Give Housing a Voice Blog

We have often asked readers to share their housing stories with us and are thrilled that Victoria Paul has done that. Her story is a story of triumph and we’re happy to be able to share it here. With the help of others, Victoria has a great housing story to tell. While not all stories are as exciting as this one, all housing stories are important. Because it is from our homes that everything else becomes possible. We hope you enjoy Victoria’s story and that you’ll share yours with us too. Just e-mail it to jlb@rupco.org.

My name is Victoria J. Paul. I have multiple challenges. I have low vision, epilepsy, and 50% Cerebral Palsy, which affects my left hand. I never completed school, so the State sent me to Albany to rehabilitate me so I could live on my own. They taught me to cook my meals, clean house, and budget my bills. Four years later, I was encouraged to try to find an apartment on my own in Albany. I moved into my own apartment there in 1985, and in 1998 I moved back to Kingston to an apartment on Broadway. Four years later, I moved to Stuyvesant Charter Apartments. They have been very accommodating to my special needs there. They allowed the State Commission for the Blind to put red dots of nail polish on the knobs of my stove burners as well as on my thermostats, so I can set them by myself. This has worked very well, and allows me to be even more independent, since I don’t need to rely on anyone to cook for me or set my thermostat.

My apartment is right on the B bus route, which is very convenient. This allows me to travel independently. I feel like I got more than what I bargained for with this apartment. I was happy to take it. It’s quiet, which is so much better than the bar scene when I lived on the Strand. I wish there were more apartment complexes like Stuyvesant Charter.

With all the talk about foreclosure, sub prime, scams, debt and the related economic woes we hear and see each day, a person could be forgiven for thinking that homeownership is a thing of the past. BUT WAIT! It’s not! Homeownership still the American Dream, and there are really good reasons for that.

For the vast majority of Americans, homeownership is way more than just housing. It still represents one of the most cost effective investments out there; and the investment that will bring the greatest value, reward and return in our lives. It’s as much an investment in country and in community as it is an investment in the individual’s future.

According to the National Association of Realtors (NAR), “there’s a reason home ownership is called the American Dream. People aspire to home ownership for the financial and social benefits it conveys. Our government supports home ownership because it’s good for communities and the nation’s economy.” In a new public awareness campaign, NAR continues to remind consumers that home ownership not only benefits families, it also helps build strong communities and creates jobs.

According to NAR:

• For every two homes sold, one job is created.
• Each home purchased pumps up to $60,000 into the economy.
• Home ownership accounts for over $2 trillion of the U.S. GDP.

Consider this true story of a RUPCO client who was helped to buy her first home. With a boost from RUPCO, she purchased a condo for $40,000. Her family grew and prospered from this home. Eventually they sold it, for $220,000, which according to the client, went toward her son’s college education.

Or think about another RUPCO first time homeowner who is now a leading member of her school’s parent/teacher group. She says the stability of homeownership has allowed her to give back to her community in a way she never could before.

No matter how you look at it, homeownership is good for the United States; for its economy and its people. And that is a message worth repeating.

Rental housing is unaffordable for many low- and moderate-income New Yorkers, with the hourly wage needed to pay for an average two-bedroom apartment topping $20 an hour in some parts of the state, including the mid-Hudson Valley. This really isn’t news – especially to those of us who work to be sure everyone has a roof overhead! But seeing it, again, in Craig Wolf’s Poughkeepsie Journal article, is a stark reminder for us and the communities we serve.

“Simply having a job doesn’t guarantee you will be able to afford even to rent,” said Sheila Crowley, president of the National Low Income Housing Coalition, which did the survey using data from the Census Bureau and Department of Housing and Urban Development and other federal agencies. Her organization advocates limiting the federal deduction for mortgage interest in order to finance a $30 billion housing trust fund that would promote construction of affordable rental housing.

That’s one solution. There are others. RUPCO’s Kevin O’Connor says “Parts of the solution include renovating older rental units to remove environmental hazards and improve energy efficiency and building more affordable rental housing in each of our communities. You can’t be a great town until you can house all of your people!”

The survey placed the average two-bedroom rental in the statistical area covering Dutchess and Orange counties at $1,156 and the hourly wage needed to afford that at $22.23. Ulster County’s average rent was $992 and the needed wage, $19.08. How many folks do you know earning more than $19.08 per hour here in Ulster County? How many do you know who earn less?

Millions of homeowners forced into foreclosure are competing for a limited stock of rental units, and unemployment remains high due to the slow pace of recovery from the Great Recession. The National Low Income Housing Coalition survey’s snapshot of the rental market comes as the national proportion of renters returns to 34 percent, a figure not seen since 1998.

Landlords, on the other hand, have property acquisition and development costs, property taxes, maintenance costs and utility costs, especially if heat is provided to tenants as part of the rent. In many communities there is a “homestead” tax rate for single-family homes and small multi-families while larger complexes pay at the higher non-homestead rate.

If you’re thinking to yourself “I don’t see the problem,” it may be because people who are losing their homes and apartments are double bunking with others. Attics and cellars are being used as bedrooms, and the results of overcrowding and ignoring code requirements could turn into disaster.

If you don’t think you can do anything about it, you’re wrong. First, you can sign the petition on the Give Housing a Voice website. Letting people know you understand and care is the first step. Read the Tri County Housing study here or at the Ulster County Planning Department website. There you will see exactly how many affordable units (ownership and rental) are needed in each community in Ulster County.

Next, check out your own town’s zoning and planning regulations. Do they discourage the development or operation of affordable housing? If so, alert your neighbors and work to get those laws changed. Some very simple changes in local laws could make a world of difference in the creation of affordable housing to purchase and affordable housing to rent. There are lots of local agencies working on these issues. But we can’t house Ulster County without you!

April is Fair Housing Month!

As fair housing month gets underway, local housing agencies re-confirm their commitment to affordable homeownership and rental opportunities for all people of Ulster County. We pledge again to create understanding and acceptance of affordable housing initiatives, and to foster development and revitalization for a diverse community within Ulster County. We look forward to creating opportunities for dialogue about what fair housing means; what it is and isn’t, and what each of us can do to be sure our communities meet both the letter and the spirit of the law.

Basic Facts About the Fair Housing Act – Excerpted from website of Housing and Urban Development (HUD)

What is the FAIR HOUSING ACT?
On April 11, 1968, President Lyndon Johnson signed the Civil Rights Act of 1968, which was meant as a follow-up to the Civil Rights Act of 1964. The 1968 act expanded on previous acts and prohibited discrimination concerning the sale, rental, and financing of housing based on race, religion, national origin, sex, (and as amended) handicap and family status. Title VIII of the Act is also known as the Fair Housing Act (of 1968).

Title VIII of the Civil Rights Act of 1968 (Fair Housing Act) prohibits discrimination in the sale, rental and financing of dwellings based on race, color, religion, sex or national origin. Title VIII was amended in 1988 (effective March 12, 1989) by the Fair Housing Amendments Act, which:

• expanded the coverage of the Fair Housing Act to prohibit discrimination based on disability or on familial status (presence of child under age of 18, and pregnant women);
• established new administrative enforcement mechanisms with HUD attorneys bringing actions before administrative law judges on behalf of victims of housing discrimination; and
• revised and expanded Justice Department jurisdiction to bring suit on behalf of victims in Federal district courts.

In connection with prohibitions on discrimination against individuals with disabilities, the Act contains design and construction accessibility provisions for certain new multifamily dwellings developed for first occupancy on or after March 13, 1991.

What Housing Is Covered?

The Fair Housing Act covers most housing. In some circumstances, the Act exempts owner-occupied buildings with no more than four units, single-family housing sold or rented without the use of a broker, and housing operated by organizations and private clubs that limit occupancy to members.

What Is Prohibited?

In the Sale and Rental of Housing: No one may take any of the following actions based on race, color, national origin, religion, sex, familial status or handicap:

• Refuse to rent or sell housing
• Refuse to negotiate for housing
• Make housing unavailable
• Deny a dwelling
• Set different terms, conditions or privileges for sale or rental of a dwelling
• Provide different housing services or facilities
• Falsely deny that housing is available for inspection, sale, or rental
• For profit, persuade owners to sell or rent (blockbusting) or
• Deny anyone access to or membership in a facility or service (such as a multiple listing service) related to the sale or rental of housing.

In Mortgage Lending: No one may take any of the following actions based on race, color, national origin, religion, sex, familial status or handicap (disability):

• Refuse to make a mortgage loan
• Refuse to provide information regarding loans
• Impose different terms or conditions on a loan, such as different interest rates, points, or fees
• Discriminate in appraising property
• Refuse to purchase a loan or
• Set different terms or conditions for purchasing a loan.

In Addition: It is illegal for anyone to:

• Threaten, coerce, intimidate or interfere with anyone exercising a fair housing right or assisting others who exercise that right
• Advertise or make any statement that indicates a limitation or preference based on race, color, national origin, religion, sex, familial status, or handicap.

This prohibition against discriminatory advertising applies to single-family and owner-occupied housing that is otherwise exempt from the Fair Housing Act.

Additional Protection if You Have a Disability

If you or someone associated with you:

• Have a physical or mental disability (including hearing, mobility and visual impairments, chronic alcoholism, chronic mental illness, AIDS, AIDS Related Complex and mental retardation) that substantially limits one or more major life activities
• Have a record of such a disability or
• Are regarded as having such a disability

your landlord may not:

• Refuse to let you make reasonable modifications to your dwelling or common use areas, at your expense, if necessary for the disabled person to use the housing. (Where reasonable, the landlord may permit changes only if you agree to restore the property to its original condition when you move.)
• Refuse to make reasonable accommodations in rules, policies, practices or services if necessary for the disabled person to use the housing.

Example: A building with a no pets policy must allow a visually impaired tenant to keep a guide dog.

Example: An apartment complex that offers tenants ample, unassigned parking must honor a request from a mobility-impaired tenant for a reserved space near her apartment if necessary to assure that she can have access to her apartment.

However, housing need not be made available to a person who is a direct threat to the health or safety of others or who currently uses illegal drugs.

History of Fair Housing

The enactment of the federal Fair Housing Act on April 11, 1968 came only after a long and difficult journey. From 1966-1967, Congress regularly considered the fair housing bill, but failed to garner a strong enough majority for its passage. However, when the Rev. Dr. Martin Luther King, Jr. was assassinated on April 4, 1968, President Lyndon Johnson utilized this national tragedy to urge for the bill’s speedy Congressional approval. Since the 1966 open housing marches in Chicago, Dr. King’s name had been closely associated with the fair housing legislation. President Johnson viewed the Act as a fitting memorial to the man’s life work, and wished to have the Act passed prior to Dr. King’s funeral in Atlanta.

Another significant issue during this time period was the growing casualty list from Vietnam. The deaths in Vietnam fell heaviest upon young, poor African-American and Hispanic infantrymen. However, on the home front, these men’s families could not purchase or rent homes in certain residential developments on account of their race or national origin. Specialized organizations like the NAACP, the GI Forum and the National Committee Against Discrimination In Housing lobbied hard for the Senate to pass the Fair Housing Act and remedy this inequity. Senators Edward Brooke and Edward Kennedy of Massachusetts argued deeply for the passage of this legislation. In particular, Senator Brooke, the first African-American ever to be elected to the Senate by popular vote, spoke personally of his return from World War II and inability to provide a home of his choice for his new family because of his race.

With the cities rioting after Dr. King’s assassination, and destruction mounting in every part of the United States, the words of President Johnson and Congressional leaders rang the Bell of Reason for the House of Representatives, who subsequently passed the Fair Housing Act. Without debate, the Senate followed the House in its passage of the Act, which President Johnson then signed into law.

The power to appoint the first officials administering the Act fell upon President Johnson’s successor, Richard Nixon. President Nixon tapped then Governor of Michigan, George Romney, for the post of Secretary of Housing and Urban Development. While serving as Governor, Secretary Romney had successfully campaigned for ratification of a state constitutional provision that prohibited discrimination in housing. President Nixon also appointed Samuel Simmons as the first Assistant Secretary for Equal Housing Opportunity.

When April 1969 arrived, HUD could not wait to celebrate the Act’s 1st Anniversary. Within that inaugural year, HUD completed the Title VIII Field Operations Handbook, and instituted a formalized complaint process. In truly festive fashion, HUD hosted a gala event in the Grand Ballroom of New York’s Plaza Hotel. From across the nation, advocates and politicians shared in this marvelous evening, including one of the organizations that started it all — the National Committee Against Discrimination In Housing.

In subsequent years, the tradition of celebrating Fair Housing Month grew larger and larger. Governors began to issue proclamations that designated April as “Fair Housing Month,” and schools across the country sponsored poster and essay contests that focused upon fair housing issues. Regional winners from these contests often enjoyed trips to Washington, DC for events with HUD and their Congressional representatives.

Under former Secretaries James T. Lynn and Carla Hills, with the cooperation of the National Association of Homebuilders, National Association of Realtors, and the American Advertising Council these groups adopted fair housing as their theme and provided “free” billboard space throughout the nation. These large 20-foot by 14-foot billboards placed the fair housing message in neighborhoods, industrial centers, agrarian regions and urban cores. Every region also had its own celebrations, meetings, dinners, contests and radio-television shows that featured HUD, state and private fair housing experts and officials. These celebrations continue the spirit behind the original passage of the Act, and are remembered fondly by those who were there from the beginning.

April is fair housing month – a great time to think about what your home means to you and what it might mean to those who don’t have a home. It’s a great time to talk about fair housing, affordable housing and what it would take to be certain that everyone in our county could get safe, decent, affordable housing.

There’s no better way to think about or talk about housing than to share our housing stories. Those of us in the industry get to do that fairly often. But now we need to get readers sharing. For example, one local resident told us last year that she have bought her first home with help from RUPCO 16 years ago. That woman raised her child in the home RUPCO helped her buy. It appreciated in value greatly during the 16 years and when her son was ready to go to college, she sold it, downsized, and used the profit to pay his tuition. Now that’s a housing story.

It’s really great to know that not only did that home provide a roof over her and her child for so many years, but that it was an investment they could then liquidate when they needed it. Every day of his life is better because of that home – and the fact that it is paying for his education means every day of his future will be better too.

So what’s your story?  Good bad or indifferent, we’d love to hear them. You can direct them to us through this website or send an e-mail to jlb@rupco.org and someone will interview you. You can also call 845-331-2140 x263 if you want to talk about your housing story. In the meantime though, remember those who have no home to talk about and please sign the petition on this website. Everyone ought to have a home!

In a report to Congress the U.S. Department of Housing and Urban Development (HUD) reported that 7.1 million American households paid more than half of their income for rent and/or lived in substandard housing in 2009.

The report indicated that “worst case housing needs” grew by nearly 1.2 million households, or more than 20 percent, from 2007 to 2009 and by 42 percent since 2001. “Worst case housing needs” are defined as low-income households who paid more than half their monthly income for rent, lived in severely substandard housing, or both. HUD’s study, Worst Case Housing Needs 2009: A Report to Congress, one in a long-term series of reports designed to measure the scale of critical housing problems facing low-income un-assisted American renting households. The report finds a direct link between the increased numbers of worst case needs and the recent recession and related joblessness.

“These numbers show the scale of the challenge inherited by the Obama Administration, with a historic increase in need during the two years before we took office,” said HUD Secretary Shaun Donovan. “The report shows a clear link between unemployment and housing needs and that’s why the President has been so focused on creating jobs. A growing economy and new jobs, combined with HUD’s new commitments to produce and preserve affordable rental housing is what we need to reverse this trend.” HUD’s Assistant Secretary for Policy Development and Research, Dr. Raphael Bostic said, “The loss of income and the general lack of affordable housing are clearly putting a lot of stress on unassisted families at the lower end of the income spectrum. It’s equally clear that had it not been for housing assistance offered by HUD, the economic impact on very low-income renters would have been greater still.”

You can see the full release here. Please sign our petition to show that you care about this issue.

In a research summary by the Center for Housing Policy and Enterprise, a number of different studies were reviewed to see various ways in which the production, rehabilitation or other provisions of affordable housing may lead to improved health outcomes. Nine promising hypotheses may need more study but clearly point to a direct correlation between affordable housing, good health habits and eventually, reductions in health care costs. We’ve reprinted each hypothesis below, but to read the entire study, just click on this link: http://www.nhc.org/media/documents/HousingandHealth.pdf

The Positive Impacts of Affordable Housing on Health: A Research Summary

1. Affordable housing may improve health outcomes by freeing up family resources for nutritious food and health care expenditures.
2. By providing families with greater residential stability, affordable housing can reduce stress and related adverse health outcomes.
3. Homeownership may contribute to health improvements by fostering greater self-esteem, increased residential stability and an increased sense of security and control over one’s physical environment.
4. Well-constructed and managed affordable housing developments can reduce health problems associated with poor quality housing by limiting exposure to allergens, neurotoxins and other dangers.
5. Stable, affordable housing may improve health outcomes for individuals with chronic illnesses and disabilities and seniors by providing a stable and efficient platform for the ongoing delivery of health care and other necessary services.
6. By providing families with access to neighborhoods of opportunity, certain affordable housing strategies can reduce stress, increase access to amenities and generate important health benefits.
7. By alleviating crowding, affordable housing can reduce exposure to stressors and infectious disease, leading to improvements in physical and mental health.
8. By allowing victims of domestic violence to escape abusive homes, affordable housing can lead to improvements in mental health and physical safety.
9. Use of green building and transit-oriented development strategies can lower exposure to pollutants by improving the energy efficiency of homes and reducing reliance on personal vehicles.

Funded by the MacArthur Foundation, the study: The Role of Affordable Housing in Creating Jobs and Stimulating Local Economic Development, was conducted by Keith Wardrip, Laura Williams and Suzanne Hague. This outlines all of the financial benefits a community can get when affordable housing is constructed, from new jobs to increased tax base.

Advocates for affordable housing have long focused on the fact that even low income families deserve and need safe, suitable housing that they can afford. As this study notes, “When housing is affordable, low- and moderate income families are able to put nutritious food on the table, receive necessary medical care, and provide reliable daycare for their children.”

Other research has shown that stability and affordability in payments for housing can have “profound effects on childhood development and school performance (Lubell and Brennan 2007) and can improve health outcomes for families and individuals (Lubell, Crain, and Cohen 2007).”

Now we know for sure that the benefits of affordable housing are not just for the people who live there. Check out the full study:  http://www.nhc.org/media/files/Housing-and-Economic-Development-Report-2011.pdf. In the meantime, here is a summary of some of the key findings, taken directly from the study itself.

1. As with market-rate housing, research consistently shows that developing affordable housing creates jobs — both during construction and through new consumer spending after the homes have been occupied. The impacts of building certain kinds of affordable rental housing are on par with the impacts of comparable market-rate units.

2.  Cities and states benefit financially from the development or substantial rehabilitation of affordable housing. Some of the most significant sources of revenue during the construction or rehabilitation phase are sales taxes on building materials, corporate taxes on builders’ profits, income taxes on construction workers, and fees for zoning, inspections, and the like.

3.  Multiple studies demonstrate that low and moderate-income homeowners who purchase homes they can afford have a lower likelihood of mortgage delinquency and foreclosure than market rate borrowers with subprime — and even prime — mortgage products. Given the substantial costs that local governments incur for each foreclosure, programs — whether subsidized or unsubsidized – that create opportunities for sustainable homeownership represent a smart, fiscally sound mechanism for promoting housing stability.

In surveys, many representatives of the business community report that a lack of affordable housing makes it more difficult to recruit and retain employees. Surveys also indicate that the business community recognizes the importance of affordable housing when making location decisions, and demographic trends suggest that given the alternative, mobile individuals will abandon areas with the highest housing costs for opportunity-rich regions with lower housing costs. In addition, to the extent that an affordable housing shortage forces workers to “drive ‘til they qualify,” a region may be faced with congested roads, which can reduce economic competitiveness.

Hudson Valley Foreclosure Prevention Services are free and they work! Read on! Got a great letter at RUPCO this week. I’ve changed the names to protect the identities but here is what they said:

“My wife Jane and I want to thank you and your entire office for all your help with our mortgage modification and avoiding the foreclosure preceding [sic] that was underway.

RUPCO helped us lower our interest rate from over 10% to just over 5% with Bank of America. We fell behind on our mortgage payments and we were originally hoping to do a partial claim with our FHA mortgage. That whole thing fell through and we were in trouble and well behind on our payments.

With your help Frank, we are back on track. We have just mailed our 9th payment since our modification. We can’t thank you enough for your patience and persistence. The program that RUPCO has is a big help to families in tough times. Please enjoy the enclosed Dunkin Donuts gift card to treat the office to donuts and coffee.

Sincerely,

John and Jane Doe”

We didn’t need the donuts because just reading a letter like that is enough to keep everyone at RUPCO going for a long, long time. And we reprint it here to remind everyone out there that no one should face foreclosure alone. We counseled more than 460 people last year, attended more than 100 settlement conferences and in all of those cases, just had 7 actual foreclosures!

If you’re facing foreclosure or know someone who is, don’t delay! Visit www.rupco.org to learn about Hudson Valley Foreclosure Prevention Services.