Consolidated Workbook with Housing Permit and Production Data for 45 Oregon Cities With 10K+ Population.

I have consolidated into one workbook 45 separate Excel worksheets submitted to DLCD by Oregon cities with population greater than 10,000 in response to the requirements of HB 4006, enacted in 2018.  [Klamath Falls would take number up to 46, but they haven't yet submitted production counts]. 

The workbook also contains a worksheet showing severe rent burden data for these cities and a worksheet with a list of the cities included in the workbook.  

The workbook is HERE and embedded below. 

In each worksheet you can find unit production counts for 

• ALL residential units.
• SF, including SF attached and detached. (SF attached are included in "missing middle" housing definition in -10 amendments to HB 2001). 
• MF (Duplexes are included in SF subtotal). 
• Duplex, Triplex, and Fourplex units.
• ADU units.
• Manufactured housing.
• Regulated units (with same data breakouts as above). 

I have previously summarized 2018 housing production data in prior posts. You can use the search HERE of my blog to find these and other "housing production" posts. 

I have NOT focused on permit data that is included in these reports. Much of that permit data is available from HUD, but ADU and manufactured housing permits are not available from HUD but IS in these reports. 



Originally created and posted on the Oregon Housing Blog. 

Detailed Oregon Building Permit Data 1997-2018.

With efforts to increase housing supply on the minds of many I thought it would be useful frame of reference to find and post consolidated historical AND current Oregon building permit data.

Historical Data:
The Excel workbook I created and posted HERE includes a breakout of monthly final building permits for all Oregon jurisdictions from 1997-2017 and a statewide total. The data is from a HUD MS Access database, to which I added the county name and jurisdiction name (instead of just codes). 

The workbook includes a pivot table that in default view lists all the jurisdictions and displays permit counts by category: ALL, SF, MF, 1-2 units, 3-4 units, and 5+ units. Pull downs at the top allow selection of years and months. 

Current Data:
The link HERE will take you to a web page that shows the most up to date preliminary permit data for 2018 for all Oregon permitting jurisdictions and a statewide total. August 2018 data is the most recent data available, but using the link in the future should include the most recent month available. 

The link HERE has the same preliminary 2018 data by month, but will produce a CSV download that will make it easier to filter, add pivot tables , and do other data analysis. 

(Note: The two 2018 links above may take a while to load, so be patient).

Originally created and posted on the Oregon Housing Blog. 

In 10 Years from 2007-2016 New Construction LIHTC Units Were 23% of All New Unfurnished Rental Apartments Completed, But Dropped to 9% By 2016.

I recently spent some time looking at the Multifamily Survey of Market Completion (SOMA) reports from the Census/HUD to better understand how many NEW apartments (5+ units) were coming on line ("completions") . [This survey data is available at national level, with no state level breakouts and only some metro breakouts].  

Buried in recent versions of those SOMA reports there is also an annual estimate of LIHTC apartment completions. I believe LIHTC survey data in the SOMA reports are substantially understated after I compared the survey data to LIHTC placed in service data directly reported to HUD from state housing agencies.

I compared the total (privately owned) unfurnished apartment completions from the SOMA reports (Table 9) to the more accurate LIHTC placed in service data unit counts from the HUD LIHTC database, focusing ONLY on units in LIHTC NEW construction projects (no acquisitions or rehabs). 

The table and two graphs in the PDF HERE, and embedded below, show the results of that analysis. 

Several observations:

1. In 2007 there were 70,332 units in new construction LIHTC projects placed in service. 
2. By 2016 units in new construction LIHTC projects placed in service dropped to 26,154 units, a 63% decline. 
3. From 2007-2016 (privately owned) unfurnished rental completions increased from 104,800 (2007) to 262,500 (2016), a 150% increase 
4. Adding the two together there were a TOTAL of 175,132 unfurnished rental apartment units completed in 2007, increasing to 288,654 completed unfinished rental apartment units in 2016 (an increase of 65%).
5. In 2007 units in new construction LIHTC projects placed in service were 40 % of ALL unfurnished apartment rental units completed.  By 2016 that percentage had dropped to 9%; but based on production in the earlier years the 10 year average percentage was still 23%. (Placed in service data for LIHTC projects in 2017 is not yet available. If the total LIHTC units go up the % may or may not go up depending on the change in total units completed). 
6. 2,016,399 total unfinished apartment rental units were completed in the 10 years from 2007-2016 including 464,999 new construction units in LIHTC projects that were placed in service. 
7. Fun fact: The 464,999 units in LIHTC new construction projects placed in service from 2007-2016 was 20% higher than the 387,100 reported new construction condo completions in the SOMA reports over those same 10 years.

Originally created and posted on the Oregon Housing Blog. 

Important Stuff: First Update in Decade of Oregon County "Affordable AND Available" Housing Supply by Income Brackets.

NLIHC has recently published statewide profiles of affordable and available housing supply HERE; state level data is found on page 5 . This required major data crunching from NLIHC and I am very appreciative of the amount of work that went into producing this data.

HUD has yet to update their CHAS (Comprehensive Housing Affordability Strategy) data in a user friendly format for 2010, so useable local HUD CHAS data on the supply of affordable and available housing remains stuck in a 2000 time warp. (National and regional "Affordable and available" housing supply is a key component of periodic HUD Worst Case Housing Needs Reports sent to the Congress; the 2009 report is HERE).

Why the concept of "Affordable AND Available" Housing Supply is So Important.

1. The count of a supply of units with market rents that are “affordable” to lower income families does NOT mean that those units are available or occupied by lower income households--a significant share of units with rents affordable to extremely low income and very low income renters are occupied by households with HIGHER incomes. 
2. As income increases, the "affordable AND available" supply of rental housing increases. In many cases there is a gross surplus of units affordable to households at 80% of median income, and only a very small deficit of affordable AND available units at that income level. That is one of the key reasons that subsidies for rental housing are NOT usually targeted at higher income levels.
   
3. For the lowest income families part of the solution is to create/preserve a universe of income restricted affordable housing that is reserved exclusively for use by extremely low income (less than 30% MFI) and very low income renters(less than 50% MFI)---"Project based assistance" of some kind. 
4. The graph pasted below uses 2010 Oregon data to illustrate how affordable AND available supply increases as income increases. In 2010 the Oregon estimate is that there were only 22 affordable AND available units for each 100 extremely low income (less than 30% MFI) renters, vs 95 for each 100 low income (less than 80% MFI) renters.  

PDF and Excel Versions
First Updated Oregon Affordable and Available Housing Supply Data In a Decade:
Included in a related NLIHC Oregon housing profile HERE is a map that includes county level affordable and available housing percentages (Housing profiles for Oregon Congressional Districts from NLIHC are also available HERE). 

Fortunately, I was able to obtain from Neighborhood Partnerships, a state partner of NLIHC, the Excel workbook that was used to create the county map in the NLIHC Oregon housing profile.(Tip of the hat to Janet Byrd, NP XO for providing Excel file within hours of my request).

I am posting the Excel workbook I received from NP with two additional worksheets added:
1. A worksheet with the statewide total from the NLIHC report for Oregon, along with the graph posted above.
2. A statewide and county summary by income group showing, per 100 renter households, the
A. Number/supply of units that would be affordable to that income group.
B. Number/supply of units that would be both "Affordable AND Available".

This second worksheet also includes a series of three graphs that visually show that data for households with incomes below 30%, 50%, and 80% MFI thresholds. (graphs are to the right of the summary table).

The 4 page PDF file I created HERE has only the statewide and county summary table and the three graphs that I created in the second worksheet. 

The Excel file/workbook, which contains the summary and graphs, AND all of the data for Oregon counties from NLIHC and NPF can be viewed/downloaded directly HERE and is also embedded below:



IMPORTANT NOTE: Estimates for Gilliam, Sherman, and Wheeler counties should be used with caution. These are counties with less than 100 renter households in an income category, less than 100 affordable units, or a high margin of error.

Originally created and posted on the Oregon Housing Blog.