Impacts

What social impacts the initiative brings

Table of Contents

Our Theory of Change
Why This Works
Our Operational Principles

Our Theory of Change

If we design and launch a transparent, community-owned housing development model that works within current zoning and finances itself ethically, then:

People who want secure, affordable housing will finally have a path in
Communities can reclaim control over land, housing, and neighborhood design
We can build a lasting alternative to speculative real estate

We believe small-scale, resident-led development can reshape how cities grow — from the inside out.

Why This Works

Non-Profit = Affordable

Co-op housing doesn’t include landlord profits. That means:

Rent only covers actual costs (mortgage, maintenance, reserves)
As mortgages are paid off, housing charges drop in real terms
Residents have governance rights to cap or reduce costs

Over time, TMDC co-ops become more affordable — not less.

Predictable, Transparent Costs

Rents rise slowly and predictably, following inflation — not the market. When the mortgage is paid, costs flatten or even decline.

Good for the City, Too

Suburbs are expensive for cities to maintain. Denser, walkable neighborhoods cost less — and serve people better.

TMDC’s multiplexes are built in the suburbs — but they behave more like urban infrastructure: efficient, walkable, and serviceable.

TMDC multiplexes support:

Climate resilience – High-efficiency design and local living
Reduced car dependency – More people near transit and services
Public land stewardship – Through partnerships with Land Trusts
Democratic participation – Residents control their housing
Financial literacy and equity – Through co-op education and ownership

Core Values in Practice

Transparency – Every dollar, every decision is member-visible
Democracy – Residents shape their own housing and neighborhoods
Affordability – Costs are capped by reality, not rent markets
Non-speculation – Land is held for community benefit
Scalability – One co-op at a time, with no maximum size

Long-Term Impacts

Increase in non-speculative housing supply
Decrease in suburban infrastructure costs
Expansion of democratic governance in housing
Growth of climate-smart, people-first design

Our Operational Principles

These principles translate our values into everyday decisions and organizational practices. They keep us grounded in our mission as we grow.

We hold ourselves accountable not just to what we build — but how we build it. These principles govern how TMDC operates, collaborates, and grows:

#	Principle	What It Means	Why It Matters
1	Not-for-Profit	All TMDC organizations are non-profit entities.	This ensures housing charges are tied to real costs — not investor returns.
2	Democratic Control	Every organization is a co-op governed by its members.	Aligns decision-making with lived experience and resident priorities.
3	Radical Transparency	Finances, governance, and processes are open by default.	Builds trust and invites participation — essential for community control.
4	Scalable Modularity	Designed to grow through repeatable, small-scale developments.	Allows continuous building on single suburban lots using efficient, replicable processes.
5	Regulatory Alignment	All development is “as-of-right” — within zoning rules.	Avoids costly delays and keeps momentum sustainable.
6	Institutional Independence	TMDC is independent of both government and private developers.	Ensures decisions are mission-driven, not market-driven — while still open to aligned partnerships.
7	Manifest Legitimacy	TMDC must not only be trustworthy — but be seen as trustworthy.	Public transparency, clear structure, and alignment with regulations build credibility for funders and members alike.