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
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.)
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/.
” … we applaud efforts in Montpelier and are excited to work with local municipalities that want to make bold investments in affordable housing, realizing that such investments are winners in accomplishing Governor Scott’s three priorities: supporting our economy, making Vermont more affordable for Vermonters, and protecting our most vulnerable community members. Several proposals have been made – we welcome all efforts that satisfy each of these three objectives.”
by Michael Monte
There seems to be a burst of housing construction in Chittenden County, and some are even suggesting that the tide has turned in making the rental market more affordable, or that the vacancy rate is high enough, or we’re building too fast. At the Champlain Housing Trust, our assessment is that although the trend line is improving, more needs to be done – especially for low wage earners priced out of the market, and certainly for the 350 people on any given night in the county who have no home at all.
According to Mark Brooks, co-author of a report that provides a comprehensive semi-annual analysis of the real estate market, the long-term market vacancy rate in Chittenden County is 2%. The December, 2016 report indicated a market vacancy of 4.4% – a number offered as a point-in-time rate of what’s available without taking in consideration the timing of apartments just completing construction or other factors.
This lower rate is a more accurate assessment, as it takes into account the time in which newly-constructed apartments are absorbed into the market. Most will agree that a 5% rate will yield a healthy market for renters and owners alike. While we were close at a point in time in December, we’ve not sustainably reached this target.
In the last two years alone, over 1,200 apartments have been constructed. The new construction does give some renters more choices: according to the report, “…landlords are offering incentives such as one month free rent, flexible lease terms, or lower rents.” Rent rates across the board have been stable and closer in-line with inflation – unlike the previous six years.
New households are forming every day in Chittenden County, and large numbers of people are still commuting long distances from less expensive housing in more rural counties to get to work. In fact, in 2002, 73% of Chittenden County workers lived in the county; that percentage dropped to 63% in 2014. Lack of housing opportunity is leading more and more workers to commute longer distances.
Demand is still high as younger people, sometimes saddled with high college debt, are renting instead of purchasing a new home. And employers are still viewing rents and housing availability as being barriers to economic growth. A representative of one business told us recently that her company added jobs in the mid-west instead of Burlington because of the lack of housing.
In order to push the underlying market rate from 2% to a sustained 5%, we need to continue to provide additional growth. Can we sustain this growth and increase the vacancy rate in the future? We hope so. But next year fewer apartments are on track to be coming on line, less than half the number built this year. And although there are an additional 2,400 apartments in the development pipeline county-wide, those won’t be here next year, or even the year after that.
As importantly, the resources available for affordable housing are seriously limited. Although there is enormous opportunity and capacity to build more affordable housing, the equity or cash needed to insure that rents remain affordable are not available. Non-profit owners continue to struggle with meeting the demand for more affordable housing, as evidenced by long waiting lists for subsidized housing or the 150 applications CHT gets every month for the 20-25 apartments available.
That’s why we applaud efforts in Montpelier and are excited to work with local municipalities that want to make bold investments in affordable housing, realizing that such investments are winners in accomplishing Governor Scott’s three priorities: supporting our economy, making Vermont more affordable for Vermonters, and protecting our most vulnerable community members. Several proposals have been made – we welcome all efforts that satisfy each of these three objectives.
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Michael Monte, is Chief Operations & Financial Officer at The Champlain Housing Trust, founded in 1984, it is the largest community land trust in the country. Throughout Chittenden, Franklin and Grand Isle counties, CHT manages 2,200 apartments, stewards 565 owner-occupied homes in its signature shared-equity program, offers homebuyer education and financial fitness counseling, provides services to five housing cooperatives, and offers affordable energy efficiency and rehab loans. In 2008, CHT won the prestigious United Nations World Habitat Award, recognizing its innovative, sustainable programs.