There are nearly 1.2 million units of public housing in 14,000 developments located in 3,500 communities across the country that provide decent, safe and sanitary housing for 2.3 million individuals, including seniors, people with disabilities and families with children The demographics and original intended purpose of public housing has transformed and matured over the last decade. Many people generally lump all federally assisted housing under the umbrella of “public housing,” when actually public housing is only one of several Federal programs that provide low-cost shelter to low-income families.
Nearly two thirds of families living in public housing include an elderly family member or individual with a disability. Without assistance, many of which would not be able to provide proper housing for their families. The Center on Budget and Policy Priorities
details the make-up of public housing stock and the people who live there. According to their findings:
- Most of the projects that generated negative stereotypes about public housing in the past have been transformed or demolished. Since 1995, about 200,000 public housing units including the great majority of large “high rises,” have been torn down that were identified as “distressed” projects with high vacancy rates. Today only 48,000 units are in family projects with more than 500 units (this figure omits New York City, where high rise housing makes up an unusually large share of the housing stock occupied by families at all income levels).
- A much smaller share of public housing units are located in very poor neighborhoods and a larger share of families living in public housing are working. Over the last decade, the share of family units in neighborhoods where at least two in every five residents are poor has fallen by 40 percent. In fact, only 86,000 general occupancy units – less than 11% of all public housing in the nation outside New York City – are in large projects in high-poverty neighborhoods. Furthermore, only 19% of public households with children rely on welfare as their primary source of income.
- The vast majority of public housing developments are now in good physical condition. Ninety percent of developments meet or exceed HUDs housing quality physical condition standards, although most developments are more than 30 years old and many will need rehabilitation to continue to provide decent and quality homes.
All of the above advancements in public housing can be attributed to changes in federal policy and the change in social trends. For example, there are fewer neighborhoods that are categorized as low-income areas across the map. Additionally, those receiving welfare payments have dropped significantly across the board, not just those living on rental assistance. However, funding over the last six years has considerably been cut back forcing public housing authorities to operate and preserve their units’ under-budget. According to the Center, PHAs are backlogged over $22 billion and struggle to keep up with the ever changing requirements and replacement of aging appliances. These shortfalls could threaten public housing as we know it today forcing harmful cuts in security and other services as well as delaying of needed repairs. Because of these funding needs, federal housing only serves about 1 in every 4 families who really need it.
Most recently, Congress has begun to recognize this deficiency. Congress has given agencies a number of new tools to meet the capital backlog, sought to improve the management of public housing agencies, instill active oversight and asset management as well as separation of funding by project as opposed to by housing authority. Today, fewer than 6% of housing units are operated by “troubled” agencies, compared to over 16% in 1996.
Part of the equation to public housings success is rallying support and combating the common misconceptions of public housing assistance. There has been an ancient perception that public housing tenants are poor, uneducated and unemployed individuals living in dilapidated high-rises in extremely poverty stricken neighborhoods flooded with crime and corruption. Some of the most common misconceptions of public housing:
- Crime rates are higher – In fact, crime rates in public housing communities are actually lower than that of the general public. Individuals and families apply for public housing, undergo extensive screening processes and are checked for both criminal records and previous tenant records from private landlords. PHAs have strict rules about criminal conduct of tenants and their guests. They work closely with local law enforcement to keep the communities and their residents as safe as possible.
- Subsidized housing will decrease property value – in fact, the opposite is true. A study was recently completed by Econsult Corporation sponsored by the Housing Authority Insurance (HAI) Group and supported by both the Council of Large Public Housing (CLPHA) and the Public Housing Authorities Directors Association (PHADA) found that subsidized housing will actually bring revenue and growth to a community. (To read more about this study, visit our Industry News)
- This is an urban problem – The shortage may be greatest in cities, but rural and suburban areas also have a great need for affordable housing.
- Codes and regulations ensure quality housing – True. However, unduly restrictive regulations drive up costs and limit innovation, and may be used to exclude affordable housing from a community.
- Affordable housing will look like “cheap housing”– Again, the opposite is true. As it was said before, many high rise buildings have been demolished, residences are bright, modern, attractive and clean. Residents and neighbors alike take pride in their homes and see property values increase as a result of these improvements.
- Low income means you're on welfare - In most cases in public housing, tenants work, but are in very low-paying jobs. One thing that helps them is low-cost housing.
It has been found that public housing today is not located in concentrated areas of deterioration and exempt, they are in growing, thriving communities that provides decent, safe and sanitary conditions for families, elderly and those living with disabilities. The investment that is made in these communities will continue to develop these properties into better homes and neighborhoods for those citizens who need help becoming self-sufficient and able to contribute to the community rather than dependent on it.
Visit the Center on Budget and Policy Priorities website here.