The Department of Housing and Urban Development’s (HUD’s) Winter 2019 issue of Evidence Matters focuses on landlords and their role in the Housing Choice Voucher (HCV) program. The issue has three articles which provide insight into different aspects of landlord behavior and landlord retention. The first article offers an overview of the HCV program; provides a description of the nation’s rental units and its landlords; provides a broad overview of recent research on landlords; provides an overview of research on the impacts of low landlord participation; and offers strategies to increase landlord participation. The second article, again, discusses research on landlords and voucher acceptance. The third article discusses strategies that two PHAs are using to incentivize landlord participation.
Earlier today, HUD broadcast a webinar on the Moving to Work (MTW) Expansion Cohort #1. The webinar explained what MTW was, explained the benefits of an MTW designation, provided presentations from current MTW agencies, and discussed the process by which agencies could apply for Cohort #1. Additionally, questions from webinar participants were answered.
The webinar also gave the following timeline for MTW Expansion activities:
- Spring 2019 – Revise MTW Operations Notice based on public comment and publish final MTW Operations Notice;
- Summer / Fall 2019 – Designate the initial cohort of MTW agencies; invite the second cohort of agencies to apply;
- Winter 2020 – Designate the second cohort of MTW agencies.
Late last week, HUD published a notice–titled “Request for Letters of Interest and Applications under the Moving to Work Demonstration Program for Fiscal Year 2019: COHORT #1 – Overall Impact of Moving to Work Flexibility” (PIH-2018-17)–inviting applications for the first cohort of the Moving to Work (MTW) Expansion. The first cohort of the MTW Expansion will include 30 PHAs with 1,000 or fewer aggregate units (including special purpose vouchers).
In addition to laying out the application process for the first cohort of the MTW Expansion plan, the notice also notes the research topic each cohort will examine. The first cohort will examine the overall impact of MTW flexibility, while future cohorts will examine rent reform, work requirements, and landlord incentives. Applying for MTW status with the first cohort is a two-step process including submitting a letter of interest (due January 11, 2019) and submitting a MTW plan and application.
NAHRO will host a MTW application e-briefing for potential first cohort applicants on Wednesday, November 7th from 1:30 to 3 pm ET. Registration for the e-briefing can be found here.
The MTW Operations Notice can be found here.
The first cohort application notice can be found here.
Click below for additional information on the application process.
Earlier today, HUD published a press release announcing that it would create a new Landlord Task Force. The task force is being created as a response to two new studies which found that most landlords do not accept vouchers and, in those instances where landlords do accept vouchers, the landlords are dissatisfied with the administrative burdens associated with the vouchers. The Department will begin a landlord engagement campaign on September 20th in Washington DC, where it will present findings from the two studies. There will also be landlord forums in Philadelphia, Atlanta, Dallas, Los Angeles, Salt Lake City, and Salem, Oregon. After receiving feedback from these forums, the task force will provide policy recommendations to the Secretary to increase landlord participation in the Housing Choice Voucher program.
The two studies which served as the impetus for the creation of the task force are titled “Pilot Study of Landlord Acceptance in the Housing Choice Voucher Program” and “Urban Landlords and the Housing Choice Voucher Program: A Research Report.” The former study will be released in a month and looked at five cities: Philadelphia, Los Angeles, Fort Worth, Newark, and Washington, D.C. It found that many landlords did not accept vouchers, especially in high opportunity areas. The latter study examined three areas: Baltimore, Cleveland, and Dallas. It found that while many landlords appreciated the reliable rent payments of the Housing Choice Voucher program, they were frustrated with inspections and how housing authorities handle tenant disputes.
A summary of Pilot Study of Landlord Acceptance in the Housing Choice Voucher Program can be found here. (The full study will be released next month.)
The Urban Landlords and the Housing Choice Voucher Program: A Research Report can be found here.
The Department’s press release on the new task force can be found here.
Yesterday, HUD published a study titled “Racial and Ethnic Differences in Housing Search: Final Report.” The study seeks to answer four research questions:
- How do people search for rental housing?
- How do housing searches differ by race and ethnicity?
- What are the consequences of these differences for relative housing outcomes?
- What are the implications for future research?
To answer these questions, the study used a mixed-method approach. Researchers fielded telephone interviews with a sample of 135 recent movers and 351 current searchers in the Washington, D.C. area. A subsample of 40 respondents were given a face-to-face interview. Finally, researchers also utilized three large datasets–the Panel Study of Income Dynamics (PSID), the America Housing Survey (AHS), and the Chicago Area Study (CAS)–to provide “statistically rigorous tests of racial or ethnic differences on a limited set of variables.”
While all the findings of the study are outside the scope of this short blog post, here are a few of the findings:
- When asked about barriers while searching for housing, renters stated poor credit history, lack of a security deposit, and not having transportation to get to a units;
- Most searchers said that both a unit and its neighborhood were equally important;
- Renters use their social networks to find vacancies and learn about them;
- Searchers tend to prioritize building security, landlord responsiveness, and rent; Safety and transportation are top criteria for neighborhoods;
- Price range was a primary reason for the difficulty of a search;
- Use of social networks is the most common information gathering method used by Black and Latino renters, and Black and Latino renters are more likely than White renters to use this method;
- White renters are less likely to have a failed search than are Black and Latino renters;
- Black renters report longer searches than White and Latino renters;
- People who move for school or work are more likely to use online resources; and
- Involuntary movers are more likely to end a search with less favorable outcomes because of constrained alternatives.
There is much more in the full report, which NAHRO staff has only begun to read.
The full study can be found here.