move-in bonus offer for applications submitted within 24 hours, and notation that serious applicants with verified credit, income, and employment are required. Call-to-action encourages messaging to book a private tour.

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Jacob Loo Dawang @jacobdawang.com · 24/07/2026

Goodbye Edmonton, see you in a week!

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Jacob Loo Dawang @jacobdawang.com · 23/07/2026

Even if the current network doesn't support those features, because of this purchase, Toronto will not have level hoardings on any future streetcar lines, not any retrofitted stops! Imagine not having to construct one-way loops for additional cost, land and operation time!

# Waterfront East Light Rail Transit (WELRT) Alignment

This map shows the proposed alignment for the Waterfront East Light Rail Transit (WELRT) project in Toronto, divided into three segments:

**Segment 1 (Red) - Below Grade (TTC)**
- Starts at Union Station
- Runs below grade through the downtown core
- Connects to Queens Quay via tunnel portals
- Serves Queens Quay Docks Station

**Segment 2 (Blue) - Queens Quay East (WT)**
- At-grade section along Queens Quay waterfront
- Runs from Yonge Slip eastward
- Passes Parliament Slip and Villiers Island
- Connects to the Cherry Portal area

**Segment 3 (Yellow) - Cherry & Villiers (WT)**
- At-grade section on the east side
- Serves Cherry Portal and Commissioners St areas
- Includes Villiers Loop terminus
- Routes through the Cherry & Villiers district

The route connects key waterfront destinations including Union Station, Queens Quay, and the eastern waterfront development areas. The map shows the inner harbour context and indicates the transition from below-grade transit in the downtown core to at-grade waterfront alignment in the eastern sections.

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Jacob Loo Dawang @jacobdawang.com · 23/07/2026

The TTC's initial and subsequent Fleixty streetcar orders were a huge missed opportunity to introduce modern tram capabilities to the streetcar network A forward-looking administration would have ordered double-ended cars with level boarding capabilities.

Alt Text for Reddit Post Screenshot
Screenshot of a Reddit post from r/TTC (Toronto Transit Commission) by user Rody365. The post title reads: "TIL that the TTC says there is no way to do level boarding for our streetcars and that our roads are too tight for dual point switches."
The post contains a detailed discussion about a TTC board meeting regarding the 506 streetcar, including the TTC's stated reasons for why level boarding isn't feasible (citing self-leveling system requirements and varying suspension specifications across vehicles) and the poster's counter-argument that even partial level boarding would improve accessibility and speed up boarding. The post also mentions the TTC's concerns about street width limitations for double point switches. At the bottom is a reference to a video link with a timestamp of 4:48:40. The post shows 75 upvotes and 57 comments.

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Jacob Loo Dawang @jacobdawang.com · 19/07/2026

You've seen this on Autoroute 50 right?

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Jacob Loo Dawang @jacobdawang.com · 14/07/2026

Views from Edmonton's greenfield communities. If only we had a finger plan and these weren't going to be 100% car dependent.

A row of rowhomes with a pickup parked in front

A row of rowhomes behind a surface parking lot

Single family homes with garages in front.

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Jacob Loo Dawang @jacobdawang.com · 12/07/2026

Every municipal public consultation for new housing or transit priority ever.

MP ana Roberts sitting in her office with text boomer caucus overlaid.

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Jacob Loo Dawang @jacobdawang.com · 09/07/2026

And ZBR continues to be the most effective land use policy ever in Edmonton when it comes to building near transit. Add in the frequent bus network and 44% of homes permitted were within 800m of LRT or 400m of a frequent bus stop.

A line graph titled "Where are homes being built relative to LRT? Cumulative distribution of homes by distance from nearest LRT stop." The y-axis shows the cumulative share of homes from 0% to 100%, and the x-axis shows the distance from the nearest LRT stop in kilometers, ranging from 0 to 8 km.

A vertical dashed line highlights the 800-meter (0.8 km) mark. Multiple colored lines represent individual years from 2009 to 2026. Most years follow a closely clustered, steady diagonal trajectory, showing that roughly 20% to 25% of homes were built within 1 km of an LRT stop, and 50% were built within 3 to 4 km. However, the lines for recent years—specifically 2024, 2025, and 2026 (shaded in lighter orange and yellow tones)—diverge significantly, showing a much steeper upward curve. In these recent years, nearly 30% to 35% of homes were built within 800 meters, and roughly 70% to 75% were built within 2 km of an LRT stop, indicating a major shift toward transit-oriented housing development. The chart footer attributes the data to Jacob Dawang and City of Edmonton Open Data.

A line graph titled "Where are homes being built relative to frequent transit? Cumulative distribution of homes by distance to nearest LRT or frequent bus stop." The y-axis shows the "Cumulative share of homes" from 0% to 100%, and the x-axis shows the "Distance from nearest LRT or frequent bus stop (km)" ranging from 0 to 8 km.

Two vertical reference lines are marked: a dotted line at 400m (bus) and a dashed line at 800m (LRT). Multiple colored lines plot individual years from 2009 to 2026.

While historical years (2009–2023) track closely together in a steady, lower curve—where roughly 10% to 25% of homes were built within 800 meters of frequent transit—the lines for 2024, 2025, and 2026 diverge sharply upward. In these recent years, approximately 30% to 35% of homes were built within the 400-meter bus threshold, and nearly 50% were built within the 800-meter LRT threshold, showing a substantial shift toward transit-adjacent housing development. The footer attributes the chart to Jacob Dawang and City of Edmonton Open Data.

A geographic map titled "Map of all H1 2026 5–8 unit building permits, LRT, and the frequent bus network." The subtitle notes: "LRT stops and 800m radius in red, frequent bus stops and 400m radius in orange."

The map displays a network of city streets and a winding river corridor. It features red circular buffers representing the 800-meter radius around LRT stops and orange linear buffers tracing the 400-meter radius around the frequent bus network. Dozens of small blue dots, representing 5–8 unit building permits, are scattered across the map. A heavy concentration of these blue dots is clustered directly within or immediately adjacent to the orange frequent transit corridors and red LRT station buffers, particularly across central, west, and south-central areas. A footer attributes the map to Jacob Dawang, City of Edmonton Open Data.

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Jacob Loo Dawang @jacobdawang.com · 09/07/2026

It's also worth noting that permits for 5-8 unit rowhomes continues to increase in 2026 despite downturns or flatlining of other categories of permits across neighbourhoods.

A multi-panel line chart titled "Homes permitted by neighbourhood type and project type" tracking full-year data from 2009 to 2025, with 2026 projected from H1 data. The data is credited to Jacob Dawang, City of Edmonton Open Data.

The image is split into four panels representing neighborhood types, each plotting the number of homes permitted (y-axis, 0 to over 3,000) over time (x-axis, 2010 to 2025):

Downtown: Shows very low permitting activity across all project types, generally staying well under 1,000 homes.

Mature: Highlights a massive spike in "Fiveplex to Eightplex" permits starting around 2023, surging past 3,000 by 2026. "9+ Apartments" show highly volatile peaks and valleys, spiking around 2021 and 2024 before dropping.

Between mature and Henday: "Single detached" homes and "9+ Apartments" historically led but have been on a downward trend or highly volatile, with "9+ Apartments" peaking sharply around 2021 and 2025 before dropping.

Outside Henday: Dominated strongly by "Single detached" homes, which consistently peaked near or above 2,500 permits throughout the 2010s and 2020s. "Duplex to Fourplex" and "9+ Apartments" represent the next highest categories, with apartments showing a sharp peak around 2015 and 2024.

A legend on the right identifies seven project types by color: Single detached, Addition/Conversion, Backyard House, Duplex to Fourplex, Fiveplex to Eightplex, 9+ Row House, and 9+ Apartment.

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Jacob Loo Dawang @jacobdawang.com · 09/07/2026

The zoning bylaw renewal continues to deliver its promise of saving mature neighbourhoods from managed decline. The 5-8 unit rowhome enabled by ZBR continues to be THE driver of housing supply in our mature neighbourhoods.

A faceted area chart titled "Homes permitted by neighbourhood type and project type," showing data from the full years 2009–2025, with a 2026 projection from H1 multiplied by 2.1. The y-axis shows "Homes permitted" ranging from 0 to over 8,000, and the x-axis tracks the "Year" from 2010 to 2026. The bottom caption credits "Jacob Dawang, City of Edmonton Open Data."

The chart is divided into four facets by neighborhood type:

Downtown: Shows consistently low volume, rarely exceeding a few hundred permits, mostly composed of 9+ Apartments.

Mature: Shows a steady increase over time, with a massive spike starting around 2024, peaking at over 6,000 permits in 2025. The growth and peak are driven heavily by 9+ Apartments, 9+ Row Houses, and missing middle housing types like Duplex to Fourplex and Fiveplex to Eightplex, while single-detached permits shrink to nearly zero.

Between mature and Henday: Fluctuates between 2,000 and 4,000 permits. Single-detached homes make up a notable portion historically, but decline significantly by 2026 as multi-unit project types grow.

Outside Henday: Shows the highest historical volumes, peaking near 7,000 in 2015 and over 8,000 in 2024. This area is historically dominated by a massive volume of Single detached homes (dark purple) and 9+ Apartments, though single-detached permits show a sharp drop in the 2026 projection.

A legend on the right lists the stacked project types from top to bottom: Single detached, Addition/Conversion, Backyard House, Duplex to Fourplex, Fiveplex to Eightplex, 9+ Row House, and 9+ Apartment.

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Jacob Loo Dawang @jacobdawang.com · 09/07/2026

Edmonton permitted 6,536 homes in H1 2026, down 29.4% from H1 2025's 9,252. Annualized, that's ~13,726 homes for 2026, below 2025's record, but still on track for a strong year. The slowdown is almost entirely apartments. A handful of large buildings getting permitted or not swings the total.

A stacked area chart titled "Homes permitted by project type" showing historical data from 2009 to 2025, with a projection for 2026 based on first-half data. The data is credited to Jacob Dawang, using City of Edmonton Open Data.

The vertical axis measures the number of "Homes permitted" from 0 to 15,000+, and the horizontal axis tracks the "Year" from 2009 to 2026.

The chart tracks seven categories of housing project types, stacked from top to bottom:

Single detached (dark navy blue, forming the top layer)

Addition/Conversion (deep purple)

Backyard House (medium purple)

Duplex to Fourplex (magenta)

Fiveplex to Eightplex (coral pink)

9+ Row House (dark orange)

9+ Apartment (light orange/peach, forming the base layer)

Key Trends:

Total permitted homes grew steadily from under 5,000 in 2009 to a peak of over 12,500 in 2015, driven largely by single-detached housing and 9+ apartments.

Following a decline and stabilization between 2016 and 2019 (averaging around 8,500 to 10,000 homes), permits spiked dramatically to an all-time high of nearly 18,500 in 2025.

The 2025 peak shows a significant contraction in the proportion of single-detached homes relative to previous peaks, replaced by massive growth in multi-unit categories—specifically "9+ Apartment", "Fiveplex to Eightplex", and "Duplex to Fourplex".

The 2026 projection shows a downward turn from the 2025 peak, dropping back toward approximately 14,000 homes.

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Jacob Loo Dawang @jacobdawang.com · 08/07/2026

Top 10 perk of living in Edmonton.

A hare cowering by the side of a sidewalk.

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Jacob Loo Dawang @jacobdawang.com · 23/06/2026

New city administration report and proposal on multi-tenant homes aka lodging homes, including some stuff on short-term rentals. "There's no evidence to suggest there's an issue, but because some people made up some shit, it's regulation time" What are we even doing here? #yegcc

When short-term rental regulations were introduced in 2019, it was Administration’s position that
the general use of a short-term rental property was intended to be for lodging, similar to
long-term rentals aside from the length of stay. However, no minimum length of stay was
explicitly specified, which has had the unintended consequence of allowing short-term rental
properties to be rented on an hourly basis.
Administration does not have evidence to suggest that hourly rentals are regularly occurring in
short-term rentals. However, recognizing community concern around potential negative impacts
of such stays, Administration is proposing amendments to effectively prohibit hourly rentals by
establishing a minimum booking period of 12 hours.

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Jacob Loo Dawang @jacobdawang.com · 18/06/2026

I see Danielle Smith now favours a carbon tax and rebate scheme. www.alberta.ca/release.cfm?...

Whether the priority is groceries, bills, rent or fuel, the Energy Rebate ensures flexible support. With guaranteed support for every eligible Albertan – driver or not – eligible two-adult households will receive $200 in immediate relief that can be used for any household need. Families may also benefit from additional $100 rebates with each eligible adult family member or child aged 18 or older living in the same home.

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Jacob Loo Dawang @jacobdawang.com · 02/05/2026

I also have this animation of how sunrise times will change depending on location in Alberta.

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Jacob Loo Dawang @jacobdawang.com · 02/05/2026

Pretty much the same story for Calgary.

Plot showing daylight hours under standard time vs daylight time

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Jacob Loo Dawang @jacobdawang.com · 02/05/2026

For Edmonton, with daylight time, sunrise will be after 9:00 from Nov, all the way until mid-Feb. For most of the winter, it will be pitch black from the time people wake up all the way until they arrive at work or school. School dropoff will be done completely in the dark for most of the winter.

Plot showing Edmonton daylight hours on daylight time vs standard time.

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Jacob Loo Dawang @jacobdawang.com · 24/04/2026

Both permission and easier financing helped make Edmonton's small scale building boom possible. Over 2024-2025, roughly 36% of new small rowhome projects were backed by MLI Select financing. This is comparable to the 39% for Calgary that @marklocki.bsky.social found.

Stacked bar chart showing small infill (5-8 unit) mortgage loan insurance select approvals in Edmonton from 2022 to 2025, categorized by affordability level. In 2022, approximately 15 loans were approved, mostly at Level 3 affordability. In 2023, this increased to about 95 loans, still predominantly Level 3 with a small Level 2 portion. In January 2024, Edmonton's zoning bylaw renewal (ZBR) came into force, marked by a dashed line. Following ZBR implementation, 2024 saw a sharp increase to approximately 175 loans approved, with a more diverse affordability mix: primarily Level 3, a larger Level 2 segment, and a notable Level 1 segment. In 2025, approvals decreased to about 105 loans, with Level 3 dominating and Level 2 representing a smaller share. The chart illustrates the impact of zoning policy changes on small infill development financing.

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Jacob Loo Dawang @jacobdawang.com · 16/04/2026

We're continuing to build a record proportion of homes near transit. 38% of homes permitted in Q1 2026 were within 800m of an LRT stop, up from 30% for all of 2025, which was already a record. This will pay dividends for years to come, especially as transit expansion enables more trips car-free.

Line chart showing the cumulative share of new homes by distance from the nearest LRT stop, for each year from 2009 to 2026. The 2026 Q1 line sits above and to the left of all previous years, indicating a record-high share of homes built close to transit. 38% of Q1 2026 homes were permitted within 800m of an LRT stop, marked by a dashed vertical line.

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Jacob Loo Dawang @jacobdawang.com · 16/04/2026

The 8-unit rowhome is carrying the load. In Q1, 8-unit projects added 472 homes, more than all 5, 6, and 7-unit projects combined. Earlier this year, Council chose not to cap units at 6. The data keeps proving that was the right call.

Table comparing RS Zone building permits by unit count in Q1 2025 vs Q1 2026. 8-unit projects dominate both periods, growing from 40 permits (320 homes) in Q1 2025 to 59 permits (472 homes) in Q1 2026. Total small-scale infill homes rose from 655 to 886 year-over-year.

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Jacob Loo Dawang @jacobdawang.com · 16/04/2026

2026 is on track to be another record year for infill in mature neighbourhoods, driven once again by the 5–8 unit rowhome. The myth that everyone wants a detached house with a yard in the suburbs should be dead at this point. When given an affordable option, people choose to live centrally.

Stacked area charts showing homes permitted by project type from 2009–2025, with 2026 projected from Q1 data, broken down by neighbourhood type. The Mature panel shows a dramatic spike starting in 2024, driven by Fiveplex to Eightplex rowhomes, and is projected to reach a new record in 2026. Outside the Henday remains dominated by single detached homes.

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Jacob Loo Dawang @jacobdawang.com · 10/04/2026

Oh my god Calgary's mayor 🥲 calgaryherald.com/opinion/colu...

looked at how many of those units are actually being built because of the blanket rezoning, and how many of those were actually at an affordable price point,” he said.
Article content

“Typically, it’s all about a $600,000 bungalow being torn down and being replaced with four $700,000 luxury condos.
Article content

“Young people have been sold this false promise that as long as we build more and more expensive condos for the developers, housing will somehow trickle down to them.
Article content

“That’s a pipe dream.”

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Jacob Loo Dawang @jacobdawang.com · 10/04/2026

No, via rail is not ok. The trains between Montreal and Toronto consistently sell out not because they're good, but because for many, they're the best of only bad options.

A lineup of people for via trains at Union station.

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Jacob Loo Dawang @jacobdawang.com · 28/03/2026

My favourite chart is a councillor's Google form survey responses vs number of 5-8 unit permits in that neighbourhood. Kinda a negative correlation in that people who actually have a bunch in their neighbourhood don't have strong opinions, whereas neighbourhoods seeing the first are up in arms.

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