Section 8 Renters in the Phoenix,Arizona, Foreclosure Crisis: Implications for Poverty Deconcentration

How the recent U.S. foreclosure crisis affected federal housing mobility programs has not been well studied. This article explores the crisis’s impact on low-income renters receiving Section 8 vouchers in Phoenix, Arizona. We find that (a) 8% of voucher holders lived in homes that underwent foreclosure, (b) they were in comparably affluent neighborhoods, and (c) most eventually moved after foreclosure. Yet, those who moved after foreclosure were not overtly disadvantaged in the housing market. This unexpected finding may be explained by the opening up of new housing opportunities for voucher holders as foreclosures in more affluent areas were converted to rentals. Overall, this research suggests that the foreclosure crisis did not adversely affect the Section 8 program’s goal of deconcentrating poverty in Phoenix and may have even advanced it—a dynamic potentially occurring in other formerly booming and economically distressed Sunbelt regions.     

New Matching Requirements for Housing Programs: Intergovernmental Conflict and the National Affordable Housing Act of 1990

This article describes the surprisingly diverse matching requirements for new federal housing programs that were introduced by the National Affordable Housing Act of 1990 and analyzes their development through the political compromise of the federal legislative process. It explains how the matching requirements reflect the divergent interests of the federal government and state and local governments in the policy outcomes of the new programs.     

Moving out of poverty: Expanding mobility and choice through tenant‐based housing assistance

Abstract

Historically, federal housing policy has contributed to the concentration of poverty in urban America. Moving out of poverty is not the right answer for every low‐income family, but tenant‐based housing assistance (Section 8 certificates and vouchers) has tremendous potential to help families move to healthier neighborhoods. This article explores the role of tenant‐based housing assistance in addressing the problem of concentrated inner‐city poverty.

The Section 8 program by itself does not ensure access to low‐poverty neighborhoods, particularly for minority families. Supplementing certificates and vouchers with housing counseling and search assistance can improve their performance; a growing number of assisted housing mobility initiatives are now in place across the country. The U.S. Department of Housing and Urban Development (HUD) should continue to fund these initiatives and increase their number over time. HUD should also strengthen incentives for all housing authorities to improve locational outcomes in their Section 8 programs.     

Preservation policies in perspective

Abstract

This paper looks at the housing stock serving low‐income households and provides recommendations for future analysis and action. It concludes that too little attention is being paid to preserving the stock of unassisted units affordable by very low‐income families. This stock has shrunk in recent years, while the number of poverty‐level families has increased. Several recommendations for action by local governments are enumerated. Moreover, while much attention is focused on preserving projects developed under early federal assistance programs, policies for preserving units developed under the Section 8 program are needed to preserve owners’ incentives for maintaining these projects. Additionally, preservation issues must be considered in designing any new production programs. The paper outlines one option for a new program with a radically simplified financing structure.     

Maternal Mental Health during Children's First Year of Life: Association with Receipt of Section 8 Rental Assistance

Prior studies evaluating housing programs have found varied results for the impact of improved housing on maternal mental health. This study evaluated data from 169 families who participated in Hawaii's Healthy Start Program. The study's objective was to determine whether receipt of Section 8 rental assistance in the first year of a child's life decreased the risk of poor maternal mental health. Multivariable logistic regression was used to measure the association of Section 8 housing receipt with poor mental health. Overall, 50% of mothers had poor mental health at baseline, and 32% reported receipt of Section 8 housing at follow-up. Mothers who received Section 8 housing were significantly less likely to have poor maternal mental health at follow-up (adjusted odds ratio = .40; 95% confidence interval, .16–.97; p < .05). Receipt of Section 8 rental assistance in the first year of a child's life may reduce the risk of poor mental health for mothers in housing need.     

Subsidized housing and work among welfare recipients

Abstract

Some studies suggest an inverse relationship between housing assistance and employment. That is, when housing assistance increases, employment decreases. A popular view holds that subsidized housing generates an economic disincentive to work. This article examines the relationship between subsidized housing and the number of hours female recipients of public assistance work. A California survey reveals that residents in Section 8 housing work considerably more than do those renting in the private market or residing in public housing. This finding holds after controlling for observable personal characteristics and accounting for income effects. Additional analysis comparing the two housing programs shows a consistent, robust difference, with those in Section 8 working more.

One explanation is that the finding is a statistical artifact caused by programmatic creaming or self‐selection among applicants. The second, more plausible explanation is that Section 8 housing offers residential choice and mobility that improve opportunities for employment.     

The Evolution of Low‐Income Housing Policy, 1949 to 1999

Abstract

The evolution of low‐income housing policy during the past 50 years can be divided roughly into two segments: the first running from 1949 to the 1973 Nixon moratorium on subsidized production programs and the second from 1973 to the present, marked by a diminished federal leadership role and an increased state and local role. After tracing the rise of the federal leadership role represented in the Housing Acts of 1949 and 1968, this article focuses on the development of three important policy instruments that mark the devolution of housing policy: housing vouchers, housing block grants, and the Low‐Income Housing Tax Credit.

The three‐pronged strategy of vouchers, block grants, and tax credits has achieved reasonably good results and attracted an unusual degree of political consensus. A steady expansion of all three offers the most promising path to the “realization as soon as feasible” of the national housing goal.     

Section 8: The time for fundamental program change?

Abstract

We argue that Section 8 low‐income rental assistance—now called the Housing Choice Voucher Program—needs to be restructured and integrated with the other elements of the federal safety net for low‐income households. Since the program was introduced in 1974, the quality of the nation's housing stock has continued to improve, to the point that only a very small percentage of it is severely inadequate. Yet low‐income households continue to face problems such as affordability, neighborhood decline, limited access to economic opportunity, and involuntary mobility.

While the Section 8 program has partially addressed some of these problems, it has a number of shortcomings, primarily the fact that it does not materially improve housing conditions for most recipients. Instead, it is little more than a poorly disguised income supplement. Housing vouchers should be directly integrated into the federal safety net as an entitlement to households that qualify for assistance.     

Housing needs and effective policies in high‐tech metropolitan economies

Abstract

What are the most effective ways to provide low‐income housing to those left behind in new economy housing markets? Do winners and losers in high‐tech competition require federal housing strategies geared to metropolitan differences? This article examines 45 large metropolitan areas grouped along a high‐tech spectrum to see who is dis‐advantaged and to deduce effective local low‐income housing strategies from market characteristics.

Finding affordable housing was, on average, more difficult for low‐income renters and owners in high‐tech economies in the 1990s. Nonetheless, high‐tech metropolitan economies, like other local/regional markets, vary greatly. Sharp differences among and within metropolitan markets make it essential that federal strategies allow local policies to respond to local conditions. To most effectively provide low‐income housing to those left behind in all markets, federal policy should target sufficient resources to severe housing needs through many more vouchers and programs that permit and encourage effective local choices.     

Racial Vote Dilution: Impact of the Reagan DOJ and the Burger Court on the Voting Rights Act

Since passage of the 1965 Voting Rights Act (VRA) and the subsequentregistration of millions of minority voters, racially basedvoting discrimination has shifted from a strategy of vote denialto one of vote dilution. The VRA, especially Section 2 and 5,is the dramatic congressional effort to eliminate strategiesthat deny effective political participation to millions of citizens.However, the VRA has to be aggressively implemented by the U.S.Department of Justice (DOJ), and it has to be broadly validated,in concrete cases and controversies in federal courts, if itis to blunt the vote discrimination/dilution strategy. Whilethe Warren Court saw Section 5 as a radical but legitimate toolto end the perpetuation of voting discrimination, the BurgerCourt has seen Section 5 in less sweeping terms. And while theCarter administration DOJ aggressively supported minority plaintiffsin federal voting rights litigation brought under Sections 2and 5, the Reagan administration has redirected civil rightspolicy, including the methodology of implementing Sections 2and 5 of the VRA.     

The impacts of welfare reform on recipients of housing assistance

Abstract

This article uses data from randomized evaluations in Indiana and Delaware to address three questions: (1) Are welfare recipients who receive federal housing assistance less employable than recipients who do not? (2) How does the impact of welfare reform compare for families with and without housing assistance? (3) Does welfare reform increase or decrease the use of such assistance?

Although public housing residents may be more disadvantaged than welfare recipients who do not get housing assistance, voucher users and Section 8 project‐based recipients were not. Welfare reform had similar impacts on the earnings and welfare benefits of families that received housing assistance and those that did not. Where impacts did differ, they were larger for families receiving assistance. Welfare reform also reduced the receipt of housing assistance. Families that receive assistance appear to have less financial strain than families that do not, suggesting that assistance may increase overall financial stability.     

Networks and nonprofits: Opportunities and challenges in an era of federal devolution

Abstract

Community development corporations and other nonprofit organizations are increasingly responsible for producing and managing low‐income housing in urban America. This article examines the network of governmental, philanthropic, educational, and other institutions that channel financial, technical, and political support to nonprofit housing sponsors. We analyze the relationships among these institutions and propose an explanation for their success. We then consider challenges the network must confront if the reinvention of federal housing policy is to succeed.

Block grants and rental vouchers, the dominant emphases of federal policy, present opportunities and constraints for nonprofit housing groups and their institutional networks. While states and municipalities are likely to continue to use block grants for nonprofit housing, the viability of this housing will be severely tested as project‐based operating subsidies are replaced by tenant‐based vouchers. We recommend ways that the federal, state, and local governments should help the institutional support network respond to this challenge.     

The price of local discretion: Inequalities in welfare spending within texas

Discretion at the local level in the administration of state or federal programs may generate inequalities in spending among the different localities within a state. Among the counties of Texas, inequalities in welfare programs—Aid to Families with Dependent Children and food stamps—prove substantial, mainly because of variations in rates of participation among the counties. While variables that reflect differences in the conditions for eligibility account for a significant part of the variation, various barriers to participation—including political attitudes, access to welfare offices, and local staffing—are also important. The results suggest that centralized regulation must be retained and strengthened if federal welfare programs are to retain some degree of uniformity within each state.     

Potential Effects of Federal Policy Devolution on Local Housing Expenditures

As 1994 came to a close, the future of the U.S. Department ofHousing and Urban Development (HUD) and the continued role ofthe federal government in low-income housing assistance washighly uncertain. The agency was targeted for elimination bycongressional leaders, its budget was the object of recissionattempts, and agency officials proposed a radical reinventionto alter housing programs and the delivery system for federalhousing assistance. Given the likelihood of either more budgetcuts (resulting in greater reliance on nonfederal sources offunds) or the devolution of policy responsibility through blockgrants, there is heightened concern for how local governmentsallocate housing funds. This article examines housing expenditurestrategies of large U.S. cities. The analysis describes factorsrelated to a greater use of nonfederal housing revenues by cities,and examines the impact of funding source on program and beneficiarytargeting. The data suggest that reduced federal spending ora shift to block grants is likely to result in more housingbenefits directed to moderate-income households and to homeownersand homebuyers.     

Challenges confronting nonprofit housing organizations’ self‐sufficiency programs

Abstract

In recent years, interest has grown at the federal level in strategies to combine subsidized housing with programs promoting household self‐sufficiency. This article explores how nonprofit housing organizations conceptualize their self‐sufficiency programs for their residents. A broad definition of self‐sufficiency is presented—one that is not exclusively focused on the individual and, instead, also includes program strategies that are focused on changing the context in which individuals live and work.

The paper then analyzes the relationship between the self‐sufficiency strategies being implemented in the nonprofit housing world and how these organizations will be affected by welfare reform, the shrinking and restructuring of federally subsidized housing, the emergence of block grant job training and workforce development programs, and the general devolution of government programs into ever more fungible pots at state and local levels. These transformations in the domestic policy agenda will present challenges to nonprofit housing organizations and to the goal of promoting self‐sufficiency.     

Federalism and suitable housing for the frail elderly: A comparison of policies in Canada and the United States

Abstract

The frail elderly have special multidimensional housing needs beyond affordability, including shelter that is more adaptive to reduced function and offers supportive services. Suitable housing for this population comprises three policy areas—housing, health care, and social services. In a federal system, development and implementation of policies in these areas involves participation of several levels of government and the nongovernmental sector. This paper uses federalism as a conceptual framework to examine and compare these policy areas in Canada and the United States.

In both countries, general national housing policies—relying heavily on the nongovernmental sector and characterized by joint federal‐provincial programs in Canada and by important local government roles and age‐specific programs in the United States‐have benefited the elderly. The effects of such policies on the frail elderly, however, have been less positive because of the general lack of essential human services and, to a lesser degree, health care that enables them to live outside institutions. This is especially true in the United States, where health care policy is fragmented and is dominated by a private insurance system, partial federal financing of health insurance for the elderly, and tense federal‐state relations in financing health care for the poor. Although Canadian policies and programs operate autonomously and more uniformly within a national health plan, neither country has a universal, comprehensive long‐term care system. Geographically diverse patterns of social services, funded by grants to states and provinces and the nonprofit sector, are common to both countries. However, the United States has inadequately funded age‐specific programs and has relied on a growing commercial service provision. Housing outcomes for frail elders are moving in the right direction in both countries; however, Canada seems to be better positioned, largely because of its health care system. As increased decentralization continues to characterize the three policy areas that affect suitable housing for frail elders, the United States can learn from Canada's negotiated federalism approach to more uniform solutions to merging housing and long‐term care.     

History lessons for today's housing policy: the politics of low-income housing

History offers valuable lessons to housing policymakers. For those who would devise new low-income housing programs during today's trying economic circumstances, it is helpful to study the strategies that succeeded in achieving low-income housing programs in past difficult times. This article, History Lessons for Today's Housing Policy, examines the political processes that led to the adoption of new low-income housing policies during four political crises. The four crises were the Great Depression of the 1930s, the post-World War II housing shortage, the urban crisis of the 1960s, and the policy crisis of the 1970s. Among other history lessons, the article reveals that well-organized political support, especially from large institutions, is crucial to achieving distinctly different new programs; that decentralized programs are more politically resilient than centralized programs; that programs that appeal to the nation's broad middle-class are most popular; and that policy research is valuable but that politics trumps research.     

Mitigating apprehension about section 8 vouchers: The positive role of housing specialists in search and placement

Abstract

The U.S. Department of Housing and Urban Development has found that Section 8 voucher recipients are often unable to secure apartments outside of high‐poverty areas in tight urban rental markets. However, intensive housing placement services greatly improve the success and mobility of voucher holders. Drawing on ethnographic research in the housing placement department of a private, nonprofit community‐based organization, I first describe how fundamental problems in implementing the public subsidy program in a tight private rental market generate apprehension among landlords and voucher recipients that can prevent the successful use of vouchers. Second, I demonstrate how housing placement specialists can dispel and overcome this apprehension through a variety of tactics that require extensive soft skills and a deep commitment to the mission of housing poor families.

These findings provide support for the increased use of housing placement services to improve success and mobility rates for Section 8 vouchers.     

State policies and programs to preserve federally assisted low‐income housing

Abstract

Preservation of the existing assisted housing stock is likely to be a major housing issue throughout the 1990s and into the twenty‐first century. Federal legislation—the Emergency Low‐Income Housing Preservation Act and the Low‐Income Housing Preservation and Resident Homeownership Act—addresses the first wave of preservation needs and provides critically needed programs to maintain eligible units as assisted housing for the next 50 years.

This paper presents a brief review of federal preservation requirements and argues for state participation in the implementation of preservation programs. Seven areas are identified for state action, and leading state preservation programs are reviewed. Each state needs to ensure that a foundation is established to preserve these units over their useful life as decent, affordable housing. What the states learn from participating in the implementation of the federal preservation program will help them address future preservation needs and develop the capacity to manage the interdependent provision of assisted housing by the public, for‐profit, and nonprofit sectors.     

A practical analysis of shared‐appreciation mortgages

Abstract

When the development of large‐scale public housing projects was discontinued in the 1970s in both Canada and the United States, the policy response was very different. This article reviews the nature of the dissimilar low‐income housing policy paths, documenting the role of federal housing policy in the evolution of a significant nonprofit “third sector” in Canada's housing system; the decision of the U.S. federal government to rely on the private sector for subsidized rental supply; and, with very little help from the federal government, the ‘bottom‐up” attempt to develop a nonprofit housing sector in communities throughout the United States. In Canada, a permanent stock of good‐quality, nonprofit social housing was created along with a growing and increasingly competent community‐based housing development sector.

The Canadian experience demonstrates that it takes time to build the capacity of the nonprofit sector. The U.S. experience demonstrates that there is a great deal of community‐based talent ready and willing to provide nonprofit housing if reliable and adequate funding is available. Canada has made outstanding progress relative to the United States in the area of affordable housing supply, creating yet another small but significant difference in the quality of life for lower income households. The general Canadian approach to consistent national support of nonprofit and cooperative housing can be applied in the United States. Canada's relative success is not based on unique structural or systemic differences—that is, it is a matter of political choice and political will. The United States should look to Canada's 20‐year experience to determine whether some of the mechanisms used to support Canada's nonprofit sector might be transferable to the United States.