Updated: NLIHC Highlights Donovan Comments on Mobility/Preservation Policy Goal.

Update: 
Ustream video embed of his speech is below; quote starts at 22:48; direct link to video is HERE.
 

Video streaming by Ustream
M2M story is HERE; Sec says this about his goal:

..to make sure that every neighborhood, no matter where it starts, is moving on the path to greater opportunity. That is an important point that is too often lost. While we can have disagreements about means to an end, the end is really to get to integrated, vital neighborhoods of opportunity. It could be a neighborhood today that has opportunity but is closed to low income families and families of color; it is also the reverse, taking neighborhoods that have been cut off from opportunity and that have concentrated poverty that we are moving on the path of becoming a neighborhood of greater opportunity.”

Originally created and posted on the Oregon Housing Blog.

NLIHC Memo to Members Weekly Report Has Lots of Goodies.

Including GAO report on Moving to Work Program and new policy paper on housing preservation vs mobility.

M2M for this week is HERE.

Originally create and posted on the Oregon Housing Blog.

New Excel Tool: Side by Side Comparison of 2010 State Values and Rankings From NLIHC Rental Supply and Affordability Report.

In my recent post HERE I highly recommended the recent NLIHC report on the state by state supply of affordable and available rental housing and severe cost burdens. 

Thanks to help from NLIHC staff in supplying the underlying data, I was able to construct a new Excel workbook HERE which allows the user to select up to 5 states and, side by side, compare their values AND rankings on 9 different rental housing supply and affordability metrics for three different income groupings. 

To see the comparisons all the user has to do is to simply select from a pull down list the state of choice in up to 5 columns; the workbook automatically fills in the 18 pieces of data for each state selected [9 values, and 9 rankings]. 

(The worksheet has been password protected to prevent inadvertent data entry). 

Excel Downloading Tip:This workbook was created in Excel 2007/2010 format. Some users report they cannot directly view Excel files in this format from within their browser and/or that Excel files they save end up with a compressed .zip file extension. My suggestion is to RIGHT CLICK and save the file to your PC. Then navigate to the file you downloaded and look at its file extension. IF it appears as .ZIP extension, change the .ZIP extension to an Excel 2007/2010 extension (.xlsx), and THEN open the file with Excel 2007/2010.

Originally created and posted on the Oregon Housing Blog.

New NLIHC Report on Declining Affordable AND Available Rental Housing Supply; Oregon Worse Than National Average.

Click to Enlarge

NLIHC has published a new HIGHLY RECOMMENDED Housing Spotlight report HERE showing by state and key income levels the percentages of rental units that are 

1. Affordable and,
2. Affordable AND available.

My Observations:

1. A significant share of rental units with rents affordable to lower income renters are NOT available to them because other renters with higher incomes already live in the unit. 
2. At the national level, the NLIHC data show that for every 100 extremely low income renter households (<30% MFI) there was a supply of 56 units that had rents that were affordable to those renters. However, the data shows that only 30 of these affordable units were actually available to these extremely low income renters because 26 otherwise affordable units are occupied by higher income renters.
3. In Oregon the problem is even more pronounced. NLIHC estimates that there was a supply of 42 affordable rental units for every 100 extremely low income renter households. However, because 20 of these affordable units were occupied by higher income renters, only 22 of these units remain both affordable AND available to extremely low income renters.
4. The affordable and available rental housing supply gap drops as incomes increase. Nationally, at 80% MFI the estimate is that there were 98 affordable AND available units for every 100 renters at that income level, while in Oregon the estimate is that there were 95 rental units affordable and available to every 100 rental families at 80% of MFI. 
5. When the supply of affordable and available housing is less than the need, families end up spending more than 30% of their income for rent (AKA, they are "Cost Burdened"; the NLIHC report shows the rate of "severe cost burden", households paying more than 50% of their income for rent).
6. Nationally, 76% of extremely low income renters have a severe cost burden; Oregon is worse than the national average with 81% of extremely low income renters paying more than 50% of their income for rent. 
7. Project Based Rental Assistance and income restricted housing is a key way to solve the housing affordability problem for low income renters as it insures that this supply of affordable units remain available to lower income families.
8. Vouchers help solve the "affordablity" problem. However, unless project based, they cannot solve the affordable and available affordable housing supply problem as they can only be used if a unit is available.

A blog post HERE from NLIHC has more background on this report. 

Originally created and posted on the Oregon Housing Blog.

Out of Reach 2011 is Out, My First Map Shows Housing Wage Change in Oregon 2000-2011 Was Lower than Median for All States.

The NLIHC Out of Reach 2011 Report is out HERE.  I am sure there will be several Oregon specific reports coming out over next few days from different sources. 

My first effort is a state map I created in Google Fusion HERE and embedded below. (You will need a Google account to view the GF table link, but not the map below). 

The map shows changes in the housing wage from 2000-2011. Clicking on a state will reveal the housing wage for 2011 and the change in housing wage from 2000-2011. (The Google Fusion table has more data including housing wages and ranks for 2010, 2009, and 2000).

In the underlying data you will see that Oregon ranks 11th best (lowest) with a housing wage increase of 35%, less than the unweighted national median state increase of 42%.

I have inserted a picture of the style used to code the map below:

Originally created and posted on the Oregon Housing Blog.

NLIHC Comments on HUD Sustainable NOFA Rating Form.

NLIHC highlights the contents of the draft HUD Sustainable NOFA Rating form on page 5 of this weeks Memo to Members, which I have posted HERE.

Also NLIHC has provided me with a copy of the comments they made on the draft form prior to the June 1st deadline for comments. Those NLIHC comments, in MS Word format, are HERE.  (I especially appreciated their comments about a lack of focus on extremely low income households).


My Speculation: LEED-ND May be Missing Factor 3 on the Draft Form?
My earlier post pointed out there was no rating factor 3 on the form; I am wondering if that factor will be related to new LEED-ND rating process that HUD Secretary has said HUD will be using? [Put this into a WAG category].

Originally created and posted on the Oregon Housing Blog.

Excel Out of Reach Oregon Renter Affordability Data: 2009 and 2010.

On Wednesday the National Low Income Housing Coalition released their annual Out of Reach report on renter housing affordability.

NLIHC's 2010 summary for Oregon is HERE. (Their 2009 Oregon summary is HERE).

If YOU would like to do you own 2009 and 2010 comparisons, I have created an Excel workbook HERE with data for all Oregon counties. It includes separate 2009 and 2010 worksheets, a combined 2009 and 2010 worksheet, AND a pivot table that uses the combined worksheet.

Originally created and posted on the Oregon Housing Blog.

NLIHC Out of Reach Annual Renter Study Coming Out on Wednesday.

Saw a tweet from NLIHC just a few minutes ago indicating that annual study of renter affordability (Out of Reach) is coming out on Wednesday.

My guess is that the link I constructed HERE should get you there on Wednesday. (2009 edit is HERE).

Originally constructed and posted on the Oregon Housing Blog.

Twitter Feed Added: Subscribe to Feed If You Want to See Posts as They Occur and Other Tweets.

I'm dipping my toes into the social networking world.

I have added a Twitter feed (oregonhousing) to the right pane (or HERE) and the plan is that all of my Oregon Housing Blog posts will show up in my Twitter feed.

So, if you want to see posts as they occur, or tweets I publish that are NOT in the blog, subscribe to/follow my twitter feed via the link in the right pane.

Who I Am Current Following
I currently have two Twitter feeds I am following, NLIHC and OHCS. I have added a twitter application to my IPhone to retrieve those tweets; if you think that there are other housing related Twitter feeds that may be of interest feel free to let me know.

Please consider these tweets as a work in progress intended to speed up the delivery of Oregon Housing related news and information, including delivery via your mobile platform of choice.

Originally created and posted on the Oregon Housing Blog.

HUD Updates LIHTC Database to Include Projects Placed in Service Through 2007.

Novogradac has story HERE.

The U.S. Department of Housing and Urban Development (HUD) last month updated its Low-Income Housing Tax Credit (LIHTC) Database. The update includes data for projects placed in service through 2007. This included 618 projects and 58,650 units placed in service between 1995 and 2006 that were not included in the previous updates. The database, available to the public since 1997, now includes information on more than 1.8 million housing units placed in service between 1987 and 2007. The database details the size, unit mix, construction type, financing sources and location of individual projects. A set of 36 tables released with last month’s update report national and regional trends.

Originally created and posted on the Oregon Housing Blog.

NLIHC Posts Audio of Conference Call of National Housing Trust Fund Update.

From NLIHC:

"Listen to a recording of Sheila Crowley’s January 19, 2010, national conference call to discuss the current state of play on the National Housing Trust Fund. Click here to listen to the call. Note: Play this audio recording from the 1:20 mark for best quality."

Originally created and posted on the Oregon Housing Blog.

NEW US Renter Affordability Summary Through 2008 Published.

Last week I did a posting showing my analysis of US renter affordability data from 1991 to 2005 HERE.

In the days before an expected release by HUD of the proposed formula to allocate any housing trust fund allocation (presuming such a fund is authorized by Congress and signed into law), the NLIHC has done a new summary of renter housing affordability through 2008, including an analysis of affordable AND available units. This summary uses American Community Survey data. Take aways from the summary HERE:

1. The number of all renter households in the United States increased by 2.4% between 2007 and 2008, but the number of extremely low income renter households increased by 3.5%.

2. During the same period, the supply of all rental homes increased by 2.2%, but the supply of rental homes affordable for extremely low income families decreased by 1.8%.

3. Households with extremely low incomes continue to be the only income group facing an absolute shortage of affordable rental housing.

4. Looking at the number of rental homes that are both affordable and available to the lowest income households, the picture is even worse. (Many of the homes that extremely low income families could afford are occupied by higher income people.) For every 100 extremely low income renter households, there were 39 rental housing units affordable and available for them in 2007. By 2008, the number of affordable and available units had declined to 37. A scarcity of housing that the poorest families can afford is the principle cause of homelessness in the United States. [NOTE: My 2005 summary, using a different data source [American Housing Survey] had put the number of affordable and available units at 35 out of 100 extremely low income renters].
   

Originally created and posted on the Oregon Housing Blog.

NLIHC to Host Thursday Nov 5th Conference Call on New Funding Source for Housing Trust Fund.

Full NLIHC Action Alert information is HERE.
Call details pasted below, note call time is 10 AM our time (PDT).

Please join a national call with Sheila Crowley, NLIHC Executive Director, to learn about the latest developments affecting implementation of the National Housing Trust Fund.

Date: Thursday, November 5

Time: 1 PM (eastern), noon (central), 11 AM (mountain), 10 AM (pacific)

Call in Number: 1.877.486.3171

Pass code: 967187

Originally created and posted on the Oregon Housing Blog

NLHC Data: Oregon's Renter Affordability Ranking Slips a Notch But Remains in Middle of Pack.

The National Low Income Housing Coalition [NLIHC] Out of Reach study for 2008-2009 was released today HERE.

Housing Wage State Ranking
Each year one set of NLIHC data released is a state ranking on the "housing wage", the hourly wage required for a family to be able to afford the 2 bedroom HUD Fair Market Rent for that state.

A HIGHER state ranking means a state is LESS affordable to renters; the worst ranking therefore would be 51, and the best 1. (The 51 areas include the District of Columbia. In order to allow comparison to 2000 my rankings exclude one of NLIHC areas; I exclude Puerto Rico, so my rankings may vary slightly from those posted by NLIHC).

My analysis: Housing wage state ranking for Oregon
1. In 2000 Oregon ranked 30th.
2. In 2002 it improved to 29th
3. In 2004 it improved to 25th
4. In 2006 it remained at 25th
5. In 2008 it improved to 24th
6. In 2009 Oregon's ranking dropped back to 25th.

My 2 page PDF compilation and table of two bedroom state housing wage data from 2000-2009 NLIHC Out of Reach studies is HERE.

Housing Wage $$ and % Change for 2009:
The 2009 Oregon housing wage was $14.54. Without adjusting for inflation/wage growth the housing wage increased by:
1. $2.87/25% since 2000. (Washington State grew by 33%)
2. $.67/4.8% since 2008. (Washington State grew by 5.4%)

Conclusion: Using this NLIHC measure Oregon's renter affordability slipped one notch in 2009; has improved since 2000; and Oregon remains firmly in the middle of the pack of all states.(Note that this measure effectively tracks changes in HUD 2 bedroom Fair Market Rents only, and not changes in actual family incomes).

Additional Perspectives: 273,000 Oregonians live in Renter HH’s paying more than 50% of their income for rent; 2/3rds of lowest income renters have that burden.

My Prior Analysis
While I have focused on changes in Oregon’s relative standing using the NLIHC study, there is NO doubt that cost burdens for renters are high, and especially so for very low income renters.

I did an extensive analysis HERE that points out that in 2007 24.2% of ALL Renter HH’s in Oregon paid more than 50% of their income for rent, compared to only 12.4% of homeowners.

Prior Center for Budget and Policy Priority Analysis
Page 5 of a Fall 2008 CBPP state analysis HERE of assisted housing and renters shows that there are 118,837 households paying more than 50% of their income for rent, with 2/3rds of those being households with incomes less than 30% of median family income.

Using the 2.3 persons per Oregon renter household population estimate from the 2007 American Community Survey, that’s about 273,325 Oregonians living in renter households that pay more than 50% of their income for rent.

Priced Out Report for Disabled Renters Issued Today; Tomorrow is Full NLIHC Out of Reach Report.

The Technical Assistance Collaborative has published a national Priced Out report for renters with disabilities HERE. (Focus is on renter affordability for SSI recipients)

I encourage you to read the entire report, some data that caught my attention:

1. Oregon % of SSI Required to Rent 1 Bedroom Better than National Average:
The table I constructed HERE shows relevant data including breakouts for U.S. , Oregon metro areas and non metro areas.

2. Oregon Has 41,913 SSI Adult recipients (age 18-64)

3. State SSI Supplement Amounts: Oregon LAST, Way Behind (Even) Idaho!
Oregon has LOWEST state SSI monthly supplement (among states with supplements).

• Oregon Monthly supplement $1.70
• Washington: $46
• Idaho: $32

Tomorrow the National Low Income Housing Coalition will publish their annual Out of Reach report.

Video: Home Foreclosures and Renters Panel with NLIHC.

Sheila Crowley, Executive Director of National Low Income Housing Coalition held panel discussion on foreclosures and renters. I

Includes discussion of Housing Trust fund inclusion in HUD budget to be released in the coming week.

Flash video is HERE.

FHA/Foreclosure Related Bills To Be Considered in House Wed-Thur.

NLIHC's Memo to Members reports that House is scheduled to consider a variety of FHA and foreclosure related legislation this week. Maybe it's me, but I found the NLIHC description of how as many as 6 different bills will get mushed together hilarious:

"H.R. 5830, the FHA Housing and Homeowner Retention Act, will also be considered, most likely as an amendment to H.R. 3221, the housing stimulus bill that passed the Senate passed on April 10 (see Memo, 4/11). (The Senate actually added its provisions as an amendment to a bill, H.R. 3221, that the House had already sent to the Senate. The Senate then sent it back to the House.)

Additional amendments to H.R. 3221 could include H.R. 5579, the Emergency Mortgage Loan Modification Act of 2008, which makes it easier for servicers to modify troubled mortgages without threat of liability to investors (see Memo,H.R. 5720, the Housing Assistance Tax Act of 2008, which makes several changes to the Low Income Housing Tax Credit and Housing Bond programs and provides a tax credit for first-time home buyers (see Memo, 4/11); H.R. 1427, the Federal Housing Finance Reform Act of 2007, which reforms the regulatory system for the Government Sponsored Enterprises (GSEs) and would provide funding for a National Housing Trust Fund (see Memo, 10/12/07); and H.R. 1852, the Expanding American Homeownership Act of 2007, which reforms the FHA program (see Memo, 9/21/07). 4/25);

By amending a Senate-passed bill, the House will set the stage for a conference between the House and Senate on the various initiatives and programs passed by the House. H.R. 1427 and H.R. 1852 previously passed the House; H.R. 5830, H.R. 5579 and H.R. 5720 have been reported out of committee, but have not been considered by the full House. "

Now that that's clear.....

Update-NLIHC Data: Oregon Renter "Housing Wage" State Ranking Improves Again, Up By 6 Ranks Since 2000.

[Update: Changed (improper) reference to 2 bedroom median rent to HUD 2 Bedroom Fair Market Rent]

The National Low Income Housing Coalition [NLIHC] Out of Reach study for 2007-2008 was released today HERE.

Housing Wage State Ranking
Each year one set of NLIHC data released is a state ranking on the "housing wage", the hourly wage required for a family to be able to afford the 2 bedroom HUD Fair Market Rent for that state. A HIGHER state ranking means a state is LESS affordable to renters; the worst ranking therefore would be 51,and the best 1. (51 areas include the District of Columbia. In order to allow comparison to 2000 my rankings exclude one of NLIHC areas , Puerto Rico, as it was not included in the 2000 NLIHC rankings. My rankings are thus one place different than the published NLIHC rankings for 2002, 2004,2006 and 2008.

My analysis: Housing wage state ranking

1. In 2000 Oregon ranked 30th.
2. In 2002 it improved to 29th
3. In 2004 it improved to 25th
4. In 2006 it remained at 25th
5. In 2008 Oregon's improved to 24th
   

Conclusion: Note that this measure effectively tracks changes in HUD 2 bedroom Fair Market Rents only, and not changes in actual family incomes. Using this NLIHC measure, relative to other states, Oregon's renter affordability has improved since 2000 with Oregon firmly in the middle of the pack among states on this measure.

My 2 page PDF compilation and table of state housing wage data from 2000-2006 NLIHC Out of Reach studies is HERE.

Housing Wage $$ and % Change
The 2008 Oregon housing wage was $13.87. Without adjusting for inflation/wage growth the housing wage increased by:

1. $2.20/19% since 2000. (Washington state grew by 26%)
   
2. $.41/3% since 2006. (Washington state grew by 7%)
   

NLIHC Gets Copy of HUD Project Based Rent Budget Needs Explanation and a Written Legal Opinion from HUD.

The HUD Chief Financial Officer was heavily criticized during a prior House Financial Services Committee hearing for a less than clear explanation and defense of the adequacy of the FY 2008 HUD projections for project based assistance needs. See prior video HERE.

The National Low Income Housing Coalition (NLIHC) has obtained from Congress the correspondence from HUD (HERE) required by the Committee as a follow up to the prior hearing. It includes, FINALLY, a written legal opinion on why adjustments to the previously used contract form were require in order to comply with Anti Deficiency Act requirements and HUD answers to a number of questions posed by the Committee. My reading of SOME of the answers provided:

1. HUD did not request enough funds to fund a 12 month renewal of contracts in FY 2008. Funding requested was sufficient only for project needs from Oct -Sept 2008 with the addition of a couple of months of forward funding for payments due in Oct and November. HUD ONLY started this practice for expirations that occurred in the last quarter of FY 2007 based on a new verbal legal opinion that it could not fund 12 months worth of project needs.
2. HUD says it does NOT know how many owners used reserve funds to meet project needs while they waited for HUD to approve funding in FY 2007.
3. HUD says it does not know its FY 2009 project based rental assistance needs.
4. HUD says that if appropriations are insufficient to pay for project based rental assistance, it would NOT have the current authority to provide tenant based rental assistance to tenants. HUD does say that where it is required to provide enhanced tenant based rental assistance (HAP contract termination for example) it has NO discretion to provide that assistance, it MUST provide the enhanced tenant rental assistance.
5. HUD refused to provide information on the timeliness of payments saying that it would take to much staff time to provide those estimates.
6. Page 14 of the report includes a table showing contract renewals by month, for more than 14,470 project based rental assistance contracts and more than 1 million units.
7. A HUD contractor is nearing completion of recommendations for a process to estimate future rental housing assistance needs. This estimate will be based on prior rates of disbursements at the project level.