At the Fair Housing Project, we generally applaud community members who organize to get their needs better met. But this featured article in the Other Paper as part of the Vermont Community News Network begs a counter response. Continue reading Housing Equity & Preservation of Open Space
On Dec. 4, CVOEO’s Fair Housing Project Outreach and Education Coordinator, Corrine Yonce, took fair housing education out into the community by spending time with Burlington High School’s immersive learning program, Burlington City Lake Project.
The day started by unpacking what fair and affordable housing mean. Corrine introduced the concepts through her own personal experiences, and asked students why they think both fair and affordable housing are important to inclusive communities. They also discussed and defined common housing terms like the Fair Housing Act, inclusionary zoning, protected classes, section 8, and market rate housing.
The students and teachers then took public transportation to check out one of the newest mixed-income housing complexes near where they go to school – Cambrian Rise. They talked about the controversy surrounding that development, and did the math for what 700 new housing units do for a community that has 1-2% housing vacancy rate.
One student asked “Why would they make 25% of the housing affordable by the lake when they could make more money developing all the housing as market rate?” which led to a discussion about equity in resources – especially for those in protected classes – and the important value of mixed-income communities.
“I grew up in a house nowhere near the lake, and I turned out fine. Why should having a view of the lake be important to low-income people?”
Another student was still not sold. “I grew up in a house nowhere near the lake, and I turned out fine. Why should having a view of the lake be important to low-income people?” Other students joined the conversation to point out the proximity of Cambrian Rise to other resources, like the bus line which they took to visit the community and the multi-use path that follows the coast of Lake Champlain.
Corrine shared an anecdote about working with the Champlain Housing Trust community, Laurentide, one of the earliest Cambrian Rise buildings to be fully occupied. Many residents there arrived to an art workshop Corrine had lead with images of the sunset on the lake. A few residents explained how past places they lived were overcrowded, on busy streets, and only close to strip malls. The lake added to their sense of place, belonging, and provided a peaceful outlet for busy lives.
This anecdote helped students understand that not all the impacts of fair, affordable, inclusive housing are quantifiable. Some of the impacts can only be learned through listening to the experiences of the people most impacted by affordable housing.
The Community Organizer position will work to coordinate a statewide effort to support local housing committees, including outreach, training, local policy development, and research related to housing discrimination and local housing needs.
The Vermont Human Rights Commission is hosting the inaugural Vermont Civil Rights Conference on November 17-19, 2020. This year’s conference is focused on the theme of Fair Housing: The Consequences of Housing Segregation and Where we go From Here.
This three-day conference is free and open to the public, and features Richard Rothstein, author of The Color of Law, and Sarika Tandon, Equity Strategist and Racial Justice advocate.
Richard Rothstein is an American academic and author affiliated with the Economic Policy Institute, and a senior fellow, emeritus at the Thurgood Marshall Institute of the NAACP Legal Defense Fund. His current research focuses on the history of segregation in the United States with regards to education and housing, and he is most recently recognized for authoring The Color of Law. We’ve called on the expertise of Richard Rothstein many times in our Thriving Communities blog, most recently highlighting his Op-Ed in the New York Times here.
Sarika Tandon is an equity strategist and racial justice advocate. She consults, teaches, writes, researches, and collaborates at the intersection of race, equity, and environmental issues. Sarika is deeply committed to working within the environmental movement to address issues of racial and environmental injustice and to support the inherent power, brilliance, and well-being of communities of color. She also supports racial equity in nonprofit, education, criminal justice reform, and cultural spheres.
Other workshops include, “Housing Barriers in Vermont: Community Challenges & Collective Solutions – Moving the work forward collectively,” “Vermont’s Housing Crisis: State’s Consolidated Plan – What are we doing about it?” “Fair Housing Act: Critiques and Implications” and “Community Reflections on the Consequences of Housing Segregation and Where we go from Here.” Panelists include representatives from various housing and support organizations, state government, and fair housing advocates – including the CVOEO Fair Housing Project.
All community members are welcome to join. Please see below for additional information about the conference.
Register in advance: https://us02web.zoom.us/meeting/register/tZYtdOyqqzoqHtF6v3iTob9QIcRSvRLnuAux
After registering, you will receive a confirmation email containing information about joining the meeting.
The Vermont Human Rights Commission works to promote full civil and human rights in Vermont by enforcing laws and providing education around equal access to housing, places of public accommodation, and in state government employment. The Commission protects people from unlawful discrimination in housing, state government employment, and public accommodations. Learn more about the VHRC’s at https://hrc.vermont.gov/.
Vermont Legal Aid and the Vermont Landlord Association have launched a Tenant-Landlord Mediation Program. The program is free and open to any landlord and tenant who has disputes that need to be mediated.
The Tenant-Landlord Mediation Program’s purpose during the eviction moratorium is to help landlords and tenants find solutions to the problems between them. During “mediation,” a neutral third person helps people discuss and try to resolve disputes. Program Information can be found here: https://www.vtlandlord.com/public_resources.php The program is limited, so apply ASAP
The Landlord-Tenant Mediation Program in Context:
Since the pandemic, a few key resources have emerged to offer tenants additional protections so that they can shelter-in-place during this time when having housing is so critical. The state of Vermont has a ban on evictions through three separate laws or rules: the federal CARES Act, the Vermont Judiciary’s emergency rules, and a state law called S.333 which pauses all evictions since last May until the governor ends the state of emergency. Vermont Legal Aid keeps updates around the eviction moratorium here.
While the eviction moratorium does not absolve tenants from paying rent, tenants who haven’t been able to pay all or some of their rent are eligible for relief through the Rental Stabilization Program. The Rental Stabilization program is a $25 million program which gives renters and landlords a way to apply for coronavirus relief funds to cover unpaid rent, even if it was from before March of 2020. Participation in the Rental Stabilization requires communication between tenants and landlords, as both need to apply. We wrote more about the Rental Stabilization Program here.
“This is a way of addressing the tensions between some landlords and tenants- very few have had this issue, almost 4,000 pairs have applied and received funds,”
Wendy Morgan, an attorney at Vermont Legal Aid, speaking to the Landlord-Tenant Mediation Program
Sometimes issues other than money get in the way of landlord/tenant relationships- that’s where the mediation program comes in. The Tenant-Landlord Mediation Program is a way to help address these more complicated problems. Wendy Morgan, an attorney at Vermont Legal Aid, tells us the program builds on the larger goal initiated by the Rental Housing Stabilization Program to keep people housed during the pandemic. “This is a way of addressing the tensions between some landlords and tenants- very few have had this issue, almost 4,000 pairs have applied and received funds,” Wendy told the Fair Housing Project.
Angela Zaikowski, Director Vermont Landlords Association, adds, “In an attempt to be mindful that there are situations that are not working for landlords and tenants, this mediation program hopes to provide an outlet for some of the disputes between landlords and tenants. It is a path for the parties to take advantage of given that the normal process through the courts is not available right now.”
Applicants for the Landlord-Tenant Mediation Program do not have to be a partof the Rental Stabilization program, but both the landlord and tenant have to apply.
These programs are developing rapidly and can be hard to keep track of. If you are a tenant and you are unsure if you are eligible for any of these programs, if you have concerns with your current tenancy, or you need help applying to any of these programs always feel free to call our
Vermont Tenants Hotline (802) 864-0099
A Message from Vermont Legal Aid and Legal Services Vermont: During these difficult times, new financial help programs are available to many Vermonters. The state does not want people to be struggling to pay bills, so please apply, even if you don’t usually get public help. Vermont Legal Aid has more information on these programs on our website: https://vtlawhelp.org/.
1. Help with past-due rent Apply by Dec. 11
For help with past-due rent, Vermonters should apply for the Rental Housing Stabilization Program through the Vermont State Housing Authority (VSHA.org). Tenants and landlords apply for this program at the same time. There are no income limits. VSHA pays landlords directly to bring the tenant’s rent account current. You can get help now, and apply again if you still need help later.
2. Moving to a new home Apply by Dec. 11
Some people need to move because of life safety problems with their rental unit, the rent is too expensive, they have trouble with the landlord or other tenants, or the unit is too big or too small. If you need to move and have found a new landlord, apply together for the Money to Move program at vsha.org. The program can cover the money needed to move in, such as first and last month’s rent and security deposit. It also may cover rent payments through the end of this year.
3. Free mediation program for landlord-tenant disputes during the moratorium. Apply ASAP
Sometimes issues other than money get in the way of settlement and dismissal of eviction cases. Mediators are available to help landlords and tenants solve those issues and maintain tenancies. File joint application found at www.vtlandlord.com.
4. Emergency housing for people who do not have a home
The Department of Children and Family’s (DCF) Economic Services Division is extending housing supports for homeless households. For more information or to apply, contact the Benefits Service Center at 1-800-479-6151. If you stay in a shelter or motel, you need to participate in “coordinated entry.” You will be assigned a housing case manager who will help you access subsidies and programs to help you get permanent housing. To learn more about coordinated entry, call 2-1-1. If you worked with your case manager to apply for a subsidy or other program and your application was denied, call Vermont Legal Aid at 1-800-889-2047.
5. Past-Due Utility Bills Apply ASAP
The Department of Public Service (DPS) can help pay past-due utility bills. The bills can be for electric, natural gas, landline telephone service or regulated private water bills (not municipal water). Homes and small businesses are eligible. There are no income limits, and you don’t have to have a disconnect notice. However, unless the rules are changed (please check), your difficulty paying the bill must be linked to COVID and the funding only covers arrearages after March 1, 2020. If you need help to fill out an application online, contact your local community action agency. Learn more on the Department of Public Service website under “COVID-19 Arrearage Assistance Program.”
6. Mortgage Assistance Program (and maybe Property Tax Assistance) Apply by Nov. 6
This program can pay up to six past-due mortgage payments on your home. It is available to all Vermonters who:
-are at least 1 month past due on mortgage payments
-have a COVID-related hardship, and
-meet the income requirements.
Even people who have mortgages in forbearance are eligible. Apply if you have a mortgage and are behind on property taxes. Vermont Housing Finance Agency is taking applications for the VT COVID Emergency Mortgage Assistance Program at VHFA.org. (You do not need to have a VHFA mortgage to be eligible.)
Downstreet Housing Finds a New Way to Tell Their Story with this rich podcast, Community Pulse, featuring Downstreet’s Executive Director, Eileen Peltier. Already, Downstreet Housing has four episodes published and ready for listening! You can find it on their website at downstreet.org/podcast.
This third episode of Community Pulse features the reflections of Will Eberle, field director for the Agency of Human Services (AHS), serving the Barre and Morrisville District.
Eberle’s voice offers a fresh perspective on homelessness, not just from his background working with homeless individuals through his work at AHS, nor his many roles working with at risk youth at Another Way and otherwise in Vermont communities. But Eberle speaks from his own personal perspective, having been without housing himself.
Eberle shares vivid vignettes of homeless individuals who he has worked with or encountered throughout his life, illustrating just how varied that experience might be and look like. Be it the young adult experiencing homelessness for the first time after exhausting their family resources, the full-time, minimum wage worker who sleeps in their car after full day shifts, or the chronically homeless individual who remains upbeat despite lack of access to permanent housing, Eberle shares their narratives with a frank honesty that personalizes a systemic issue across our state and country.
Community Pulse is a creative and thoughtful way to engage the every-day-listener around the housing crisis in our state, a much needed new take on an old, persistent issue. Centering the voices and experiences of the houseless community -during a time when housing could not be more critical to survival- is key in the shift towards more thriving, equitable communities.
Chittenden County has a critical shortage of housing, particularly housing that is affordable to those earning below the Area Median Income. This housing shortage puts a greater burden on marginalized communities by allowing landlords to be more selective in how they rent to tenants and allowing for more discrimination. This recent VPR investigation digs deeper into some of the ways housing segregation continues to persist in communities across New England – including Vermont- and how that impacts the lives of those affected.
The “Building Homes Together” campaign was started in 2016 to encourage the production of more housing. Its annual report shows that market-rate housing production has been steady for the past four years, but Chittenden County has repeatedly failed to meet the campaign’s target for new permanently affordable homes, leaving a gap for those who are already struggling to make ends meet and those who have been impacted by the economic hardships of the coronavirus crisis.
The campaign, supported by over a hundred local and state officials, nonprofits, businesses, and individuals, set a five year goal of 3,500 new homes in Chittenden County with 20% of them permanently affordable. This amounts to an annual target of 700 overall homes with 140 affordable; the average over the first four years is 787 homes, but of those homes only 112 were affordable.
“We did see a spike in 2019 of new affordable homes with 169 built, but that followed three years of missing our target,” said Nancy Owens, co-President of Evernorth. “The increase in 2019 demonstrates that new capital from the Housing for All Revenue Bond passed in the State of Vermont in 2017 was essential to meet this critical housing need, but it hasn’t been enough.”
Other economic, social and public health factors are in play. “While 2020 has been consumed by the coronavirus and calls for racial justice, it’s also been a year where safe, decent and affordable housing has been even more obviously lacking in our communities. We need to do better,” said Brenda Torpy, CEO of the Champlain Housing Trust, noting that at one point this summer there were 2,000 homeless Vermonters living in hotels and motels
Champlain Housing Trust, Chittenden County Regional Planning Commission and Evernorth (formerly Housing Vermont) are jointly calling for local, state and federal policymakers to fund affordable housing and make housing a priority in responding to the economic, racial and health injustices of our current time.
More information about the “Building Home Together Campaign” can be found at http://www.ecosproject.com/building-homes-together/.
“I grew up here, in the area, and I never really felt entirely welcome, even though this is my home. There were just so many messages that I got, that I didn’t belong.” -Tabitha Moore, The Rutland Area NAACP
Tabitha Moore leads The Rutland Area NAACP and is an outspoken advocate for racial justice. In early September, Moore spoke to VTDigger for a Q & A where she shared how her heightened visibility has made the home -that never fully welcomed her- even more unwelcoming. “Vermont is not white by mistake. It’s not just a happenstance.” This important read reminds us the critical need for housing opportunities to be not just inclusive, but host a culture that supports inclusion.
VTDigger’s article, Q&A with Tabitha Moore: ‘I am not OK’, features a September Q&A with Moore about her recent experiences as one of Vermont’s most prominent Black leaders in a moment of historical social unrest.
Representation is critical to creating the culture of belonging foundational to thriving communities. Unfortunately, some of Vermont is still resistant to representing black and brown people in their community public spaces.
“The only way to deal with an unfree world is to become so absolutely free that your very existence is an act of rebellion.”
Quote by Albert Camus, to be paired with the planned portrait by Vermont artist team Kasso and Herrera as part of a public arts installation
Vermont Artists, Will Kasso Condry and Jennifer Herrera Condry were in line to continue the mural art installations commissioned by Soda Plant tenants, SoapBox Gallery and CO Cellars. They planned a colorful work based on the portrait of their daughter in an afrofuturist style with this quote by Albert Camus, “The only way to deal with an unfree world is to become so absolutely free that your very existence is an act of rebellion.” While the piece was commissioned by the Soda Plant businesses and visible to drivers on Pine Street, the wall itself is the backside of Kerry’s Kwick Stop and relied on the continued support from owner Carrie Rockwood. After reviewing the mock-up up, Rockwood said no. “I do not like the photo or the phrase. I would like something representative of our community/Burlington.”
It is no secret that Vermont is a very white state, with almost 93% people identifying as “white alone” in the recent census data. Still, Burlington’s communities are more diverse, with almost 17% of people self identifying as BiPOC (Black or Indigenous People of Color), and as Moore said, “Vermont is not just white by happenstance.” Rockwood’s assertion that images of BiPOC people do not represent the community is part of a long, systemic history of white people controlling the narrative of who belongs. An important part of addressing systemic racism is having access to a balanced, honest history of how our communities are created.
This Vermont Public Radio podcast, Brave Little State, takes a deeper dive at the history of Vergennes, home to one of Vermont’s 19th century Black communities. In 1790, 7% of Vergennes’ population was Black, however the most recent census show the civilian Black population is at 0.2%. Other towns listed as having sizable historical Black populations include Bennington, Woodstock, Windsor and Ferrisburgh, along with cities like St. Albans and Rutland. This critical look at Vermont’s 19th century Black communities helps listeners understand the the conditions which shrunk diversity in our communities, rather than foster environments for all people to thrive equally.
This Brave Little State deep episode shows, as Tabitha Moore said in her VT Digger article, that “Vermont isn’t white by mistake.” Messages like Carrie Rockwood’s, when she implied that images of Black and Brown people don’t represent our Burlington community, is part of a bigger trend of systemic inequality that our city and state is deeply entrenched in. Representation matters, and is one small but important element to ensure we all live in an equitable, thriving community.
There is still money available to help Vermont tenants and landlords with back rent through the Rental Housing Stabilization Fund.
In this Vermont Public Radio episode, Vermont State Housing Authority’s Richard Williams and Vermont Legal Aid‘s Jean Murray talks about the Rental Housing Stabilization Fund, a $25 million program giving renters and landlords a way to apply for corona virus relief funds to cover unpaid rent, even if it was from before March.
Recent changes in the program allows for renters to use funds for assistance moving into more sustainable living situations- meaning you are currently paying more for rent than you should be based on your income- so that you can pay first and last month’s
“What relief is available to someone who is trying to make the rent payments, is not falling behind, but is still struggling and for example cannot otherwise get healthcare or .. fix their car? It is very scary to be a renter. Is there relief for people who is making rent but does not have back rent due?” asks a caller from Montpelier.
“ Is there relief for people who is making rent but does not have back rent due?”
Murray responds by reminding listeners that the relationship between tenant and landlords does not have to be adversarial. “Even though it is scary to be a renter, most landlords out there are serious about their roles as providers for housing.” She encourages listeners to talk with your landlord about your financial situation.One of the reasons for this rental relief fund is so that Vermont would not have to make the decision between housing and eating.
Talk to your landlord, make a plan. For folks who can’t make the full rent and make arrangements with their landlord to do partial payments, the landlords are eligible for funds from the Stabilization Program for the amount the tenant is not able to pay.
Watch this video to learn how to apply!
There is no doubt that this is an extraordinary and, for many, devastating moment in our history. It is a time of great loss but also of rapid rebuilding of our social support structures. To help mitigate the short-term economic impacts of the COVID-19 pandemic and create strategies for long-term business and community recovery, Governor Phil Scott created the Economic Mitigation and Recovery Task Force. The task force includes leaders across Vermont from credits unions, power companies, job creators, and community leaders.
One of the tools to emerge from the Economic Mitigation and Recovery Task Force is this Tool for Municipal Engagement for Diversity, Equity, and Inclusion. As part of the task force’s work brainstorming and compiling resources for community recovery, this tool was created for municipalities and local leaders to help increase the vibrancy of their communities by creating a culture of inclusion. At the Fair Housing Project, we know that inclusivity and diversity in housing is critical to those efforts.
It is clear that health disparities and economic struggles have hit groups who have been historically marginalized the hardest, which is as true during the COVID-19 pandemic as it has been with preceding national emergencies. This new tool calls on municipalities and local leaders to first acknowledge the privilege that comes from being a part of the dominant culture, and to recognize that if no action is taken in the way outlined in this tool, policies will continue to benefit those in a dominant position.
The Fair Housing Project of CVOEO goes a step further to remind our readers that historically our Federal Government has gone so far as to enact policies to intentionally benefit white families and individuals, such as participating in red lining practices and by excluding people of color from the benefits of the GI Bill. Housing discrimination predates these policies, and though the Fair Housing Act was created to mitigate these discriminatory practices, housing discrimination continues to be a major issue across the country with the rollback of the Affirmatively Furthering Fair Housing rule and the recent proposed rollbacks to protections for transgendered people experiencing homelessness.
In Vermont, the fair housing protections have been expanded to include seven additional protected classes, so in addition to it being illegal to deny housing based on race, color, country of national origin, religion, family status, sex and disability, it is also illegal to deny housing for gender identity, age, sexual orientation, marital status, receipt of public assistance, abuse sexual assault or stalking, and denial housing development based on the income of the prospective residents. The Tool for Municipal Engagement for Diversity, Equity, and Inclusion calls on local leaders and municipalities to host conversations on Justice, Equity, Diversity, and Inclusion (JEDI), and guides readers to model resources across Vermont.
The tool also calls for municipalities to: