Fair and Affordable Housing in the U.S.: Trends, Outcomes, Future Directions (Studies in Critical Social Sciences)

365 Pages·2011·1.86 MB·English

by  Robert Mark Silverman

Fair and Affordable Housing in the U.S.
Studies in Critical
Social Sciences
Series Editor
David Fasenfest
Wayne State University
Editorial Board
Chris Chase-Dunn, University of California-Riverside
G. William Domhoff, University of California-Santa Cruz
Colette Fagan, Manchester University
Martha Gimenez, University of Colorado, Boulder
Heidi Gottfried, Wayne State University
Karin Gottschall, University of Bremen
Bob Jessop, Lancaster University
Rhonda Levine, Colgate University
Jacqueline O'Reilly, University of Brighton
Mary Romero, Arizona State University
Chizuko Ueno, University of Tokyo
VOLUME 33
The titles published in this series are listed at brill.nl/scss.
Fair and Affordable Housing
in the U.S.
Trends, Outcomes, Future Directions
Edited by
Robert Mark Silverman
Kelly L. Patterson
LEIDEN • BOSTON
LEIDEN • BOSTON
2011
Low rent homes for low income families: Valleyview homes, West 7th and Starkweather.
Poster for Cleveland Metropolitan Housing Authority announcing new low income housing
development, showing family looking at new homes. Created/published: Ohio: WPA Art
Program, [between 1936 and 1940]. Date stamped on verso: Jul 20 1940. Reference: Posters of
the WPA / Christopher DeNoon. Los Angeles : Wheatly Press, c1987, no. 226. Work Projects
Administration Poster Collection (Library of Congress).
This book is printed on acid-free paper.
Library of Congress Cataloging-in-Publication Data
Fair and affordable housing in the U.S. : trends, outcomes, future directions / edited by Robert
Mark Silverman, Kelly L. Patterson.
p. cm. -- (Studies in critical social sciences ; v. 33)
Includes bibliographical references and index.
ISBN 978-90-04-20144-6 (hbk. : alk. paper) 1. Housing policy--United States.
2. Discrimination in housing--United States. 3. Housing--United States. I. Silverman,
Robert Mark, 1967- II. Patterson, Kelly L.
HD7293.F34 2011
363.5’5610973--dc23
2011022566
ISSN 1573-4234
ISBN 978 90 04 20144 6
Copyright 2011 by Koninklijke Brill NV, Leiden, The Netherlands.
Koninklijke Brill NV incorporates the imprints Brill, Global Oriental, Hotei Publishing,
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CONTENTS
List of Figures and Tables ........................................................................vii
Acknowledgements ...................................................................................xi
Notes on Contributors ............................................................................xiii
Making Housing Policy Fairer and More Affordable in the U.S. ..........1
Robert Mark Silverman and Kelly L. Patterson
PART ONE
FAIR HOUSING, POLICY, AND PERCEPTIONS
Intergovernmental Enforcement of the Fair Housing Act:
The Fair Housing Assistance Program ..............................................21
Eric M. Wilk, Charles M. Lamb, and Nicholas R. Seabrook
The Federal Courts and Fair Housing Policy:
A Principal-Agent Interpretation ......................................................41
Nicholas R. Seabrook, Charles M. Lamb, and Eric M. Wilk
Fair Housing in the U.S. Real Estate Industry:
Perceptions of Black Real Estate Professionals .................................67
Robert Mark Silverman
PART TWO
AFFORDABLE HOUSING, FINANCE, AND LAND USE ISSUES
Barriers to Fair Housing Policy Implementation:
Finance, Regulation, and Public Opinion .........................................91
J. Rosie Tighe
The Low-Income Housing Tax Credit .................................................125
Alex Schwartz
Inclusionary Housing and Fair Housing .............................................143
Dennis Keating
vi contents
PART THREE
RENT VOUCHERS, A TOOL TO DECONCENTRATE POVERTY
What Should Housing Vouchers Accomplish? ...................................157
David Varady
Stuck in Buffalo, But Why?: Residential Spatial Patterns of
Housing Choice Voucher Holders in a Rust Belt City ..................181
Kelly L. Patterson
Should Low-Income Housing Tax Credits and Housing
Choice Vouchers Be Fungible? .........................................................213
Kirk McClure
PART FOUR
THE RISE AND STALL OF HOMEOWNERSHIP
The Historic Roots of the Crisis in Housing Affordability:
The Case of Buffalo, New York, 1920–1950 ....................................245
Henry Louis Taylor, Jr.
Segregation as a Driver of Subprime Lending and the
Ensuing Economic Fallout ................................................................277
Gregory D. Squires
Be It Ever So Humble, There’s No Place Like Home:
The Experiences of Low-Income,
Minority Homebuyers .......................................................................289
Anna Maria Santiago, George C. Galster, Cristina M. Tucker,
Ana H. Santiago-San Roman, and Angela A. Kaiser
Index ........................................................................................................343
LIST OF FIGURES AND TABLES
Figures
Wilk, Lamb & Seabrook
1. HUD’s Fair Housing Enforcement Process ......................................25
2. Number of Substantially Equivalent State and Local
FHAP Agencies, 1988–2009 ..............................................................28
3. Budget Authority for FHAP Funding (in Millions
of Dollars), FY 1977–2002 .................................................................29
4. Total Title VIII Complaints Processed by HUD and FHAP
Agencies, FY 1973–2004 ....................................................................31
5. Total Successful Title VIII Conciliations by HUD and
FHAP Agencies, FY 1973–2004 ........................................................32
6. Total Title VIII Complaints Closed by HUD and FHAP
Agencies, FY 1973–2004 ....................................................................33
7. Monetary Relief Obtained by HUD and FHAP Agencies,
1977–2004 (in 2004 Dollars) .............................................................34
8. Housing Units Obtained by HUD and FHAP Agencies,
FY 1977–2004 ......................................................................................36
Patterson
1. Poverty Rates in Erie County, NY in 2000 .....................................186
2. Percent of Blacks in Erie County, NY in 2000 ...............................188
3. Location of Housing Choice Voucher Holders, 2008 ...................197
4. Location of Voucher Holders by Race Overlaid on Percent
Poverty in Erie County, 2008 ...........................................................198
5. Location of Voucher Holders by Race Overlaid on Percent
Poverty in Buffalo, 2008 ...................................................................199
6. Location of Voucher Holders by Race Overlaid on Percent
Black in Erie County, 2008 ...............................................................201
7. Location of Voucher Holders by Race Overlaid on Percent
Black in Buffalo, 2008 .......................................................................202
Taylor
1. Median Home Values 1940–2000 (in 2000 dollars) .....................269
2. Homeownership Rates by Race and Hispanic Origin
of Householder, 2000 ........................................................................270
viii list of figures and tables
Tables
Silverman
1. Summary of Survey Respondents’ Characteristics (n = 151) ........76
2. Paired Samples T-Test for Perceived Barriers to Fair
Housing Nationally and in Respondents’ Metropolitan
Areas (n = 151) ....................................................................................79
3. Paired Samples T-Test for Perceived Level of Discrimination
Nationally and in Respondents’ Metropolitan Areas (n = 151) ....80
4. Organizations Offering Fair Housing Training in
Respondents’ Metropolitan Areas (n = 151) ...................................83
5. Perceptions of the Degree to Which Organizations Advocated
for Expanding Housing Opportunities in Respondents’
Metropolitan Areas (n = 151), Reported as Percentages
by Type of Organization .....................................................................84
Schwartz
1. Percentage of LIHTC Units Put in Service 1995–2007 and
All Rental Housing Units in Census Tracts with High Rates
of Poverty and Predominantly Minority Populations ..................131
2. Percent Distribution of LIHTC Housing, Voucher Holders,
and Public Housing, by Tract Poverty Rate and Percent
Minority .............................................................................................132
Patterson
1. Rent Characteristics for Various Geographies in 2008 ................191
2. Socio-Demographic and Housing Characteristics for
Voucher Holders, 2008 .....................................................................193
3. Binary Logistic Regression Models Predicting the
Likelihood of Living in Buffalo .......................................................203
McClure
1. Housing Choice Vouchers in Block Groups during 2008
by Level of Poverty in the Block Group .........................................221
2. Low-Income Housing Tax Credit Units Put in Place
through 2006 by Level of Poverty in the Block Group .................226
3. Count of LIHTC Units Developed 2000–2004 in Tracts by
Category of Shortage or Surplus of Rental Units for Renter
Housings with Income between 30 and 60 Percent of AMFI ......229
list of figures and tables ix
4. Renter Households by Income Level and Renter Units
Affordable to These Households .....................................................230
Taylor
1. Population Growth in Buffalo and Erie County, 1900–2000 .......264
Squires
1. Top Ten Most and Least Segregated Metro Areas and
Percent of High-Cost Loans.............................................................281
2. Black Segregation ..............................................................................282
3. Hispanic Segregation ........................................................................282
Santiago et al.
1. Selected Home Purchase and Homeowner Characteristics
at Time of Purchase, by Ethnicity (All HOP Home Buyer’s
Club Participants during Study Period) .........................................301
2. Selected Pre- and Post-Purchase Neighborhood
Characteristics by Ethnicity (All HOP Home Buyer’s
Club Participants during Study Period) .........................................303
3. Homeownership Characteristics, 2008 (All HOP Home
Buyer’s Club Participants during Study Period) ...........................306
4. Perceived Benefits of Homeownership and Anticipated
Neighborhood Changes (All HOP Home Buyer’s Club
Participants Completing Surveys) ..................................................309
5. Anticipated Concerns and Actual Challenges about
Homeownership (All HOP Home Buyer’s Club
Participants Completing Surveys) ..................................................314
6. Factors Contributing to the Sustainability of Homeownership
(All HOP Home Buyer’s Club Participants Completing
Surveys) ..............................................................................................318
7. Post-Purchase Maintenance, Repairs, and Home Improvement
Expenditures (All HOP Home Buyer’s Club Participants
Completing Surveys) ........................................................................321
8. Housing and Non-Housing Assets Held by Minority
Homeowners at Time of Survey (All HOP Home Buyer’s
Club Participants Completing Surveys) .........................................326
9. Post-Purchase Debt Burdens of Minority Homebuyers by
Ethnicity (All HOP Home Buyer’s Club Participants
Completing Surveys) ........................................................................330