EMMA LIANG

Urban Planning and Design

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NAVIGATING MANAGED RETREAT IN HALIFAX, NS

Addressing the Real Estate Market Disconnect in Climate-Vulnerable Coastal Areas

Honours Thesis Research | Dalhousie University | 2024

THESIS OVERVIEW

NAVIGATING MANAGED RETREAT IN HALIFAX, NS
Institution Dalhousie University
Program Honours Community Design
Year 2024
Advisor Dr. Kate Thompson
Addressing the Real Estate Market Disconnect

This research examines the concept of managed retreat and stakeholder responsibility in disclosing climate-related risks within Halifax Regional Municipality. The study investigates who is responsible for informing property buyers about climate risks along Halifax's coastline, addressing significant gaps in transparency and risk disclosure that present challenges for effective climate adaptation planning.

THESIS RESEARCH
Climate Risk Disclosure
Stakeholder Analysis
Policy Evaluation
Managed Retreat Strategies

ABSTRACT

This paper examines the concept of managed retreat and the role of stakeholder responsibility in disclosing climate-related risks, particularly within the Halifax Regional Municipality (HRM). As climate change accelerates and sea levels rise, coastal properties face increasing threats. However, a lack of transparency and insufficient disclosure of these risks present significant challenges.

Key issues explored in this research include stakeholder responsibility, public trust, and gaps in data collection. Using a combination of primary and secondary data collection methods, including flood mapping, interviews with key stakeholders, and content analysis, this study assesses industry knowledge and disclosure practices. By identifying barriers to effective risk communication, the research aims to provide insights that encourage government action in implementing managed retreat strategies within HRM.

Ultimately, this study seeks to explore stakeholder perspectives and inform policy solutions that support the development of effective managed retreat strategies. As climate change and extreme weather events increasingly threaten HRM's infrastructure, communities, and environment, proactive planning and transparent risk communication will be essential in ensuring public safety and long-term resilience.

Keywords: Managed retreat, buyout, flooding, real estate market, disclosure policies

RESEARCH QUESTIONS

Primary Research Question

Who is responsible for informing property buyers about climate risks along Halifax's coastline?

Supporting Research Questions

  • How does the perception of property values along Halifax's coastlines influence stakeholder attitudes towards managed retreat?
  • What actions can HRM take to mitigate the gap between the real estate market and managed retreat efforts?
  • How are climate risks currently communicated to prospective property buyers in Halifax's coastal areas?
  • What policy frameworks are needed to ensure transparency and accountability in climate risk disclosure?

Problem Statement

The lack of clarity regarding who is responsible for informing buyers about climate risks along Halifax's coastline poses significant challenges to both property owners and potential buyers. This research gap is critical for advancing effective climate adaptation strategies and ensuring that the real estate market operates with transparency and accountability in high-risk coastal regions.

METHODOLOGY

Research Approach

This study employs a mixed-methods approach to investigate the policies, processes, and stakeholder responsibilities associated with coastal risks and disclosure policies within the Halifax Regional Municipality (HRM). The research integrates both primary and secondary data sources to assess the challenges, opportunities, and broader implications of managed retreat strategies.

Data Collection Methods

Flood Mapping and Spatial Analysis

Mapping played a critical role utilizing specialized software and flood mapping tools to identify properties at risk in hazard-prone environments within Halifax. Visual representations of both current and projected risk areas, using the year 2100 as a reference, provided clear understanding of the spatial implications. Analysis compared provincial flood mapping data with ViewPoint coastal listings within a 50km radius of Halifax city centre.

Semi-Structured Interviews

Primary data collection involved semi-structured interviews with four key stakeholders: representatives from Halifax Regional Municipality, Nova Scotia Real Estate Commission (NSREC), Nova Scotia Real Estate Appraisers Association (NSREAA), and Appraisal Institute of Canada (AIC). Interviews were conducted remotely and transcribed in NVivo for thematic analysis.

Content Analysis

Content analysis examined property listing descriptions and language used in marketing coastal properties. Analysis of 26 property listings coded for key terms emphasizing aesthetic appeal versus risk acknowledgment. NVivo software facilitated organization, coding, and analysis using Boolean search terms such as "managed retreat," "disclosure policies," and "buyout strategies."

KEY FINDINGS

Stakeholder Responsibility Gaps

The research identified significant gaps in how climate risks are addressed across multiple sectors. Each stakeholder—municipal governments, real estate professionals, and appraisers—tends to shift responsibility onto others, creating a cycle of inaction. This diffusion of accountability undermines effective climate risk communication.

Policy Framework Inadequacies

The abandonment of the Coastal Protection Act (CPA) and its replacement with the non-binding Coastal Line Plan has created a regulatory vacuum. Without mandatory disclosure requirements, sellers may withhold critical climate vulnerability information, placing the burden of due diligence entirely on buyers who may lack expertise to assess long-term risks.

Real Estate Marketing Language

Analysis of 26 property listings revealed that marketing language consistently emphasizes aesthetic appeal and lifestyle benefits while omitting risk acknowledgment. Terms like "oasis," "serene," "private," and "breathtaking views" dominate descriptions, while words related to flooding, erosion, or climate risk are entirely absent from property marketing materials.

Information and Training Gaps

Both real estate and appraisal industries lack comprehensive climate risk education. While some continuing education exists, there are no specific mandatory courses focusing on climate risks, coastal vulnerabilities, or government-led buyout programs, leaving professionals inadequately prepared to inform buyers about climate-related property risks.

RECOMMENDATIONS

Municipal Government Actions

  • Develop and enforce land-use policies that discourage development in high-risk coastal areas
  • Provide clear and accessible hazard mapping and risk assessments to inform decision-making
  • Implement financial incentives or land acquisition programs to support voluntary buyout programs
  • Use Life Cycle Cost Analysis (LCCA) to evaluate long-term costs and benefits of managed retreat implementation

Real Estate Industry Reforms

  • Establish mandatory disclosure of climate risks and future flood projections in property transactions
  • Integrate climate risk education into professional licensing and continuing education requirements
  • Adapt marketing strategies to acknowledge climate risk alongside property benefits
  • Support policy initiatives that promote sustainable relocation and managed retreat efforts

Appraisal Industry Integration

  • Incorporate climate risk considerations into property valuations as standard practice
  • Develop standardized methodologies for factoring managed retreat scenarios into property assessments
  • Provide transparent risk-based valuation reports to inform buyers and policymakers
  • Collaborate with stakeholders to adjust property values based on long-term environmental risk

Collaborative Framework

Effective climate risk communication requires coordinated action across all sectors. Collaborative efforts among municipal planners, real estate professionals, and appraisers can facilitate alignment of coastal properties with projected climate risks. Transparent communication can support decision-making by both individual buyers and public agencies engaged in managed retreat planning.

BIBLIOGRAPHY

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