Tag Archives: affordable housing

Jobs and affordable housing, Part 1

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“Workforce housing” has become a popular term among housing advocates. Its definition varies, but for our purposes, it simply means affordable housing that’s fairly close to the workplaces of lower-and middle-income people.

Now, the ideal is that all the people who make a town’s economy run — the cashiers and the teachers, the home health-care aides and the police officers, the waitresses and the accountants, the secretaries and the tradespeople, from carpenters and plumbers to electricians — should all be able to live in town, if they want. That’s a form of population diversity — in skill sets, in housing options — that the Fair Housing Project wants to encourage: affordable housing for people of mixed incomes near their work sites.

winooski

Well then, one might well wonder how the job locations and the affordable housing units in Vermont match up … or don’t, town by town.

There’s no easy way to get at this, but here’s a proxy approach:

Look at municipalities that are employment centers and see how many units of subsidized housing they have.

Of course, “subsidized housing” typically refers to housing for people earning up to 80 percent of the median income, so it’s not the same as housing that accommodates a wide-ranging workforce of middle and above average incomes. But at least we can get an idea of which employment centers are more or less accommodating of lower-paid workers — the cashiers and personal care aides, for example, the two occupations with the most numerous openings in Vermont, according to the Department of Labor. We’ll assume that full-time cashiers and personal care aides qualify for subsidized housing. (Cashiers’ median hourly wage in Vermont last year was $9.73; personal care aides’, $10.99. By contrast, Vermont’s “housing wage” — the hourly rate needed to afford an average apartment without paying more than 30 percent of income– was $19.36.)

As for “employment centers” there were more than 80 Vermont municipalities that offered 500 jobs or more in 2014, according to Department of Labor statistics.

Of those, more than 30 had 2,000 jobs or more. Arbitrarily, we’ll call those the “major employment centers.”

To find out how many subsidized housing units each municipality has, we simply go to the Directory of Affordable Housing on the Housing Data website , pull up all the site-specific units for each town, and add them up.

With these two figures for each municipality — number of jobs and number of subsidized (affordable) housing units — we can derive a seat-of-the-pants workforce housing index: How many subsidized units for each 100 jobs. The higher the index, the more “workforce housing” that community provides.

Well, it turns out that all but one of Vermont’s major employment centers have a workforce housing index under 10 – that is, they each have fewer than 10 affordable housing units for every 100 workers.

The exception is Winooski, where the index is a whopping 24. (The city occupies a mere square mile, much of which is included in the aerial photo above.) Winooski had 2,799 jobs in 2014 and 687 subsidized housing units — the friendliest affordability ratio in Vermont by far.

Which major employment centers in Vermont had the fewest subsidized units? Stay tuned.

Here we go!

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Thriving communities house (2)Welcome to the new website devoted to our “Thriving Communities” campaign. We’d like this space to become a Vermont forum for a continuing discussion of fair housing and affordable housing. These are two distinct but overlapping public policy concerns. They have something in common that we’ll get to in a moment.

Fair housing means the absence of housing discrimination. The federal Fair Housing Act, passed in 1968, sought to give Americans the right to live where they choose without begin discriminated against on the basis of race, color, national origin, or other protected characteristics. Vermont followed up with its own fair housing law about two decades later, expanding the list of protected categories.

Alas, housing discrimination is still with us. Thousands of individual complaints are filed across the country every year, and Vermont has its own share of violations. But beyond the individual cases are systemic, or organizational obstacles to fair housing choice, often in the form of planning, zoning or governmental policies that effectively restrict where certain people – particularly, those of lower income – can live. Nearly half a century after the Fair Housing Act was passed, much of our nation remains heavily segregated by race and by economic status.

Affordable housing, by the standard definition, is housing that doesn’t consume more than 30 percent of a household’s income. Families who pay more than that are termed “burdened”; and those who pay more than 50 percent, “severely burdened.” Unfortunately, these terms apply to a large share of Vermont’s renters. That’s because (a) market prices put housing out of reach, and (b) there aren’t anywhere near enough subsidized housing units to accommodate lower-income renters.

One goal of “Thriving Communities” – and of the U.S. Department of Housing and Urban Development, a key sponsor – is to reduce pockets of poverty and to proactively promote inclusive communities of high opportunity. We want to encourage municipalities to welcome more affordable housing – multi-family housing, in particular – that’s located in mixed-income neighborhoods, in close proximity to town centers, transit and other vital services.

OK, so what do these two issues – fair housing and affordable housing — have in common? They’re both off the political radar.   Housing segregation and unaffordability are both major national problems, disadvantaging tens of millions, but they get very little attention from presidential candidates or Sunday talk shows.

Why the disconnect? We welcome your comments on this or on our posts to come. We’ll try to be newsy.