Affordable Housing Study – Frequently Asked Questions
What is the Affordable Housing Study?
The Study is a process for identifying housing needs, prioritizing goals and objectives, and reviewing and developing long-range housing policies and implementation strategies. Key components of the Study include:
- Countywide survey to collect data and opinions about housing in Arlington,
- Focus group and targeted interviews with different groups, including employers, homeless people, low-income renters, people with disabilities, and non-resident commuters,
- Analysis of the current housing inventory in Arlington and future housing demand,
- Development of principles, objectives and goals around affordable housing in Arlington, and
- Recommendations for policies and strategies to meet the county’s goals and long-term housing needs.
The Study will conclude with the adoption of an Affordable Housing Element to the Arlington Comprehensive Plan, anticipated in September 2015.
How many units of affordable housing does the County need?
As part of the Affordable Housing Study an analysis of current and future housing needs was produced. This needs analysis found that the housing needs of renter households with incomes under 60% of the area median income (AMI) were not being met. 60 percent of the area median income (AMI) is $65,520 for a family of four and $45,900 for a one person household. Some examples are one person working as an administrative assistant, daycare worker, home healthcare aid or bus driver, or two workers employed in the retail, restaurant, or social service fields.
There are approximately 17,000 renter households with incomes below 60% of AMI in Arlington and only 9,500 apartments that have rents that are affordable for this group. At present there is a gap of 7,500 affordable units. Affordable housing units refer any rental housing that have rents that below what is considered affordable to a household earning 60% of the area median income ($1,638/month for a family of four)
The draft Affordable Housing Master Plan proposes an objective that by 2040, 17.7% of the County’s housing stock should be affordable to renter households with incomes below 60% of the Area Median Income. If the forecasted growth is realized this would be a total of 22,800 units of an estimated total of 128,600 housing units in the County. The number of committed affordable units (CAFs) that would be needed to achieve this goal will depend on future housing market conditions, a portion of this goal might be met through market rate affordable housing.
An estimated 15,800 additional committed affordable units would be needed if no market rate affordable housing exists and if the County’s growth conforms to forecasts. It is important to note that a portion of the estimated 15,800 affordable rental units could come from existing non-income restricted units. Preservation of affordable housing has been a major component of the County’s affordable housing strategy; the majority of the County’s current stock of committed affordable housing is made up of existing apartments that were acquired and preserved as affordable as opposed to new construction. Meeting the objective will require both preservation of existing housing as well as construction of new housing.
An estimated 2,700 ownership units affordable to middle income households will be needed to meet the demands of households with incomes between 80% and 120% of AMI.
Will the Housing Study identify sites for housing on public land?
The Affordable Housing Study is not charged with making recommendations for specific locations for affordable housing. Less than two percent of the County’s stock of committed affordable housing is on public land. A policy statement (AHMP, page 29) regarding the potential co-location of affordable housing with other County facilities includes specific language adopted by the County Board on January 27, 2015 regarding affordable housing and parkland. This puts forth affordable housing as a consideration, but does not prescribe the outcome for any site.
Consider affordable housing needs and goals when planning for major capital investment in new or redeveloping existing major community facilities, taking into account the neighborhood context. The County Board does not support the placement of stand-alone affordable housing in officially designated parks or existing natural areas.
Will the Affordable Housing Master Plan Rezone Single Family Neighborhoods?
No. Neither the adoption of the Affordable Housing Master Plan nor acceptance of the Implementation Framework by the County Board will change existing zoning designations.
Why are there two documents being brought to the County Board?
The Affordable Housing Master Plan will be considered by the County Board for adoption as part of the County’s Comprehensive Plan. This documents establishes a long-term affordable housing policy.
The Affordable Housing Implementation Framework describes the existing and potential tools that will be used to achieve the goals, objectives, and policies of the Affordable Housing Master Plan. The County Board will be asked to accept the Framework as guidance to County staff. Recommendations in the Framework will require additional research, development and deliberation.
Separating the policy document from the implementation document is the established precedent for Comprehensive Plan Elements in Arlington County. The most recent Comprehensive Plan Element, the Community Energy Plan, followed this same approach.
Why have there been different versions of the Affordable Housing Master Plan and the Affordable Housing Implementation Framework?
The Affordable Housing Study involves a process of consultation with the community at large, County commissions, and the County Board. As feedback is received, it is considered by County Staff and the Affordable Housing Study Working Group and revisions to the documents to address concerns have been incorporated. This is a standard practice and is responsive to concerns raised. Past versions of the documents can be found on the Study website and a summary of the changes between drafts is also available.
Why is there an affordability problem?
Arlington is a desirable community in which to live, and demand is driving up the cost of living. Rents and home prices have been increasing faster than incomes. At the same time, older apartments and homes have been renovated or replaced by new units – and these improved units cost more than the original ones. Over 11,500 market rate affordable rental homes have been lost from the County’s housing stock. Efforts to build new affordable housing and subsidize rents through voucher programs have not been able to keep up with the need.
Why should I care about affordable housing?
Rents and home prices are rising, and it has become increasingly difficult for low- and moderate-income households to find homes they can afford in the county. A wide range of housing types and prices is essential for maintaining Arlington as a diverse and vibrant community with individuals from a variety of socioeconomic and cultural backgrounds. Affordable housing allows lower-income working families to live close to their jobs, enabling employers to staff hotels, restaurants, service businesses, and even entry-level jobs in government, schools, and hospitals. Living near work reduces demands on the transportation network by reducing long-distance commuting, thereby improving air quality and overall quality of life for all residents of the region.
Does Arlington Have a Public Housing Authority?
The question of whether to create a Public Housing Authority has been before the voters several times, most recently in 2013. Each time the voters have rejected the measure.
To provide housing for lower income households the County partners with non-profit and for-profit housing developers and organizations to build and preserve affordable housing.
The Arlington Department of Human Services is recognized by the US Department of Housing and Urban Development (HUD) as a Housing Authority for the purposes of administering the Housing Choice Voucher program (section 8) in the County.
Who decides what affordable housing means?
Housing is typically considered affordable if total housing costs do not exceed 30% of a household’s gross income; however, for some housing programs Arlington uses a higher level of 40% of household income. Currently, over 13,000 renters and 4,800 homeowners in Arlington spend more than 40% of their income on housing.
The US Department of Housing and Urban Development (HUD) has created income benchmarks for Federal housing programs based on the concept of Area Median Income. For the Washington DC Metropolitan Area the FY 2014 Area Median Income for a family of four is $107,000; the Area Median Income for a single-person household is $74,900. The median rent for a 2-bedroom apartment in Arlington County is $2,255, which means that the rent would be unaffordable to any household an income less than $90,200.
How does someone apply for a committed affordable apartment?
Committed affordable apartments are managed by various organizations and companies. Each organization has a process for receiving rental applications. The County publishes a listing of committed affordable apartment vacancies each month. The list can be found on the County’s website at https://www.arlingtonva.us/get-help/rental-services/affordable-units/ or interested persons can call the housing information line at 7032283765
How does someone apply for Housing Grants?
Housing Grants for qualifying persons are administered by the Department of Human Services. Persons interested should contact DHS to schedule an appointment at 7032281350