Bowser Budget Shorts Vouchers, Leaves Huge Affordable Housing Gap

April 7, 2016

The National Low Income Housing Coalition reports that the District of Columbia has only 40 apartments affordable and available to rent for every 100 extremely low-income households and only 30 per 100 for the deeply low-income.

ELIs have incomes no greater than 30% of the area median — at most, $32,600 for a four-person family in D.C. For DLIs, the maximum is 15% of that median.

The NLIHC figures actually understate the affordable housing shortage here because the area includes well-off communities beyond the city line. Several years ago, the District’s own median was 23% lower.

Even so, clearly a yawning “housing gap” — a shortage of more than 30,600 units two years ago, when the Census Bureau conducted the survey NLIHC used.

It helps explain why nearly two-thirds of the District’s ELI households and nearly three-quarters of the DLI subset had to spend more than half their income for rent, plus utilities — commonly (and aptly) referred to as a severe housing burden.

The gap also, of course, helps explain why the District had so many homeless individuals and families — and still does, though we’ll have to wait a bit for new hard numbers.

The report confirms what everyone has known for a long time. The District sorely needs more housing that’s affordable for its lowest-income residents. And the District government must invest local tax dollars to create it — and preserve what remains.

The Mayor’s budget includes another $100 million for the Housing Production Trust Fund, which helps finance both construction and preservation, though not exclusively for ELIs and DLIs.

But developers can’t afford to build or renovate housing for them without an ongoing source of funds to help pay operating costs. That’s why the District also needs enough housing vouchers of the sort that’s attached to specific units — so-called project-based vouchers.

At the same time, it needs more tenant-based vouchers — those that make up the difference between what low-income people can afford and the market-rate rent of units landlords will lease to them.

Don’t look to the federal government to fund more vouchers. The current budget at best barely sustains those already in use. And the District hasn’t gotten anything like the number of vouchers it needs for many years.

That’s why its policymakers created the Local Rent Supplement Program — a source of vouchers modeled on the federal.

The DC Fiscal Policy Institute has raised concerns about proposed funding for LRSP in next year’s budget. There’d be only enough more to provide affordable housing for some 200 formerly homeless individuals and families, it says.

These would be tenant-based vouchers. They would replace some of the short-term vouchers individuals and families have through rapid re-housing and/or enable either or both to move from permanent supportive housing because they no longer need such intensive services.

The Mayor proposes no additional funds for the project-based type. How then could the Production Trust Fund actually produce more affordable housing for ELI residents — let alone the subcategory NLIHC has created?

The Fund, by law, is supposed to spend 40% on ELI housing every year. It hasn’t always in the past. But the head of the Housing and Economic Development Department said she’d ensure it did. And the latest awards seem to confirm that.

But developers may not respond to all the new opportunities the Fund will create if the Bowser administration can’t assure them of the ongoing subsidies project-based vouchers provide.

This isn’t the only problem with the significantly smaller LRSP increase the Mayor proposes. If all the tenant-based vouchers go to residents in rapid re-housing and/or PSH, there’ll be none for the ELIs and DLIs with housing burdens that put them at high risk of homelessness.

NPR recently profiled a single mother who’d just narrowly escaped eviction, but can’t rest easy because her monthly rent is about $335 more than what her job pays.

She knows that she should move the family to a more affordable place. but even the no-bedroom apartments she’s found rent for barely less than what she makes.

She applied for a housing voucher eight years ago. The family is now “1,000 something” on the DC Housing Authority’s waiting list, she says. There are about 40,000 families behind her. And there would be more if DCHA hadn’t closed the list three years ago.

The problem NLIHC documents is hardly unique to the District. The shortages it documents are actually larger nationwide, as are the severe housing burdens. We can, I think chalk this up partly to investments of local funds.

But that’s hardly a source of comfort to District families who can barely come up with the monthly rent and money for the electricity bill — or who can’t, but manage to stay housed, heated and the like by putting off first one and then the other.

These families are obviously one loss of working hours or other new strain on their budgets away from homelessness — or just one more late rent payment.

The District may rapidly re-house them. But few will be able to pay full rent when their short-term subsidies expire — or find an apartment they can afford. And the proposed budget would by no means fund LRSP vouchers for all that will need them to remain securely housed.

The Mayor has embraced the goal of making homelessness a rare, brief, one-time experience in the District. So it’s perplexing to see that she’s proposing a smaller real-dollar increase for LRSP than budgeted in any recent year but one.

Not much of the “fair shot” her budget promises for those residents on the waiting list and the severely housing-burdened who aren’t because they couldn’t apply.

 


President Has Bold, New Plans for Homeless and At-Risk Families

February 16, 2016

The Obama administration has turned its attention to family homelessness — a big problem even now, years after the recession officially ended. We find the focus in the President’s proposed budget — and not only in the groundbreaking investment the White House overview flags.

We could, of course, find it in all sorts of places, especially if we took a long-range view. We see, for example, diverse investments that will enable current and future workers to qualify for higher paying jobs.

But I’ll confine myself here to a handful of proposals that would house homeless families and prevent some from losing their homes. A partial summary even so.

Assistance for Homeless Families

The proposed budget would dedicate $11 billion over 10 years to housing assistance earmarked for homeless families. An estimated 80% would fund Housing Choice vouchers — those that families can generally have so long as their incomes don’t rise above 30% of the median for the area they live in.

The other 20% would support rapid re-housing, which generally subsidizes housing for a year or less, plus services intended to enable families to then pay the full costs.

The budget for the upcoming year would essentially make a down payment, providing funds for 10,000 new vouchers for families with children and 8,000 more units to rapidly re-house others.

An interesting policy shift here, since the federal Interagency Council on Homelessness has tilted toward rapid re-housing as the tool for ending family homelessness.

We can, I think, credit the shift to the findings of a recently-completed study conducted for the U.S. Department of Housing and Urban Development. The White House summary, in fact, suggests as much.

Shift in Budget Too

The homeless family piece of the proposed budget is notable for another reason. The $11 billion would be so-called mandatory spending. In other words, the federal government would have the authority to make the investment unless Congress changed or repealed it.

Up to this point, homeless assistance, vouchers and other such programs have depended on discretionary spending, i.e., the choices Congress annually makes. This would still be true for the down payment.

But the larger shift to the mandatory side will permit further investments without effectively taking funds from other non-defense programs, as they would if they added to discretionary spending, which the Budget Control Act caps.

Though subsequent deals temporarily eased the caps, public housing authorities are still shy roughly 67,000 housing vouchers lost due to the across-the-board cuts the BCA required for 2013.

Mandatory funding at the proposed level would provide 20,000 new vouchers a year, a HUD director told those of us on a budget briefing call. The Secretary put the total number of families housed at 550,000 during an in-person briefing.

And they’d be secure from the vagaries of annual spending choices.

Short-Shot Homelessness Prevention

Not all families need ongoing assistance to cover their housing costs, of course. Some can remain housed if they merely get a swift infusion of cash or the equivalent — enough, for example, to repair a car needed to get to work or to defray lost wages when an injury sidelines the breadwinner.

The President proposes $2 billion for grants to test ways of providing emergency aid and services. This too is a sort of down payment because the aim is to learn what works best — and so pave the way for a future initiative.

This isn’t the only preventive measure the President proposes. We find also two for insurance. One would tackle state restrictions on unemployment insurance benefits that left barely more than a quarter of laid-off workers with any wage replacement in 2014.

The other measure would create a wage insurance program for workers who lose their jobs and have to settle for one paying less. They’d get half the wages they lost for two years, though no more than $10,000 total. Still, a bit of a cushion for families while they try to adjust.

More Hope Than Change?

Republican House leaders bashed the proposed budget before they even saw it. “[A] progressive manual for growing the federal government at the expense of hardworking Americans,” Speaker Paul Ryan opined.

That doesn’t mean it’s altogether irrelevant, however. For one thing, it presents reasonable solutions to problems that affect hardworking Americans, as well as those who can’t work — homeless children, for example.

How many of them is anybody’s guess. We do know, however, that the latest reported one-night count found nearly 128,000 who met HUD’s restrictive definition of “homeless.” That’s a lot of kids to shrug off as just cost items in a left-wing agenda.

The proposed budget is also relevant because its homeless family initiatives — and many others that would benefit lower-income people — don’t drive up the deficit. On the contrary. The projected deficit would drop by $2.9 trillion over the next 10 years.

I can’t account specifically for the budget changes that would pay for the President’s initiatives. I do note, however, a suite of tax reforms that would raise more revenues from corporations and well-off individuals.

Doubt Congressional Republicans will accept the pay-fors to give homeless families a modicum of security — or in other ways, help poor and near-poor people, as the President proposes.

But the offsets show what’s possible within tight fiscal constraints. And they could be back on the table, a hopeful budget expert has suggested. A lotta hope there. but who knows?

Better to let hope fuel our efforts, as it has at the White House, than to leave change to “the worst,” who surely are “full of passionate intensity” these days.

UPDATE: Due to a typographical error, this post originally understated the estimated number of families that would have housing vouchers. I have corrected the figure.

 


DC Rents Out of Control, Despite Rent Control

January 25, 2016

The District of Columbia’s rent control law is stronger than just about any other in the country, I’m told. But it has loopholes that leave lower-income residents vulnerable to rate spikes — and perhaps homelessness.

We generally see “loophole” used to refer to provisions in the tax code that allow corporations and/or individuals to pay far less than they’d otherwise owe — or nothing at all. Everybody who cares to knows about these.

Not so for the loopholes in the rent control law. But some nonprofits, including several that provide free legal services to low-income residents have discovered them. And they’ve developed an agenda to reform the law.

A fact sheet distributed at a recent briefing I attended listed well over a dozen changes. Far more than I can take on here. So I’ll confine myself to a relative few fixable problems that have broad impacts.

Caps on Rent Increases

First off — and to me, the biggest surprise — the rent control law doesn’t apply to units built after the original version of the law was passed in 1975 or to units vacant then. The law exempts other units too, but this seems to me the biggest loophole, if one can call it that.

For units not exempt, landlords may increase rents for most tenants by the percent increase in the Washington metro area consumer price index the Social Security Administration uses, plus an additional 2%.

No extra 2% for elderly and disabled tenants whose incomes don’t exceed $40,000 a year. And no increase greater than 5% when the CPI rises by more. They’ve got to file a form to get this relative protection, however, which means they need to know this much of the law.

When a unit becomes vacant, the cap, whatever it be, increases to 10% or to what a “comparable unit” rents for, provided the increase isn’t greater than 30%. Comparable units are defined by physical characteristics, e.g., overall size, floor plan, equipment, condition.

Lots of units have come into the market in the last 30 years, of course. And lots rent for goodly sums, especially now that more high-earners have chosen to live in the city.

So landlords have an obvious incentive to choose tenants unlikely to stay for more than a couple of years, if that, e.g., students, employees on short-term assignments away from their home base.

Case-by-Case Exemptions

Just because tenants live in covered units doesn’t mean they won’t get hit with large increases. Landlords can petition for exemptions from the caps.

They may, for example, claim that they’ll suffer “hardship” if they can’t collect more than the allowable rent. They don’t have to allege a potential loss — only that they won’t earn a 12% return on what they’ve invested in the property.

They’ve sought rent increases upwards of 100%, the DC Legal Aid Society has testified. And they can get them before the District has audited their paperwork and made a final decision on their claims.

Meanwhile, tenants are likely to leave or to fall behind in their rent, giving the landlord grounds to evict them. Cleaning out the building has advantages I’ve already mentioned.

Landlords have several other options for getting permission to charge far more than the law would ordinarily allow. They can, for example, petition for an annual 20%  increase to cover the costs of capital improvements, i.e., upgrades or renovations beyond ordinary repairs.

Capital improvement increases are supposed to last only until the landlord recovers the costs. Another option allows for a permanent increase when the costs of a “substantial rehabilitation” are considerably higher than the property’s assessed value. The increase in this case may be as high as 125%.

Landlords don’t necessarily rely on the success of these petitions, however. They can instead used the prospects of rent increases to get tenants signed onto voluntary agreements. These protect tenants from all but the usual rent increases, provided they agree to much higher rents for future tenants.

In one reportedly popular scenario, landlords then offer tenants the option of a buyout — some cash to clear out of their units. Every unit freed up becomes subject to the large increase, followed by the usual ongoing CPI-based increases.

Affordable Housing Losses Offset Gains

Even this over-simplified wade into the weeds shows one reason the District lost nearly half its lower-cost rental units during a recent 10-year period. Only about a fifth were still affordable for households with two full-time minimum wage workers.

Mayor Bowser has committed to substantial investments in new affordable housing construction and renovations to preserve some of what remains. Her administrators have other tools in the box as well, e.g., tax credits, conditions now attached to sales of publicly-owned lands.

But what’s built over here disappears over there — and apparently then some.

When the DC Council passed the rent control law, it intended to “protect low and moderate-income tenants from the erosion of their income from increased housing costs.”

What with one thing and another, the law covers, at most, roughly half the rent units in the city, according to somewhat dated Urban Institute estimates. That doesn’t mean all the tenants are protected, as we can see.

The Council now has two bills pending that would make the law work somewhat better. One would update and otherwise expand its protections for elderly tenants and those with disabilities. The other would partly, but only partly close the hardship petition loophole.

So there’s a lot more to do. The Latino Economic Development Center has a petition District residents can sign to support solutions the coalition I mentioned is advocating.


Could DC Inclusionary Zoning Benefit Neediest Residents?

November 23, 2015

I’d never though much about the District of Columbia’s inclusionary zoning program. For one thing, it hardly made a dent in the affordable housing shortage during the first four years after the District completed final program rules.

The program’s generating more units now — 600 open and roughly 1,120 more on the way, I’ve heard. Still not a large impact in a city that’s lost roughly 31,880 units that rented for $1,000 or less in 2002.

More importantly, given my interests, such affordable housing as the program has produced isn’t affordable for the lowest-income residents — those with incomes no greater than 30% of the median for the D.C. metro area.

That’s a feature of the law, not a bug. IZ, by design, benefits households that are technically low-income, according to the definitions used by public agencies and analysts, but not really low-income at all.

Consider, for example, that the vast majority of units thus far produced are priced for households at 80% of the area median — currently $78,624 for a three-person family or nearly four times the federal poverty line.

A brief by a local coalition nevertheless makes a good case for IZ as a program that can benefit the lowest-income residents. It also recommends some rule changes the Zoning Commission could make.

How the IZ Program Works

The IZ program offers private-sector developers an incentive to include some affordable units in new or significantly renovated and expanded multi-family housing. Instead of directly subsidizing their projects, it permits them to pack in more units than zoning would otherwise allow, thus making the projects potentially more profitable.

In exchange, developers must set aside a modest percent of the residential floor for units that will rent or sell at prices those technically low-income households can afford.

The IZ units must remain affordable, according to the same income standards for as long as the building remains residential. Only recently has any other District housing program preserved affordability beyond a date certain.

Why IZ Doesn’t Mandate Units Affordable for Extremely Low-Income Residents

The story here is fairly simple. Rents affordable for the lowest-income (technically extremely low-income) households don’t cover the costs of operating and maintaining a building. Owners need ongoing subsidies in the form of vouchers to compensate for the shortfall.

That, of course, requires continuous funding. And the money would have to come out of the District’s budget because federal policymakers aren’t going to plow enough extra into so-called project-based vouchers to support a growing number of affordable units — at least, not in the foreseeable future.

Even the President’s proposed budget would merely cover the costs of vouchers already in use. This steady state funding seems to date back to at least Fiscal Year 2010 — except when the voucher program, like all programs dependent on annual appropriations got whacked by the across-the-board cuts in 2013.

We do need increasing investments in project-based vouchers. Better, the argument goes, to pair them with the financial support the shored-up Housing Production Trust Fund provides. By law, 40% of the funds spent must help finance units affordable for ELI households.

How IZ Could Benefit Extremely Low-Income Households

The very structure of IZ means its not inclusionary for ELI households. Yet it can benefit them, supporters say.

The notion here is that moderate-income families will move to the new units they can, in theory, afford. Those units will attract them because they’re more conveniently located, spiffier, close to high-performing schools and the like.

That will free up cheaper units they’re occupying now and/or make them less likely to rent or buy them when they decide to move. It’s surely the case that a goodly number live in those units now.

About a third of rental units District ELI households could have afforded roughly four years ago were occupied by higher-income households, according to an in-depth Urban Institute study.

This is one, though far from the only reason that 64% of ELI households spent at least half their income for rent in 2013. They’re disadvantaged in the competition for the low-cost units, the Institute says, because landlords tend to prefer renters with “greater financial stability,” e.g., steady, well-paying jobs, strong credit records.

IZ arguably reduces the competition by luring those renters to housing that affordable for them, but not their lower-income counterparts.

Not THE Answer, But an Answer

What I think we see here is that no one program can solve the acute and growing affordable housing problems in the District — or in many other communities. IZ shows instead how affordable housing programs are — or should be — thought of together.

As with some of our household repairs and more ambitious projects, we often need more than one tool to get the job done.

I didn’t see how IZ could help do the job for the District’s lowest-income residents. But I’m persuaded now, though I also see how the Zoning Commission could make the tool more effective.

The coalition has half a dozen recommendations, many of which would shift the program toward less well-off households — and even ultimately the ELI. Seems like a blueprint for reform to me.


Subsidized Housing Cuts Poverty Rate More Than Census Measure Shows

October 13, 2015

My post on the dismal status of the Housing Choice voucher program led off with a call for larger investments in anti-poverty measures that have proved effective. But I didn’t wrap back around to how the vouchers fit in. Just too much, I felt, to cram into a single post.

So here’s the missing piece.

The Coalition on Human Needs, the source of my jumping-off point, draws on the Census Bureau’s Supplemental Poverty Measure for proofs of effectiveness. Many other progressive analysts and advocates do so as well.

As I’ve said before, the Bureau shows the impacts of major social insurance and safety net programs by recalculating poverty rates without their cash value.

The impacts of federally-funded housing subsidies — vouchers and public housing rolled together — seem relatively small, though not negligible when analyzed this way.

Without them, the SPM poverty rate would have been 0.9% higher in 2014. So it would seem they lifted roughly 2.8 million people over the poverty threshold — about 7 million fewer than the refundable tax credits, the top-ranked program one might classify as safety net.

The impact of the housing subsidy programs on the poverty rate has remained about the same ever since the Bureau began issuing its SPM reports in 2010. Small variations, but within the statistical margin of error.

The under-funding I’ve been going on about is one reason the impacts aren’t greater. But it’s not the only reason. Eligibility for housing assistance is another.

An individual or family doesn’t have to be hovering near the poverty threshold to qualify. The cut-off instead is 30% of the median income for the area they live in. That’s often, if not always considerably higher than the applicable poverty threshold.

In the District of Columbia, for example, the cut-off for a couple with with two children last year was about $9,000 higher than the maximum the family could have and still be counted as poor, if renters.

True, the DC Housing Authority exercises preferences when awarding new housing vouchers and public housing units, including one for homeless people, who are likely to be poor. But how many people in poverty actually benefited from such assistance last year is an open question.

More to the point, we can’t assume that what DCHA does reflects housing authority policies generally — except probably its current focus on veterans.

The impact figure is relatively small for a third, important reason. The dollar value of a housing subsidy doesn’t capture its full anti-poverty impact.

The value the SPM attributes to it is the different between the market-rate rent for an apartment, including basic utilities and what the household actually paid. But safe, stable housing is a platform of sorts for rising out of poverty. Or looked at another way, not having it makes rising more difficult.

Shifting around from place to place — or even worse, living in a shelter — makes finding and keeping a job unusually challenging. No permanent address. In some cases, no ready, regular access to a shower or a washing machine and dryer. Limited, if any access to a computer. Negative effects on both physical and mental health.

And if nothing else, time and energy that must be diverted to negotiating yet another temporary housing arrangement, packing and unpacking, figuring out new transit routes to work or training, other services, school and daycare for the kids, if any, etc.

For children, housing instability often has long-term consequences that make poverty in adulthood more likely — these better documented by research than consequences for adults.

Children whose families move around a lot, even if not in and out of a shelter, face higher risks of mental health problems — some manifesting themselves as what experts refer to as behavioral problems.

These help account for academic difficulties, as measured by standardized test scores and grades. So do frequent shifts from one school to another.

The end result is a relatively high dropout rate. And we know what employment and earnings prospects are for folks without at least a high school diploma.

Such effects are hard to convert to dollars that adults, both current and future, would have if stably housed, thanks to vouchers or apartments in public housing.

But I’m sure as can be that enabling low-income people to live in decent housing they can afford reduces poverty more than the SPM shows.


No Government Shutdown (Now), But Congress May Shut Out More From Affordable Housing

October 5, 2015

If the official poverty rate ticks down at the same pace it did last year, we won’t see it cut in half until 2040, the Coalition on Human Needs reports. Not even then if we have another recession, which, of course, we will.

What this tells us, CHN says, is that economic growth won’t reduce poverty fast enough. We need bigger investments in programs with a strong anti-poverty track record.

Doesn’t look as if bigger investments are in the cards. The Republican majorities in Congress insist that appropriations for non-defense programs total no more than the budget cap set by the 2011 Budget Control Act.

What we may forget is that the cap — and caps going forward — were set after Congress cut appropriations by about $38 billion, thus lowering the baseline the caps were based on. So even if the non-defense cap were lifted by $37 billion, as the President proposed, funding would still be lower than in 2010.

Hard to know whether we will have a genuine budget for the upcoming fiscal year. We’ll have a short-term continuing resolution instead.

But not an ordinary CR because it doesn’t maintain program-by-program spending at the same level it’s been. It instead makes cuts in non-defense programs — a total of about $7 billion — so as to bring spending below the FY 2016 cap.

And we might not have even this if House Speaker John Boehner hadn’t resigned, freeing himself, it seems, to let the House vote on the CR, even though so many of his Republican colleagues signaled they’d balk that it couldn’t pass without Democrats.

So we won’t have a government shutdown. We’ll instead have the stage set for a showdown in early December — or sooner.

A more complex situation then because Congress will have to somehow deal with not only the expiring CR, but the expiration of nominally temporary tax breaks and the fact that the Treasury Department will have exhausted measures it can take to avert a default on the federal debt.

Some predict another budget deal like the one that pulled us back from the so-called fiscal cliff at the tail end of 2012. Others a year-long CR.

Assume that becomes the solution. Well, we know (or should) that even level funding doesn’t mean as many people served as well as they’ve been served.

Take Housing Choice (formerly Section 8) vouchers, for example. Actually, you probably can’t if you don’t already have a voucher — perhaps not even if you do.

We all know that rents generally rise — and have been rising faster in recent years. Utility costs are rising also. And they’re folded into what housing vouchers help pay for.

Incomes of households in the bottom tier of the affordability scale generally haven’t kept pace. So their share of rent, plus basic utilities — 30% of income — covers less. Each voucher then usually costs the agency that issues it more.

What this means is that funding for Housing Choice would have to increase each year just to maintain a steady state. But it hasn’t. Quite the contrary.

The across-the-board cuts in 2013 left a large majority of local housing agencies without funds to cover their share of rent for all the vouchers they’d issued.

By and large, they coped by holding back vouchers they’d otherwise have reissued when households that had them not longer qualified, e.g., because they’d moved out of the area or gained enough income to boost them over the eligibility cut-off.

Some pulled back vouchers they’d issued to people who hadn’t yet found apartments. At least one changed its standards, requiring voucher holders to either move to smaller units or come up with the money for rooms that were now “extra.”

And some actually shifted funds from vouchers to cope with other shortfalls, exacerbated, but not originating in the cuts — mainly under-funding for the program that covers the costs of maintaining and renovating public housing.

They could do this because they were part of the U.S. Department of Housing and Urban Development’s Moving to Work pilot, which essentially converted their federal housing assistance funding to a block grant.

But for a seemingly over-flexible, under-monitored MTW, about 63,000 more households would have had vouchers last year, the Center on Budget and Policy Priorities estimates.

On the other hand, more probably had apartments in public housing than if the MTW agencies hadn’t shifted funds to keep units from becoming unlivable.

So the story’s a bit more complicated than direct cuts to the Housing Choice program. But choices Congress has made nevertheless account for the shrinking number of households that make rent affordable.

The across-the-board cuts ultimately denied about 100,000 households vouchers they’d otherwise have had. Congress later restored some of the lost funds — enough to renew all vouchers issued and put some back in circulation.

Yet the boosts in the last two budgets will still leave roughly 68,560 fewer households with vouchers than pre-sequestration, according to CBPP estimates (and my calculator). And there weren’t enough vouchers well before the Budget Control Act and aftermath.

Of course, the House and Senate might agree to an actual budget. So it’s worth a look at what could then arrive on the President’s desk. Will confine myself again to Housing Choice.

House funding for HUD would reverse the progress made toward restoring lost vouchers. The White House predicts a loss of 28,000 more.

Over on the Senate side, the Appropriations Committee says its bill would “continue assistance to all individuals and families served by both Section 8 and public housing.” The White House, however, contends that the funding level falls short of what would be needed to renew roughly 50,300 vouchers.

Distressing, to put it mildly, that folks who call the shots in Congress seem disposed to make a bad situation worse.


Rent’s Still Too Damn High for Lower-Income DC Residents

May 28, 2015

About 41,000 District of Columbia households are currently on the DC Housing Authority’s waiting list. Nearly half said they were homeless when they signed up for housing assistance.

Very disheartening, since there’s no way that all those households will get vouchers to cover what they can’t afford for rent or a chance to live in public housing. It’s even more disheartening when we consider how many additional households would be on the list if it weren’t still closed to new applicants.

The District’s budget for the upcoming fiscal year will fund more vouchers, as well as more construction and/or preservation of housing that’s affordable for the lowest-income residents.

Yet these investments will just make a dent in one of the District’s acute and growing problems — the shrinking supply of rental housing that’s affordable for those residents and for some with too much income to get on the DCHA waiting list, even if it were open.

The latest annual report from the National Low Income Housing Coalition gives us diverse perspectives on how “out of reach” rental housing is for low-income District residents, as well as some we wouldn’t ordinarily consider low-income.

Our point of reference here is the monthly cost of an available, modestly-priced two-bedroom apartment, plus basic utilities — technically, the U.S. Department of Housing and Urban Development’s fair market rent. Here in the District, the FMR for the apartment is $1,458.

To afford it, based on the usual 30% of income standard, a worker would have to earn at least $28.04 an hour — $58,320 for the year.

Renters in the District, however, earn, on average, an estimated $26.08 an hour. So the apartment is roughly $100 a month more than what they can afford. Doesn’t seem so bad until we consider that we’ve got some very high earners who bump up the average because they prefer, at least for the time being, to rent.

Income shortfalls are much larger as we drill down. For example, an extremely low-income household could afford to pay only $819 for rent, plus those utilities. Or so the NLIHC report tells us.

We need to recall that many households have incomes far below what NLIHC uses for its affordability figure — the maximum for the ELI category, i.e., 30% of the median for the area. That’s true everywhere, of course.

What’s not is the basis for the figure. As I’ve said before, the median income that HUD — and hence NLIHC — use for the District is inflated because the area includes some very well-off suburbs. So the apartment is almost surely further out of reach for even the highest-income ELIs.

One would need to do some fancy number-crunching to say how much further. The DC Fiscal Policy Institute, which did something of the sort two years ago, found that the District’s own median income was 23% lower than the area median.

No such caveats needed as we move down the income scale. We learn, for example, that a District resident with a full-time minimum wage job could afford to pay $494 a month for rent — roughly a third of the FMR for the two-bedroom apartment.

In other words, a household would have to have three full-time minimum wage workers to afford it. Looked at another way, as NLIHC always does, a minimum wage worker would have to work 118 hours.

Residents with severe disabilities who rely on SSI (Supplemental Security Income) benefits are, as always, in the worst shape of the groups NLIHC reports on. Those who receive the maximum benefit could afford no more than $220 a month for rent.

Moving beyond the report itself, I’ll note that the maximum monthly benefit a parent with two children can receive from the District’s Temporary Assistance for Needy Families program falls short of the FMR for the apartment by more than $1,000.

Don’t need to add, I suppose, that the apartment is even more absurdly out of reach for the 6,300 or so families who’ve had their benefits cut repeatedly and will have to manage somehow on what remains during the one-year cut-off delay the DC Council just approved.

As the NLIHC report indicates, measly public benefits alone don’t account for the gaps between what low-income renters could afford and what they’d have to pay — or in many cases, are paying by scrimping on other needs, juggling bills and/or resorting to high-interest loans.

Nor does the fact that inexpensive apartments are “going, going, gone” from the local market, as DCFPI recently reported. As it also documented, incomes for renters in the bottom two-fifths of the income scale have actually lost purchasing power since 2002 — or at least had, as of 2013.

These all enter into the mix, however. We’ve got a shortage of low-cost rental housing, a commensurate shortage of vouchers that would make moderate-cost units affordable, public benefits that don’t cover basic living costs, a minimum wage that’s still far less than a genuine living wage and too many residents without the education, training and/or job opportunities they’d have if our laws and programs achieved what policymakers intended.

A web of problems underlying the seemingly straightforward “out of reach” update, but all within reach of solutions.

 

 


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