Housing and Neighborhoods

Joe Hoeffel: Affordable Housing and Safe Neighborhoods
http://joehoeffel2010.com/housing


We need to bring safe homes and healthy neighborhoods within reach of every Pennsylvanian. To achieve this, we need a comprehensive housing strategy which begins with the creation of a state housing trust fund -- with dedicated funding and coordinated administration. The state housing trust fund will encourage preserving existing homes and helping blighted neighborhoods recover; improve housing accessibility for seniors and the physically disabled; and provide assistance to both renters and home owners. At the same time, we can take simple -- and free -- steps towards rehabilitating communities through simple changes to state laws.


FIRST PRIORITY: A STATE HOUSING TRUST FUND

Many Pennsylvania communities have their own housing funds, and a federal housing trust fund program is in place, but Pennsylvania lacks the third piece of the pie, which 38 states have already put into place: a State Housing Trust Fund, with dedicated funding sources, to cover housing projects on a state level as well as facilitate our use of federal funds. Nearly enacted in 2008, the Pennsylvania Housing Affordability and Rehabilitation Enhancement Act is again in danger of not passing before the close of this year's legislative session.

Upon PHARE's creation, $30 million from the National Housing Trust Fund can immediately be put towards state projects while we explore dedicated funding sources for the future. Other state housing trust funds receive funds from such sources as a real estate transfer tax, a document recording fee, or a utility surcharge; these and other possibilities -- including the possible dedication of a portion of the Marcellus Shale extraction tax -- will be considered as we find the solution that works best for the commonwealth.

Joe Hoeffel calls upon the legislature to pass PHARE into law without delay.


COORDINATE OUR STATE HOUSING PROGRAMS

Pennsylvania has many housing programs helping home owners, renters, and the homeless, and once we have a State Housing Trust Fund we need to coordinate and consolidate these programs under the Pennsylvania Housing Finance Agency. The PHFA will ably administrate the PHARE funding to ensure successful programs thrive and new programs are wisely created with a state strategy in mind.


CREATE SAFE HOMES AND HEALTHY NEIGHBORHOODS

New construction is sometimes the answer, but we must also adopt a "waste not, want not" strategy and focus efforts on preserving existing homes, making homes more accessible, and rehabilitating neighborhoods. Low-interest loans and grants for basic repairs and improvements -- such as weatherizing and roof repairs -- are successful and cost-effective ways to take advantage of our existing resources and also create jobs in the construction and green energy sectors. We also need to fully fund the PA Accessible Housing Program, to help seniors and the physically disabled keep their homes through adaptations which are often simple and inexpensive. Such improvements enhance the vitality of neighborhoods through creating more stable intergenerational communities, improve quality of life, and reduce the costs of institutional care.


HELP RENTERS AND OWNERS

In addition to funding programs which improve housing options, PHARE funding will support programs which make these housing options accessible for all Pennsylvanians, especially those with low and moderate incomes. Pennsylvania needs to step up to the plate and offer assistance and subsidy programs to renters to complement similar federal programs. And the commonwealth needs to reach out to struggling home owners with counseling and foreclosure prevention programs on a state level, following the models of successful local and municipal programs, while also supporting existing state programs like the Homeowners Emergency Mortgage Assistance Program.


MAKE BIG CHANGES FOR LITTLE COST

Many programs cost money, and the PHARE is essential to their success, but we can also provide municipalities and communities tools they need to help themselves at little or no cost to the commonwealth. Changing state laws regarding adverse possession, land-banking, right of first refusal, and asset attachments will allow local programs to address neighborhood abandonment and blight issues. These legislative changes not only cost the commonwealth nothing: they also create jobs and revenue.

As governor Joe Hoeffel will bring attractive housing options within reach of every Pennsylvanian, help individuals, families, and seniors keep their homes, and create thriving neighborhoods and communities, building programs to address our needs both now and in the future.