Housing Demystified Chapter 3: Affordable Housing in Vermont

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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 funding.  Vermont 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.

Housing Demystified Chapter 2: Emergency Housing

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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 experiencing homelessness (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?

Housing is a surprisingly complex topic. When we talk about housing and housing insecurity, we can be referring to different pieces of the housing landscape. For instance, an organization providing affordable housing is often distinct from an organization providing emergency shelter. But to connect to the proper resource, we need to first have a vocabulary for the different categories that exist within the field of housing advocacy and housing access. Generally, housing conversations fall into three categories:

  • Emergency Housing & Homelessness Assistance – Shelters, Community Action, General Assistance program
  • Affordable Housing– Affordable rental housing, housing subsidies, and first-time homeownership programs. 
  • Advocacy, Development and Finance– Regional, State, and Federal avenues for advocacy, organizations providing housing advocacy, housing financiers and housing developers

Equity, inclusion & housing choice:

When we talk about housing access, we need to approach each resource from the lens of Equity, Inclusion, and Housing Choice. In Chapter 1 we highlighted why housing choice is important, but recognized many are not able to access their right to equal opportunity and choice in securing housing. In particular, we need to recognize that BIPOC renters are often excluded from equal opportunity to housing due to historically racist housing policies, and present day biases which continue in our housing practices.

Before we cover the differences between these housing programs, an important reminder: If you currently need help finding housing or paying your rent, contact your local Economic Services Department (ESD)(The number for the Statewide ESD call center is 1-800-479-6151) or call 2-1-1 after hours or on the weekends

If you have received an eviction notice, seek assistance immediately with Vermont Legal Aid.

Emergency Housing & Homelessness Assistance – Shelters, Community Action, General Assistance program

Often when we hear about housing limitations, we hear about it from the lens of homelessness. For people currently without housing or who have received an unexpected termination of tenancy notice, we have emergency housing programs. A wide variety of organizations including state government, local government and non-profit organizations assist persons at risk of homelessness or currently experiencing homelessness. The type of assistance varies based on your unique circumstances. Assistance can include emergency sheltering for individuals or families, food, job training, and assistance specifically for homeless veterans or folks fleeing domestic violence.

In the world of housing emergencies, the services can be split into two general categories based on the following question:

Do you need an immediate place to stay tonight?

or

Are you looking to get or keep housing?

A note on language: 

Generally, to receive what we call “emergency housing” services, we say a person has to be “homeless.” HUD (the United States Department of Housing & Urban Development ) has a very specific definition of homelessness, divided into four categories.

  • Category 1, Literally Homeless: an individual who lacks a fixed, regular and adequate nighttime residence
  • Category 2, Imminent Risk of Homelessness: an individual or family who will imminently lose their primary nighttime residence. “Imminently” means very soon, in this case specifically within 14 days of applying for homeless assistance.
  • Category 3, Homeless under other Federal Statutes: This is a complicated category, which includes unaccompanied youth who are younger than 25, or families with children who do not otherwise qualify as homeless under this definition but who:
    • have not had a lease, ownership interest, or occupancy agreement in permanent housing during the 60 days before they submit an application for homelessness assistance. For instance, a verbal agreement within that 60 day window might make people in this category ineligible to receive homelessness assistance.
    • Have experienced “persistent housing instability.” Persistent housing instability is further defined as two or more moves within the 60 days leading up to the application for assistance.
    • And lastly, the person(s) must also be expected to continue in this unstable state for an extended period of time due to special needs or barriers to qualify for this category
  • Category 4, Fleeing/ Attempting to Flee Domestic Violence: Any person or family who is fleeing or trying to flee a domestic violence situation, without an alternative place to live or the resources to get alternative housing fits into this category.

We learned in Chapter 1 , while covering the Point In Time count, that folks without housing are more than the people in shelters, cars, and campers. There can be overcrowding situations, couch surfing, and other circumstances that may change suddenly for anyone. Living in a precarious or unsafe housing situation, for some, may be easier than identifying with the term “homeless,” and facing the stigma often associated with houselessness. For those of us who are advocates, we are charged with the responsibility to shed light on the shortage and inequities in our housing landscape, which bar people from their basic right to housing for no fault of their own. It is important to remember that houselessness and housing precarity can come up in a lot of different ways, and it can change from one day to the next.

Shelters

Shelters are temporary housing options for people with immediate housing needs. This list covers shelters across the state. Shelters can sometimes be specific in who they serve- for instance, some shelters are for children and family, and some provide housing for people fleeing domestic violence. Shelter availability can fill up quickly, so it’s important to call 211 if seeking shelter.

General Assistance/ Emergency Assistance Program

You might wonder how 11 shelters can house the 2,780 Vermonters who experienced “literal homelessness” during the Point in Time Count last year (2022). Short answer- they can’t! That is why we also have what’s called the “General Assistance Program” and the “Emergency Assistance Program.” Administered by the Economic Services Division (ESD) within the Department for Children and Families (DCF), the General Assistance Program (GA) is an emergency financial assistance program providing the basic necessities of life when those needs cannot be met by any other assistance program within DCF. These state programs essentially allow people without housing, and who meet specific, state-designated requirements, to access emergency, temporary housing through a motel-voucher program for participating motels.

The eligibility for these programs change with each legislative session, and generally fall into three categories: Vulnerable Population, Catastrophic, and Adverse Weather. But even these programs can fill up. You can check the Housing Capacity by region for the GA program on DCF’s Website here. On the day I wrote this blog- a weekday in February of 2023 – the capacity for most GA Emergency Housing is “none” with some regions listed as “extremely limited.” Folks without cars may have to travel long hours on buses to find a place to sleep that night. Some people’s only option is to find the closest thing to shelter that they can- beneath the eaves of a building, in their car, an enclosed ATM machine, a public bathroom.

Community Action Agencies

Community Action Agencies and other Homelessness Prevention Centers provide the much needed support for people at risk of houselessness or exiting homelessness. Vermont has 5 Community Action Agencies (including CVOEO, where we are located):

BROC - Community Action in Southwestern Vermont logo

BROC – Community Action in Southwestern Vermont
45 Union Street, Rutland, VT 05701
(802) 775-0878 • 1-800-717-2762

Capstone Community Action logo

Capstone Community Action
20 Gable Place, Barre, VT 05641
(802) 479-1053 • 1-800-639-1053

Champlain Valley Office of Economic Opportunity (CVOEO) logo

Champlain Valley Office of Economic Opportunity (CVOEO)
255 South Champlain Street, Burlington, VT  05402
(802) 862-2771 • 1-800-287-7971

Northeast Kingdom Community Action (NEKCA) logo

Northeast Kingdom Community Action (NEKCA)
10 Main Street, Newport, VT 05855-5110
(802) 334-7316 (Newport)
(802) 748-6040 (St. Johnsbury)

Southeastern Vermont Community Action (SEVCA) logo

Southeastern Vermont Community Action (SEVCA)
91 Buck Drive, Westminster, VT  05158
(802) 722-4575 • 1-800-464-9951


Community Action Agencies are a very important piece of Vermont’s resources for financial stability. Established through the Economic Opportunity Act of 1964 and financed by state and private funding, these agencies provide programs and serves to Vermonters with low or moderate income. Programs and services include financial stability (including classes on credit and budgeting and coaching of micro businesses), Head Start and services for parents, community advocacy programs (such as the Housing Advocacy Program and Voices against Violence), resources for food access and food security, energy assistance programs (such as crisis fuel assistance and weatherization services), and housing assistance.

On Housing Assistance & Community Action Agencies:

Community Action teams providing housing assistance – a critical part of Vermont’s housing support services- work with individuals and families who are homeless or at-risk of homelessness.  While housing insecurity can be complex, nuanced and deeply personal, to receive their services you must meet the federal definition of homelessness or at risk of homelessness. As we covered above, that definition is very specific and not very flexible. To access Community Action resources, you must be:

  • Literally Homeless
  • Imminent Risk of Homelessness
  • Homeless under other Federal statutes
  • Fleeing/ Attempting to Flee Domestic Violence
  • (described in greater detail here):

Importantly, Community Action Agencies do not provide emergency housing assistance. That is why we emphasize that people seeking emergency shelter contact your local Economic Services Department (ESD).  (The number for the Statewide ESD call center is 1-800-479-6151) or call 2-1-1 after hours or on the weekends

Housing navigation is available to help secure affordable housing and, if eligible, to provide assistance for security deposits, rental assistance or rental arrearage.

You can locate the community action agency that serves your community here:

Continuum of Care

What is a Continuum of Care?
A “CoC” consists of a partnership of service & resource providers, housing developers, state agencies, and others in the homelessness or low-income service system in a geographic region. This is a network of organizations, which work together to:

  • CoCs monitor and address housing and service gaps through proactive solutions;
  • Conduct an annual homeless count;
  • Coordinate efforts with the statewide planning body.

The Continuum of Care Program is a HUD program “designed to promote community wide commitment to the goal of ending homelessness.” HUD recognizes two Vermont CoCs, which provide  both planning initiatives to end homelessness, as well as funding to organizations working to end homeless.

Vermont Balance of State CoC: The Vermont Balance of State COC covers all of Vermont except Chittenden County. The two “applicants” to receive the CoC funds from HUD are the Vermont State Housing Authority and the Office of Economic Opportunity. The Vermont Coalition to End Homelessness (an organization we will talk about in greater detail in Chapter Four, as a part of our coverage on housing advocacy) is the “governing body” of the Balance of State CoC.

  • Underneath the umbrella of the Balance of State CoC are eleven local Continuum of Cares which serve the regions across Vermont, besides Chittenden County. These local CoCs do not provide funding. To learn more about CoC’s, you can visit the Vermont Coalition to End Homelessness’ website here

Chittenden County Homeless Alliance: Chittenden County has its own CoC, which is recognized by HUD, does provide funding, but is not overseen by the Balance of State CoC.  Chittenden County is served by the Chittenden County Homeless Alliance, also know as CCHA, “the Alliance,” and the Chittenden CoC.

  • Chittenden County has the greatest housing shortage, the lowest vacancy rate, and the easiest access to resources through its higher density city-centers as well as its more robust bus line. For some in our state, this may be perceived as a sign that Chittenden County has a greater homelessness problem than the rest of the state. The reality is that many people receiving homelessness assistance in Chittenden County come from rural communities. This unequal distribution of resources is part of the reason our lowest income community members, our most vulnerable community members, and those of our neighbors who have been denied the right to homeownership and wealth accumulation are not able to have choice in where they live. In Chapter 4, we will take a deeper dive in why our housing resources are not equally distributed, and what we can do to address it.

What if I have an urgent rental-housing question, but I am not homeless or at risk of houselessness?

For immediate questions about your tenancy, you can call the CVOEO Vermont Tenants statewide hotline at (802) 864-0099 (interpretation available on request – please leave a message with name, phone number and the language needed). For more information about tenant and fair housing rights and responsibilities, CVOEO’s Housing Advocacy Program has a host of resources, including free on-demand and drop-in workshops, printed and digital educational material, and can always refer callers to the appropriate resource if our services do not meet yur need. (Translated resources are available here)

These services are part of the Housing Advocacy Program of CVOEO. We will be sharing information about CVOEO’s Housing Advocacy Program, including Vermont Tenants, the Mobile Home Program, and the Fair Housing Project, in greater depth in Chapter 4 (link) of Housing Demystified. 

Emergency housing is a critical part of our state’s network of housing resources, but addressing our housing needs requires more than just emergency housing programs.

Tune in for Chapter 3 to learn more about affordable rental housing (public housing), housing subsidies, mobile homes and homeownership programs. 

Thank You for Another Successful Fair Housing Month

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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.

Join us for the last week of Fair Housing Month events!

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It’s been a busy and fun month so far with thought-provoking Fair Housing Friday webinars, community Know Your Rights workshops, more than 1,000 art kits distributed through libraries and housing sites across the state, and more. We’re also collaborating with the City of Burlington’s Community & Economic Development Office to distribute more art kits, along with free books on issues of housing and homelessness.

Yesterday’s Fair Housing Month event at Champlain Street Park in Burlington combined park clean-up, art, and neighborhood connections with inspiring words about housing equity, environmental justice, and community from CVOEO, Burlington’s Office of Racial Equity, Inclusion & Belonging and Parks & Recreation Department, and reps from our congressional delegation. See some of the news coverage here: https://www.mynbc5.com/article/burlington-community-members-clean-up-parks-to-help-promote-equitable-housing/43647899

Also yesterday, a sweet HeART & Home activity hosted by the Groton Public Library and RuralEdge brought together a small group of elementary school students and seniors to make art related to home and community.

          .

Here’s a sampling of what’s coming up next – please join us!

  • THURSDAY 4/20 is a conversation about the connections between public spaces, art, and home at the opening reception for CVOEO Fair Housing Project staffer and artist Corrine Yonce’s “Longing Is Just a Word for Knowing” exhibit at King Street Laundromat, 3-6pm at 72 King St.
  • FRIDAY 4/21 is the last Fair Housing Friday webinar, Visions of Home: Broadening the Way We Envision Home and Community, 12:30-1:30pm via Zoom. REGISTER HERE
  • NEXT WEEK, there will be two more in-person events in Burlington:
  • PARTNER EVENTS ALL OVER VERMONT – Details at https://fairhousingmonthvt.org/event-calendar:
    • Friday 4/21: Fair Housing Feedback at Bradford Public Library with DHCD
    • Friday 4/21: Homes for Hartford Paint & Sip hosted by Junction Arts & Media
    • Monday 4/24: Bellows Falls Garage Affordable Housing Opening with Windham & Windsor Housing Trust
    • Tuesday 4/25: HeART & Home Exhibit Reception at Bent Northrop Library in Fairfield
    • Wednesday 4/26: Finding Home Drop-in Watercolor at South Burlington Public Library with Art Show Reception Saturday 4/29
    • Friday 4/28: Fair Housing Feedback at Brownell Library in Essex with DHCD.
    • Saturday 4/29: BIPOC Centered Homebuyer Group with The Root and Windham & Windsor Housing Trust
    • Wednesday 5/3: Affordable Housing Discussion inspired by the book Fixer Upper: How to Repair America’s Broken Housing  System hosted by South Burlington Public Library, South Burlington Affordable Housing Committee, and CVOEO
    • Wednesday 5/3: Fair Housing Feedback at Bennington Free Library with DHCD.
About Fair Housing Month 

Each April we celebrate the 1968 passage of the Fair Housing Act with a series of free public education and art events to raise awareness about the importance of equal access to housing, free from discrimination, and the positive role that inclusive, affordable housing plays in thriving communities. Virtual and in-person activities include workshops, community discussions, presentations, library events, and the all-ages HeART & Home Community Art Project. 

Fair Housing is the right to equal opportunity in housing choice and the right to rent or buy a dwelling free from discrimination. The federal Fair Housing Act prohibits discrimination in housing based on race, color, religion, national origin, sex, disability, and family status. Vermont has additional protections based on age, marital status, sexual orientation, gender identity, receipt of public assistance, being a victim of domestic violence, sexual assault, or stalking, and denial of development permitting based on the income of prospective residents. For more information about fair housing in Vermont, visit www.cvoeo.org/FHP or email fhp@cvoeo.org.

The Fair Housing Project of CVOEO coordinates April Fair Housing Month activities in collaboration with a statewide network of housing, community, and arts partners, including Burlington City Arts, Burlington Community and Economic Development Office (CEDO), Burlington Office of Racial Equity Inclusion and Belonging (REIB), Junction Arts Media, ONE Arts, Randolph Community Development Corporation, RuralEdge, Vermont Affordable Housing Coalition, Vermont Department of Housing and Community Development, Vermont Department of Libraries, Vermont Human Rights Commission, Vermont Legal Aid, Vital Communities, and White River Valley Consortium. These activities are made possible through the generous sponsorship of Farrell Properties, CEDO, REIB, Champlain Housing Trust, Redstone,  Vermont State Housing Authority, Evernorth, Main Street Landing, Vermont Housing Finance Agency, Two Rivers-Ottauquechee Regional Commission, Vermont Housing & Conservation Board, Cathedral Square, and Pomerleau Real Estate.

 

April is Fair Housing Month – Statewide Events Celebrate Home & Community!

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Each April we celebrate the 1968 passage of the Fair Housing Act with a series of free public education and art events to raise awareness about the importance of equal access to housing, free from discrimination, and the positive role that inclusive, affordable housing plays in thriving communities. Virtual and in-person activities include workshops, community discussions, presentations, library events, and the all-ages HeART & Home Community Art Project.

Here’s a sampling of this year’s statewide events. For full schedule and details visit https://fairhousingmonthvt.org/event-calendar.

  • BURLINGTON IN-PERSON EVENTS: Champlain Street Park Community Action Day 11am-2pm April 19 – park clean up, activities and lunch; “Longing Is Just a Word for Knowing” – art opening, conversation, refreshments 3-6pm April 20; “Vocabulary of Home: A Conversation on How We Talk About Housing”- 6-7:30pm April 26; Main Street Landing movie night, April 28.
  • EXHIBITS: “Redlining Our Souls” at Junction Arts Media in White River Junction, “Home and How We Make It” at River Arts in Morrisville, “Longing Is Just a Word for Knowing” at King Street Laundry in Burlington, and a Fair Housing Month display at Burlington City Hall.
  • FAIR HOUSING FRIDAYS: Informational, interactive sessions hosted by the Fair Housing Project of CVOEO with guests from communities and organizations around the state, 12:30pm, April 7, 14, and 21 via Zoom.
  • TENANTS RIGHTS & FAIR HOUSING WORKSHOPS: Opportunities for the general public, housing and service providers, landlords, and others to learn about fair housing and renters’ rights and responsibilities and discuss current issues. In-person and virtual sessions in Burlington, Groton, Lyndonville, South Burlington, Winooski, and White River Junction.
  • LIBRARY ACTIVITIES: Book discussions, StoryWalks®, art activities, Fair Housing drop-in sessions with the Vermont Department of Housing and Community Development, and other community events at participating libraries all over the state in partnership with the VT Department of Libraries.
  • HeART & HOME COMMUNITY ART PROJECT: Art activities and exhibits at libraries and housing and community sites. It’s easy to join this all-ages art project! 1) Pick up an art kit at CVOEO or participating sites or download the creative prompts and use your own materials; 2) Create a drawing, collage, painting, photo, sculpture, comic, or any other type of art; and 3) Share a photo of your creation to be added to the online community gallery and be entered in a prize drawing. Send photos to fhp@cvoeo.org.

Fair Housing is the right to equal opportunity in housing choice and the right to rent or buy a dwelling free from discrimination. The federal Fair Housing Act prohibits discrimination in housing based on race, color, religion, national origin, sex, disability, and family status. Vermont has additional protections based on age, marital status, sexual orientation, gender identity, receipt of public assistance, being a victim of domestic violence, sexual assault, or stalking, and denial of development permitting based on the income of prospective residents.

For more information about fair housing in Vermont, visit www.cvoeo.org/FHP or email fhp@cvoeo.org.

The Fair Housing Project of CVOEO coordinates April Fair Housing Month activities in collaboration with a statewide network of housing, community, and arts partners, including Burlington City Arts, Burlington Community and Economic Development Office (CEDO), Burlington Office of Racial Equity Inclusion and Belonging (REIB), Junction Arts Media, ONE Arts, Randolph Community Development Corporation, RuralEdge, Vermont Affordable Housing Coalition, Vermont Department of Housing and Community Development, Vermont Department of Libraries, Vermont Human Rights Commission, Vermont Legal Aid, Vital Communities, and White River Valley Consortium. These activities are made possible through the generous sponsorship of Farrell Properties, CEDO, REIB, Champlain Housing Trust, Redstone,  Vermont State Housing Authority, Evernorth, Main Street Landing, Vermont Housing Finance Agency, Two Rivers-Ottauquechee Regional Commission, Vermont Housing & Conservation Board, Cathedral Square, and Pomerleau Real Estate.

Celebrate MLK Day!

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Martin Luther King Jr. Day is a federal holiday commemorating the birth of Dr. Martin Luther King Jr, and serves as a reminder of his significant contributions to the Civil Rights movement and his lasting impact on the social landscape of our country today.

In communities throughout Vermont, folks come together to reflect and celebrate Dr. Martin Luther King Jr’s commitment to justice. More than just a day off from work, this holiday is a time to invest in our neighborhoods and to consider how we can continue to fulfill his mission of a more equitable country.

Here are some events you can plug into.

  • Sunday, January 15, 2023, 3:00pm: Join the Greater Burlington Multicultural Resource Center this Sunday for the 2023 Dr. Martin Luther King Jr. Day or Remembrance. Dr. Deborah Archer, president of the ACLU, professor of clinical law and director of the Civil Rights Clinic at New York University School of Law, and co-faculty director of the Center on Race, Inequality, and the Law at NYU Law, will be the key note speaker. You can find more information about the event here https://gbmrc.org/mlk2023/

  • Monday, January 16 | 10 am – 5 pm: The ECHO, Leahy Center for Lake Champlain invites the community to join for their 11th annual Martin Luther King Jr. Day Celebration. Through musical performances, the City of Hope: Resurrection City and the 1968 Poor People’s Campaign temporary exhibit, and visual art and spoken word activities curated by The Clemmons Family Farm’s network of Vermont African-American/African Diaspora Artists, guests will explore this year’s theme, We Are the Dream: Affirming the Legacy of Martin Luther King through A Day of Art and Celebration. Guests will also have the opportunity to participate in walk-up craft activities curated by ECHO and a civil rights panel curated by the Greater Burlington Multicultural Center. https://www.echovermont.org/events-programs/mlk-day/

  • Thursday, January 26, 2023 | 4:00-5:30 PM At the University of Vermont, the Division of Diversity, Equity, and Inclusion invites you to join the Rev. Dr. Martin Luther King, Jr. Celebration Keynote with Carolyn Finney, Ph.D. Carolyn is a story teller, author and a cultural geographer who is deeply interested in issues related to identity, differences, creativity and resilience. Lecture will be followed by Q&A and a book signing. This year’s celebration will also include musical guests Dwight + Nicole. Reserve your tickets here https://www.uvm.edu/diversity/signature-events/mlk

  • The Vermont Law School is celebrating Dr. Martin Luther King, Jr.’s birthday on Tuesday, January 17, 2023 from 12:45 p.m. to 2 p.m., and invites community members to join a panel discussion. Panelists will speak on “What Does an Equitable Legal System Look Like in Vermont?” In particular, the panelists will reflect on the recent statistical findings that stated in 2019, “black people were over three times more likely to be defendants in a misdemeanor case and almost six times more likely to be defendants in a felony case compared to white people.” More information can be found here https://www.vermontlaw.edu/2023-Dr-Martin-Luther-King-Day-Celebration

  • Monday January 16, 2023 9:00am – 8:00pm: Saint Michael’s College will host a full day of programming to celebrate the life and work of Dr. Martin Luther King, Jr., including exploring children’s literature that celebrates Black joy. a conversation about how Dr. King’s Legacy contributes to the creation of a beloved community, a student panel discussion, and more. Check out the full list of events here https://www.smcvt.edu/event/dr-martin-luther-king-jr-day-of-celebration/

Martin Luther King Day may be relegated to one day each year,  but it is important to remember that Dr. Martin Luther King Jr’s legacy lives on – his advocacy and preaching never looses relevance in our day-to-day activities.

At CVOEO’s Fair Housing Project, we are keenly reminded on this day of MLK’s enduring impact on housing equality. His assassination served as the final push to pass the Fair Housing Act of April 1968. On MLK Day, we invite you to look at our regional, state, and federal housing policies with scrutiny, and ask what more can we do to further housing equality. It is never too early to start preparing for Fair Housing Month! Please be in touch to learn how you can be a leader in Fair Housing activities this spring.

Our “Housing Language”

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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!

 

 

 

 

The Debate Around the Legality of Fees During the Rental Application Process

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A consideration of the issue and the resources available for renters

Illustration by Natalie Williams/VTDigger

You may have seen this recent VTDigger article, which highlights the illegal practice of collecting rental application fees and the uncertainty created by vague wording in Vermont law around what constitutes an “application fee.” Under Vermont state law, rental application fees are clearly illegal. But are other fees related to the rental application process illegal too? According to Vermont Legal Aid, the answer is clearly yes; according to the Vermont Landlord Association, the answer is clearly no.

This blog post is intended to clarify some of the context around the issue and provide resources for renters who are trying to secure housing in this uncertain environment.

The Definitive Guide to Renting in Vermont, published in 2015 by CVOEO’s Vermont Tenants Program in collaboration with the Vermont Landlord Association, states that application fees are not legal, but that “charging potential renters for the actual cost of background and credit checks is permitted.”

This is a stance Vermont Tenants has maintained since the guide was written. Vermont Tenants cannot present a stronger position on the debate until a legal precedent is set. As a service and education organization (rather than a legal one), we don’t have the tools or the credentials to interpret the legislative intent of the statute – that is for the lawyers.

Meanwhile, even with the interpretation that the actual cost of credit and background check fees are permitted, it is likely that fees are collected for credit and background checks that don’t happen. In this rental housing market with the lowest vacancy rate we’ve seen in many years and a high number of applicants for every available apartment, if a landlord is charging all applicants the credit and background check fees, it is highly unlikely that all of these checks are actually being run. And if landlords are running the checks for all applications submitted, this practice is wasteful and impractical in a market where hundreds of applications are submitted for any single unit.

In the meantime, it is the lowest-income Vermonters who are most negatively impacted

Unfortunately, in this confusion, the people most impacted are the lowest-income Vermonters. A competitive rental market means that even slight disadvantages can pose real barriers to renting for those pinched hardest by the housing crisis, and discrimination is harder to prove. Leaving the decision up to the renter on whether or not they choose to speak up about their rights and refuse to pay a rental application fee or file a complaint will negatively impact the people already most vulnerable in their housing search. As VTDigger reports, the charging of any kind of fee to apply for housing will continue to prevent many people from submitting enough applications to actually get access to the housing they need. This is a systemic problem that could be addressed by clarity in statute – and better enforcement.a variety of illustrated apartments, apartment buildings and houses

What can we do?

One solution some tenant advocates propose to renters in their housing search is to pull their own credit check report and offer to share the report with each potential landlord. Another solution offered is for prospective tenants to ask for a copy of their credit report after the landlord pulls it. Of course, this still puts the tenant in a vulnerable position, and some may not want to jeopardize their relationship with a potential landlord.

Although the law is very clear that rental application fees are illegal in Vermont, the practice is still common. One contributing factor is the third-party application platforms used by many larger rental companies which don’t allow customization to the forms. Some housing providers, report that the software they rely on doesn’t allow them to change the language from “application fee” to “credit check” fee. Not every renter is aware of the laws around rental application fees, and even those who do know may be hesitant to assert their rights with such stringent competition for rental units. 

Some renters have found remedy by contacting the state Attorney General’s Consumer Assistance Program. If Vermonters are unjustly charged an application fee (worded as such), they may be able to recoup their costs by filing a complaint through the Attorney General. According to VTDigger, some rental companies stopped charging rental application fees after receiving several complaints through the program. Landlords can choose to include the cost of background checks and credit checks in their overall business operating expenses, and adjust their rent accordingly. 

9 V.S.A. § 4456a “Residential rental application fees; prohibited says “A landlord or a landlord’s agent shall not charge an application fee to any individual in order to apply to enter into a rental agreement for a residential dwelling unit. This section shall not be construed to prohibit a person from charging a fee to a person in order to apply to rent commercial or nonresidential property. (Added 1999, No. 115 (Adj. Sess.), § 5.)

Resources for renters

CVOEO has supports available for renters with questions about their rights and responsibilities under landlord-tenant law. For renters seeking support finding housing, working through barriers to renting, and developing application materials, the Finding Housing workshop – offered both as live Zoom classes and a self-paced, on-demand workshop – is a great resource. For renters seeking to repair their credit, to better understand their finances, or needing one-on-one financial coaching, CVOEO’s Financial Futures program has free educational opportunities as well. For people who are currently without housing or at risk of loosing their housing, CVOEO’s Community Action program can assist people with housing navigation, and potentially help with back rent, first month’s rent, security deposits and short-term rental subsidies for eligible applicants. As always, the Vermont Tenant’s Hotline – (802) 864-0099 and vttenants@cvoeo.org – is a resource for people with any questions about their tenancy.