The Joint Center for Housing Studies of Harvard University recently published its report titled “The State of the Nation’s Housing 2023.” The report provides insight into the current state of the United States housing market–highlighting the challenges faced by homeowners and renters due to rising costs. 

One key finding of the report is the significant impact of increasing interest rates on housing affordability. Despite a decrease in housing demand and market activity, the cost of homeownership continues to rise, surpassing pre-pandemic levels. Factors such as higher borrowing costs, and rising costs of land and construction, have contributed to a decline in the construction of new single-family homes, thereby exacerbating the existing housing shortage. These rising costs have particularly affected first-time homebuyers, rendering homeownership unattainable for many. 

While rent growth has slowed down in certain areas and home prices have declined, overall affordability remains a pressing concern. The report highlights the growing number of homeowners and renters burdened by housing costs, with a record 21.6 million renter households spending more than 30 percent of their income on housing.  Furthermore, the report suggests a potential slowdown in the construction of multifamily properties due to an increase in rental vacancy rates, higher interest rates, and stricter lending standards.  

Find the full report here. 

Urban Institute published their report titled “Using Vouchers to Support Homeownership: Can the Housing Choice Voucher Homeownership Program Help Address the Racial Homeownership Gap?” The Urban Institute’s paper delves into the Housing Choice Voucher (HCV) homeownership program, its potential to bridge the racial homeownership gap, and the limitations it faces in achieving this goal. Below is a summary of their findings.  

One of the significant challenges in the housing landscape of the United States is the persistent gap in homeownership rates between Black and white households. Inequitable access to economic opportunities has perpetuated this disparity, with Black non-Hispanic households comprising nearly half of all HCV recipients. By enabling HCV recipients to allocate their vouchers towards mortgage payments, individuals and families can build equity, establish roots within their communities, and break the cycle of intergenerational poverty.  

Benefits and Limitations of the HCV Homeownership Program: 

While housing agencies supporting homeownership vouchers highlight the program’s long-term benefits for families, there are several limitations that hinder its potential to advance homeownership opportunities for Black non-Hispanic households: 

Scope and Mission of Housing Agencies: Some housing agencies may not consider homeownership as part of their organization’s mission to make renting affordable. 

Suitability for High-Cost Metropolitan Areas: In areas characterized by high housing costs, finding affordable homeownership opportunities can be challenging for voucher holders. This constraint may limit the program’s feasibility in such regions, making it less accessible for prospective homeowners. 

Impact of High Interest Rates: High interest rates have the potential to redirect a substantial portion of household finances towards interest payments, impeding a homeowner’s ability to build equity.  

Need for Collaboration: The effectiveness of the program relies on successful collaboration between housing agencies, lenders, and various first-time homebuyer programs. However, fostering such collaboration can be challenging, as it requires coordination among multiple stakeholders with potentially divergent priorities. 

Policy Recommendations for Greater Impact: 

The report suggests four potential policy changes that could enhance the HCV Homeownership program. 

Policy 1: Increase Income Limits for Participants 

One approach to expanding the HCV homeownership program is by raising income eligibility limits, allowing more households to qualify for assistance. However, this policy would strain the program’s budget, as demand already exceeds supply. Moreover, without dedicated funding, broadening eligibility wouldn’t guarantee that households actually receive assistance. Finally, increasing income limits would detract from a PHAs ability to provide rental assistance for extremely low-income families due to finite budgets. 

Policy 2: Create a Distinct Class of HCV Vouchers for Homeownership 

Designating a specific portion of HCVs for homeownership, accompanied by a separate funding stream, could increase participation. However, the effectiveness of this policy remains uncertain, as current uptake rates for homeownership vouchers remain low. Additionally, allocating more vouchers to homeownership would reduce the number of households served with vouchers for rental units. 

Policy 3: Extend the Length of Subsidy Allowable 

Extending the maximum subsidy period past the current 15 years could provide households with more time to achieve financial self-sufficiency for homeownership. This policy could be particularly beneficial for younger households with prospects for increased income over time. This could also be appealing to lending institutions as they may be more willing to engage in the program as there is a perceived reduction in risk of payment default.  

Policy 4: Increase Funding for Lump Sum Down Payment Assistance 

Currently, HUD allows PHAs to offer 12 times the monthly subsidy amount in the form of a down payment rather than providing a homeownership voucher. Offering a larger upfront down payment assistance, potentially up to five- or ten-years’ worth of subsidies, could significantly reduce the financial burden on homebuyers. This approach could eliminate the need for mortgage insurance and save costs in the long run.  

The full paper can be found here. 

On June 15, HUD officially updated the Community Planning and Development (CPD) Income Eligibility Calculator to incorporate income limits for fiscal year 2023. The calculator is used to determine income eligibility and assistance amount calculations for the following programs:

• Brownfield Economic Development Initiative (BEDI)
• Community Development Block Grant Program (CDBG)
• CDBG Disaster Recovery (CDBG-DR)
• Emergency Solutions Grants (ESG)
• HOME Investment Partnerships Program (HOME)
• Housing Opportunities for Persons With AIDS (HOPWA)
• Housing Trust Fund (HTF)
• Neighborhood Stabilization Program (NSP)
• Section 108 Loan Guarantee Program
• Self-Help Homeownership Opportunity (SHOP)

For current users of the calculator, calculations that have been made in a users dashboard and calculations moving forward will use fiscal year 2023 income limits for determining eligibility.

Data for calculations made based on fiscal year 2022 income limits are only accessible to those who have already downloaded and saved the information prior to the update. The Department notes that the calculator is designed to easily update income for the future and not as a means of storing past data.

The CPD Income Eligibility Calculator can be found here.

On June 6, HUD announced the Notice of Funding Opportunity (NOFO) for the Jobs Plus program. Approximately $22.5 million will be made available for PHAs to develop approaches that encourage economic mobility and promote increased resident earnings through earned income disregards and a series of employment enabling services. In addition to counseling, training, and education support, PHAs have the flexibility to provide other services according to resident needs and local abilities.

Eligible housing agencies are those that serve a minimum of 100 households where at least one resident in each household is non-elderly (less than age 65). PHAs that received a Jobs Plus program grant for FY 2019, FY 2020-2021, or FY 2022 are not eligible.

The Department expects to make 12 awards ranging from a minimum of $1.6 million to a maximum of $3.7 million, depending on the number of households served. Applications for this grant are due by Monday, August 21, 2023.

The full Jobs Plus program NOFO can be found here. More information on the notice will be available in the June 15 edition of The Monitor.

On June 8, HUD issued Notice PIH 2023-13 titled “Guidance on housing individuals and families experiencing homelessness through the Public Housing and Housing Choice Voucher Programs.” The Notice identifies strategies that PHAs can pursue to expand housing opportunities for individuals and families experiencing homelessness through the Public Housing and HCV programs. The notice revises the definition of homelessness for the purposes of reporting in IMS/PIC and outlines new guidance on how PHAs and CoCs can share data derived from IMS/PIC and the Homeless Management Information System (HMIS). The notice also updates guidance on waitlist management and preferences, screening policies regarding criminal activity, substance use, and rental history, program termination and eviction policies, and information regarding pairing project-based vouchers with CoC Supportive Services to create Permanent Supportive Housing. The notice can be found here.

Applications due August 21, 2023

PHAs who are in receivership or are considered substandard, troubled, or at-risk may apply for a new notice of funding opportunity (NOFO), and HUD intends to prioritize agencies in receivership. Agencies may submit one application for one asset management project in order to either address physical condition or management concerns using awards from this Capital Fund program. HUD expects to make five awards.

For more information, find the full grant announcement, which includes information about program requirements, application requirements, and eligibility information. Additionally, please see the grant description, the grants.gov webpage, and the June 15 edition of The NAHRO Monitor.

On June 8, HUD released the launch of a new initiative focused on better assisting lesbian, gay, bisexual, transgender, queer, and intersex (LGBTQI+) youth experiencing homelessness. The initiative concentrates on partnering with stakeholders to address barriers to housing and access to shelters. The Department will work to encourage communities to develop solutions in meeting the needs of LGBTQI+ youth populations.

Technical assistance and recurrent training will be provided by HUD to shelters and service providers discussing resources and methods for better supporting LGBTQI+ youth. Additionally, listening sessions will be held by HUD with LGBTQI+ youth across the country in the near future.

Stakeholders should expect the release of a HUD toolkit focused on best practices in supporting LGBTQI+ youth and a FAQ about complying with the Equal Access Rule and Fair Housing Act in the coming months.

For new actions announced by the Biden-Harris Administration to protect LGBTQI+ communities, please see here.

Today, HUD published a notice titled “30-Day Notice of Proposed Information Collection: Family Report, MTW Family Report, MTW Expansion Family Report” in The Federal Register. The notice opens the 30-day comment period and requests public comments on proposed and additional changes on Form HUD-50058, Form HUD-50058 MTW, and Form HUD-50058 MTW Expansion Family Reports. 

HUD is proposing several changes to the HUD-50058 Family Report and corresponding revisions to the HUD-50058 MTW and HUD-50058 MTW Expansion Reports for consistency. The data will be used to understand family profile, demographic, income, and housing information for all tenants in assisted housing nationwide. The revisions and changes will also allow HUD to collect information on the performance of programs and of the PHAs administering the programs.  

Written comments and recommendations for the information collection can be sent here within 30 days of the notice publication date, until July 7, 2023. 

More information on proposed changes will be detailed in the next edition of The Monitor. 

On June 5, HUD announced that they will make $43,439,000 in funding available for 3,379 Stability Vouchers. The vouchers are targeted to address homelessness among people in unsheltered settings and in rural communities.  The vouchers will be made available to 135 public housing authorities (PHAs) and partnering Continuum of Care (CoC) communities within 34 States.

Funding for the Stability Vouchers was made available through the Consolidated Appropriations Act of 2021, which emphasizes the purpose of assisting families at risk of homelessness and those experiencing or attempting to flee domestic violence and sexual assault. A notice of interest (Notice PIH 2022-24) for the Stability Voucher Program, which explained procedures and requirements of the program, was published by HUD in August of 2022 and ended in October 2022.

All recipients of the awarded vouchers received at a minimum five vouchers. The range of vouchers received varied from five all the way to 377 vouchers to a single PHA.

For the full list of PHAs and partnering CoCs to receive funding please see here.

The National Alliance to End Homelessness (the Alliance) released their 2023 State of Homelessness report on May 16. It provides an overview of homelessness within the U.S. in 2022 and uses data from HUD’s 2022 Homeless Assessment Report to Congress (AHAR) to analyze different trends.

According to their analysis, the Alliance estimates that 18 out of every 10,000 people experienced homelessness across the U.S. in 2022 based on the data taken from HUD. The report highlights rates of homelessness that have shown to rise since 2017 with a modest increase between 2020 and 2022 of nearly 2,000 people.

Most significantly, the report includes various charts and graphs highlighting the number of people experiencing homelessness by type, race/ethnicity, and gender. It also includes charts that display different data revolved around unsheltered homeless populations and rates/trends of homelessness by state.

For the full report, please see here.