Category Archives: News

Burlington’s unaffordability update

Yesterday was the due date for Burlington’s CAPER – that is, the Consolidated Annual Performance & Evaluation Report that the city has to file with HUD every year as a condition of receiving Community Development Block Grant (CDBG) and HOME funds. (HOME is a federal program that supports the rehabilitation, acquisition and construction of rental housing.)

burlingtonapt

If you want to know more about the allocation of these funds, which amount to several million dollars, and about the beneficiaries, you can go to the report, which covers July 1, 2014 to June 30 , 2015. Here, we’re just going to refer to  three graphics that apply to housing.

The first two may look familiar to you. They’re in Appendix A, Pages 53 and 54. Rental vacancy rates in Chittenden County have been exceedingly low for at least two decades, as shown on the first graph, and still are. That’s one reason rents are as high as they are.

The vacancy rate here here is typically below 2 percent. That’s below  the “Balanced rate” of 4 percent supposedly the threshold for a healthy rental market, and its well below the rates for the Northeast and the U.S.

As for the housing wage – that is, the amount a person has to earn to be able to afford to rent an dwelling of average cost — well, no big surprises here, either. The graph on Page 25 shows four pillars, left to right, represent the costs of renting apartments: efficiency, one-bedroom, two-bedroom and three-bedroom. As you can see, a minimum-wage worker is out of luck, as is a median-wage worker who wants anything bigger than an efficiency.

By definition, you can “afford” an apartment if you spend no more than 30 percent of your income on housing. For context: According to the 2015 edition of “Out of Reach,” put out by the National Low Income Housing Coalition, Vermont’s two-bedroom-apartment housing wage is $20.68 an hour, and the average wage for renters is $11.78.

OK, so how did Burlington fare for the year in its affordable housing program? It came up short, as you can see in the following table:

CR-20 – Affordable Housing 91.520(b)

Evaluation of the jurisdiction’s progress in providing affordable housing, including the number and types of families served, the number of extremely low-income, low-income, moderate-income, and middle-income persons served.

 

  One-Year Goal Actual
Number of Homeless households to be provided affordable housing units  

15

 

0

Number of Non-Homeless households to be provided affordable housing units  

76

 

46

Number of Special-Needs households to be provided affordable housing units  

0

 

0

Total 91 46

 

  One-Year Goal Actual
Number of households supported through Rental Assistance  

0

 

0

Number of households supported through The Production of New Units  

25

 

28

Number of households supported through Rehab of Existing Units  

6

 

6

Number of households supported through Acquisition of Existing Units  

60

 

12

Total 91 46

Granted, a single year is a rather arbitrary term to judge and overall program, given that affordable units might well be coming on line before or after. Such is the case here, the report notes, with the prospect of the Bright Street Co-op. You can read the city’s account of its affordable housing program on Pages 24-26, where the reader is assured that:

“Ensuring the availability of a continuum of housing, for all residents of Burlington, continues to be a top priority for the City.”

 

A non-presidential candidate gets to the point

 

Elizabeth Warren, the Massachusetts senator, gave a speech Sunday in Boston that the website “Salon” called “the realest talk on race by any American politician.” She delivered her remarks at the Edward M. Kennedy Institute for the United States Senate as part of a “Getting to the Point” lecture series.

Congressional Oversight Panel for TARP Chairman Elizabeth Warren briefs reporters on the latest news of her agency, which oversees the government's disbursement of billions of dollars to U.S. banks and the auto industry by the Troubled Assets Relief Program, at the Reuters Financial Regulation Summit in Washington, April 27, 2009. REUTERS/Mike Theiler (UNITED STATES POLITICS BUSINESS)

She had something to say about violence, about voting, and about economic justice – and economic justice as it relates to housing. Some excerpts:

“For most middle class families in America, buying a home is the number one way to build wealth. It’s a retirement plan-pay off the house and live on Social Security. An investment option-mortgage the house to start a business. It’s a way to help the kids get through college, a safety net if someone gets really sick, and, if all goes well and Grandma and Grandpa can hang on to the house until they die, it’s a way to give the next generation a boost-extra money to move the family up the ladder.

“For much of the 20th Century, that’s how it worked for generation after generation of white Americans – but not black Americans. Entire legal structures were created to prevent African Americans from building economic security through home ownership. Legally-enforced segregation. Restrictive deeds. Redlining. Land contracts. Coming out of the Great Depression, America built a middle class, but systematic discrimination kept most African-American families from being part of it.

“State-sanctioned discrimination wasn’t limited to homeownership. The government enforced discrimination in public accommodations, discrimination in schools, discrimination in credit-it was a long and spiteful list.”

Here we interject that she’s just scratching the surface of the federal government’s tawdry history of promoting residential segregation by race. For an eye-opening summation, check out what Richard Rothstein, of the Economic Policy Institute, had to say at the recent HUD conference in Washington. See the video we posted previously.

We note also the racial disparity in home ownership. In 2010,  in Vermont, according to the 2012 “Analysis of Impediments to Fair Housing Choice,” the home-ownership for whites (71.4 percent) was nearly twice that for blacks (32.5 percent).

Warren went on to talk inequality over the last few decades, including the disparate effects of predatory lending that preceded the housing crash:

“Research shows that the legal changes in the civil rights era created new employment and housing opportunities. In the 1960s and the 1970s, African-American men and women began to close the wage gap with white workers, giving millions of black families hope that they might build real wealth.

“But then, Republicans’ trickle-down economic theory arrived. Just as this country was taking the first steps toward economic justice, the Republicans pushed a theory that meant helping the richest people and the most powerful corporations get richer and more powerful. I’ll just do one statistic on this: From 1980 to 2012, GDP continued to rise, but how much of the income growth went to the 90% of America – everyone outside the top 10% – black, white, Latino? None. Zero. Nothing. 100% of all the new income produced in this country over the past 30 years has gone to the top ten percent.

“Today, 90% of Americans see no real wage growth. For African-Americans, who were so far behind earlier in the 20th Century, this means that since the 1980s they have been hit particularly hard. In January of this year, African-American unemployment was 10.3% – more than twice the rate of white unemployment. And, after beginning to make progress during the civil rights era to close the wealth gap between black and white families, in the 1980s the wealth gap exploded, so that from 1984 to 2009, the wealth gap between black and white families tripled.

“The 2008 housing collapse destroyed trillions in family wealth across the country, but the crash hit African-Americans like a punch in the gut. Because middle class black families’ wealth was disproportionately tied up in homeownership and not other forms of savings, these families were hit harder by the housing collapse. But they also got hit harder because of discriminatory lending practices-yes, discriminatory lending practices in the 21st Century. Recently several big banks and other mortgage lenders paid hundreds of millions in fines, admitting that they illegally steered black and Latino borrowers into more expensive mortgages than white borrowers who had similar credit. Tom Perez, who at the time was the Assistant Attorney General for Civil Rights, called it a “racial surtax.” And it’s still happening – earlier this month, the National Fair Housing alliance filed a discrimination complaint against real estate agents in Mississippi after an investigation showed those agents consistently steering white buyers away from interracial neighborhoods and black buyers away from affluent ones. Another investigation showed similar results across our nation’s cities. Housing discrimination alive and well in 2015.”

Fascinating notes from all over

A Monday potpourri that panders to our friends with short attention spans:

starbucks

  • Starbucks, which offers tuition-assistance to its U.S. employees, offers rental assistance to its workers in the U.K. After a year’s employment, they can get a no-interest loan for a rental deposit.

downsize

  • The U.K., never short of fresh approaches to chronic social problems, offers this one for the housing affordability shortage: oldsters downsizing to free up their unused extra space for youngsters. Worthy of debate, no?
  • Vermont’s recurrent lament that it’s getting too old and can’t hang on to its youth prompts the question: Where are the youth going? Well, here’s one answer, in the form of a list of cities where Millennials are buying homes in large numbers. They’re mostly out west (Des Moines! Grand Rapids!), the same territory where young Vermonters fled during the 1830s. Back then, the people they left behind wrung their hands about that exodus, too.

dubai

  • Maybe some of the fleeing youth are heading to Dubai, but if they are, they’re encountering – ta-dah! –– an affordable housing shortage, complete with 30-mile commutes from the suburbs.

 

Something to cheer in Woodstock

The opening of Safford Commons in Woodstock earlier this week has been widely and deservedly celebrated. This 28-unit development was about a decade in the making – a decade marked by legal battles and neighborhood opposition. You can get some of that history from a Valley News story on the ground breaking a year ago, and a you can get an thumbnail idea of where things stand now from accounts on Vermont Digger and on VPR, source of this photo:

saffordvpr

Let’s throw a little context around this. Woodstock is an employment center, with more than 2,100 jobs in more than 270 establishments last year, according to the Vermont Department of Labor. By that measure alone, Woodstock would seem to be a prime candidate for workforce housing – that is, housing that working people can afford to live in.

Woodstock is also a relatively wealthy town, with an estimated median income of about $99,600, compared to Vermont’s average of $68,100, according to Vermont Housing Data. A smaller share of its total housing units are rented (23.5 percent) than Vermont’s average (25.9 percent), and those residents who do rent in Woodstock tend to be slightly better off than their average Vermont counterparts. Just 29 percent of Woodstock’s renters are housing-cost “burdened” (that is, they pay 30 percent of their income on housing), compared to Vermont’s average of 52 percent; and just 14 percent are “severely burdened” (they pay 50 percent or more), compared to Vermont’s average of 26 percent.

All of which suggests that many of the lower-wage employees who work in Woodstock don’t live there and have to commute from some place else.

Until Safford Commons opened, however, Woodstock had only two subsidized housing complexes (Melishwood I & II), with a total of 26 units (11 of them for elderly residents). The addition of a third affordable rental complex in Woodstock is not only welcome, it’s overdue. Here’s hoping it won’t be the last.

 

Teachable moments in New Hampshire

If you think New Hampshire is a socio-political backwater, from its license plate slogan to its lack of an income tax, think again. The state has been grappling with its affordable housing shortage for years — certainly since 2008, when a “landmark law” (as state housing officials termed it) sought to goad towns into taking action.

New Hampshire’s Workforce Housing Law mandates that every municipality provide “reasonable and realistic opportunities” for the development of workforce housing. What is “workforce housing”? As defined by the law, it means housing for that’s affordable (a cost burden of no more than 30 percent of income) for families making up to 100 percent of median income, and for renter families who make up to 60 percent of median income. (Click here for the income numbers.)

Now, “reasonable” and “realistic” may be subject to varying interpretations, as a recent discussion at a City Council meeting in Londonderry suggests. Londonderry officials are trying to open up more opportunities after an examination of the towns ordinances last year revealed impediments. The current push, as this news article indicates, is both for multi-family developments and increasing density in single-family zones.

londonderry-nh

The latter got pushback at the meeting. (We’d recommend that people in Londonderry and elsewhere watch our “Thriving Communities” webinar when it becomes available on our site, because it shows, among other things, how neighborhoods of the same density can be designed well (aesthetically pleasing) or badly (cookie-cutter ugly).

In any case, we’d argue that this kind of discussion – from the opening up of restrictive land-use practices to the acceptance of residential density in workable and appealing forms — could be going on in Vermont towns, as well. Never mind that Londonderry, N.H., with population of about 24,000, is bigger than every Vermont community except Burlington. The same challenges apply here, on a Vermont scale.

 

An elegant solution: home sharing

We all know that no single approach will alleviate the affordable housing crisis. Government, which bears the lion’s share of the responsibility, is not fully up to the task, and as we’ve mentioned, the issue is not even getting its share of attention in public forums or political campaigns.

Here and there, private and nonprofit initiatives peck away at the problem. Among those initiatives is home sharing, which addresses two of Vermont’s well-known trends: a greying population that wants to be able to age in place; and unaffordable housing costs for the younger set, including the proverbial young professionals.

homeshare

Home sharing matches older homeowners with younger renters willing to help out who can’t afford market rents. An apt match is a win-win, as this article in Monday’s Valley News explains.

Granted, this program  is a drop in the housing-unaffordability bucket, with fewer than 200 shared properties. But it’s a drop that deserves to grow, along with the post-65 population bulge that makes Vermont, by some measures, the oldest state in the country.

 

A sleeper issue for our time

Early as it is in the presidential campaign, but it’s never too early to point out the important issues that the candidates are ignoring or overlooking.

prescampaign1

Issues such as — you guessed it — the affordable housing problem.

Today’s synopsis comes from “The State of Nation’s Housing 2015” by the Joint Center for Housing Studies of Harvard University, which states, among other things, that:

“The shortfall in affordable housing remains substantial as the number of cost-burdened low-income renters continues to rise. Reversing this trend will require a firm recommitment of the nation to the goal of secure, decent, and affordable housing for all.”

How big the national shortfall? For every 100 extremely low-income households (less than 30 percent of median income), there were just 34 affordable units. And for every 100 very low income households (up to 50 percent of median income), there were 58 affordable units. Moreover, housing cost burdens are increasing for moderate-income households as well, especially in pricey metro areas.

What is to be done? The report states (emphasis added):

“Since the private sector cannot profitably supply very low-cost units, the government must play a critical role in ensuring that the nation’s most disadvantaged families and individuals have good-quality, affordable housing.”

This brings us to the presidential candidates. If either major party is going to favor government intervention on behalf of affordable housing, it’s likely to be the Democrats, so we begin our seat-of-the-pants research project with them. We check in on each of their campaign websites, and go to the “issues” or “priorities” or “vision” tab, whatever it’s called. Is there any mention of the affordable housing problem?

Lincoln Chafee: No.

Hillary Clinton: No.

Martin O’Malley: No

Bernie Sanders: No.

Jim Webb: No.

Mind you, these people have plenty to say about fortifying the middle class, expanding Social Security, making college more affordable, creating good jobs, and so on –all of which could weigh in favor of millions of benighted renters. But they’re not talking about what government can or should do to address the housing problem per se.

Oh, well, it’s still early. One of these days we’ll look at the Republicans.