Perspectives
on
Housing
A White Paper
on Affordable
Housing, by
Thomas N. George
page last updated September 09, 2005
Perspectives
on
Housing
A White Paper on Affordable
Housing,
Page 3
I
spent a number of years representing landlords in eviction proceedings,
and I have come to realize in many cases the attitudes of both the
landlords and tenants prohibited swift resolution of the matters at hand.
Landlords should be taught that not all tenants can be ”perfect in every
way,” and the tenants should realize that even though they are paying
rent, it does not give them carte blanche to treat the property as if it
has no value. An attitude of mutual respect must be developed and
maintained.
The town of
Dennis just created the Rental Preinspection Program, which will run on a
voluntary basis, and it is a fine idea. The landlords and tenants
both have verification of the condition of the rental at the outset, and
the town provides each party with the local and state regulations and
statutes so that each can better understand their duties and
responsibilities. This forward-looking program can help eliminate
situations in which landlords develop ”tenant fatigue” and sell their
properties, thereby removing properties from the rental market, while
tenants become frustrated and unable to cope with seemingly uncaring
landlords.
* * *
The solution to housing shortages is not more vouchers or subsidy monies, although these have a place; rather, the objective is to get more units that a working family can afford into the marketplace. I repeat, money drives that question, and it is in:
•The
cost per unit
◦Land costs (density)
◦Building costs (code issues and manufactured homes)
•
Bank assistance
◦Longer amortization terms
◦Return of the common-form loan:
interest only;
with owner’s benefiting by appreciation
in value but not reduction of mortgage
unless reduction was voluntary
•
Acceptance of technical advancement in septic systems
(as allowed in
many states)
◦Allows greater density
◦Reduces building costs
We
need to realize that when the term housing
is used, we don’t have to automatically think of a three-bedroom ranch,
with two baths and a full cellar. Many one- and two-bedroom units
are needed for people who would like to downsize their living space due to
increased taxes, utility costs, maintenance headaches, and so on.
This, in turn, would free up homes that could be sold to larger families.
If the downsizing couple or single person potentially needs nursing home
care, it should be explained to them that a reduced-price sale or a
rent-to-buy arrangement with a young couple could be of benefit to both
parties.
The
concept of congregate living for older citizens needs to be developed and
built upon. The most common example of this now is the proliferation
of luxury units now appearing on the Cape
that offer medical and meal amenities. Why is this option reserved
for those who can afford thousands per month? Services are what our
elderly need most, and they have trouble getting them, marooned in ranch
houses all alone. Affordable living space with common rooms could be
developed for people with differing levels of need—that
is, congregate living for families, seniors, and singles.
These
are only a few ideas and proposals on how I think the affordable housing
dilemma can be addressed. None is the sole solution, and all need to
be considered. The single most important point I would like to make
is that we, as a community, need to achieve consensus as to what kind of
place we want Cape Cod to be. Those who want the Cape preserved as
if it were an exhibit need to recognize that we need to provide affordable
places where our workforce can live and raise families. Those who
advocate for others need to recognize that the American dream is exactly
that—a
dream to be worked toward, with intermediate steps. There is not a three-bedroom birthright. The time for
whispering and finger pointing is done; the time for pragmatic action
toward a viable economic solution has begun.
Thomas N. George
Former Massachusetts State Representative
First Barnstable District