General Housing and Population Needs and Five-Year Projections  

Housing adequacy (structural condition, extent of overcrowding) Housing affordability by very low, low, and moderate income 
Housing cost burdens 
Housing assistance recipients by own/rent, race, family type 
Method of tenure (vacancy rate standards)  

Demographic Data  

Race (fair housing legislation, racial tipping points)  
Family type/size  

Families Requiring Supportive Services with Housing  

Economic independence/self sufficiency for female-headed households; persons with disabilities (1988 Fair Housing accessibility standards) 
Persons with AIDS  

Homelessness Needs  

Housing Resource Analysis  

Institutional structure 
Public and private resources 
Public policies  

Tables (see Appendices B and C for blank table formats)  

1. Housing Affordability for Low/Moderate Income City Residents 
2. City Rental Survey Results  

FIGURE 9. HOUSING STANDARDS FOR ADEQUACY, AFFORDABILITY, AND AVAILABILITY  

Identify the standards in effect in your community, and/or choose those to be used in the Housing Needs Assessment. The standards used in the HUD's CHAS guidelines are underlined.  

I. Adequacy/Appropriateness Standards (Minimum Housing Standards)  

A. Structural/mechanical standards for new and changed housing units: Model/state and local building codes (e.g., UBC); weatherization/energy efficiency standards (DOE)  

B. Structural condition/conservation/maintenance standards for existing housing: Model/local housing codes; Section 8 existing housing/housing voucher/HOPE minimum standards for decent, safe, and sanitary units; physical deficiency standards (American Housing Survey)  

C. Space and occupancy standards: Crowding/square foot per person requirements, bedroom standards (HUD); space planning standards (e.g., Architectural Graphic Standards, HUD Minimum Property Standards)  

D. Health/safety standards: Life Safety Code; radon standards (EPA); asbestos and lead paint removal requirements; water quality/sewage disposal (Health Department)  

E. Accessibility/adaptability standards: Section 504, 1973 Rehab Act; ANSI A117.1; Uniform Federal Accessibility Standards; 1988 Fair Housing Act accessibility standards; state and local accessibility requirements 

A. Affordability ratios, e.g., more than 30% of gross income for rent = housing cost burden; more than 50% = "severe housing cost burden" (HUD)  

B. Mortgage underwriting guidelines: 25% and 33% qualification rules; Homebuying Affordability Index (National Association of Realtors); rules of thumb (affordable house price = 2 to 2-1/2 times annual income)  

C. Housing allowance standards: Welfare shelter allowances or Standard of Need (set by each state); Fair Market Rents or Payment Standard (HUD); public housing utility allowances (HUD)  

D. Income eligibility for housing assistance: Very Low Income (50% of Median Family Income); Low Income (80% of MFI); Moderate Income (95% MFI); poverty thresholds (Census Bureau) 

A. (Overall and effective) vacancy rate standards (e.g., tight markets)  

B. Fair housing requirements, e.g., equal housing opportunity for protected classes; racial tipping points (federal/state/local legislation)  

C. (Land) use controls, e. g., minimum lot size; exclusionary vs. inclusionary measures; restricted use, density, bulk, or household composition; private deed restrictions/covenants; rent control  

D. Environmental standards: Air/water quality, hazardous waste disposal (EPA); "crime index" 

FIGURE 10. HOUSING AFFORDABILITY FOR LOW/MODERATE INCOME CITY RESIDENTS: 1991  

Household Size	Gross Income (Low/Mod)	Affordable Rent (30%)2	Affordable Price Range3	10 % Down Payment	Mid-Range Loan Amount5
1	L1 $19,300	$458	$38,600- 48,250	$3860- 4825	$39,100
	M 22,990	545	45,980- 57,475	4598- 5448	46,555
2	L $22,100	$525	$44,200- 55,250	$4420- 5525	$44,750
	M 26,220	623	52,440- 66,650	5244- 6655	53,595
3	L $24,850	$579	$49,700- 62,125	$4970- 6216	$50,320
	M 29,450	690	58,900- 73,625	5890- 7363	59,640
4	L $27, 600	$633	$55,200- 69,000	$5520- 6900	$55,980
	M 32,775	759	65,550- 81,938	6555- 8194	66,370
5	L $29,800	$675	$59,600- 74,500	$5960- 7450	$60,345
	M 35,435	811	70,870- 88,588	7087- 8859	71,756
6	L $32,000	$716	$64,000- 80,000	$6400- 8000	$64,800
	M 38,000	861	76,000- 95,000	7600- 9500	76,950

 

Household Size	Monthly P&I @9.5%/30yrs	Gross  Monthly  Income	25% PITI	P&I6 Only @25%	Qualified7  Loan Amount
1	$329	$1608	$402	$327	$39,000
	392	1916	479	404	48,000
2	$376	$1842	$461	$386	$46,000
	451	2183	546	471	56,000
3	$423	$2071	$518	$443	$52,500
	502	2454	614	539	64,000
4	$470	$2300	$575	$500	$59,500
	558	2731	683	608	72,500
5	$508	$2483	$621	$546	$65,000
	604	2653	663	588	70,000
6	$545	$2667	$667	$592	$70,500
	647	3167	792	717	85,500

¹Low Income = 80% of Median Family Income; Moderate Income = 95% of Median Family Income 
²30% of Adjusted Gross Income using HUD deductions for elderly/disabled spouse or X children 
³2 to 2 1/2 times annual gross income 
⁴Closing costs must also be paid (1 to 3% of loan amount, usually in cash) 
⁵Midpoint loan amount rounded to nearest $5  
⁶25% PITI minus $75 for 1/12 annual property tax and homeowners insurance monthly premiums (T&I) 
⁷Approximate loan amount qualified for at 9.5%/30 years (rounded to nearest $500)  

FIGURE 11. A REGULATORY RATING SHEET  

The author of this rating sheet suggests that 10 or fewer "yes" answers indicate that drastic action is needed, while 15 or more "yes" responses mean that the community probably is not affecting housing costs negatively to a great degree. Modify the questions as needed to fit the community being rated (see also Figure 15).  

Yes No  

___ ___ 1. Is all the land that will be required for residential development over the next five years presently zoned and available for development?  

___ ___ 2. Does at least one-third of the land zoned for residential purposes permit housing other than single-family detached houses?  

___ ___ 3. Do any of the residential districts in the zoning ordinance permit townhouses and multifamily housing by right without going through a special exception or other approval process?  

___ ___ 4. Do any districts that permit single-family detached housing also permit attached housing (e.g., townhouses, patio or cluster houses) and manufactured housing?  

___ ___ 5. Does at least one residential district provide for a minimum lot size of less than 6,000 square feet for a single-family detached house?  

___ ___ 6. Do all residential zoning districts allow lot sizes of less than one acre?  

___ ___ 7. Did less than one-half of the residential subdivisions approved last year require rezoning first?  

___ ___ 8. Were more housing units approved for development than dis-approved?  

___ ___ 9. Of the number of housing units originally proposed in rezoning or subdivision applications, were more than two-thirds approved for development?  

___ ___ 10. Does it take less than six months for most subdivisions to be approved after the initial application (without considering rezoning)?  

___ ___ 11. To obtain approval for development of single-family attached and multifamily homes, does the normal procedure require more than one public hearing?  

___ ___ 12. Are less than 10% of the residential development application decisions of the planning commission appealed by neighborhood or citizens' groups?  

___ ___ 13. Are less than 10 separate permits or approvals required to complete a subdivision from initial application to occupancy?  

___ ___ 14. Do subdivision regulations or other standards allow normal residential streets to be less than 30 feet (curb to curb)?  

___ ___ 15. Do zoning and subdivision provisions allow individual houses to be clustered on reduced-size lots and/or with reduced requirements for front, side, and rear yards?  

___ ___ 16. Can sidewalks on one or both sides of streets be eliminated if other provisions are made for pedestrian paths?  

___ ___ 17. Can swales, ponds, and other natural features be substituted for (underground) drainage pipe systems?  

___ ___ 18. Are developers required to provide only those roads, sewer and water systems, parks, school sites, and other facilities that directly serve the specific development being approved?  

___ ___ 19. Are fees for processing applications and for providing public facilities based on real services and costs of facilities provided?  

Note: No single policy or its enforcement will have a major effect on housing costs in the community. Several smaller impacts, however, can combine to reduce costs by as much as 15% of the total.  

Source: Adapted from Porter, 1981.  

FIGURE 12. HOUSING NEEDS ASSESSMENT WINDSHIELD SURVEY TECHNIQUES  

The Housing Task Force must clearly define its objective for the windshield survey, then select from the following items the specific elements that will facilitate meeting that objective.  

GETTING STARTED:  

In planning for the windshield survey, obtain and check the following valuable resources, as appropriate.  

1. Recent state highway map and local street map. Size and distances have a direct influence on the community's housing market. Check the following items to map out the survey or tour itinerary:  

a. Proximity of town to major roads and interstate highways  

b. Distances to other communities within a 50-mile radius (note comparative size)  

c. Other notable features: geographic (major rivers, reservoirs), nearby state parks, (regional) airports, special institutions (e.g., Job Corps site, etc.)  

d. Study the street pattern/layout: Identify local vs. collector vs. arterial streets. The layout should control the amount and speed of traffic in residential neighborhoods.  

 

a. Study the white pages for clues to the ethnic makeup of the community  

b. Study the Yellow Pages--an inventory of local housing providers (developers, builders, lenders, apartment complexes, etc.), housing-related businesses and government agencies, churches, transportation resources. Note their addresses on the local street map.  

 

WINDSHIELD SURVEY STEPS:  

As each of the five steps is completed, first note the presence or absence of the items listed below. If present, note and record their location, type, number or amount, size, age, condition, or use, as appropriate.  

1. Location/Access/Circulation: Drive into and around town, noticing the approaches to the community, including:  

a. Type of highway(s) entering/leaving town  

b. Outlying housing (e.g., housing sprawl, suburbs)  

c. Streets: surface (paved vs. gravel, etc.), level of maintenance, curbs and gutters; designed for both pedestrian and auto safety  

d. Signs for local housing developments, businesses, churches, and service clubs can reveal community identity (e.g., "The home of the.....")  

  

e. Do railroad tracks divide the community? Is housing on "other side of the tracks" different?  

f. Evidence of public transportation--bus depot, taxi, senior citizen mini-bus?  

 

a. Various neighborhoods and their character: numbers of mailboxes on houses; cars parked on the street; evident racial/ethnic concentration  

b. Variety of housing types: single-family, multifamily, townhouses, manufactured housing, nursing homes, mobile home parks, (identifiable) subsidized housing  

c. Residents' apparent ages (e.g., toys in yards) and income levels (indicated by housing size and amenities, cars, boats, etc.)  

d. Compatibility of mixed/different housing types and densities  

e. Housing conditions, fire and safety hazards, and zoning violations  

f. Short walking distances to shopping; sidewalks in good condition; off-street parking available (streets don't become evening "parking lots")  

g. Neighborhoods are all-residential or include "life stage facilities" (e.g., child care and youth centers, Senior Centers, etc.)  

 

a. Elementary, middle, and secondary schools. The school bus parking lot may reveal approximate size of the school district  

b. Age and condition of educational facilities may indicate community pride, values, and/or level of local government indebtedness  

c. Public library, museum or cultural center(s), community theatre, band shell, etc.  

d. A parochial or private school may show strength of one religious group  

e. Location and denomination of churches.  

 

a. Commercial/service district all in one central area, on the outskirts of town, integrated with residences, or all of the above  

b. Types of businesses include chain stores and franchises  

c. Local and nearby community license numbers on cars parked at businesses  

 

a. City Hall and county court house.  

b. Health/Safety: Police and fire stations, hospitals, clinics, mental health facilities  

c. Water/sewer facilities: Water tower and treatment plant, sewage treatment plant or lagoons  

e. Parks/recreation: Adult vs. children's vs. mixed-age facilities; swimming pool, ballfields, and overnight camping facilities available  

f. Parking facilities adequate to sustain businesses and on-street residential parking.  

 

In addressing community objectives related to housing preservation or rehabilitation, the Housing Task Force may wish to use the following checklist to perform an exterior evaluation of each block or neighborhood. In addition to the items below, the local Housing Code may list other exterior features and conditions that may affect the health, safety, and general welfare of housing occupants.  

Judge housing condition and level of maintenance and repair in specific, measurable terms that can provide a basis for determining suitability for rehabilitation. Separate major from minor repair needs, and try to avoid evaluations based primarily on aesthetic values or preferences.  

___ Are sidewalks in good condition? 
___ Entry steps should be sound, with handrails if more than four steps are present. 
___ Porch floor should be even and sound, without decayed wood, holes, or loose boards. 
___ Entry/stairs should have an exterior light. 
___ Storm doors and windows, plus (insect) screens should be in place. 
___ Door/window frames should be in good condition and weathertight; no cracked broken, or missing glass. 
___Chimney should be structurally safe with no missing mortar or bricks. 
___ Roof: no missing shingles or other defects that might admit rain or snow. 
___ Structural lines (roof ridge, walls) should be straight, level, and plumb, with no sags, bulges, or bows. 
___ Exterior walls/siding should be without holes, breaks, or loose/rotting timbers that might admit rain or dampness.  
___ Gutters and downspouts should carry water and snowmelt to the ground without touching the house or creating puddles or icy patches next to the foundation. 
___ Exterior paint should not be peeling, chipped, or flaked. 
___ Foundation walls should have no cracks wider than 1/4-inch. 
___ Accessory structures (garages, sheds) should be structurally sound and in good repair. 
___ Garbage and trash should be kept in closed containers; no accumulation of rubbish or other sanitary hazards. 
___ Landscaping: well maintained, with no excessive weeds or tall grass.  
___ Is off-street parking available in places other than lawns available?  

AFTER THE WINDSHIELD SURVEY:  

To complement the windshield survey, review housing/health/fire code inspection reports, check on utility disconnections, or possibly conduct a door-to-door survey in the neighborhoods of concern.  

    
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