Social Housing

About Social Housing and Rent-Geared-to-Income

The District Municipality of Muskoka's Social Housing program provides affordable rental housing for people whose income prevents them from finding adequate housing in the private rental market. Social Housing is rental housing developed with government assistance and provides a subsidy.

Many of our housing units are Rent-Geared-to-Income (RGI) units, meaning tenants pay rent based on their income. RGI (or commonly referred to as subsidized housing), is typically 30% of a household's total gross income (gross means before income tax is deducted.)

Annual household incomes of applicants must be at or below income limits set by the Provincial government in order to qualify for housing programs.

The District's Social Housing Program also offers Market Rent Units within some of our buildings. Market rent means that the amount of rent charged is similar to the rent charges in privately run buildings.

Learn more about Muskoka's Social Housing Program including how to apply to social housing or RGI below:

Income Limits

Income limits are set by the Province of Ontario on an annual basis. The annual Household Income Limits for 2025 are posted below:

Household Income Limits - 2024
1 Bedroom	2 Bedroom	3 Bedroom	4 Bedroom
$41,000	$52,000	$42,000	$50,000

The Waitlist

There are more applicants for social housing, or RGI housing, than there are available units. Because of this, we maintain a centralized waitlist for subsidized housing, which is very long. When you apply for housing your name is added to the waitlist based on your application date.

The application form lists all the locations of the subsidized units in Muskoka. You can choose as many of these properties as you wish when you apply. You may also select the size of the unit you want, as long as it fits within the occupancy standards (see our FAQ below to learn more about occupancy standards).

Your name will be put at the bottom of the list for all the properties you chose. Once you apply, you will receive a letter to confirm your placement.

The eligibility of RGI applicants on the waitlist is reviewed by the District at least every 24 months.

Applicants on the waitlist must advise the District of any changes to any of the information on their application within thirty (30) days of the change. Applicants can complete the Housing Application Update Form to submit any changes.

Please be aware that there have been changes made to the legislation (Housing Services Act, 2011) that governs Rent-Geared-to-Income subsidy as follows:

Provincial Rule on Refusal of Offers, Effective January 1, 2020 – One Offer
A household is no longer eligible for RGI assistance if a household refuses an offer for assistance in a unit which meets the occupancy standards and is in a building that the household has expressed a preference to live in. This means that if a household refuses one offer of a building that they said they would like to live in, then they are removed from the Waiting List and will have to re-apply.

Eligibility Requirements

You can apply for subsidized housing , or rent-geared-to-income (RGI) assistance, if:

You are at least 16 years old.
All members of the household are legal residents of Canada or refugee claimants
Total household income does not exceed the applicable limits as defined in the Housing Services Act (HSA)
Total household assets do not exceed the applicable limits as defined in the Districts’ Asset Limits policy (SH-003);
No member of the household owes money to any social housing provider.
No member of the household is in receipt of a portable housing benefit.
No member of the household has been convicted of an offence under the Housing Services Act (HSA) or the Criminal Code in relation to the receipt of RGI within the last 2 years;
No member of the household has an enforceable removal order made against them.
Be able to live independently, with or without support services (which you must arrange)

For complete eligibility criteria, please see RGI Eligibility Policy (SH-002-2019) and the Tenant Selection Policy (SH-004-2019). Visit our policies by clicking here.

Social Housing Locations

Social housing locations are available across Muskoka. View our list of locations at the following link: Social Housing Locations in Muskoka

FAQ's

Read some of our most frequently asked questions below:

What are occupancy standards?

There are restrictions on the size of the unit (number of bedrooms) you can live in if you are eligible for Social Housing / Rent-Geared-to-Income (RGI) assistance.

Typically one person or couple is entitled to one bedroom. Families are entitled to separate bedrooms for male and female children.

I own my own home. Can I still apply?

If you own a residential property that can be used all year, you are required to sell your interest in that property within 180 days of receiving RGI assistance.

I do not have an income. Am I eligible for social housing?

You may be required to pursue income from one or more of the following sources:

Ontario Works
Spousal Support
Employment Insurance Benefits
Old Age Security, Guaranteed Income Supplement, and Guaranteed Annual Income Supplement pension; or
Sponsorship income under the Immigration and Refugee Protection Act.

Failure to pursue income within the required time frame could result in a decision of ineligibility.

When will I be notified regarding the status of my application?

You will receive written notice informing you whether your application is complete or not. If it has been determined that your application is not complete, you will be informed what additional information is required to complete the application. You will also be given a time period in which to submit the required information or documentation.

What should I do if information or my situation changes after I submit my application?

If there is a change in any of the information that you provide, you are required to notify our office, in writing, within 30 days of the change. It is important that we be able to reach you if a unit becomes available. You will be notified if additional documents or information are required.

You can complete an Application Update Form at the following link: Forms and Policies

How long will it take for me to get a unit?

The length of time before a unit comes available will vary depending on the locations you choose. It will take some time because of the small number of vacancies. It can take 4 to 10 years for a unit to become available.

Can I choose where I want to live?

Yes. When you apply for housing, you will be asked where you want to live. You can choose one or many locations. Your name will be added to the waiting list for each location where you are eligible.

Please make location choices wisely as that there have been changes made to the legislation (Housing Services Act, 2011) that governs Rent-Geared-to-Income subsidy.

Provincial Rule on Refusal of Offers, Effective January 1, 2020 – One Offer:
A household is no longer eligible for RGI assistance if a household refuses an offer for assistance in a unit which meets the occupancy standards and is in a building that the household has expressed a preference to live in.

This means that if a household refuses one offer of a building that they said they would like to live in, then they are removed from the Waiting List and will have to re-apply.”

Do I get to pick what size unit I want?

You can indicate what type of unit you want to live in. The size of the unit must fall within the range of unit sizes determined by the occupancy standards.

What happens while I am waiting for housing?

It is important that you keep your file up to date. You must notify us within 30 days if any of the information you provide in the application changes. For example:

You change your address or phone number,
You want to live in locations other than those you chose on your application,
The number of people in your household changes,
The contact person on your application changes.

We will send you a letter or contact you once every 24 months to update your information. To complete an Application Update Form please visit our Forms and Policies page. Your name will be removed from the waiting list if we cannot contact you. We will require written income verification prior to making you an offer for housing.

How are people chosen for housing?

The system for selecting households is based primarily on date of application. Special priority may be given to your application if you are living with someone who threatens your safety or the safety of other household members, deemed to be "Medically Urgent" or if you are homeless.

How will I be contacted for an offer?

Since units are rented promptly, housing providers require a daytime telephone number so they can call you when a unit becomes available. If you cannot be reached during the day, it is helpful if you give us the telephone number of a contact person who can be reached during the day so they can pass on the message to you. If we are unable to contact you within 48 hours an offer will be made to the next applicant on the list.

How much rent can I expect to pay?

Generally, rent-geared-to-income calculation will be completed annually based on 30% of adjusted family net income determined by the household members’ net income amounts in the Canada Revenue Agency Notices of Assessment (typically line 23600).

Rent will be based on Provincial scales for households in receipt of social assistance.

To be eligible for RGI subsidy household members are required to file their income tax annually.

What if I need a special type of unit?

Some housing providers have accessible units. If you require a unit with accessibility features, please indicate so on your application.

Smoking Policy

Tenants who enter into leases after January 1, 2018 will not be permitted to smoke in the rental unit.

How to Apply - (Includes Application Link)

Social Housing/RGI units:

To apply for housing, you must complete a written application, and include copy of birth certificate and proof of legal status in Canada for every member on the application.

To complete an application for Social Housing or Rent-Geared-to-Income housing, download our application at the following link:

Social Housing/RGI Application Form

For a paper copy application, please contact our Housing Team at 705-645-2412 ext. 4960

If you are looking for application forms for McVittie Place or for 57 Balls Drive please visit our Below Affordable Rental Units page or download the application form our forms and policies page.

Market Rent Units:

Market and Affordable Rental Housing Application Form

For More information about rental rates, contact the District of Muskoka Housing Office at 705-645-2412 ext. 4960.

Looking for a list of applicant and tenant forms and policies?

Visit our Forms and Policies Page to view annual update forms and policies.