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Housing Demystified Chapter 3: Affordable Housing in Vermont

Chapter 1: The Crunch:

What do we mean when we say “Vermont has a housing crisis?”

Chapter 2: Emergency housing:

Resources for people who are homeless (including unsafely housed ) or at risk of becoming homeless

Chapter 3: What is affordable housing:

-What options are there for people who need help paying for their housing, but are not currently homeless?

Chapter 4- Avenues for Advocacy

– What can you do about the affordable housing shortage?

Affordable rental housing (public housing), housing subsidies, mobile homes and homeownership programs. 

When we talk about affordable housing, there is often confusion by what we mean. As we covered in Chapter 2 of Housing Demystified, people unfamiliar to the housing advocacy landscape may have some confusion about the difference between emergency housing options – such as shelters – and subsidized housing options, which offer more permanent, subsidized housing solutions. The important thing to remember as you read along is that affordable housing, like emergency housing, can look and be a lot of different things.

What is “affordable housing”?

ffordable housing is generally defined as housing where the resident is paying 30% or less of their household income on housing costs, but even this “rule” is not hard and fast. Most often when we talk about affordable housing, we are referring to subsidized rental housing. But affordable housing may also be “naturally occurring,” or developed privately without federal or state assistance. We will be focusing on intentionally developed affordable housing for this chapter.Some people use “subsidies,” or financial help, to assist in paying their rent. Subsidies can be attached to a particular building, so the “rental unit” or apartment is “subsidized” (project-based vouchers). Housing subsidies may be given to a tenant so that the tenant may use it for a rental of their choice (as is the case with a Housing Choice Voucher). Below we will cover both subsidized rental housing and tenant-based subsidies.

Types of Affordable Housing

Nonprofit Housing Providers: These are nonprofit organizations across Vermont that receive a variety of funding sources – private and public – which allows them to partner with housing developers to create housing*. Many of these programs provide both rental housing and homeownership programs. Almost all affordable housing providers have a significant waitlist, so would not be a place to go if you are currently in a housing crisis. While the map below includes some of the larger housing nonprofits and the regions they serve, you can access a searchable list of all the affordable housing options in Vermont at HousingData.org

*Some affordable housing providers also develop housing. Affordable housing development is complex, almost always is built with multiple funding streams, and are often partnerships between two or more developers and/or funders

  • Eligibility to live in affordable rental housing is determined by income, and affordable housing providers may have different requirements for eligibility.
  • Even within the the category of non-profit affordable rental housing, there are different kinds of housing providers
    • Vermont hosts a few housing trusts, such as Champlain Housing Trust and Windham and Windsor Housing Trust (among others). Housing trust funds are established sources of funding for affordable housing construction created by governments in the United States. Housing developed by housing trusts are permanently affordable.
    • Some affordable housing providers have specialized programs. Of course, there are affordable senior housing providers like Cathedral Square, housing programs for veterans, housing for people in recovery, and for folks with mobility impairments.
    • Even within senior housing, there are options:
      • Independent Living means that while a person may need to live in a community catered to their specialized needs -such as with other people who are 55 and older, or with other people who have assistive devices to move through the world (like wheelchairs, ventilators, or hearing aids), or with other people who have unique mental or emotional needs- they can meet their basic needs on their own. Independent Living facilities mean just that- each renter can choose when they have their meals, how they schedule their day, when they leave and return to their home. They are also responsible for their basic needs, such as keeping their apartment tidy, removing their garbage, preparing their own meals if they aren’t attending group meals, and arranging their own transportation to appointments.
      • Assisted Living describes housing where the resident needs more intensive care, oversight and support. Assisted living facilities can provide nursing care, housekeeping, and prepared meals as needed. Assisted Living housing is more structured than Independent Living, and may have a more rigidity in how a tenant schedules their day.
      • Memory Care facilities are a form of residential long-term care that provides intensive, specialized care for people with memory issues. Communities typically feature secure environments where staff can closely monitor the health of the residents.

Housing subsidies – such as the Housing Choice Voucher (otherwise known as Section 8 Voucher), and more recently the Cares Voucher Program- provide financial support for rental housing that the tenant can choose themselves, providing the rent falls within individual program guidelines and meets housing quality standards. Tenants with housing subsidies can rent from private or non-profit landlords. Most often, one would apply for housing subsidies through their local housing authority or Vermont State Housing Authority. 

  • Vermont Legal Aid has an in-depth, “plain language” description of how housing subsidies work here.
  • It is important to note that in Vermont, our state Fair Housing Protected Classes includes receipt of public assistance. This means that in Vermont, it is illegal to discriminate against folks because they are using a housing subsidy, including Housing Choice Vouchers (or Section 8), to afford their living expenses.

Public Housing Authorities (or PHA) are a form of affordable rental housing, sometimes referred to as “public housing” because they are financed by public fundingVermont has 8 regional Housing Authorities in Barre, Bennington, Brattleboro, Burlington, Montpelier, Rutland, Springfield, and Winooski, and one state housing authority. Housing Authorities provide affordable rental housing and Housing Choice (or Section 8) vouchers. Housing Authorities also provide project-based housing vouchers, or vouchers that are tied to specific properties.

How to Get Affordable Housing

Remember, if you or someone you know is at risk of losing housing now, contact your local Community Action Agency (Chapter 2 of Housing Demystified covers Community Action Agencies) or call 2-1-1 after hours or on the weekends

  • Do you already have a  housing agency or a site in mind you would like to work with? Reach out directly to that housing agency to ask about their availability and the length of their waitlist.  Almost all housing agencies have waitlists, so it’s best to apply to several options if your housing needs may become urgent in the near future. 
  • To find affordable rental housing, go to HousingData.org – select the region you are looking for, and on the side column you can select any needs you have for your housing. 
  • Once you have a few options selected, check to see if you meet the eligibility guidelines. You can check to see if you meet their Income Limits by using this HUD Income Limit Checker.  For properties with waitlists, call and ask to get on the waitlist, and ask how long they think it may be (they cannot know for sure). You should also ask if they know of availability at other properties.
  • Many affordable housing sites accept this Common Rental Application. If you are applying to more than one property, it may be helpful to have a few copies filled out in advance.

If you are facing barriers to finding housing, such as a past eviction, no landlord reference, or overcoming a criminal record, CVOEO’s Vermont Tenants’ Finding Housing Class goes over how to navigate these conversations and how to conduct an organized housing search.

Many people face barriers applying for affordable housing

The Finding Housing class may help navigate barriers to finding housing, but you don’t actually walk away from the class with housing options. Housing is limited and hard to find.

You may also notice it’s challenging to find affordable housing in Vermont if you aren’t able to do the following:

  • Speak English
  • Access to the internet, a computer, or a printer
  • Have a phone
  • Have a mailing address
  • Understand and navigate complex eligibility requirements and be an expert at their own income sources (for some people, that can be from a variety of subsidies which may or may not count toward income, including SSI, 3Squares, unemployment, ReachUp, and more)
  • Have the bandwidth to keep track of multiple housing opportunities
  • Understand rights under Fair Housing and Landlord-Tenant Law, and the confidence to enforce them

Still, having access to all those things does not ensure one’s access to housing.  We are in a tight housing market. That means that the people who already face high barriers to housing access and who have historically been denied equal access to housing opportunities have an even harder time getting the housing they need.

Need help finding housing?

So what do you do if you need help looking for housing? It depends on what barriers, or challenges, make it hard to apply for housing. If you have a caseworker, you can ask them what assistance they can offer in your housing search. You can also call 211 to ask what your best option might be. (211 can direct you to other resources as well, such as food, fuel assistance, transportation and more!)

  • Translation Services: Many housing providers offer translation and HUD requires that programs receiving federal funds provide “meaningful access” to Limited English Proficient (LEP) persons. In other words, if you or someone you know needs assistance understanding English to find and apply for housing, housing providers receiving federal funds should be able to offer extra support. And it doesn’t hurt to ask!
  • Disability: Vermont Center for Independent Living (VCIL) can help Vermonters with disabilities access housing, including offering housing support. Remember, disability can be broadly defined an mean a lot of different things. If the ways you think, communicate, process information or move substantially limits your “major life activities,” you should consider accessing resources through VCIL. Major life activities can include accessing housing, job opportunities, and getting meals.
  • Aging: We all age! And as we age, our abilities and needs change. Deciding when you need housing support and what that could look like can be hard. Our seniors came of age with different technologies than the ones we rely on today. Fortunately, Age Well Vermont has a hotline for seniors that you can call to talk about your options. You can call 800 642 5119.
  • Flight from domestic violence: Domestic Violence (DV) Organizations across Vermont support people fleeing domestic violence through their emergency hotlines, emergency housing programs, and assist program participants find stability through assisting with housing applications, cell phone access, clothing donation services, transportation access, legal services and more. 
    • We talked about Domestic Violence organizations as part of our coverage of Emergency Housing in Chapter 2.  
    • The Vermont Network lists DV organizations by county. 
    • In Vermont, the Fair Housing Act (briefly overviewed in Housing Demystified Chapter 1) includes protections for survivors of abuse, sexual assault, or stalking
    • The Violence Against Women Act (VAWA) also offers additional support and protections to survivors of domestic violence. The Violence Against Women Act (VAWA) is a federal law that, in part, provides housing protections for people applying for or living in units subsidized by the federal government and who have experienced domestic violence, dating violence, sexual assault, or stalking, to help keep them safe and reduce their likelihood of experiencing homelessness. Under VAWA, someone who has experienced domestic violence, dating violence, sexual assault, and/or stalking:
      • Cannot be denied admission to or assistance under a HUD-subsidized or assisted unit or program because of the VAWA violence/abuse committed against them.
      • Cannot be evicted from a HUD-subsidized unit nor have their assistance terminated because of the VAWA violence/abuse committed against them.
      • Cannot be denied admission, evicted, or have their assistance terminated for reasons related to the VAWA violence/abuse, such as having an eviction record, criminal history, or bad credit history.
      • Must have the option to stay in their HUD-subsidized housing, even if there has been criminal activity directly related to the VAWA violence/abuse.
      • Can request an emergency transfer from the housing provider for safety reasons related to the VAWA violence/abuse committed against them.
      • Must be allowed to move with continued assistance, if the survivor has a Section 8 Housing Choice Voucher.
      • For more information on VAWA Housing Rights and to access the  Self-certification form (Form HUD-5382), visit here.
    • Remember, anyone can experience domestic violence. DV is a pattern of violence or intimidating behaviors that someone uses to have power and control over an intimate partner. Domestic violence includes physical violence, but also can be emotional, financial or sexual abuse. If you or someone you know is facing unstable housing because of unsafe behaviors of their partner, reach out to one of these organizations.
  • To that end, most emergency housing programs provide assistance and case management to help people shift into stable housing. Of course, as we covered in Chapter 2, to access those resources, most often you must meet HUD’s definition of homeless or at risk of homelessness. That means there is a large population of people who either cannot access those resources without falling into a more precarious situation than they are already in, or they cannot access those resources because of the stigma associated with the term “homeless.”

Affordable Homeownership

Vermont has various not-for-profit groups that help guide prospective homebuyers through the homeownership process. These groups provide classes and educational support on topics like home purchase budgeting, foreclosure prevention and mobile home repair.

NeighborWorks Alliance of Vermont

For the most part, these groups are a part of the NeighborWorks Alliance of Vermont. NeighborWorks is a national organization that provides resources, trainings, and networking to Vermont’s five regional homeownership organizations. You will notice that some of the same affordable rental housing providers also provide home ownership assistance, but not all do. Some offer special programs to support people traditionally excluded from housing opportunities, such as Champlain Housing Trust’s Home Ownership Equity Program for Black, Indigenous and People of Color (BIPOC), and Vermont Housing and Finance Agency (VHFA)’s First Generation Homebuyer Program.

Statewide Homeownership Programs

There are several organizations serving the full state of Vermont which offer home buying support.

  • Vermont Housing and Finance Agency (VHFA): Vermont Housing and Finance Agency, or VHFA, provides homebuyer programs, including down payment and closing cost assistance. VHFA works with individuals and banks to help people within a certain income bracket purchase their home with fixed interests rates and sometimes down payment assistance. They have several unique mortgage loan programs targeting specific potential home buyers. Prospective home buyers access these programs through one of the banks that VHFA partners with.
  • U.S. Department of Agriculture Rural Housing (USDA): The U.S. Department of Agriculture Rural Housing program of Vermont also provides homebuyer programs, but specifically in rural communities. Rural communities can have unique needs that make affordable housing challenging. For instance, mobile home communities often grant residents the comfort of home ownership, but residents most often are renting the land their home is on, which can make their needs often overlooked when it comes to state housing policies. Rural communities often lack the infrastructure to support housing development, such as sewer systems, and may have limited access to Wi-Fi and cellular service. These barriers are things to consider when we participate in housing advocacy. Tune in for Chapter 4
  • Green Mountain Habitat for Humanity serves Lamoille, Chittenden, Franklin and Grand Isle counties. Habitat for Humanity is an organization people are often most familiar with when we talk about affordable home ownership. That is in part because it is a international organization, and there are fulfilling opportunities to volunteer in the home construction process. But Habitat for Humanity also has a unique housing model in that the people who participate in the Habitat program are asked to participate in building the house. This is referred to as sweat equity. Habitat homebuyers help build their own homes alongside volunteers and pay an affordable mortgage. Despite its name recognition and innovative model, the Green Mountain Habitat for Humanity has a limited scope of work. In 2023, the Green Mountain Habitat for Humanity has 7 projects planned, 5 single family homes and two duplexes.

Affordable Housing Funding

Affordable Housing can have very complex funding structures. The way a housing provider is funded will determine what the housing requirements are for the renter or buyer– that is a part of why affordable housing can have such complicated rules around eligibility. Affordable housing and homeownership programs can be funded by Federal, State, and private funding sources. Nowadays, most affordable housing is developed with a mix of all three.

This brings us to the next piece of the affordable housing landscape- affordable housing funders. As you can see from the chart above, our Vermont housing financiers can be designating funding from Federal, State, or private pots of money.

Vermont’s main affordable housing funding nonprofits are Vermont Housing and Conservation Board, Evernorth Housing, and Vermont Housing and Finance Agency.

  • Vermont Housing and Conservation Board (VHCB): The Vermont Housing and Conservation board is a unique and powerful resource we have here in Vermont. It was established in the 80’s in a direct response to the ways much-needed housing development was often pitted against land and historical preservation. The Vermont Housing and Conservation Trust Fund Act was enacted in June 1987 with the dual goals of creating affordable housing for Vermonters, and conserving and protecting Vermont’s agricultural land, forestland, historic properties, important natural areas, and recreational lands are of primary importance to the economic vitality and quality of life of the State. VHCB continues to allocate State and Federal funds to nonprofits, towns and co-ops.
  • Evernorth Housing: Formerly Housing Vermont, Evernorth Housing now serves communities in New Hampshire and Maine as well as Vermont. Evernorth brings together experienced professional staff to raise capital, invest in and build affordable housing, strengthen the economy, and improve the environment through energy efficiency. They work with community banks and large financial institutions to raise money to finance affordable housing. Here in Vermont, you’ll notice Evernorth often works with our regional affordable housing providers, listed in the section above.
  • Vermont Housing and Finance Agency (VHFA): Established by the state legislature in 1974, VHFA promotes affordable housing opportunities for Vermonters. Each state has a Housing Finance Agency. In addition to their home ownership programs, VHFA administers the Federal Low Income Housing Tax Credit Program (a Federal funding source) and the State Affordable Housing Tax Credit Program (revenue raised through the IRS). VHFA also provides financing, development and management support, subsidy administration and tax credits for approximately 8,800 affordable apartments statewide.

In addition, the USDA department of Rural Development, the Vermont State Housing Authority, and the Department of Housing and Community Development are state agencies responsible for allocated federal money.

In some cases, such as Vermont State Housing Authority, Rural Development, and Agency of Human Services, a tenant may receive a subsidy directly from an organization that finances the development of affordable housing. But in most cases, a tenant or potential homebuyer works with either their regional affordable rental housing provider or their regional home ownership center. Now that we have shared an overview of affordable housing, here is the Vermont Housing Resource Chart, last published by the Vermont State Housing Authority in 2019  (click for details). It’s complex!

Three points of note: Notice the second column lists population served. This describes the specifications of who the housing is served.

Income guidelines: As we now know, income guidelines can be specific, can change over the years, and are often govern by the sources of funding the housing provider receives.

Portability: Recall that some housing subsidies can be travel with the tenant, and some are site-specific, meaning they stay with a unit of a building. In this column, you can see where these vouchers can be used or if they stay with a unit.

Next Up: Housing Advocacy

Affordable housing is complicated! But having a basic understanding of our affordable housing system is important to do the advocacy we urgently need. Don’t get discouraged if this is a lot to take in- it is for everyone, and many of us become more familiar with our regional infrastructure as we engage with our affordable housing network over time.

Stay tuned for the final chapter of Housing Demystified, Chapter 4, to be published this winter, 2023.

Affordable housing is complicated! But having a basic understanding of our affordable housing system is important to do the advocacy we urgently need. Don’t get discouraged if this is a lot to take in- it is for everyone, and many of us become more familiar with our regional infrastructure as we engage with our affordable housing network over time.

Stay tuned for the final chapter of Housing Demystified, Chapter 4, to be published at the end of Summer 2023.

Thank You for Another Successful Fair Housing Month

We couldn’t be more grateful for the conversations we had throughout Fair Housing Month in April. We talked about how public spaces contribute to the sense of belonging, how we can reach a wider audience through creative forms of community engagement, the ways opportunities for resident feedback in how we shape our home & community spaces can foster a sense of agency– and so much more. We received countless responses to our HeART & Home Art prompts, illustrating how we each think of home, so much more than the shelter-structure. We have enjoyed seeing you in parks, laundromats, statewide calls in the digital space, breweries, in passing in our hallways and on our sidewalks. And we also appreciate the quiet listeners, tuning in from your work day when you can, sharing the events and activities in your communities.

Each year, our work grows

Each year, the network of Fair Housing Month partners grows, allowing this work to reach more people across the state. Almost 200 people participated in the CVOEO lead workshops, community conversations, Fair Housing Friday discussions, art events, and countless other educational activities, and hundreds more were engaged by partners across the state. We distributed more than 1,100 HeART & Home Art kits to invite reflection on the foundation that home provides to all of our lives, and how important it is to have agency in our home-space to accommodate our unique, individual ways of living.

These activities went far beyond the basics of fair housing and included discussion on ways to make our towns and cities more welcoming, issues related to housing access and homelessness, and how to address community housing needs. 

Here are a couple of highlights that were recorded:

  • The  Community Day of Action press event included compelling explanations about the connection between green space, equity, and a sense of community. You can watch the recording here  (also linked above!)
  • The Vocabulary of Home conversation at Contois Auditorium highlighted the importance of talking about affordable housing from the lens of “home,” and the voices of the people who live there. CVOEO’s Fair Housing Project joined Burlington’s Special Assistant to End Homelessness Sarah Russell at Contois Auditorium for a discussion on how we talk about housing and homelessness. Wearing both her “housing hat” and “artist hat,”  CVOEO’s Fair Housing Project’s Corrine Yonce used images from her public art, lessons from the HeART & Home art responses, and anecdotes from residents in affordable housing to highlight the complexities in our housing language.  You can watch that recording here.
  • We had another round of stellar Fair Housing Friday discussions, featuring voices of resident engagement coordinators, affordable housing residents, community artists, media makers and organizers, city planners, advocates– and more! These are out-of-the-box creative discussions about the state’s housing needs, avenues for directly involving the people living in affordable housing, and how we think about home and community as a state. You can find those recordings, along with a archive of past Fair Housing Fridays, here.
  • We hosted an art opening at King St Laundry as part of a public art series, where we talked about the role public art plays in furthering equality in our housing landscape, and how public spaces can act as an extension of our homes.
  • One rainy Saturday evening, CVOEO Fair Housing Project, along with the Vermont Affordable Housing Coalition and Main Street Landing, closed out a month of activities with a housing social followed by the film The Pursuit of Happyness. 

An Abundance of Gratitude

We want to give a special shout out to the Fair Housing Friday guest panelists:

Meaghan Tedder, of Evernorth Housing, Will Condry and Jennifer Herrera Condry  of Juniper Creative Arts, Sal Millichamp, of Laurentide – thank you for sharing your insights on how we can engage the people we house in their shared and private spaces. 
  • This was a rich conversation between community artists, resident service providers, and residents living in affordable housing, with specific insight on not just how to engage residents in the design of their home spaces, but how resident feedback can make our work as housing providers more efficient. You can find the recording here.
Jordyn Fitch & Maeve Littau of Junction Arts Media – thank you for sharing your documentary, your voice and your perspective on this topic! Your work documenting the housing landscape in Connecticut River Valley region comes a critical time to listen to the people most impact by our housing shortage. 
  • Jordyn and Maeve’s shared unique perspective comes in the midst of a string of housing events hosted by Junction Arts and Media, including a documentary screening of Racist Trees and an art exhibit, Redlining Our Souls. Learn more here.  You can catch their Fair Housing Friday discussion here.
To John Haffner of Vital Communities, and Meagan Tuttle & Sarah Morgan of the Burlington Office of City Planning, and Beth Whitlock representing Hinesburg Housing Committee – thank you for sharing how the ways we talk about housing can inform the ways communities think about and engage with housing, and for introducing tools to expand our housing vocabulary.
  • The panelists covered a lot of ground related to this topic, from the ways assumptions about “Vermont communities” may limit us from meeting our housing needs to the surprising ways Vermont downtown centers historically met many of the smart growth goals we strive for today.  You can find the full recording here.

We also want to extend our deepest gratitude to our Fair Housing Month partners, including Vital Communities and the White River Valley Consortium for bringing Fair Housing education and HeART & Home art kits to welcome in new members of the Rochester community, and to the Home Creators Expo. We thank all the libraries who hosted workshops, art activities, and educational information, and the Vermont Department of Libraries for connecting us to these incredible resources across the state. Thank you to Junction Arts & Media, Randolph Area Community Development, RuralEdge, Vermont LegalAid, CEDO, ONE Arts, Vermont Human Rights Commission, the Vermont Department of Housing and Community Development, Burlington REIB and the Vermont Affordable Housing Coalition for helping us reach as many Vermonters as we can with our Fair Housing Month programming.

And a huge thank you to all of our sponsors: Champlain Housing Trust, Cathedral Square, Evernorth, Farrell Properties, Main Street Landing, Two Rivers-Ottauquechee Regional Commission, Pomerleau Real Estate, Redstone, Vermont State Housing Authority, Vermont Housing & Conservation Board, and Vermont Housing Finance Agency

The work is Far From Over

Finally, we remind ourselves that this work is far from over. Fair Housing Month activities wrapped up in advance of 1,800 Vermonter facing imminent displacement, 600 of whom are children, many of whom have serious health requirements – like access to ventilation equipment and regular nursing needs – many of whom are fleeing domestic violence, and who disproportionately represent the members of our community traditionally denied equal opportunity to housing. Renters face rising rent costs despite wages not growing in proportion, in the midst of an unprecedented housing shortage. Black and Brown Vermonters continue to rely on rental housing at a far greater rate than white Vermonters, who are also privileged with greater access to home ownership. Renters are not afforded Just Cause eviction protections in most of the state, and more than half of renters are cost burdened by their rental cost, thus resigned to a sense of precarity. Our dire housing landscapes calls us to continue to have these conversations, which outline creative, innovative, and new ways to address a growing problem.

Our “Housing Language”

As someone who has attended many housing conversations over the past decade, there are many housing-takes I am well acquainted with. If you’re a housing advocate, this is probably true for you, too.

We are all familiar with the proverbial “three legged stool” of affordable housing (capital investments, financial assistance, and supportive services), the plight of housing being siloed from other social service sectors, Vermont’s aging demographics, and smart-growth practices. If one were to create a housing bingo card, terms like “Frannie Mae and Freddie Mac,” “multi-family housing,” and “Act 250″ would surely make it into squares. Combined with our notorious  habit of referring to the numerous housing nonprofits, agencies, and other entities by their acronyms, the world of housing has developed its own language. If you are anyone outside of our insular bubble, however, all this terminology likely requires some translation.

Last year, we shared this post “Housing Committees & Citizen Housing Advocacy.  Our intent for the guide was to encourage participation in local housing committees by everyday people who can speak to the individual, specific needs of the community members most impacted by our housing shortage. But if we don’t make the “language” of housing more accessible, can we rely on community-driven change by our housing committees and review boards?

Opportunities for community engagement in the policies we implement as towns, cities, and states are in place with the belief that they create avenues for community members to ensure their needs and shared spaces are not steamrolled by national, government policies.

We know that all cities and towns don’t have the same needs, and a single overseeing organization could not possibly know what those needs are. We also know the history of our federal and state governments creating intentionally discriminatory policies with the intent of disinvesting from Black and Brown communities, and segregating their members from white communities. This is to say that existing regulations, like the National Environmental Protection Act, are intended to further our democracy through community participation.

What ends up happening however, as this NYTimes podcast points out, is that the marginalized communities intended to benefit from these policies are not the ones actually using them. It is the people with the privilege of access to these avenues who are most readily able to voice their concerns — people who have the time to do the research and commit to the meetings, the backgrounds to understand the language, access to the meetings space through transportation or technology, familiarity with governance protocols, and the personal interest to “protect” their stakes in their neighborhood. 

In recent years, housing advocates have recognized this pattern. Already, there are creative solutions emerging across Vermont to bring the housing conversation to the people passionate about housing justice, but lacking avenues to make an impact.

Housing for All Summit

The Fair Housing Project joined Vital Communities and Keys to the Valley for the  recent Homes for All Summit, a conversation on how to meet the housing needs of the Upper Valley Region of Vermont. 

Together, we discussed housing solutions, projects, and challenges Upper Valley communities are facing. John Haffner, manager of Vital Communities Housing and Transportation program, emphasized the need to change our vernacular when we talk about housing and communities in Vermont’s more rural spaces. 

Two photos from the Upper Valley region appeared on Haffner’s screen. To the left, an idyllic single-family house with a red barn, surrounded by rolling pastures and foliage-adorned hills. To the right positioned a black and white photo of a bustling city center, complete with front-facing businesses, topped by apartment rentals and connected by walkable roads.

From the Housing for All Summit, Haffner illustrates how historical city centers depict contemporary housing values

 

Haffner argued that not everyone can live in the single family home, abutted by the red barn and rolling pastures that comes up when you google “Vermont Upper Valley,” as he revealed was the case with the Norwich-based photo on the left. However, dense, walkable town-centers are just as much a part of Vermont’s historical “character.” The right-hand photograph Haffner reveals as Lebanon town from the early 1900’s, ironically encompassing our new urban ideals over a hundred years past. The strongest resistance to building the housing we need is often in the name of preserving the character of our communities. But character becomes distilled into a series of images that may not actually represent the true diversity of our Vermont neighborhoods. Housing advocates are charged with shifting our shared perception of what it looks like to live in the Upper Valley region of Vermont. 

In Burlington, the Department of City Planning Brings the Housing Conversation to the Community

Up in the Chittenden County region of our state, housing advocates deal with distinctly different housing needs, but are facing a similar problem: community resistance to building in their neighborhoods. Can you shift the way a community thinks about their current housing landscape, its history, and its future over a series of public forums?

Burlington’s Department of City Planning is responding to Vermont’s most acute housing shortage, where recent vacancy rates have dropped to 0.4% for rental housing overall, and as little as 0% for three bedroom apartments. One of the zoning blocks they are charged with reviewing is the South End, the Pine Street corridor which includes Burlington’s Arts District.

City Planning staff members Meagan Tuttle and Charles Dillard are tiptoeing in delicate territory, however. With the area only recently formally recognized by the city in 2010 as the Arts District, artists have been organizing in the remains of Burlington’s manufacturing companies for over 30 years. Artists are credited with revitalizing a part of town zoned only for manufacturing, and bringing some of the “funky personality” that we associate with Burlington today. But in 2015 when Burlington proposed housing in that area, the businesses and artists organized against it with some success. Today, under the guidance of Tuttle and Dillard, the rezoning proposal looks a little different. They have identified what is termed the “Innovation District,” a small parcel of land near the Arts District that would benefit the community with more housing. 

The Planning Department of Burlington was cautious and strategic in how they engaged the community around this potential change to regional zoning. A series of interactive Q&A’s allowed residents to ask questions about the proposed change, and to voice their needs for the community, including an interactive map which people could add notes to. The team was a frequent visitor at the Farmers Market, a well-attended community event that takes place in the Arts District. 

Is it possible to talk about zoning, but make it fun?

At the start of last month, the Burlington Department of Planning hosted a trivia night at Burlington Beer company. The audience was an even split of housing advocates, curious for “fun” ways to consider housing policies, and patrons, entertained by the prospect of trivia while enjoying a drink. Surely, there has never been a moment in Vermont’s history where the conversation of zoning was accompanied by so much laughter. Hosts asked questions like, “how many units are in each building?” showing an array of “charming” homes that had been subdivided into multi-family housing. Between questions that invited audiences to reflect on the history of Burlington’s housing policies, moderators encouraged the audience to reflect on how different neighborhoods in Burlington were more or less inclusive. “As we play this game, think about how Vermont has both one of the oldest housing stocks in the country, and continues to be one of the whitest states in the country.”


Noteworthy in the outreach methods of Burlington’s Office of City Planning is their visual iconography. If one is asked to draw a picture representing “home” (as we often prompt Fair Housing Month participants to do at CVOEO’s Fair Housing Project), most of the time, it is depicted as the iconic square topped by a triangle. This is true even if the artist themselves does not live in a place represented as such, with the exception being when participants are invited to consider home from a deeper, more personal lens, as with this Bent Northrop Fair Housing Month submission. Burlington’s City Planners know that the iconic “single-family” two bedroom house is not what most Burlington community members live in, and so they hired local artist Jodi Whalen to depict the specific, unique architecture of buildings in Burlington. Whalen’s drawings include some of the quirky apartments featured in the trivia slides- which appear as a single home, but pack extra apartments in the back – as well as the newer, high-density builds that are cropping up in the city today. We reached out to Whalen to hear more about the process of creating the illustrations.

Office of City Planning hires local illustrator to depict a wide variety of Burlington homes
Office of City Planning hires local illustrator to depict a wide variety of Burlington homes

I moved to Burlington from Pennsylvania in 1991, and have lived in the Old North End, Downtown, the New North End, and the South End. I love not just the unique architecture of the city, but also the way people make their houses their homes. I love to ride my bike around town to catch glimpses of porch gardens, little free libraries, sunflowers in green belts, and other touches that bring these old homes new life. In my illustrations, I like to add whimsical colors and patterns to add even more of the fun Burlington spirit to the homes.

-Jodi Whalen, on her illustrations for the City of Burlington Department of Planning

This is just a taste of some of the creative approaches to shift our housing “vernacular” as towns, cities, and a state. Tune into our Vermont Housing Conference post for highlights on other creative takes to inviting more community members into the housing conversation!

 

 

 

 

VT Statewide Housing Conference is back!

“What YOU can do to solve the housing crisis” -> Session proposals due June 30

Guest blog post by Leslie Black-Plumeau, Vermont Housing Finance Agency
 

Housing conference logoOn behalf of the Vermont Statewide Housing Conference Planning Committee, VHFA is seeking proposals for sessions at the 2022 Statewide Housing Conference, to be held on Wednesday, Nov. 16 in Burlington.  For decades, this biennial conference has brought together practitioners, community members and policy leaders to nurture connection and innovation. 

This year’s conference theme is “What YOU can do to solve the housing crisis.” The conference planning committee is inviting the housing community to submit proposals for sessions at the conference that speak to this theme. If you have an idea for a session you would like to facilitate at this year’s conference, please submit a brief description of the session and answer a few questions about it by completing the short web-based form.  

Conference organizers hope to offer a wide range of session formats, including non-traditional approaches that make build off of the conference’s in-person nature and make creative use of technology and other mediums to engage attendees. Here are a few session topic examples:  

  • Voices of Vermonters with lived experiences that reflect the diversity of our state 
  • Ways to combat the housing crisis through direct local levers and partnerships  
  • Systems for turning ideas and inspiration into personal action 
  • Impact on affordability and CO2 emissions of municipal housing development requirements  

Proposals will be accepted through June 30, 2022. Please direct any questions to conference@vhfa.org. 

In (or Out of) “The Zone”

This guest blog post features Mark Demers, Landlord Liaison at the Champlain Valley of Economic Opportunity (CVOEO). Mark helps build relationships with landlords across Chittenden County so that we at CVOEO can strengthen our practices of assisting people with their housing needs. Mark reflects on the way zoning laws can be restrictive to inclusive housing, and the impact that might have on the overall community.  Zoning laws have been used to restrict affordable housing and perpetuate the racial wealth gap. Historically, this has been intentional, with the “protection” that he refers to in his letter being for white people. If you are interested in digging deeper into the topic of zoning and equity, this webinar hosted by the Joint Center for Housing Studies of Harvard University is a good place to start.

In (or Out of) “The Zone”

I walked into the bedroom and saw my three-year-old sitting on the floor with his back up against his bed, his knees pulled up tight to his chest. His ten-year-old brother with whom he shared the room, was seated at a desk working on a model airplane.

“Why don’t you play with your toys?” I asked the little one.

“I can’t play with my toys,” he said.

“Why not?”

“Because I can’t go past the line to get them.”

I learned that a policy had recently been put in force in the bedroom. The three-year-old was allowed to be in the room as long as he stayed on his “side”, which consisted of the real estate bordered by the wall his bed rested against and a line that ran parallel, about two feet away from the edge of the bed where he currently was sitting. The line was invisible; but it was rigorously enforced by the older brother. The youngest had access to about 15% of the space in the room. He was granted a right-of-way from the door of the bedroom to his “side”.

My youngest was experiencing the inequity of an unjust zoning ordinance – a policy over which he had little control and less say.

In her book “Fixer Upper”, Jenny Schuetz lays significant blame for the current housing crunch across the nation on zoning laws that are as restrictive as they are complicated. Communities are diverse in both their demography and their geography, thus the plethora of zoning not just from one town to another, but from one neighborhood to the next. Burlington is no exception.

Who can be expected to remember the difference between the NMU and the NAC; or the NAC-RC and the NAC-CR? We have RH’s, RM’s, RM-Ws, RL’s and RL-W’s. Each of these designate specific sections of the city and are accompanied by regulations for what can or cannot be built within their boundaries.

Zoning laws are designed to protect something – like wetlands or waterfronts or fabulous views or recreation areas. They protect the character of neighborhoods, keeping them “low density” (“RL”) or “historic” in appearance. Unfortunately, as my youngest son experienced, these laws can do more than protect resources or appearances. They become barriers – as impermeable as they are invisible – that prevent the construction of needed housing or prohibit certain people from living there.

We don’t want to throw the baby out with the bathwater. We don’t have to look far to see what happens when polluting activities are allowed to go unrestrained on fragile lands. The clean-up takes years and costs millions. We also have to ask ourselves the question: Do we want our children to be able to afford to live here? Burlington doesn’t have room to “build out” and if I read our current zoning laws right, there are not many places where we can “build up”. Something is going to have to give.

I don’t envy those in power faced with the task of mitigating the current housing crisis. My three-year-old son had the benefit of a dad whose authority was enough to adjust oppressive lines that had been arbitrarily set by the bedroom zoning ordinance. The lines drawn in and between our neighborhoods present more of a challenge. They have the power of decades of inertia behind them. But if we are going to have housing that is affordable, sustainable, and environmentally responsible, some of those lines are going to have to move. That’s not just a job for civic leaders; it’s a project that will demand careful thought, compromise – and dare I say it – sacrifice from us all.

 

If you are a landlord or property manager or want to comment on this article, please feel free to give me a call – 863-6248  x 755 or send me an email – mdemers@cvoeo.org.

Burlington City Hall Fair Housing Exhibit – Celebrate Inclusive Communities and the Importance of Home

Housing is a basic human right and everyone deserves equitable access to safe, accessible, and stable homes, free from discrimination. Having enough quality, affordable, and inclusive homes helps build vibrant communities, and promotes economic growth and opportunity for all. In the face of the ongoing housing crisis in Vermont, where there simply aren’t enough homes for people of all income levels – especially those of lower income and the most vulnerable in our communities – and as we emerge from the covid-19 pandemic, housing justice is of paramount importance.

This week’s Fair Housing Month event- overview:

  • Thursday April 14th 12pm-1pmLandlord Management Series: Fair Housing :Join Angela Zaikowski of Vermont Landlords Association, Cole Elwood of Strong Will Real Estate /Keller Williams Vermont, and Jess Hyman of the CVOEO Fair Housing Project as they cover fair housing in Vermont
  • Thursday April 14th 6-8pmSEABA Virtual ‘Affordable Housing Roundtable’ : A roundtable for Burlington’s South End artists and businesses to better understand recent housing policy reforms and engage on innovative solutions to help tackle the affordable housing challenge in Burlington’s South End.
  • Friday April 15th 12:30pm Fair Housing Friday Why Aren’t We Building the Housing We Need?  Featuring Katherine “Deac” Decarreau, ED Winooski Housing Authority, Nate Besio, Peer Advocate Counselor Coordinator VCIL, Carol Jaramillo. Community Builder Northgate Resident Owned Corp, in this webinar we will hear about the barriers to housing development, what kind of housing we are building, and why (or why not) the housing we are developing meets the needs of our most vulnerable community members.

Visit the City Hall Gallery at 149 Church Street in Burlington to  check out CVOEO’s Fair Housing Project Fair Housing Month exhibit!  

April marks the anniversary of the 1968 passage of the Fair Housing Act, which was intended to put an end to inequities in our housing system, eliminate racial segregation, and guarantee that everyone has the right to obtain a home of their choice, free from discrimination. Visit the City Hall Gallery at 149 Church Street in Burlington to learn more about the history of the Fair Housing Act, your rights and responsibilities under Federal and Vermont law, and how Fair Housing is connected to the challenges and opportunities of Vermont’s current housing landscape. These newly designed panels  feature our updated protected classes iconography, ways to become an advocate, and a brief history of Fair Housing

For those of you who cannot make it, you can view our PDFs below!

This exhibit was created by the Fair Housing Project of CVOEO with illustrations by Corrine Yonce.

Special thanks to Burlington City Arts & Vantage Press.

The Center & the Margins:

High School Students of Burlington City & Lake Semester Consider the Issue of Homelessness & Inclusive Housing

Continue reading The Center & the Margins: