Living on the Line
addressing transit-oriented displacement
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Cover graphic by Daniel Downey Illustration
About the Report
Living on the Line: Addressing Transit Oriented Displacement is the first comprehensive national report examining the impacts of, and policy responses to, displacement caused by rapid transit projects. Produced by the School of Urban and Regional Planning at Toronto Metropolitan University in partnership with Leading Mobility Consulting, the report aims to support municipalities in developing and justifying policies related to Transit-Oriented Development (TOD) and its associated risks of displacement.
Addressing displacement is a key housing expectation under the Canada Public Transit Fund, particularly concerning the impacts on existing residents and the loss of affordable housing near new transit stations. Simply put, this report is designed to help municipalities ensure that the very transit infrastructure meant to serve communities does not price out those already living there.
Key highlights of the report include:
A ten-year assessment of the displacement impacts of the following transit projects:
Broadway Subway Project (Vancouver)
Eglinton Crosstown LRT (Toronto)
Hurontario LRT (Mississauga)
Blue Line Metro Extension (Montreal)
Valley Line Southeast and West LRT (Edmonton)
Key Findings
Data Limitations: Proving displacement is challenging due to limited data and the diverse characteristics of different station areas. Current indicators do not offer a direct measure of displacement.
High Mobility Trends: All study areas experienced faster growth in population movement compared to surrounding regions, especially in Montreal, Vancouver, and Mississauga/Brampton—suggesting elevated displacement risk.
Educational Attainment Shifts: Increases in residents holding a Bachelor’s degree or higher in Edmonton, Montreal, and Toronto may signal gentrification and a heightened risk of displacement.
Shelter Costs: Surprisingly, average shelter costs grew more slowly in study areas than in surrounding regions—particularly in Toronto and Mississauga/Brampton—possibly due to smaller, more affordable units in new developments.
Rental Stock Growth: The proportion of renters increased faster in Edmonton, Montreal, and Toronto, possibly indicating an expansion in rental housing and a lack of displacement pressure. In contrast, Vancouver and Mississauga/Brampton saw slower rental growth, indicating more vulnerability to displacement pressures.
Policy Recommendations
The report also outlines 11 broad policy recommendations across the following five thematic areas:
Economic drivers
Land use policy
Affordable housing preservation
Commercial displacement
Challenges in displacement assessment
Additionally, a comprehensive data framework is provided to help governments monitor and respond to displacement linked to transit investments.
The policy recommendations were informed by municipal, provincial federal and transit agency officials, as well as key stakeholders from the housing and transit sectors.