Jacob Loo Dawang
@jacobdawang.com
(he/him) 📊 by trade, 🚴♂️ by tweet | housing advocacy @growtogetheryeg.bsky.social
📍 Edmonton, AB
https://www.jacobdawang.com
📍 Edmonton, AB
https://www.jacobdawang.com
Pinned
2025: The year Edmonton built the missing middle – Jacob Dawang
Edmonton’s zoning reform is working. In 2025, newly legalized eight-home rowhomes drove a record increase in homebuilding, achieved by redeveloping only 0.39% of properties in mature neighbourhoods.
www.jacobdawang.com
NEW POST
While cities across North America struggle with housing shortages, Edmonton is proving that zoning reform works.
In 2025, for the first time in history, the number of homes permitted in 5-8 unit rowhomes surpassed detached homes. 🧵
#yeg #yegcc #yimby
www.jacobdawang.com/blog/2026/zb...
While cities across North America struggle with housing shortages, Edmonton is proving that zoning reform works.
In 2025, for the first time in history, the number of homes permitted in 5-8 unit rowhomes surpassed detached homes. 🧵
#yeg #yegcc #yimby
www.jacobdawang.com/blog/2026/zb...
Reposted by Jacob Loo Dawang
“We can’t be a country with a paramilitary secret police because then we would be a nation with a paramilitary secret police” is something my brain genuinely says to me. I need my brain to change as fast as my world and that’s not easy.
January 11, 2026 at 3:51 PM
“We can’t be a country with a paramilitary secret police because then we would be a nation with a paramilitary secret police” is something my brain genuinely says to me. I need my brain to change as fast as my world and that’s not easy.
Reposted by Jacob Loo Dawang
Edmonton Neighbourhoods United says the city’s recent zoning reform harms adjacent property values on one page (“$34,022 Lost per Home”).
While on another age saying it “drives up land values—leading to more luxury builds”. “There’s no evidence that supports blanket upzoning lowers housing prices.”
While on another age saying it “drives up land values—leading to more luxury builds”. “There’s no evidence that supports blanket upzoning lowers housing prices.”
FAQs 2 — Edmonton Neighbourhoods United
www.edmontonneighbourhoodsunited.com
January 10, 2026 at 9:05 PM
Edmonton Neighbourhoods United says the city’s recent zoning reform harms adjacent property values on one page (“$34,022 Lost per Home”).
While on another age saying it “drives up land values—leading to more luxury builds”. “There’s no evidence that supports blanket upzoning lowers housing prices.”
While on another age saying it “drives up land values—leading to more luxury builds”. “There’s no evidence that supports blanket upzoning lowers housing prices.”
Reposted by Jacob Loo Dawang
Boy it sure would be embarrassing if these projections in briefing note 11 of the Toronto budget were off by billions of dollars in the opposite direction. Would really undermine public trust in the budget documents wouldn't it?
January 9, 2026 at 11:55 AM
Boy it sure would be embarrassing if these projections in briefing note 11 of the Toronto budget were off by billions of dollars in the opposite direction. Would really undermine public trust in the budget documents wouldn't it?
Reposted by Jacob Loo Dawang
📢 Calling all Calgarians 📢
If you don’t want to see Calgary’s housing strategy get rolled back, join us on January 24th!
RSVP: www.eventbrite.com/e/save-the-h...
#yyc #yyccc #housing
If you don’t want to see Calgary’s housing strategy get rolled back, join us on January 24th!
RSVP: www.eventbrite.com/e/save-the-h...
#yyc #yyccc #housing
January 9, 2026 at 2:49 AM
📢 Calling all Calgarians 📢
If you don’t want to see Calgary’s housing strategy get rolled back, join us on January 24th!
RSVP: www.eventbrite.com/e/save-the-h...
#yyc #yyccc #housing
If you don’t want to see Calgary’s housing strategy get rolled back, join us on January 24th!
RSVP: www.eventbrite.com/e/save-the-h...
#yyc #yyccc #housing
Reposted by Jacob Loo Dawang
Worth looking back at some previous years of debt servicing ratio projections to give you a sense of whether this is reliable or not (it's not).
January 9, 2026 at 12:08 AM
Worth looking back at some previous years of debt servicing ratio projections to give you a sense of whether this is reliable or not (it's not).
Reposted by Jacob Loo Dawang
Municipal government complaining about lack of tax revenue should raise their taxes
Charts in the Toronto budget presentation that drive Damien insane pt. 1: it is not a problem that the federal and provincial governments receive more tax revenue than municipalities, they do way more stuff.
January 8, 2026 at 8:02 PM
Municipal government complaining about lack of tax revenue should raise their taxes
Reposted by Jacob Loo Dawang
As usual, Toronto civil service, defending obviously unjust systems. Why should costs for transit be paid for heavily by a small number of new residents?
Asked why other munis like Vaughan have been able to reduce dev charges more than T.O, the CFO says ~42% of Toronto DC rev goes to TTC — other cities don't have subways, etc. Also T.O. opted to use recent fed/prov funding to fund housing programs, instead of just using them to replace DC rev.
January 8, 2026 at 10:25 PM
As usual, Toronto civil service, defending obviously unjust systems. Why should costs for transit be paid for heavily by a small number of new residents?
Reposted by Jacob Loo Dawang
We've made a choice to tax landlords less than working individuals (aka people who actually contribute to the economy)
"Income taxes paid by Toronto households grew 10x more than municipal property taxes over 2015-2023"
It is a POLICY CHOICE by the feds to have income tax keep up with inflation and a POLICY CHOICE by Toronto to have property taxes not keep up with home value inflation.
It is a POLICY CHOICE by the feds to have income tax keep up with inflation and a POLICY CHOICE by Toronto to have property taxes not keep up with home value inflation.
He's getting technical about his problems.
January 8, 2026 at 8:26 PM
We've made a choice to tax landlords less than working individuals (aka people who actually contribute to the economy)
"Income taxes paid by Toronto households grew 10x more than municipal property taxes over 2015-2023"
It is a POLICY CHOICE by the feds to have income tax keep up with inflation and a POLICY CHOICE by Toronto to have property taxes not keep up with home value inflation.
It is a POLICY CHOICE by the feds to have income tax keep up with inflation and a POLICY CHOICE by Toronto to have property taxes not keep up with home value inflation.
He's getting technical about his problems.
January 8, 2026 at 5:07 PM
"Income taxes paid by Toronto households grew 10x more than municipal property taxes over 2015-2023"
It is a POLICY CHOICE by the feds to have income tax keep up with inflation and a POLICY CHOICE by Toronto to have property taxes not keep up with home value inflation.
It is a POLICY CHOICE by the feds to have income tax keep up with inflation and a POLICY CHOICE by Toronto to have property taxes not keep up with home value inflation.
I am once again reminding municipalities that there is one simple trick to increase your share of taxes: increase property tax.
January 8, 2026 at 4:49 PM
I am once again reminding municipalities that there is one simple trick to increase your share of taxes: increase property tax.
Reposted by Jacob Loo Dawang
I spent the holidays reading City reports in an attempt to evaluate housing progress. What did everyone else get up to? www.moreneighbours.ca/news/reports...
January 7, 2026 at 7:51 PM
I spent the holidays reading City reports in an attempt to evaluate housing progress. What did everyone else get up to? www.moreneighbours.ca/news/reports...
Reposted by Jacob Loo Dawang
Of local DC interest: I know a lot of surrounding jurisdictions struggle with the missing middle. Edmonton fixed it
NEW POST
While cities across North America struggle with housing shortages, Edmonton is proving that zoning reform works.
In 2025, for the first time in history, the number of homes permitted in 5-8 unit rowhomes surpassed detached homes. 🧵
#yeg #yegcc #yimby
www.jacobdawang.com/blog/2026/zb...
While cities across North America struggle with housing shortages, Edmonton is proving that zoning reform works.
In 2025, for the first time in history, the number of homes permitted in 5-8 unit rowhomes surpassed detached homes. 🧵
#yeg #yegcc #yimby
www.jacobdawang.com/blog/2026/zb...
2025: The year Edmonton built the missing middle – Jacob Dawang
Edmonton’s zoning reform is working. In 2025, newly legalized eight-home rowhomes drove a record increase in homebuilding, achieved by redeveloping only 0.39% of properties in mature neighbourhoods.
www.jacobdawang.com
January 7, 2026 at 1:54 PM
Of local DC interest: I know a lot of surrounding jurisdictions struggle with the missing middle. Edmonton fixed it
Reposted by Jacob Loo Dawang
Still no word on what will happen with Toronto's Housing Accelerator Funding, but we've summarized the progress so far. Toronto has completed 20/29 milestones due by Dec 31, 2025, but only 13 on time. Another 2 milestones were completed ahead of schedule. www.moreneighbours.ca/news/reports...
January 7, 2026 at 1:39 PM
Still no word on what will happen with Toronto's Housing Accelerator Funding, but we've summarized the progress so far. Toronto has completed 20/29 milestones due by Dec 31, 2025, but only 13 on time. Another 2 milestones were completed ahead of schedule. www.moreneighbours.ca/news/reports...
Reposted by Jacob Loo Dawang
Reposted by Jacob Loo Dawang
Interesting data from Edmonton after a zoning reform there: A large increase in middle density housing, with most of it coming in the form of 8-flats.
Smaller projects are less financially feasible and thus have attracted less interest from developers.
Smaller projects are less financially feasible and thus have attracted less interest from developers.
January 6, 2026 at 6:14 PM
Interesting data from Edmonton after a zoning reform there: A large increase in middle density housing, with most of it coming in the form of 8-flats.
Smaller projects are less financially feasible and thus have attracted less interest from developers.
Smaller projects are less financially feasible and thus have attracted less interest from developers.
Reposted by Jacob Loo Dawang
ICMYI - Edmonton's zoning reform is truly amazing. We found the missing middle.
January 6, 2026 at 6:08 PM
ICMYI - Edmonton's zoning reform is truly amazing. We found the missing middle.
Reposted by Jacob Loo Dawang
I don't think this is getting the attention it deserves in broader North American Bsky discourse. Edmonton is doing incredible things and has some of the most ambitious zoning reforms on the continent!
NEW POST
While cities across North America struggle with housing shortages, Edmonton is proving that zoning reform works.
In 2025, for the first time in history, the number of homes permitted in 5-8 unit rowhomes surpassed detached homes. 🧵
#yeg #yegcc #yimby
www.jacobdawang.com/blog/2026/zb...
While cities across North America struggle with housing shortages, Edmonton is proving that zoning reform works.
In 2025, for the first time in history, the number of homes permitted in 5-8 unit rowhomes surpassed detached homes. 🧵
#yeg #yegcc #yimby
www.jacobdawang.com/blog/2026/zb...
2025: The year Edmonton built the missing middle – Jacob Dawang
Edmonton’s zoning reform is working. In 2025, newly legalized eight-home rowhomes drove a record increase in homebuilding, achieved by redeveloping only 0.39% of properties in mature neighbourhoods.
www.jacobdawang.com
January 6, 2026 at 6:04 PM
I don't think this is getting the attention it deserves in broader North American Bsky discourse. Edmonton is doing incredible things and has some of the most ambitious zoning reforms on the continent!
Reposted by Jacob Loo Dawang
Interesting data from Edmonton
We are building near transit. In 2025, a record high of 30% of homes were permitted within 800m or a 15-minute walk of an LRT station.
In fact, the entire cumulative distribution of homes is bowed out and to the left, meaning even more homes within a short bus or bike ride.
In fact, the entire cumulative distribution of homes is bowed out and to the left, meaning even more homes within a short bus or bike ride.
January 6, 2026 at 12:59 PM
Interesting data from Edmonton
Reposted by Jacob Loo Dawang
Takes a few seconds to understand this graph but once you get it, it's aaaawesome
January 5, 2026 at 10:00 PM
Takes a few seconds to understand this graph but once you get it, it's aaaawesome
Reposted by Jacob Loo Dawang
Tokyo is a city that makes the argument that architecture is irrelevant.
What matters more is urbanism:
The street network
The density
The freedom of uses
The clustering around rail
What matters more is urbanism:
The street network
The density
The freedom of uses
The clustering around rail
January 5, 2026 at 8:56 PM
Tokyo is a city that makes the argument that architecture is irrelevant.
What matters more is urbanism:
The street network
The density
The freedom of uses
The clustering around rail
What matters more is urbanism:
The street network
The density
The freedom of uses
The clustering around rail
Reposted by Jacob Loo Dawang
This is a heartening read. I live in a mature neighbourhood and am very excited to know that more renters and first time buyers will be able to enjoy the benefits of living in this wonderful spot.
NEW POST
While cities across North America struggle with housing shortages, Edmonton is proving that zoning reform works.
In 2025, for the first time in history, the number of homes permitted in 5-8 unit rowhomes surpassed detached homes. 🧵
#yeg #yegcc #yimby
www.jacobdawang.com/blog/2026/zb...
While cities across North America struggle with housing shortages, Edmonton is proving that zoning reform works.
In 2025, for the first time in history, the number of homes permitted in 5-8 unit rowhomes surpassed detached homes. 🧵
#yeg #yegcc #yimby
www.jacobdawang.com/blog/2026/zb...
2025: The year Edmonton built the missing middle – Jacob Dawang
Edmonton’s zoning reform is working. In 2025, newly legalized eight-home rowhomes drove a record increase in homebuilding, achieved by redeveloping only 0.39% of properties in mature neighbourhoods.
www.jacobdawang.com
January 5, 2026 at 8:09 PM
This is a heartening read. I live in a mature neighbourhood and am very excited to know that more renters and first time buyers will be able to enjoy the benefits of living in this wonderful spot.
Reposted by Jacob Loo Dawang
This is really great news. Kudos to all city councillors who fought for this progressive result.
NEW POST
While cities across North America struggle with housing shortages, Edmonton is proving that zoning reform works.
In 2025, for the first time in history, the number of homes permitted in 5-8 unit rowhomes surpassed detached homes. 🧵
#yeg #yegcc #yimby
www.jacobdawang.com/blog/2026/zb...
While cities across North America struggle with housing shortages, Edmonton is proving that zoning reform works.
In 2025, for the first time in history, the number of homes permitted in 5-8 unit rowhomes surpassed detached homes. 🧵
#yeg #yegcc #yimby
www.jacobdawang.com/blog/2026/zb...
2025: The year Edmonton built the missing middle – Jacob Dawang
Edmonton’s zoning reform is working. In 2025, newly legalized eight-home rowhomes drove a record increase in homebuilding, achieved by redeveloping only 0.39% of properties in mature neighbourhoods.
www.jacobdawang.com
January 5, 2026 at 7:20 PM
This is really great news. Kudos to all city councillors who fought for this progressive result.
Reposted by Jacob Loo Dawang
The recipe for the long term eradication of arterial road oriented nodes and corridors urban planning is not as complex as we may think. Leading Canadian cities are showing us how!
We are building near transit. In 2025, a record high of 30% of homes were permitted within 800m or a 15-minute walk of an LRT station.
In fact, the entire cumulative distribution of homes is bowed out and to the left, meaning even more homes within a short bus or bike ride.
In fact, the entire cumulative distribution of homes is bowed out and to the left, meaning even more homes within a short bus or bike ride.
January 5, 2026 at 6:56 PM
The recipe for the long term eradication of arterial road oriented nodes and corridors urban planning is not as complex as we may think. Leading Canadian cities are showing us how!
Reposted by Jacob Loo Dawang
