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Author Archive for: H.A.N.D.

Residential Construction Activity in the Washington Metro Area

February 6, 2017
February 6, 2017
Photo courtesy of Scott Lewis

Photo courtesy of Scott Lewis

By Lisa A. Sturtevant, PhD

In the aftermath of the recession and housing market downturn, residential construction activity has been increasingly fairly steadily. However, the pace of new housing construction remains below long-term levels and the types and prices/rents of new housing being produced does not sufficiently meet demand. As demand for home ownership increases, the population of younger renters grows more slowly, and the number of lower-wage workers expands in the region, there is a great need for lower-priced home ownership opportunities and apartments and other rental homes with lower rents.

Some key findings from the residential permit data released from the U.S. Census Bureau:

Residential construction activities to grow steadily but still remains below long term levels regionwide. Over January through November of last year, there were about 22,000 permits issued for the construction of new residential housing units. The 2016 residential permitting activity included 4,321 building permits in the District of Columbia, 5,806 building permits in Suburban Maryland, and 11,739 building permits in Northern Virginia. Residential permitting activity in the region has been increasing steadily since 2009, but remains below the 2000-2016 annual average (~25,000), suggesting that new home construction has not been sufficient to meet the demands associated with population growth.

[Figure 1]

february-chart-1

One-fifth of the residential construction activity in the region was in the District of Columbia in 2016. While residential construction activity has increased throughout the region, the District of Columbia still accounts for one-fifth of new permits. About a quarter of the permits were for housing in Suburban Maryland and a little over half were in Northern Virginia. By contrast, before the recession, only about five percent of permits for new residential units in the Washington DC region were in the District of Columbia. The District’s share of new permits has slipped slightly, to 20 percent in 2016 from 23 percent in 2015.

[Figure 2]

february-chart-2

Multi-family construction remains strong though new single-family construction is on the rise. In 2016, 44 percent of permits for new residential construction in the Washington DC region were for multi-family units, including nearly all (93 percent) of the permits in DC, 35 percent in Northern Virginia and 28 percent in Suburban Maryland. Historically, over the past 16 years, about 38 percent of permits in the region were for multi-family units so the current share remains higher than average. However, over the past two years, the share of multi-family units has declined somewhat, generally because of a slight decline in the share of permits issued in DC.

[Figure 3]

february-chart-3

Home prices and rents in the Washington DC region continue to climb. Recent data from MRIS have shown that home prices in the metropolitan area have now matched the record high set during the housing market boom. The median sales price in December 2016 was $410,100, slightly higher than the previous record high price of $408,000 in 2014. As typical, there is wide variation in home prices throughout the region that reflects location as well as home types. For example, in the District of Columbia, the median sales price was $550,000. In Fairfax County the median home price was $470,000 and in Prince George’s County was $265,000.

Rents have also been on the rise, and new multi-family construction has skewed substantially towards luxury, higher-rent apartments. Even as concessions at new apartment buildings have increased, rents in buildings, particularly in DC and in the closer-in suburbs, are often only affordable to very high-income renters. According the 2015 American Community Survey data, the median rent in DC was $1,417 in 2015; however, the median rent for units built in 2014 and 2015 was $2,334. A household would need an income of more than $93,000 in order to afford the median rent in a new apartment building in the city.

Homelessness remains an intractable problem in the District of Columbia. Even as new residential construction increases, there remains insufficient housing affordable to all residents in the region. A recent survey by the U.S. Conference of Mayors found that Washington DC has the highest rate of homelessness among the nation’s 32 largest cities. The ability for the region to expand the housing supply will depend not only on land use and zoning changes that encourage more housing, but also policies that promote the development of housing for our region’s most vulnerable residents.

0 Comments/in HAND News, HAND Thought Leadership /by H.A.N.D.

Joseph LeMense Promoted to Managing Director, Community Development and Non-Profit Banking at United Bank

January 23, 2017
January 23, 2017

joelemense

HAND member United Bank has promoted its own Joseph LeMense to Managing Director of its Community Development & Non-Profit Banking Group. In his capacity, LeMense will lead the Bank’s non-profit business development and lending initiatives throughout the District, Maryland and Virginia. His primary focus will be on providing personalized financial solutions to mission-based organizations involved in community development, affordable housing, education, social services and trade associations.

“Joe’s knowledge of the Greater Washington non-profit community and his understanding of their unique banking needs make him a great asset, not only to United Bank’s non-profit group, but to our clients,” said Ross Draber, chief operating officer of United Bank. “His vision and dedication will be invaluable as United Bank continues serving local academic, religious, social and affordable housing organizations.”

LeMense brings nearly 35 years of local commercial lending experience to this role.  Most recently he served as United Bank’s Senior Vice President of Commercial Banking. LeMense’s areas of expertise include tax exempt bond finance, tax increment finance, Property Assessed Clean Energy (“PACE”) financing and Low Income Housing Tax Credit (“LIHTC”) and New Market Tax Credit (“NMTC”) financing.

“We have a responsibility as a community bank to give back to the areas in which we operate, and I look forward to leveraging this opportunity to provide local non-profits with the banking solutions and expertise that will help them achieve long-term success,” said LeMense. “Community reinvestment is not a compliance issue for us; it’s the right thing to do and an area to which we are very committed.” Congratulations Joseph!
0 Comments/in HAND News, Member Events & Success Stories /by H.A.N.D.

Fairfax County Seeks Public Comment on Amendment to Consolidated Plan One-Year Action Plan

January 5, 2017
January 5, 2017

Fairfax County is requesting public comment on a proposed amendment to the Fairfax County Consolidated Plan One-Year Action Plan for Fiscal Year (FY) 2017 to incorporate revised funding and activities of the Fairfax County Redevelopment and Housing Authority (FCRHA) North Hill Project, according to its website.  The comment period will run from Thursday, December 15, 2016 through Friday, January 13, 2017.

North Hill consists of approximately 35 unimproved acres off of Richmond Highway in the Mount Vernon District of Fairfax County. Through the Public Private Education Facilities and Infrastructure Act of 2002 (PPEA), the Fairfax County Redevelopment and Housing Authority (FCRHA) and its partners will transform North Hill into a mixed income affordable and market rate housing community comprised of multifamily rental apartments and for-sale townhouses.

The proposed changes to the Consolidated Plan Plan One-Year Action Plan for FY 2017 addresses the use of Community Development Block Grant (CDBG) funds. To read more, click here.

0 Comments/in HAND News /by H.A.N.D.

Outlook for Meeting Housing Needs in the National Capital Area in 2017: Action Items for Local Jurisdictions

January 3, 2017
January 3, 2017
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Photo courtesy of Alexis Lewis

By Lisa A. Sturtevant, PhD

Nearly 400,000 renter households in the Washington DC region—about half of all renters—are cost burdened, spending 30 percent or more of their income on housing costs. For many individuals and families paying high housing costs can mean there is too little for other essentials, such as food and health care. In the Washington DC area, more than 12,000 homeless individuals were identified in this year’s point-in-time homelessness count, though we know the number of people without stable housing is much higher. Despite the efforts of countless housing advocates, non-profits, and local governments, the housing affordability challenges in the DC region continue to grow. What can local jurisdictions do to stem the rising affordability challenges?

Housing is a growing concern in the region. According to data from the U.S. Census Bureau, in 2000, about 220,000 renter households in the Washington DC metropolitan area were cost burdened. In 2015, that number had grown to about 380,000, an increase of 160,000 households. In 2000, 33.2 percent of renters were cost burdened. In 2015, that share was 48.5 percent. The overall number of cost burdened renters has increased in jurisdictions throughout the region. For example, there were about 25,600 more cost burdened renters in DC in 2015 than there were in 2000. In Montgomery County, the number of cost burden renters grew by more than 31,000 over the 15-year period between 2000 and 2015. Fairfax County added 24,200 new cost burdened renter households over the same period.

january-figure-1

january-figure-2-final

These increases are not because local jurisdictions have ignored the problem. Just in the last few years, DC has dedicated $100 million to its Housing Production Trust Fund. Montgomery County has increased efforts to use public land for affordable housing. The City of Alexandria continues to look for opportunities to partner with developers to expand mixed-income housing. Fairfax County has made housing affordability a key component of its Strategic Plan to Facilitate Economic Success. Arlington County is working to adopt at Notice of Funding Availability (NOFA) process to more efficiently and effectively allocate local housing resources.

But, as the cost burden numbers show, it hasn’t been enough. And things probably are not going to get easer in 2017. Even without specific affordable housing proposals, the new Presidential administration could weaken key Federal programs that local jurisdictions have come to count on for the production and preservation of housing affordable to lower-income individuals and families.

Tax reform. No specific proposals have been discussed by the incoming Trump administration related to the Low-Income Housing Tax Credit (LIHTC) program. It seems very unlikely that the credit itself will be eliminated since there is generally broad bipartisan support for the program. However, there has been a lot of talk about the likelihood of tax reform under the new Trump administration. Some affordable housing finance experts have suggested that there could be “substantial” indirect effects of proposed tax reforms on the LIHTC, making the tax credit less valuable to investors. Reduced capacity of the LIHTC could mean a growing need for local resources to fill financing gaps and to make projects feasible.

Cuts in Nondefense Spending. President-elect Trump has indicated that he intends to cut nondefense spending, at one time saying he wanted cuts of one percent every year. This would mean cuts to key HUD programs that serve some of the lowest-income and most vulnerable individuals and families in our communities—programs like the Housing Choice Voucher Program and CDBG and HOME. Historically a target of cuts, these programs could be at significant risk under a President who has indicated little interest in supporting HUD programs. Even now, federal housing programs currently serve only about a quarter of eligible households. Reductions in federal funding would means that local jurisdictions will lose critical resources to support a wide range of housing and community development programs and the losses would disproportionately impact the lowest-income and potentially the most vulnerable households.

Rising housing challenges and declining federal resources are not new phenomena; local jurisdictions have been taking on increasingly active roles in housing policies and funding for decades. However, in 2017, the role for local action on housing will be even more critical in our region. What can local jurisdictions to do differently to move the needle?

Communication is key:

Make the case. Throughout our communities we need to continue to make the case for why housing is important. And there is not just one argument. Whether it’s because increasing housing supply is good for the local economy. Or that education and health outcomes are better for families with access to safe and affordable housing. Or that poor children who live in higher-opportunity neighborhoods go on to make more money—any pay more taxes—than those left behind.

Document the need. At the local level, it is important not only to quantify housing needs in the community, but also to relate those numbers to actual people. Combining hard data with descriptions of hypothetical—or real—individuals and families is important for demonstrating the need.

Explain how housing finance works. Make sure that the community understands why government is necessary when it comes to building housing affordable to lower-income households. Tools like the Urban Institute’s affordable housing simulator can help show in black and white that gap that often needs to be filled by public resources.

Communication can be hard but other important steps are even harder:

Prioritize housing. Public resources are limited and local jurisdictions have competing demands on those resources. In general, however, local communities have not been explicit about prioritizing housing, and then about prioritizing particular goals within housing programs and policies. Prioritization—linked to specified and dedicated funding sources—seems especially important to having an impact.

Innovate on the funding side. To meet housing needs when federal resources are on the decline, it is going to be necessary to identify new sources of funding. Local jurisdictions need to commit to looking for innovative funding sources and partners.

1 Comment/in HAND News, HAND Thought Leadership /by H.A.N.D.

The NHP Foundation Releases White Paper on Need for Affordable Housing

December 16, 2016
December 16, 2016

screen-shot-2017-01-05-at-2-45-59-pm

The NHP Foundation (NHPF) recently released a white paper titled, “Unaffordable Housing: A Root Cause of Social Inequality” by Richard F. Burns and Thomas G. Vaccaro. Notably, the paper supports the Low Income Housing Tax Credit Program (LIHTC) and examines the issue of cost burden.

An excerpt from the paper reads:

“Social inequality is the new philanthropic buzz phrase that covers a wide-range of hard-to-resolve societal problems. For example: racial bias; right-to-vote
issues; inferior schools; low paying job opportunities, homelessness and limited access to quality nutrition and health care.

In our view, rundown apartment units located in desperately poor neighborhoods are a root cause of many quality of life issues. And these issues will only become more widespread, intractable and irreversible as the crisis of una ordable housing continues to spread from poor, underclass households to those earning average median incomes and above.”

To read the paper in its entirety, click here.

0 Comments/in HAND News, Member Events & Success Stories /by H.A.N.D.

HAND Members, DC Office of the Deputy Mayor for Planning and Economic Development Featured in BisNow

December 8, 2016
December 8, 2016

buwa2Recently BisNow featured HAND Member, Dantes Partners, in an article titled, “How a Nigerian Immigrant Became One of DC’s Most Active Affordable Housing Developers.” Founded by Buwa Binitie, the development firm has five projects in the pipeline, which will bring a total of 783 affordable units to the region’s housing market.

Binitie was born in Nigeria, and attended New York University, after which he pursued an IT startup. When the company didn’t grow as planned, he switched paths to real estate, and started Dantes Partners in 2005. Since then, he has gone from redeveloping one and two unit homes to the 462 – unit Bruce Monroe/Park Morton project he is working on now with The Community Builders, also a member of HAND.

The Office of the Deputy Mayor for Planning and Economic Development‘s communications director, Joaquin McPeek, was also quoted in the piece: “We are always encouraged to see local CBE’s and minority-owned businesses succeed in the District.” He continued, “It is equally satisfying when projects place an emphasis on affordable housing and addressing community needs—two priorities of this administration when it comes to DC development.” You can read the entire article here.

 

 

0 Comments/in HAND News, Member Events & Success Stories /by H.A.N.D.

HAND & Partners Sign ACTION Campaign Letter in Support of LIHTC

December 7, 2016
December 7, 2016

screen-shot-2017-01-05-at-2-53-48-pm

HAND has joined roughly two thousand organizations and businesses, who are calling on the incoming Congress and Administration to prioritize the Low-Income Housing Tax Credit (Housing Credit) as they consider reforms to the nation’s tax code and investments in the nation’s infrastructure. The letter submitted on behalf of the ACTION Campaign urges policymakers to: 1) Ensure that the Housing Credit and Housing Bonds are held up as positive examples of the power of the tax code to improve communities by maintaining their viability under tax reform; and 2) expand and strengthen the Housing Credit to increase the availability of safe and affordable housing and revitalize local economies.

0 Comments/in HAND News /by H.A.N.D.

Klein Hornig Releases the 2016 Edition of Low-Income Housing Tax Credit Booklet

December 6, 2016
December 6, 2016

low income booklet

Klein Hornig partner, Steve Paul is pleased to provide the 2016 Edition of the Low-Income Housing Tax Credit booklet, which has been distributed for more than 20 years.

Klein Hornig senior counsel, Katie Day and associates, Emily Blumberg, Rebecca Melaas and Sara Silverstein are gratefully recognized as contributors.

To read the entire booklet, click here.

 

 

0 Comments/in HAND News, Member Events & Success Stories /by H.A.N.D.

Maryland Department of Housing and Community Development Partners With Wicomico County for New Homeownership Initiative

December 6, 2016
December 6, 2016

newbuild

The Maryland Department of Housing and Community Development has partnered with Wicomico County to launch a new homeownership initiative through the Maryland Mortgage program. Maryland NewBuild will provide incentives to homebuyers purchasing newly constructed homes in the county, including reduced interest rates on Maryland Mortgage loans. The initiative will be available to Wicomico County homebuyers for one year, running until December 1, 2017.

Through Maryland NewBuild, Wicomico County homebuyers purchasing newly constructed homes in designated Priority Funding Areas can receive:

A 0.25% interest rate reduction on a fixed-rate Maryland Mortgage loan;
$5,000 in downpayment assistance through a 0% deferred loan;
Mortgage Credit Certificates and tax credit savings through the Maryland Homecredit Program, and;
A waiver from Wicomico County for the impact fees associated with the newly-constructed single family homes.

To learn more, click here.

0 Comments/in HAND News, Opportunities /by H.A.N.D.

Affirmatively Furthering Fair Housing in a Trump Administration: Regional Leadership Needed More than Ever

December 4, 2016
December 4, 2016
Photo courtesy of the NAACP Legal Defense and Educational Fund, Inc.

Photo courtesy of the NAACP Legal Defense and Educational Fund, Inc.

By Lisa A. Sturtevant, PhD

Fair housing never emerged as an issue in the presidential election; however, the new President and his HUD secretary and Attorney General will have responsibility for overseeing the enforcement of new fair housing laws, including the Affirmatively Furthering Fair Housing (AFFH) rule and the disparate impact court decision. There is uncertainty about what a Trump Presidency will mean for housing nationally, but given his selection of Ben Carson as HUD Secretary, it seems more important than ever to re-commit to working regionally to support the goals of fair housing and access to opportunity here in the Washington, DC metro area.

It has been over a year since the U.S. Department of Housing and Urban Development published the Affirmatively Furthering Fair Housing (AFFH) rule that established a new housing needs assessment process (replacing the analysis of impediments) with the Assessment of Fair Housing (AFH). The AFFH rule lays out a new procedure for local jurisdictions to assess areas of concentrated poverty, to identify disparities in access to good schools, transit and other amenities, and to evaluate unmet housing needs among certain subpopulations, including racial and ethnic minorities and persons with disabilities. In addition, for the first time HUD is providing a trove of local data to help localities identify patterns of demographic change. The goal of the AFFH rule is to bring greater guidance to localities for “affirmatively furthering fair housing” as mandated in the Housing Act of 1968.

Despite some of the rhetoric, the new regulations reflect only an incremental change to HUD’s approach to enforcing fair housing and is designed to encourage a more intentional assessment of whether the goals of the Fair Housing Act are being met. However, the AFFH rule has been castigated as a vast overreach by the Federal government into local autonomy, and the change in leadership at the Federal level will likely give broader voice to those claims.

During the campaign, President-elect Trump said he wanted to dismantle the AFFH rule. Donald Trump’s company has been sued by the Justice Department for violating fair housing laws in New York. In the 1970s, Trump’s father was arrested in Prince George’s County while allowing an apartment complex he owned fall into disrepair and for subjecting African American tenants to deplorable housing conditions. It’s not likely that a President Trump will take the lead on promoting fair housing from the White House. Trump’s pick for HUD Secretary, Ben Carson, has given every indication that he will not be a champion for fair housing at the Federal level either. He has called the Affirmatively Furthering Fair Housing Rule a “mandated social-engineering scheme” and a policy indicative of a “communist” country.

The Region Should Be a Leader in Promoting its Own Fair Housing Goals

With likely backpedaling on AFFH at the Federal level, the Washington DC metropolitan area should remain committed to advancing fair housing in the region. Now, more than ever, local elected officials need to be leaders for promoting access and opportunity for all members of our community.

Regional discussions about AFFH are already underway. Last spring, the Metropolitan Washington Council of Governments partnered with Enterprise Community Partners and the National Housing Conference to host a full-day training and information sharing session around the AFFH rule. The primary objective of the convening was to discuss the data component of the assessment tool but the conversation shed light on the entire AFH process. At the meeting, we had representatives from HUD, as well as from the Baltimore area, which recently completed a regional housing plan.

This meeting led to further discussions among local Housing Directors at the Metropolitan Washington Council of Governments (MWCOG), but momentum around AFFH slowed over the summer. Given the road ahead, now seems like a good time to re-energize regional partners around fair housing. The lack of Federal leadership is one important reason for mobilization. But there is increasing evidence that regions that are more racially and economically integrated have stronger, more resilient local economies.

There are several things we can do now which would not only help support housing options and integration throughout the region but could also allow us to act proactively—to do something!—in the wake of the unprecedented Presidential election:

Produce data on housing needs and opportunities more efficiently. We learned in our March AFFH meeting that HUD is providing a tremendous amount of data to localities, but jurisdictions are advised by the new rule to make use of locally-generated data. Rather than each jurisdiction analyzing its own data, MWCOG should facilitate a regional data analysis exercise that can help with local housing plans but also help jurisdictions connect regionally.

Consider a regional assessment of fair housing. HUD recommends, though does not really incentivize, a regional approach to assessing housing needs and developing strategies. While each local jurisdiction in the Washington DC area will still develop its own financial, land use and other tools to meet local housing needs, there may be some degree of regional assessment that could be undertaken. Local elected officials, along with housing and planning directors, should become better informed about what it would take to do a regional assessment of fair housing, and whether some type of regional approach is possible.

Share best practices. At the very least, local jurisdictions in the Washington DC region need to do a better job at sharing best practices for expanding housing options. In the last few years, many jurisdictions in the region have conducted housing studies that have led to the development of policy recommendations. The policies and plans should be shared across jurisdictions through MWCOG or another regional body so that jurisdictions can learn from each other and possibly help promote consistency in policies and regulations throughout the region.

Focus on community engagement. There is no silver bullet that we have yet to discover that will solve our region’s housing challenges. Jurisdictions in the Washington DC region are among the most innovative communities in the country in terms of affordable housing tools. We know what needs to be done. The major obstacle that remains is building political will and responding to community opposition to housing, particularly multi-family housing and housing affordable to low-income individuals and families. We should work together to solve the NIMBY (not in my backyard) issue by figuring out how to respond to concerns about density, schools, and parking; how to provide elected officials with education and information they can use at public meetings; and how to have conversations that promote inclusion and tolerance.

On that last point, I think there would be a lot of people in our region who would want to be part of that conversation right now.

0 Comments/in HAND News, HAND Thought Leadership /by H.A.N.D.
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