ST. PAUL, Minn. - About 150,000 housing units have been lost nationwide, according to the U.S. Department of Housing and Urban Development (HUD). The reason: The deteriorating buildings needed repairs, but lacked adequate federal funding to get them done.
Congressman Keith Ellison (DFL-Minneapolis) joined HUD Secretary Shaun Donovan this week in Minnesota to announce legislation that would allow public housing authorities to borrow private money, using their property as equity, to finance much-needed repairs. Ellison says, with a funding gap of at least $26 billion for public housing, it was time to look at innovative approaches.
"So many units are being lost, so many public housing areas are deteriorating, that we are at a critical juncture. We either have to do something to make sure people are going to have a good place to live in public housing, or we may lose the whole thing."
Housing advocates have voiced concern that privatizing public housing will put the nation's poorest, most vulnerable tenants at risk - particularly if a financed building goes into foreclosure. But Ellison says the bill contains safeguards to give HUD the first chance at recapturing property in that situation. He is expected to introduce the "Rental Housing Revitalization Act" in Congress next week.
Jon Gutzmann, executive director of the St. Paul Public Housing Authority, says public housing currently has a unique financing structure and does not carry debt. He is not convinced that the rental amounts would bring in enough money to pay off private sector financing.
"There's great risk in adding debt to this portfolio. I understand that, for many housing authorities, they will seek that opportunity, they will take the risk to raise capital to do needed improvements. And I say, 'Let's keep this program alive without burdening it with private sector debt.'"
While Gutzmann acknowledges the "good elements" in Ellison's legislation, he would rather see the proposed changes tested in demonstration projects before entirely revamping the way public housing is financed and regulated.
Tom Streitz, director of housing policy and development for the City of Minneapolis, agrees that a pilot project approach makes sense. However, he notes that repairs can only be deferred for so long before buildings are closed up and housing units are lost - possibly for good.
"As we all know, the federal budget deficit is at an all-time high. Discretionary funding for discretionary programs at the federal level is very much in jeopardy, so if we lose a unit, the chance of getting it back on the public roll is very, very diminished in these days."
Streitz says so far, Minnesota has not lost any public housing units, although he adds some local housing authorities are in jeopardy, particularly in rural parts of the state.
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Like many states across the West, Nevada faces challenges with supply and demand for housing. One advocate for the disability community describes the pool of affordable and accessible homes in the Silver State as "sad."
Mary Evilsizer, executive director of the the Southern Nevada Centers for Independent Living, said some of the biggest challenges in helping disabled folks find housing is ensuring they are able to meet certain criteria and requirements set by landlords, and second is affordability.
"All landlords require that an individual with a disability or an individual without a disability -- it's the same way across the board -- have an income that is three times the amount of the rent that they pay. It is just a rule that we need to change in our state," she said.
Data show more than 50% of renters in Las Vegas spend 30% or more of their income on rent.
Evilsizer said for most parts of Nevada, the average rent sits above $1,500 and that most disabled individuals who receive a Social Security check each month simply can't make ends meet, which leads to many people with disabilities needing to "couch surf" for shelter, or experiencing homelessness.
She acknowledged that landlords are trying to stay afloat and cover their own expenses, but said more must be done to help people with disabilities navigate the housing crisis. Evilsizer wants Nevada to invest in what she called a "rapid re-entry program," which would aim to get those experiencing homelessness back on their feet.
"Wonderful that we have sports arenas. That is amazing; we are so proud of that," she noted. "But if we can spend the billions on that, can we please start spending some of those funds on building affordable and accessible housing?"
To people who are frustrated, Evilsizer advises them not to lose hope. For assistance and guidance, she suggested they contact the Southern Nevada Centers for Independent Living at 702-889-4216, or the Northern Nevada Center For Independent Living at 775-353-3599.
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The U.S. Department of Housing and Urban Development has charged a Livingston landlord with discrimination after investigating a complaint filed by a former tenant.
State housing officials said the nature of the case is unusual and housing discrimination is on the rise. The HUD complaint charged Livingston-based Yellowstone Apartments and owner Dana Christian with discriminating against a longtime renter for retaliating after the resident's daughter, visiting from Russia, allegedly rebuffed Christian's advances.
Pam Bean, executive director of Montana Fair Housing, said the renter, a Russian immigrant and U.S. citizen, had never had a problem until she asked the property owner not to approach her daughter.
"She had lived there for four years without any notices or violations," Bean explained. "And all of a sudden received multiple violations in a few-week period, and ultimately moving to evict the complainant."
Bean noted the case will be assigned to federal court soon, and the U.S. Department of Justice will represent the renter. Christian did not respond to a request for comment.
While cases of housing discrimination are on the increase in Montana as the population grows and property owners are more selective in choosing tenants, Bean pointed out the Yellowstone case is unusual.
"The defendant seemed to just so openly retaliate against the household," Bean observed. "Because it was made clear any type of relationship outside of a business relationship was not something they were interested in."
The HUD charge cites a violation of the Fair Housing Act by "unlawfully coercing, intimidating, threatening, or interfering with" the tenant's right to complain about unwanted advances made toward her daughter.
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Evictions are on the rise in Nebraska and in many places around the country. Nearly 2,500 more eviction proceedings were initiated in Nebraska courts last year than in 2022. Evictions can have long-range implications for housing, employment and health. Women face eviction filings and judgments disproportionately often, women of color most of all. A bill scheduled for its first round of debate today, the "Tenant Clean Slate Act," LB-175, would reduce the impact of evictions by differentiating between an eviction filing and an eviction judgment.
Erin Feichtinger, Ph.D, policy director of the Women's Fund of Omaha, says under current Nebraska law, an eviction "filing" can cause as much harm as an eviction judgment.
"When a landlord goes and checks your background, they are checking for eviction records, but an eviction filing -- which is just receiving that eviction notice -- is being treated the same on a background check as an eviction judgment -- actually being evicted," Feichtinger said.
Feichtinger added female heads of households make up about 60% of the people in Omaha eviction courts. She says finding suitable housing with the current high cost of rent and lack of affordable housing is already a challenge, especially for women with children, and said LB-175 would eliminate one potential barrier. Opponents argue that it would keep landlords from obtaining important information about prospective tenants.
Feichtinger said the circumstances leading to eviction can be complex.
"You have a car repair and you can't drive your car to work, a health emergency that sets you back, a child's health emergency -- common situations, but not manageable for those who are already struggling with housing costs, with making ends meet," she added.
LB-175 would also allow a person to petition the court to have a past eviction filing sealed.
She stresses that the same gender equity issues that make women more susceptible to eviction can cause an eviction to have a greater impact on them.
"Because of that gender wage gap, of the primary caregiving responsibilities with the lack of accessible affordable child care. All of those things set women behind, not only leading into eviction court but after an eviction, " she said.
Feichtinger called housing justice "foundational" to achieving gender and racial equity. LB-175 was introduced by state Sen. George Dungan, D-Lincoln last session. State Sen. Wendy DeBoer, D-Omaha, chose it as her priority bill this session.
Disclosure: Women's Fund of Omaha contributes to our fund for reporting on Domestic Violence/Sexual Assault, Social Justice. If you would like to help support news in the public interest,
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