Executive Director’s Report - June 2026

Prepared by Harry Barnes, Executive Director

Introduction

The 2025–2026 year was marked by significant progress, major capital investment, and

important strategic advances for GISRA. Throughout the year, Meadowbrook maintained

consistently high occupancy, substantial progress was made on the renovation of Suite #200, operational systems were strengthened, planning continued for the Kings Lane redevelopment project, and GISRA navigated evolving relationships with clinic tenants and healthcare partners.

While the organization faced ongoing challenges—including staffing pressures, rising operating costs, construction complexities, and uncertainty surrounding future healthcare service delivery—GISRA concludes the year in a strong operational position and well positioned for future growth.

Meadowbrook

Occupancy and Resident Services

Meadowbrook maintained consistently high occupancy throughout the year, with resident

numbers ranging between 43 and 45. Occupancy effectively remained at full capacity during the reporting period.

Demand for housing continues to exceed available supply. The waitlist remained substantial, with approximately 50 to 70 applicants expressing interest in residency. However, staff increasingly found that many applicants were not prepared to move within the foreseeable future. To address this issue, GISRA revised its application process to distinguish between applicants who are likely to require housing within the next 6–12 months and those who wish to remain on a longer-term “Do Not Call” list.

This change has improved administrative efficiency and provides a more accurate understanding of immediate housing demand on Salt Spring Island.

An emerging trend has been the growing number of inquiries from family members seeking

housing solutions for seniors who can no longer live independently. These discussions continue to highlight the significant unmet need for assisted living and long-term care services on Salt Spring Island.

Resident Affordability and Housing Trends

Affordability pressures among seniors became increasingly evident during the year. In one

notable case, two residents chose to share a one-bedroom suite primarily for financial reasons.

Demand for two-bedroom units has continued to decline due to their higher rental costs, while most prospective residents now prefer one-bedroom accommodations despite longer waiting periods.

Despite these affordability challenges, market comparisons continue to demonstrate that

Meadowbrook offers exceptional value relative to comparable seniors’ housing options

elsewhere in British Columbia.

Staffing and Operations

Recruitment and retention remained ongoing challenges, particularly within food services. Salt Spring Island’s housing shortage continues to make attracting and retaining employees difficult, and several staffing changes occurred during the year.

Despite these challenges, GISRA successfully maintained uninterrupted food service for

residents.

Key operational achievements included:

• Training and maintaining backup staff for critical operational positions.

• Successfully resolving a long-standing workplace conflict through professional mediation and conflict-resolution counselling.

• Exploring the implementation of digital timesheet administration to improve efficiency.

• Successfully restructuring kitchen operations following the departure of the Executive Chef. Administrative oversight was assumed internally, and a new chef was successfully integrated into the operation.

Food service offerings were also expanded. In addition to the traditional evening meal service, Meadowbrook now regularly provides lunches and additional baked goods. These enhancements have improved residents’ quality of life while maintaining prudent cost control.

Facility Improvements

Dining Room Renovation

A $23,000 grant funded significant improvements to the dining room serving area, including:

• New cabinetry

• Interior repainting

• Acoustic improvements

• Replacement carpeting

These upgrades represent the first major renovation of this heavily used space since

Meadowbrook opened in 2002.

Domestic Hot Water System

A major upgrade to Meadowbrook’s domestic hot water system was completed during the year.A lthough final costs exceeded original estimates, the project significantly improved system reliability and performance while dramatically reducing Propane consumption.

Suite Upgrades

GISRA continued its program of renovating suites between occupancies. Improvements included replacing aging finishes and gradually converting original carpeting to more durable and easier-to-maintain laminate flooring.

Roof Assessment

An ongoing roof leak prompted a comprehensive assessment of Meadowbrook’s roofing system. Long-term planning is now underway to evaluate replacing the existing asphalt shingle roof with a metal roofing system that would provide greater durability, longer service life, and reduced maintenance requirements.

Suite #200 Redevelopment

The most significant project undertaken during the year was the comprehensive renovation of Suite #200.

Originally conceived as a relatively straightforward renovation, the project encountered

numerous unforeseen challenges associated with upgrading a 1950s-era structure to meet current building, fire safety, accessibility, and congregate-care standards.

Major accomplishments included:

• Completion of design and permitting requirements.

• Structural reviews and engineering approvals.

• Issuance of the building permit.

• Completion of framing, plumbing, electrical rough-ins, building-envelope improvements, window installation, HVAC systems, fire protection systems, drywalling, and interior finishing.

As hidden deficiencies were uncovered and regulatory requirements expanded, project costs increased significantly. Total expenditures are now projected to approach $600,000.

At approximately $200 per square foot, the renovation remains highly cost-effective compared to new construction costs that currently exceed $500 per square foot.

Once fully occupied, the renovated facility is expected to generate approximately $120,000 in additional annual revenue while significantly enhancing Meadowbrook’s operational capacity and service delivery.

Kings Lane

Health Clinic Lease

The physician tenants did not provide formal notice exercising their five-year lease extension option before the contractual deadline. Consequently, the lease transitioned into an overholding arrangement under its existing terms and conditions.

The physicians subsequently asserted that earlier communications regarding lease renewal

discussions constituted exercise of the renewal option. GISRA, supported by legal counsel,

maintained that discussions concerning a possible renewal do not constitute formal exercise of a contractual option.

Throughout the year, GISRA worked to maintain constructive dialogue with the physicians while preserving the organization’s flexibility as broader healthcare planning and redevelopment discussions continue. Meetings and correspondence focused on improving communication and exploring interim arrangements that support continuity of clinic services.

Island Community Care Society (ICCS)

GISRA remained actively engaged in discussions regarding the proposed Island Community

Care Society (ICCS).

Progress has been slower than originally anticipated as stakeholders continue to address

governance, ownership, and operational issues. Discussions with the Lady Minto Foundation and physician representatives confirmed a continued commitment to collaborative planning while recognizing the need to build trust and consensus among all parties.

GISRA remains committed to supporting healthcare services for Salt Spring Island residents and to working collaboratively toward sustainable long-term healthcare solutions.

Kings Lane Affordable Housing Project

The Kings Lane Affordable Housing Project achieved several important milestones during the year and continued to advance through the complex pre-development phase.

Most notably, the required rezoning and housing agreement bylaws received approval, bringing the project significantly closer to becoming shovel-ready. Work has now shifted from regulatory approvals toward detailed planning, engineering, financing, and implementation readiness.

A major focus during the year was advancing the project's servicing and permitting

requirements. Subdivision plans were finalized and submitted to the Ministry of Transportation and Transit, while engineering work proceeded on sewer servicing, water supply, stormwater management, and site infrastructure. Applications were submitted for both sewer connection approvals and Development Permits, and detailed site servicing plans were completed.

The project design also continued to evolve. Updated housing, landscape, and servicing plans were prepared to support Development Permit applications. The current concept includes a mix of 50 affordable rental units consisting of studio, one-bedroom, two-bedroom, and three-bedroom homes designed to address a range of community housing needs.

GISRA continued to strengthen partnerships that will be essential to the project's success.

Discussions advanced with Lookout Housing and Health Society regarding future housing

operations and participation in emerging federal housing funding programs.

Securing project funding remained a significant focus throughout the year. While several

provincial and federal housing programs experienced delays, cancellations, or restructuring, GISRA continued to actively pursue available opportunities. Encouragingly, the Capital Regional District approved $600,000 through its Community Works Fund program to support sewer infrastructure extensions serving the development. GISRA also received the full $100,000 approved through the CRD Project Development Fund, helping offset pre-development costs.

The Salt Spring Foundation further demonstrated its commitment to the project by approving a $100,000 capital grant and committing annual operating support beginning in 2027. GISRA also participated in community funding discussions with local funders to prepare for future fundraising initiatives that may be required as the project's financing structure becomes clearer.

By year-end, pre-development expenditures exceeded $166,000, reflecting substantial progress in engineering, planning, permitting, and regulatory approvals. Despite ongoing uncertainty surrounding senior government housing programs, the project continues to move steadily forward. GISRA remains committed to working with its partners, funders, and community stakeholders to deliver much-needed affordable housing for Salt Spring Island residents.

Financial and Strategic Outlook

The 2025–2026 fiscal year required substantial investment in capital improvements, particularly the redevelopment of Suite #200. These expenditures utilized a significant portion of GISRA’s accumulated reserve funds; however, they represent strategic investments that will strengthen the organization’s long-term financial sustainability.

Key priorities for the coming year include:

• Completing and fully occupying the renovated Suite #200 facility.

• Maintaining full occupancy at Meadowbrook.

• Planning for future roof replacement and other deferred capital projects.

• Advancing the Kings Lane Affordable Housing Project.

• Supporting progress toward an integrated community healthcare model.

• Continuing to strengthen staffing stability and operational efficiency.

Conclusion

The past year demonstrated GISRA’s ability to manage complex projects while continuing to

provide high-quality housing and services to seniors.

Significant progress was achieved despite regulatory hurdles, staffing challenges, inflationary pressures, and ongoing changes within the local healthcare environment. The successful advancement of major capital projects, continued strong occupancy, and progress toward the Kings Lane redevelopment have positioned GISRA well for the future.

I would like to thank our residents, tenants, staff, volunteers, Board members, and communitypartners for their continued commitment, support, and dedication to GISRA’s mission.

Respectfully submitted,

Harry Barnes

Executive Director

Gulf Islands Seniors Residence Association (GISRA)

2025–2026 Annual Report