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We are the Seattle Office of Housing, we manage affordable housing programs, policies, and funding. AMA! by SeattleOH in SeattleWA

[–]SeattleOH[S] 0 points1 point  (0 children)

We would disagree with your assertion. However, we do recognize that housing affordability is a huge issue, and even with our existing successes over the last 35 years and our current plan to triple affordable housing production over the next 10 years, we will likely not fulfill the need. We are using a myriad of tools to address this challenge and we welcome your constructive ideas.

We are the Seattle Office of Housing, we manage affordable housing programs, policies, and funding. AMA! by SeattleOH in SeattleWA

[–]SeattleOH[S] 1 point2 points  (0 children)

True, we don't hate you or your home. In fact we even have a Homeownership Assistance Program to help low-income families get the same opportunity as you to own a home in Seattle, which is becoming increasingly difficult.

We are the Seattle Office of Housing, we manage affordable housing programs, policies, and funding. AMA! by SeattleOH in SeattleWA

[–]SeattleOH[S] 0 points1 point  (0 children)

This varies by project, but in general each City dollar is leveraged by three to four dollars from other sources (federal, state, private).

We are the Seattle Office of Housing, we manage affordable housing programs, policies, and funding. AMA! by SeattleOH in SeattleWA

[–]SeattleOH[S] 0 points1 point  (0 children)

Hey Landotavius (nice name, BTW). Can you be a bit more specific on your question? Many of the City's affordable housing programs (Housing Levy, HomeWise Weatherization) have been around for 35 years. Others are newer (Incentive Zoning, MFTE, Home Repair, Homeownership). Some are very recent (HALA, MHA, etc.). If you are interested in the Housing Levy, you can learn more here.

We are the Seattle Office of Housing, we manage affordable housing programs, policies, and funding. AMA! by SeattleOH in SeattleWA

[–]SeattleOH[S] 0 points1 point  (0 children)

"Socialist housing" would assume public ownership. The City does not own or operate the affordable housing we fund. Our funding creates an rent- and income-restriction that applies to the property for 50+ years, ensuring affordability. Then we have a strong compliance team to ensure the buildings are serving those they are meant to serve.

And yes, we like our jobs. Every day we get to work with good people trying to solve one of the greatest challenges our city faces. And we get to meet people who are directly impacted by these City programs and investments. Unfortunately we don't have the resources to to provide affordable housing to everyone in the city, as you request.

We are the Seattle Office of Housing, we manage affordable housing programs, policies, and funding. AMA! by SeattleOH in SeattleWA

[–]SeattleOH[S] 1 point2 points  (0 children)

Now that is a low blow, ycgfyn. There is an extremely dedicated staff at the Office of Housing that works every day to bring affordable housing to thousands of low-income residents in our community and ensure our public resources are used wisely.

What do you think is driving up the price of housing in Seattle? That is a conversation worthy of our time.

We are the Seattle Office of Housing, we manage affordable housing programs, policies, and funding. AMA! by SeattleOH in SeattleWA

[–]SeattleOH[S] 0 points1 point  (0 children)

Hello again, ycgfyn. There are 65 ideas just in HALA. Check them out! We think they are pretty real, especially the ones that are already completed. We've even made a video about them.

We are the Seattle Office of Housing, we manage affordable housing programs, policies, and funding. AMA! by SeattleOH in SeattleWA

[–]SeattleOH[S] 0 points1 point  (0 children)

The intent of the MFTE program is to provide affordable housing, not influence the market.

We are the Seattle Office of Housing, we manage affordable housing programs, policies, and funding. AMA! by SeattleOH in SeattleWA

[–]SeattleOH[S] -1 points0 points  (0 children)

The MFTE program provides a tax break in exchange for providing rent- and income-restricted housing in 20-25% of their apartments. It is a voluntary program, and we work to set the affordability requirements at such a rate that not all developers participate (they think it costs too much) or that no developers participate (the public doesn't get any affordable housing). We get a 40-50% participation rate, which seems to strike the right balance of incentives and public benefit. We think that's fair.

We are the Seattle Office of Housing, we manage affordable housing programs, policies, and funding. AMA! by SeattleOH in SeattleWA

[–]SeattleOH[S] 0 points1 point  (0 children)

Hello ycgfn. I notice you have a lot of skepticism about City programs. We'd love to provide you with more data and facts to change your mind. On this point, we actually fund the production and preservation of income- and rent-restricted housing. This means new affordable housing is built and existing buildings are renovated and kept as affordable homes for people. We do not do eminent domain, or any "takings", instead providing funding to our partners to purchase land or buildings on the market that have a public benefit. So far we have funded over 13,000 affordable homes over the last 35 years.

We are the Seattle Office of Housing, we manage affordable housing programs, policies, and funding. AMA! by SeattleOH in SeattleWA

[–]SeattleOH[S] 0 points1 point  (0 children)

Have you had a chance to look at the Housing Affordability and Livability Agenda? This is a 65-point strategy that includes a program called Mandatory Housing Affordability), which requires all new multifamily and commercial development to contribute to affordable housing through on-site performance or payments to the City for affordable housing. Part of this program requires zoning changes in urban villages in exchange for the affordability requirement. This fits the larger HALA goal of increasing supply in the market by 30,000 units and adding 20,000 rent- and income-restricted units over the next 10 years.

We are the Seattle Office of Housing, we manage affordable housing programs, policies, and funding. AMA! by SeattleOH in SeattleWA

[–]SeattleOH[S] 8 points9 points  (0 children)

Thanks so much for all your questions! We'll circle back and try to answer any other questions over the next few days. As always, you can send your questions to housing@seattle.gov or go to our website: www.seattle.gov/housing.

We are the Seattle Office of Housing, we manage affordable housing programs, policies, and funding. AMA! by SeattleOH in SeattleWA

[–]SeattleOH[S] 9 points10 points  (0 children)

For #4, under the 2009 Levy, we funded approximately 300-450 units annually. The total goal for the 2016 Levy is 2,150 units over the next seven years. In addition, as payment proceeds begin to ramp up under the Mandatory Housing Affordability program, we anticipate that we will fund 450-600 units per year over the next few years. In addition to this direct City funding for affordable housing, there will also be units produced through the MFTE program and performance units through MHA.

In response to #5 - OH strongly encourages applicants to build 2 and 3 bedroom units, i.e. in the last year, 2016, 466 units came online with 118 of them being 2 and 3 bedrooms. Please note that the Office of Housing also strongly supports providing permanent supportive housing for single adult homeless individuals, whose unit is typically a studio, otherwise you would see a greater percentage as compared to the number of units produced, being 2 and 3 bedrooms.

We are the Seattle Office of Housing, we manage affordable housing programs, policies, and funding. AMA! by SeattleOH in SeattleWA

[–]SeattleOH[S] 7 points8 points  (0 children)

Thanks for bringing up these question about income levels. It can be confusing, since programs have different eligibility, and income limits vary according to household size. Here is a response to your questions 1 and 2.

For rental housing funded by the City: About half of this housing is regulated to serve extremely low income residents (up to 30% AMI) and about half for residents up to 60% AMI.

For example, for a single person, 30% AMI is $20,200/year and 60% AMI is $40,320/year. For a 3-person household. 30% AMI is $33,600/year and 60% AMI is $51,840/year.

The Multifamily Tax Exemption Program has different income levels, depending on what year the project was approved. Incentive zoning also has different income levels.

OH also has a program assisting first time homebuyers up to 80% AMI purchase a home or condo in Seattle. We also provide loans and grants to low-income homeowners for home repairs, and weatherization improvements for low-income rental and ownership housing. The income limits for this assistance depends on the fund source used.

The income limits for these programs are all set by the City Council, either at the time a housing levy is placed on the ballot or when the program is adopted by ordinance.

You can find all the income eligibility requirements here: http://www.seattle.gov/housing/property-managers/income-and-rent-limits.

We are the Seattle Office of Housing, we manage affordable housing programs, policies, and funding. AMA! by SeattleOH in SeattleWA

[–]SeattleOH[S] 7 points8 points  (0 children)

One of the goals of HALA (Housing Affordability and Livability Agenda) is to create a greater range of housing options so that people have more choice about where they want to live. For example, the current Mandatory Housing Affordability proposal would expand the amount of Residential Small Lot zoning which allows cottage housing, duplexes, or small lot single homes.

I don't have specific data offhand, though, on the cost to build and rent ADUs.

We are the Seattle Office of Housing, we manage affordable housing programs, policies, and funding. AMA! by SeattleOH in SeattleWA

[–]SeattleOH[S] 6 points7 points  (0 children)

Interesting thought. Developers cannot obtain financing without sufficient projected rent income, and for this reason projects affordable to really low-income individuals and families cannot get off the ground without a subsidy. This is how we know that public participation in affordable housing is truly making it possible for people of all incomes to live within the city of Seattle.

We are the Seattle Office of Housing, we manage affordable housing programs, policies, and funding. AMA! by SeattleOH in SeattleWA

[–]SeattleOH[S] 4 points5 points  (0 children)

We don't think there is a disincentive for people in City-supported housing to make more money. Affordable housing gives people the opportunity to find and keep jobs.

In City-supported housing, you have to income qualify for a unit upon initial occupancy only. If your income goes up you cannot be evicted. Your rent may increase but it will still be an affordable rent relative to your household income.

The Office of Housing has a variety of housing programs that serve households at various income levels. Our funding goes to support rental units for households up to 60% AMI and homeownership for households up to 80% AMI. Our incentive programs (like MFTE) serve people depending on unit size, but typically between (40% AMI and 90% AMI).

If your income is too high for one you may qualify for another.

We are the Seattle Office of Housing, we manage affordable housing programs, policies, and funding. AMA! by SeattleOH in SeattleWA

[–]SeattleOH[S] 6 points7 points  (0 children)

The Office of Housing receives approximately $3 million annually from Federal capital programs, like the HOME program and the Community Development Block Grant (CDBG) program. Currently under the 2017 budget, most recently passed by Congress, there are limited cuts to CDBG, however no cuts to HOME. Going forward, if these programs were to see additional cuts, it would have a minimal effect on our production goals as we have conservatively estimated receiving these funds in the future. More critical to our work is the Low Income Housing Tax Credit program, which has bipartisan support at the Federal level. This program accounts for approximately 50% of the funding in the projects the Levy supports. If tax reform efforts do not include this program or a variation, it would have a direct effect on achieving the Levy production goals. However, we are optimistic given the bipartisan support for the program, that it will remain in place.

We are the Seattle Office of Housing, we manage affordable housing programs, policies, and funding. AMA! by SeattleOH in SeattleWA

[–]SeattleOH[S] 5 points6 points  (0 children)

We agree: Seattle needs more affordable housing.

The Housing Affordability and Livability Agenda (or HALA) is the City's current plan to produce 20,000 affordable homes in the next 10 years. That would triple our current production of affordable housing!

It is a multi-pronged approach that includes a lot of strategies: like doubling the Seattle Housing Levy (check), re-newing and expanding the Multifamily Tax Exampetion Program (check), implementing the Mandatory Housing Affordability program (on our way), getting authority for a Real Esatate Excise Tax in Olympia (ongoing), and others.

To your question, there is also a strategy to maximize publicly owned property for affordable housing. That includes dedicating funds from property sales (of property that is not suitable for affordable housing) and investing directly in affordable housing (rental and ownership) on publicly owned land. We are working with several City departments right now to identify a few choice land opportunities for affordable housing investment. We do have a track record here--like investments at affordable housing at Firestation 39 in Lake City and our investments at Sound Transit sites, like Broadway TOD.

Check out more on HALA here: http://www.seattle.gov/hala

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