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David Greer
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CLPHA Opposes Administration Proposal to Increase Rent Burden on Lowest-Income Residents
WASHINGTON (May 14, 2018) - The Council of Large Public Housing Authorities (CLPHA) strongly opposes the Department of Housing and Urban Development’s (HUD) recently announced proposal to increase rent burdens on low-income residents residing in public housing and assisted housing.
The core of HUD’s rent reform proposal is to shift the burden of chronic federal underfunding of assisted housing to low-income residents who can least afford it. While there are advantages to a proposal that simplifies rent calculations and reduces administrative burdens for public housing authorities (PHAs), this proposal requires that PHAs raise rents in order to benefit from common sense rent simplification. Even with the benefit of housing assistance, many public housing residents are already spending more than 30% of their income on rent. A 2017 HUD study reported that the average Housing Choice Voucher recipient had a rent burden of 37% in 2015. Nationally, we represent PHAs serving residents in the most expensive housing markets in the country, where voucher holders are especially likely to have to incur high rent burdens to gain access to higher opportunity neighborhoods of their choice.
Given existing rent burdens, this proposal raises serious concerns about the negative impact the proposed rent calculations would have on residents. Through changes to 35% of unadjusted income for families and 30% of unadjusted income for the elderly and disabled, many assisted households would see significant rent increases. For example, the Housing Authority of the City of Los Angeles (HACLA) estimates that public housing residents would see an average 36% rent increase while Housing Choice Voucher households would experience an average 23% rent increase. With an average annual household income of $21,000 for public housing residents and $16,000 for voucher holders served by HACLA, these increases represent substantial burdens that may interfere with a household’s ability to afford other necessities.
Beyond concerns regarding the fairness of further cost-burdening residents, there is some evidence to suggest that increased rents do not financially benefit PHAs and may have the opposite effect. When the New York City Housing Authority (NYCHA) implemented a HUD-mandated flat rent increase in 2014, impacted residents experienced an average rent increase of 46%. NYCHA saw their rent collection rate decrease among those impacted by the increase. NYCHA’s experience reflects the reality that increased rent payments only exacerbates affordability issues and puts more residents at risk of delinquency and eviction, resulting in more challenges for PHAs and less predictable revenue.
In addition to our concerns about the impacts of the proposed rent calculations, we note that the timing of these proposed changes are problematic for two reasons. First, some components of the proposal contradict important changes to housing assistance made through the recent federally enacted Housing Opportunity Through Modernization Act (HOTMA) in 2016 by unanimous vote of the House and Senate. HUD has yet to publish implementation regulations for some of the key provisions in the bill. For example, HOTMA increased the deduction of medical expenses for elderly and disabled families and tied the deduction to inflation, while HUD’s proposal eliminates these deductions entirely. A significant number of elderly and disabled households currently use medical deductions, many of whom have substantial medical costs. We question the elimination of this deduction particularly when it is already undergoing a very different set of changes through congressionally-mandated HOTMA.
We also question the timing of these proposed changes given the fact that in 2012, HUD commissioned a four-site demonstration from MDRC to study several rent reform elements included in the proposal, including triennial recertification, elimination of income deductions, and ignorable asset limits. One of the research questions the demonstration is explicitly testing is whether these reforms reduce work disincentives and increase family self-sufficiency among families receiving vouchers. With results expected in 2019, HUD should use insights from the study to inform design of a rent reform model that most effectively promotes self-sufficiency.
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About the Council of Large Public Housing Authorities
CLPHA, headquartered in Washington, D.C., is a non-profit organization working to preserve and improve public and affordable housing through advocacy, research, policy analysis and public education. It represents most of the nation’s largest public housing authorities.
Web tool targets idea-sharing and improves cross-sector
collaboration to help low-income families
April 9, 2021
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About the Council of Large Public Housing Authorities
About CLPHA’s Housing Is Initiative |
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(202) 550-1381
For Immediate Release
March 31, 2021 |
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(Washington, D.C.) March 31, 2021 – Sunia Zaterman, executive director of the Council of Large Public Housing Authorities, released the following statement upon President Biden’s announcement of the American Jobs Plan:
“The Council of Large Public Housing Authorities applauds President Biden’s transformative American Jobs Plan to reimagine and rebuild the American economy by centering housing as key to accomplishing the administration’s top priorities of economic impact, racial equity, and climate change. The $213 billion to produce, preserve, and retrofit more than one million housing units, with $40 billion targeted at the long-neglected public housing capital needs, is the size and scale that can move the needle on improving public housing infrastructure. CLPHA has called for a 10-year road map to recapitalize the public housing portfolio.
“The centrality of public and affordable housing means its impact reaches beyond shelter. It is also critical to other key elements of the American jobs plan including expanding broadband, improving childcare, and increasing health care opportunities. Public housing authorities are the most efficient delivery mechanism for these critical services because of their understanding of local needs, especially the needs of underserved communities of color. Public housing authorities stand ready to implement the bill when it becomes law.
CLPHA will work closely with Congress to ensure that the housing provisions are fully funded and remain central to the bill.”
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About the Council of Large Public Housing Authorities
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March 11, 2021
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(Washington, D.C.) March 11, 2021 – Sunia Zaterman, executive director of the Council of Large Public Housing Authorities, released the following statement upon President Biden’s signing of the American Rescue Plan Act into law:
“The Council of Large Public Housing Authorities applauds President Biden for signing into law the groundbreaking American Rescue Plan Act. When combined with the $25 billion in emergency rental assistance in the previous relief bill, the total $45 billion in emergency rental assistance and $5 billion to prevent homelessness is scaled to the enormous scope of the rental crisis with more than 11 million renters behind on rent. The law is also historic in nature as it represents the largest federal investment since the creation of the Great Society programs more than 55 years ago, which launched what is now known as the Housing Choice Voucher program. Estimates show that the American Rescue Plan Act’s war on poverty will reduce the projected poverty rate this year by half. This historic investment in alleviating poverty and expanding housing opportunities constitutes one of the most significant steps towards ending racial inequity since the legislation passed during the Civil Rights Era.
"The American Rescue Plan acknowledges that housing stability for all Americans is essential to the economic well-being, racial equity, and public health of the nation. While this legislation directs critical federal investment to pandemic relief, new transformational federal investments will be needed to address the affordable housing crisis that was only exacerbated by the pandemic, including a 10-year roadmap to recapitalize the public housing portfolio and a permanent and significant expansion of the Housing Choice Voucher program.
"CLPHA looks forward to working with the Biden-Harris administration to make stable housing a reality for all Americans."
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In this December 27, 2018 article by Bruce Japsen for Forbes.com, CLPHA Executive Director Sunia Zaterman discusses the importance of cross-sector collaborations between housing and health care to improve life outcomes for low-income families and seniors.
“We’re housers with expertise in the management and operation of affordable housing for low-income families and seniors, but we are not experts in the complexities of health care service delivery,” Zaterman said. “That’s why nearly all of the public housing authorities we surveyed work with a partner to provide health services. Most would do more if they had the funding and resources to commit to their health partnerships.”
Anthony Scott, CEO of Durham Housing Authority (left) and A. Fulton Meachem, President & CEO of Charlotte Housing Authority (right) in Durham, NC.
CLPHA is pleased to see that our members are visiting each other’s communities to share knowledge, ideas, and best practices for preserving and strengthening their public housing portfolios and resident services.
In August, the Charlotte Housing Authority (CHA) hosted the Durham Housing Authority (DHA) and Durham city officials on a bus tour of Charlotte public housing properties. The Durham delegation also met with CHA staff, board members, and residents to discuss how Charlotte is transforming its housing portfolio and resident services through entrepreneurial efforts in real estate development, bond programs, property management, and family self-sufficiency programs. You can watch a video slideshow of the Charlotte & Durham meeting here.
In October, residents, staff, and board members from the Minneapolis Public Housing Authority (MPHA) traveled to Cambridge, MA to meet with Cambridge Housing Authority staff and tour public housing communities. MPHA learned from Cambridge about their ongoing, comprehensive public housing transformation financed through the RAD program, Low-Income Housing Tax Credits, and other funding tools. In a post-trip recap, MPHA said their residents expressed the importance of seeing and hearing for themselves that these programs did not result in displacement. In fact, said MPHA, “CHA residents were often able to simply move units and continue living in their building even as the work proceeded around them.” You can watch a video about MPHA’s trip to Cambridge here.
Representatives from the Minneapolis Public Housing Authority on a bus tour of Cambridge Housing Authority properties.
The Housing Authority of the City of Pittsburgh (HACP)will redevelop the vacant Larimer School, which is listed on the National Register of Historic Places, into 35 affordable housing units. This project is part of HACP’s larger Larimer/East Liberty Choice Neighborhoods redevelopment plan.
The Otto Bremer Trust awarded a $100,000 grant and a $500,000 low-interest loan to the Minneapolis Public Housing Authority (MPHA). MPHA will use the loan to support housing authority operations for its 6,000 public housing units and will use the grant to fund construction of the 16-unit Minnehaha Townhomes, slated to open in 2019.
From the Housing Authority of the City of Austin's press release:
The Housing Authority of the City of Austin (HACA) has been awarded a $750,000 grant from St. David’s Foundation to support the “Housing + Health: ¡Adelante! Santa Rita Courts” initiative. Over the next 12 months, this funding will help expand access to healthy, affordable housing options and related health services for low-to-moderate income families.
Building on HACA’s long-standing commitment to delivering quality affordable housing, this initiative aligns with the agency’s plans to modernize Santa Rita Courts, an 84-yearold property that holds a unique place in Austin’s history. By pairing the redevelopment of this historically significant community with enhanced health programming, HACA aims to create lasting, positive outcomes for families, ensuring they have both a safe place to call home and the resources they need to thrive.
“HACA is always looking for opportunities to advance the transformative programs that improve health and self-sufficiency for the families we serve,” said HACA President and CEO Michael Gerber. “The support from St. David’s Foundation will help ensure that our families not only have a safe place to call home, but also the tools and resources they need to lead healthier, more fulfilling lives. We’re grateful for this partnership and look forward to working together to uplift our neighbors and build a stronger, healthier community.”
From the Minneapolis Public Housing Authority's press release:
Last week, the Minneapolis City Council approved the city’s 2025 budget, setting a new funding highwater mark for MPHA programs and activities at nearly $11 million. Included in this funding is the continuation of the $5 million annual housing tax levy, a $1.3 million investment to support MPHA piloting a new U.S. Department of Housing and Urban Development (HUD) funding program, $2.2 million in continued ongoing funding to support the nationally recognized Stable Homes Stable Schools (SHSS) program, a one-time investment of $830,500 to pilot a SHSS expansion into early childhood and middle school homelessness prevention, and $1.8 million (with $1.4 million ongoing in subsequent years) for the creation of a new city-funded Emergency Housing Voucher (EHV) program to mirror the successful but sunsetting federal program.
“We are honored by the trust Mayor Frey and the City Council have placed in MPHA as a partner in the work to address our city’s homelessness and affordable housing challenges,” said Abdi Warsame, Executive Director/CEO of the Minneapolis Public Housing Authority. “This agency administers numerous successful housing assistance programs. Chief among these is Stable Homes Stable Schools and the Emergency Housing Voucher program. I am heartened that our elected leaders understand the importance of these successful programs and are increasing the city’s support. This agency plays a critical role in addressing our region’s affordable housing challenges, and I hope other local and state leaders take note of what is possible when investing in MPHA’s award-winning work.”
Earlier this summer, MPHA leaders presented an update on the agency’s 2024 levy budget and a look at the agency’s five-year levy capital plan. Highlights from the agency’s 2024 levy budget included dedicating a portion of funding towards the agency’s next major high-rise renovation (Spring Manor), two scattered site infill projects (one duplex and one triplex), and modernizing elevator systems in two high-rises. The 2025 levy budget includes dedicating additional funds to the Spring Manor redevelopment project and replacing high-rise windows from the 1980s with energy efficient, code compliant windows that include fall protection safety features across the portfolio.
The City of Minneapolis’ 2025 budget includes an amendment led by Councilmembers Jason Chavez and Aurin Chowdhury, along with Council President Elliot Payne, to fund two SHSS pilot expansion projects in two core areas of need and opportunity: early childhood homelessness prevention and expanding the program into Minneapolis Public Schools (MPS) middle schools.
The early childhood prevention expansion will help reach families with infant to pre-school-aged children who are unstably housed to prevent any initial homelessness episodes. By preventing homelessness of 0 – 5-year-olds, SHSS can prevent the deficits that children impacted by homelessness bring into their primary school journeys. Services include financial assistance and case management.
And the middle school expansion is the natural next step for SHSS expansion. It will expand the reach of SHSS housing stability services to additional MPS schools, extending the stabilizing benefits SHSS delivers to additional children, families, and schools. Services include financial assistance and case management.
Full details for both pilot expansion programs can be found in this fact sheet, but MPHA estimates that an additional 180-225 families (representing 440-565 children) could be served by Stable Homes Stable Schools with these two expansions.
The other budget amendment, led by Councilmembers Robin Wonsley and Jamal Osman, creates a new city-funded EHV program that mirrors MPHA’s successful EHV program.
Created and funded through the American Rescue Plan Act of 2021 (ARPA), the EHV program connects federal rental assistance with local Continuums of Care (CoCs) and other partners to target resources to individuals and families who are homeless, at-risk of homelessness, were recently homeless, or have a high risk of housing instability.
In developing its EHV program, MPHA partnered with the Hennepin County CoC to identify chronically homeless individuals, and to establish a process of engagement with those individuals referred for the vouchers. The agency works with Hennepin County’s Coordinated Entry System to administer the EHV program, equipping individuals and families coming out of homelessness with wrap-around case management services provided by the county and county-contracted providers.
But while MPHA has developed a successful EHV program that has delivered millions in emergency rental assistance and helped 246 individuals escape homelessness, the EHV program’s funding is set to expire in September 2030. Unlike other HUD voucher programs that receive annual congressional appropriations, EHVs only received one-time funding through ARPA.
Councilmember Wonsley and Osman’s amendment will help the agency permanently fund 100 EHVs, modeled off the agency’s successful federally funded program. Full details on the federal EHV program and the agency’s proposal for a city-funded EHV program can be found in this fact sheet.
For both the SHSS expansions and the city-funded EHV program, MPHA will spend the coming months staffing up and creating the necessary administrative and compliance software systems. In the case of the city-funded EHV program, MPHA cannot simply continue to use federal documents, administration, and compliance systems. Therefore, the agency needs to build the unique systems and processes that mirror the federal program – a process the agency anticipates will run through summer of 2025 before the first city-funded EHVs are deployed. The agency will provide periodic updates on these two programs and the rest of the activities and programs funded in the City of Minneapolis’ budget throughout 2025.
From the Columbus Metropolitan Housing Authority's press release:
The Columbus Metropolitan Housing Authority (CMHA) announced today it has invested a combined total of $78.9 million to purchase The Residences at Eden Park in northeast Columbus and The Orchards in Lockbourne.
These acquisitions add 426 units to CMHA’s portfolio, with rents tailored to address the region’s critical need for workforce housing. To further enhance affordability, each property can also house families using the CMHA Housing Choice Voucher program.
Workforce housing is defined as housing affordable to households with income between 60% and 120% of the area median income (AMI), targeting middle-income essential workers such as police, firefighters, educators and health care, retail and restaurant/lodging workers. AMI data is calculated annually by the U.S. Department of Housing and Urban Development.
All 264 apartments at Eden Park, located at 2335 N. Cassady Ave. near Easton, and the 162 units at The Orchards, situated at 310 Rathmell Road near Rickenbacker International Airport and adjacent to the new Google facility under construction, will be affordable to renters at 80% of the Columbus AMI. This translates to affordability for a one-person household earning $55,600 annually or a two-person household earning $63,520. Monthly rents for the one-, two- and three-bedroom units will range from $1,100 to $1,900.
“We can all agree that if you work in Central Ohio, you should be able to live in Central Ohio,” said CMHA President and CEO Charles Hillman.
“The tremendous economic boom in our region is producing both exciting opportunities and challenges, including a critical shortage of workers and affordable housing,” Hillman added. “By acquiring these two properties, we aim to alleviate the housing burden faced by working families while building a brighter, more prosperous future for residents across Franklin County.”
CMHA purchased Eden Park for $47.4 million and The Orchards for $31.5 million from Metro Development, one of Central Ohio’s leading multifamily developers. Both locations were constructed by Metro Development in 2023.
The acquisitions were financed through $79 million in bonds, contributing to CMHA’s total bond issuance of over $260 million for the development, preservation and acquisition of housing for all. This effort aligns with CMHA’s strategic goal to expand the region’s housing stock and combat Central Ohio’s ongoing housing shortage, bolstered by its A+ credit rating from S&P Global.
“Our prestigious A+ rating positions CMHA to leverage bond markets with reduced financing costs, enabling a sustainable growth model aligned with our strategic vision of delivering at least 500 new housing units annually for the foreseeable future,” said CMHA Chief Operating Officer Scott Scharlach.
Amenities at both properties include a 4,500-square-foot clubhouse, resident lounge, 24-hour access to emergency services, a professional cardio center, gaming area, tranquil pool, business center, coffee bar and outdoor activity areas, including a dog park. Apartments feature contemporary designs, oversize walk-in closets, 9-foot ceilings and private patios or balconies.
The acquisitions come amid a well-documented shortage of affordable housing in central Ohio.
According to the Affordable Housing Alliance of Central Ohio, only 29 affordable units exist for every 100 extremely low-income households. Approximately 54,000 Franklin County families spend over half their income on housing. Nationally, rents have risen 14% since 2021, with Columbus following similar trends. Currently, 40% of renters in the region are considered rent-burdened, spending more than 30% of their income on housing.
Today’s announcement marks a record-setting year for CMHA, with more than $275 million in annual real estate investments to promote affordable housing opportunities. CMHA’s housing portfolio, now valued at nearly $1 billion, consists of over 2,257 subsidized units, 1,700 workforce housing units and 1,700 market-rate units.
From the Fairfax County Redevelopment and Housing Authority's press release:
Lincoln Avenue Communities (LAC), a mission-driven acquirer and developer of affordable housing, broke ground yesterday on the Residences at Government Center II during a ceremony with LAC leaders, local lawmakers and partners, including Virginia Housing, the Virginia Department of Housing and Community Development, and the Fairfax County Redevelopment and Housing Authority (FCRHA).
The Residences at Government Center II will provide 279 high-quality, affordable homes for families in the Braddock District. Upon completion, this community will also feature a daycare center, providing a safe and convenient childcare option for residents.
U.S. Representative Gerry Connolly, who represents Virginia’s 11th District in Congress, spoke at the groundbreaking ceremony. Other speakers included Nick Bracco, Vice President, Lincoln Avenue Communities; Lenore Stanton, Chair, Fairfax County Redevelopment and Housing Authority; Jeffrey C. McKay, Chairman, Fairfax County Board of Supervisors; James Walkinshaw, Braddock District Supervisor, Fairfax County Board of Supervisors; and Kerrie Wilson, CEO, Cornerstones.
“Throughout my career, creating and preserving affordable housing has been a key priority. As a Congressman and the former Chair of the Fairfax County Board of Supervisors, I am thrilled to be a part of this innovative use of land to further the creation of affordable housing in our community,” said Rep. Connolly.
“Lincoln Avenue Communities is proud to begin construction on the Residences at Government Center II,” said Nick Bracco, Vice President, Lincoln Avenue Communities. “Once completed, this property will offer nearly 300 safe, affordable homes with top-tier amenities to families and individuals in Fairfax County, where new affordable housing is strongly needed.”
“We are proud to welcome new affordable housing right here in our front yard at the Fairfax County Government Center. These new homes will ensure that more people have an equitable shot at building their own future, right here in Fairfax County,” said Jeff McKay, Chairman, Fairfax County Board of Supervisors.
“For years, I’ve felt that we could make better use of the sea of parking in front of the Fairfax County Government Center to help meet our affordable housing goals. I made the motion to convey the property to the FCRHA for that purpose, and today, we are seeing this concept come to fruition,” said James Walkinshaw, Supervisor, Braddock District, Fairfax County Board of Supervisors. “I look forward to welcoming 279 families to their new homes at this innovative complex in the Braddock District.”
“During the 2024 calendar year, we have come together to celebrate affordable housing groundbreakings or grand openings several times. Residences at Government Center II is another testament to our commitment to developing affordable housing in all corners of Fairfax County,” said Lenore Stanton, Chair, Fairfax County Redevelopment and Housing Authority.
"We are pleased to help bring affordable housing to Fairfax, just a short distance away from Capital One's headquarters. This development builds on our relationship with Lincoln Avenue Communities and the work we have done to expand affordable housing in Fairfax, Miami, New Orleans and Richmond," said Ed Delany, Senior Director for Community Finance at Capital One. "Capital One provided construction debt, LIHTC equity investments and permanent Freddie Mac loans, including structuring and closing Freddie Mac’s first Forward Bond Credit Enhancement in just 90 days to meet the closing timeline."
“Residences at Government Center II is a perfect example of taking underutilized land and creating something beautiful to support the community,” said Director, Production Patricia Mao Booker at KTGY. “Our architects carefully designed around the surrounding environment to enhance the pedestrian experience for this mixed-use affordable housing complex. We’re proud to support low-income families in Fairfax with this new, beautifully designed community.”
From the Fairfax County Redevelopment and Housing Authority's press release:
Today, the Fairfax County Redevelopment and Housing Authority (FCRHA), together with SCG Development Partners and various elected officials, marked the grand opening of One University, 240 affordable homes for families and older adults adjacent to George Mason University.
“I am extremely proud to see that Fairfax County has successfully implemented HUD’s Rental Assistance Demonstration (RAD) authority with One University,” said HUD Mid-Atlantic Regional Administrator Matt Heckles. “As the first RAD property in the nation to obtain U.S. Department of Housing and Urban Development (HUD) approval for demolition and redevelopment, One University was the beginning of a national phenomenon. HUD has converted through RAD more than 170,000 units and generated over $17.7 billion for rehabilitation or reconstruction of these deeply rent-assisted homes, most of which housing extremely low-income families, seniors, and persons with disabilities.”
“One University is a shining example of what is possible when we inject affordable housing solutions with creativity, innovation, and partnership,” said Lenore Stanton, Chair, FCRHA. “This development marks our first time partnering with a major university to deliver a solution that benefits the entire community across generations.”
“The One University development typifies the power of public-private partnerships. The grand opening of this multi-generational affordable housing development, which also includes student housing to serve George Mason University, is a meaningful step toward fostering stronger, more inclusive communities. By bringing together families, seniors, and students into one vibrant community, we're creating opportunities for connection, support, and shared growth. It's a model for affordable housing that works for everyone, no matter their age or stage in life."
“George Mason University is key to Fairfax County’s greater economic development strategy, both as a major employer, and in its cultivation of tomorrow’s leaders. The partnership to create One University delivers a multifaceted affordable housing solution across generations, and provides much-needed student housing for the university,” said Jeff McKay, Chairman, Fairfax County Board of Supervisors.
“The FCRHA’s partnership with HUD, along with its Moving to Work designation, provided the flexibility to design affordable housing customized to Fairfax County’s unique needs and opportunities. This ongoing partnership with our federal government will be critical as we continue to work toward our goal of 10,000 net new affordable homes by 2034,” said James Walkinshaw, Braddock District Supervisor, Fairfax County Board of Supervisors.