POLICY MATTERS
A monthly update on policy issues in the fight against homelessness in NYC.
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Shortage of 7.4 Million Housing Units For Unstably Housed In U.S.
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Nearly every day we read about the economy getting better, unemployment going down and the stock market doing well. But household income is lower today for the poorest 10% of American households than it was in 2007, over 43 million Americans (many of them children) continue in poverty and those households struggle to afford stable housing. There isn’t a single state in the union where there is an adequate supply of housing units for extremely low-income households or those living in deep poverty, and especially in urban areas homelessness is growing.
A recent National Low Income Housing Coalition (CFH has partnered with the NLIHC on many advocacy efforts) report documented that nationwide the supply of affordable housing for extremely low-income households was 35 units for every 100 households. That’s why 71% of those households (8.1 million households) are severely cost burdened under HUD’s definition, meaning they spend more than an incredible 50% of their gross household income on housing.
A family of four at the top of the “extremely low-income” monthly income bracket (as defined by the U.S. Census Bureau), spending 50% of gross household income on housing, and the U.S. Agriculture Department’s minimum “thrifty food budget”, would have about $189 left per month to pay for transportation, child care, clothing, and all other necessities. In other words, the family of four would have an annual budget of $2,268 for all family expenses except housing and food.
In some states it’s worse. Nevada has only 15 affordable units per 100 extremely low-income households, but even in the best case no state has more than 61 units per 100 households. The study pegged New York state’s availability of housing for extremely low-income households at 35 units per 100 households. Among urban metro areas the range of available units per 100 extremely low-income households ranges from a low of 12 in Las Vegas to a high of 46 in Boston.
The NLIHC study is based on census data through the American Community Survey (ACS), which does not even include people experiencing homelessness! Obviously, including homeless households would dramatically increase the shortfall of housing for extremely low-income households and people living in deep poverty.
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NYC: Housing Demand Increasing Faster Than Supply, Rents Rising Faster Than Incomes
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Last week New York University’s Furman Center released its “Changes in New York City’s Housing Stock” report for 2017, showing the city’s housing stock isn’t equal to our housing demand, with the number of city housing units increasing by 19% since 1970, but not nearly as fast as population growth or demand. They reported, unsurprisingly, that rents have been increasing considerably faster than incomes.
Since 2000, the number of housing units have increased by 8.2%, but adult population grew by 11%, and the number of jobs in the city were up 16.5%. In those 17 years, median monthly rents increased $300, while income of renter households increased by $145. For newly built units between 2000 and 2010 the median unit rented for about $50 a month more than all other units, but by 2016, in constant dollars, that price differential increased to $400 a month.
About 68% of New York City households rent their home, as compared to about one-third across the United States. That makes the city’s very low vacancy rate, about 3.6% according to New York City’s Housing and Vacancy Survey (HVS), a major driver of increasing rents in the city as demand exceeds supply. And the vacancy rate for housing affordable to very low income and extremely-low income households is even lower. The city defines it as an emergency any time the rental vacancy mark goes below 5%, even though it has routinely been below 5% for decades.
The Furman Center study also reports that the lack of supply of housing is driving an increase in household size, as more people crowd into less space, with more and more households severely overcrowded. Overcrowding is often a precursor for homelessness.
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“Fiddling” As Housing Demand Burns
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These reports generally confirm what we already know: there is an incredible and growing shortage of housing supply. This shortfall is dramatically affecting housing for moderate and low-income households, but far more devastating to extremely low-income households most vulnerable to unstable housing and homelessness. Unfortunately, much of the federal response would only make the problem worse.
Last month the U.S. House of Representatives Financial Services Subcommittee on Housing and Insurance held hearings in Washington on Homelessness in America. While advocates for people experiencing homelessness or unstably housed testified or submitted comments (as CFH did), legislation was introduced to make eligibility for federal housing subsidies narrower, regulation more stringent and mandating work requirements for more people. The federal Department of Housing and Urban Development has even recommended reducing the number of rent burdened households by simply changing the definitions, and advocates “helping” tenants in federally subsidized housing, like public housing and Section 8 housing, by increasing tenant rents from 30% of household gross income to 35%, even though the current 30% cap is based on HUD’s own studies of what is affordable.
At the same time, there are efforts in Congress, supported by the administration, to cut SNAP (formerly the Food Stamp program) payments and make fewer families eligible, and threaten many safety net programs. Studies like the NLIHC and Furman Center reports show just how devastating those kinds of cutbacks to unstably housed households and those living with nutrition-insecurity would be. This is hardly the time for cut backs. Better funded programs offering more housing opportunities to extremely low-income households isn’t just the right thing to do; it would produce dramatically better outcomes and actually save public resources over time.
Now, while these debates on housing, healthcare and food security issues, as well as other safety net programs are ongoing, is the right time to call your members of the House of Representatives and the Senate. Let them know you advocate for better funding for programs that provide housing supports, healthcare and food security to our most vulnerable neighbors. It’s critical because stable housing, good healthcare and adequate food are all human rights. You can find out who your representatives in Congress are, and call them for free at 202-224-3121.
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Join Us to Celebrate Successes of People Who Experienced Homelessness
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Care for the Homeless, in partnership with Broadway Community, Inc., will hold its fifth annual
Summer Solstice Success Celebration recognizing the success stories of New Yorkers who have overcome incredible obstacles while experiencing homelessness. The celebration will take place on Thursday, June 21
st, at Broadway Presbyterian, 601 West 114th Street in Manhattan, with a full meal at 4:30 p.m. and the program starting at 5:30 p.m.
The event will recognize the achievements of CFH clients who have obtained and maintained stable housing, overcome health obstacles for successful health outcomes and had outstanding advocacy achievements in the campaign for better policies and programs to fight, prevent and end homelessness. We will also recognize our incredible CFH clinicians who have worked with our clients to achieve health successes. We will also be announcing the winner of CFH’s annual Short Story of Success Essay Contest, with the winner to read their submission.
Join us for a celebration recognizing the success of our friends and neighbors. The Celebration is free and open to all. It will feature a meal, musical entertainment, interactive activities and great times to be had by all. You can register
here.
If you want to learn more about the Summer Solstice Success Celebration and are interested in bringing the celebration to your community, please listen to a webinar we conducted with the National Health Care for the Homeless Council titled “From Darkness to Light: Honoring Success and Resilience at the Summer Solstice”
here.
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The Busy Advocate's June Calendar
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Thur., June 7th, 1:30 p.m., New York City Council Meeting,
Open to the public. New York City Hall, New York, NY 10007.
Thur., June 7th, 11:30 a.m. to 1:30 p.m., NY Kids Need Housing March,
part of House Our Future NY campaign for more permanent housing for homeless New Yorkers. Thomas Paine Park, Lafayette Street, New York, NY 10007.
RSVP here.
Mon., June 18th, 10:00 a.m., NY City Council Committee on Public Housing
, Oversight hearing on NYCHA public housing development and privatization, NYCHA
Seth Low Senior Center,
137 Belmont Ave, Brooklyn, NY 11212.
Thur., June 21st, 4:30 p.m., CFH 5th Annual Summer Solstice Success Celebration,
celebrating healthcare, housing, and advocacy successes of currently and formerly homeless New Yorkers, featuring live entertainment and a free meal, Broadway Presbyterian, 601 W. 114th Street, Manhattan, NY 10025.
RSVP here.
Sat.,
June 30th,
Last day to enact New York City budget for 2018-19 (starts July 1, 2018).
Tue., June 26th, 6:00 a.m. - 9:00 p.m., NY Primary Election for Congress. Get out and vote!
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A monthly update on policy issues in the fight against homelessness in NYC.
Thank you for your generous support of our mission.
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