{"id":1458,"date":"2021-06-11T10:00:40","date_gmt":"2021-06-11T14:00:40","guid":{"rendered":"https:\/\/www.deeds.com\/articles\/?p=1458"},"modified":"2024-04-25T23:20:00","modified_gmt":"2024-04-26T03:20:00","slug":"solving-the-affordability-problem","status":"publish","type":"post","link":"https:\/\/www.deeds.com\/articles\/solving-the-affordability-problem\/","title":{"rendered":"Solving the Affordability Problem"},"content":{"rendered":"\n

Can Deed Restrictions Include Rather Than\nExclude?<\/em><\/h1>\n\n\n\n
\"Image<\/figure><\/div>\n\n\n\n

U.S. home prices have outpaced U.S. employees\u2019 wages. This creates\na number of problems in real estate. For one, it shuts a lot of people out of\nthe market. Most of today\u2019s renters simply have no choice but to keep on renting.\nAnd whether they rent or own, many employees find themselves in long-distance commutes,\nbecause they cannot afford to live anywhere near their workplaces. <\/p>\n\n\n\n

Landlords are increasing rents sharply these days. Consider Phoenix. Rents in all Phoenix suburbs have risen \u201cby the double-digit percentages since the pandemic,\u201d Zumper reports<\/a>. Meanwhile, many residential areas throughout the United States have single-family-only zoning. Building affordable, multi-unit homes on a property is not allowed in those areas. <\/p>\n\n\n\n

Every day, stock market commentators say we dodged the\nfinancial bullet when we powered through the pandemic by Zoom, Teams, and\nDocuSign. Yet many still struggle to afford homes. How can the affordability problem\nbe solved?<\/p>\n\n\n\n\n\n\n\n

\u201cUpzoning\u201d: Mid-Density Housing Helps Fill Gaps<\/h2>\n\n\n\n
\"Image<\/figure><\/div>\n\n\n\n

Townhouses, condos, cottage communities<\/a>, and semi-detached homes put roofs over heads for less money, and with a lower environmental impact. One threshold question is whether and where they\u2019re allowed. The word \u201cupzoning\u201d has been coined to mean rezoning to allow higher housing densities or mixed purposes. Upzoning advocates work in the suburbs to point to the benefits and promote mid-density housing. <\/p>\n\n\n\n

In many places, their first hurdle comes in the form of single-family-only zoning rules. In California, an upzoning bill collapsed under suburban homeowners\u2019 opposition, Kalena Thomhave reported<\/a> for Spotlight on Poverty.<\/em><\/p>\n\n\n\n

In other areas, policy is changing to make space for mid-priced,\nmodestly sized housing. Numerous counties are shifting their policies to allow accessory\nunits or \u201cin-law cottages\u201d on single-family properties. It\u2019s a growing trend,\nand we can now look up accessory dwelling rules by city at AccessoryDwellings.org<\/a><\/em>. <\/p>\n\n\n\n

Oregon<\/a> has retired single-family-only zoning in all\nbut the smallest towns, and other states are considering similar moves. Private\ndevelopers and real estate agents usually support such shifts. Builders, too,\nwelcome multi-unit property allowances because they\u2019re good for business.  <\/p>\n\n\n\n

Despite its allowance for the freedom to build, Oregon still suffers from a housing shortage. Prices are up 13% year-over-year. An average Oregon home is valued at more than $400K.\u00a0 Oregon\u2019s affordability problem has clearly not been solved. So a new bill, SB 458<\/a>, lets local governments allow the subdividing of current properties, and allows several owners, instead of just one, to buy multi-unit properties.<\/p>\n\n\n\n

Does Rezoning or \u201cUpzoning\u201d Override a Deed Restriction? <\/h2>\n\n\n\n

Some properties have deed\nrestrictions<\/a> barring their owners from subdividing these lots into multi-unit\nhousing. These owners might wonder which controls \u2014 zoning, which is public\nregulation (or deregulation), or deed restrictions, which are forms of\nprivate regulation. If a property owner\u2019s deed restriction limits\nthat land to one residential unit, does upzoning override the deed restriction?\nAnd what happens to the property deed restriction if the owners subdivide their\nproperty in accordance with zoning rules that end single-family-only zoning? <\/p>\n\n\n\n

Austin, Texas<\/a> answers this question directly. It states that municipal zoning does not override a private property\u2019s deed restriction. Thus, city rezoning \u201cshould not affect the enforceability of deed restrictions,\u201d according to the city. If a home has an enforceable deed restriction, it is a privately constructed agreement that \u201cshould\u201d continue to be enforceable.<\/p>\n\n\n\n

Some commentators have argued for protective ordinances<\/a> bolstering the property rights of homeowners who don\u2019t want to lose single-family-only zoning. These ordinances set out to buffer single-family homes and fend off density in the suburbs. <\/p>\n\n\n\n

California has attempted to override residential deed\nrestrictions. Where there\u2019s a conflict between a city and a property owner, real\nestate attorneys may suggest taking the matter to court. A court could to\nenforce the deed restriction against local upzoning policies. Yet a court could\ngo the other way, declining to enforce a restrictive covenant if it finds that\nthe deed restriction contravenes public policy. <\/p>\n\n\n\n

The tension between residents who want restrictions and\nthose who find them unreasonably exclusive will continue, especially when\naffordable homes are scarce.<\/p>\n\n\n\n

Renting Vs. Owning<\/h2>\n\n\n\n

Some multi-unit trends could reinforce the rental track rather than providing an off-ramp. Consider a private rental development at Harwich, Cape Cod,<\/a> under the Massachusetts law called Chapter 40B. The intent of Chapter 40B is to achieve an affordable housing goal of 10+ percent in every city and town in Massachusetts. Chapter 40B clears a pathway for multi-unit construction, if more than a fifth of the units will remain affordable homes for renters or owners. Homes are deed-restricted with rules covering mortgages, capital improvements, and resale.<\/p>\n\n\n\n

Inclusive deed restrictions can facilitate inclusion,\nbringing more people near the places they want to work, shop, and send their\nkids to school. On the other hand, to the extent that it is used to advance rental\nprojects, arguably it\u2019s not necessarily advancing the financial independence of\nresidents. Renting can limit residents\u2019 opportunities to build wealth. (See\nmore about homeowning\nand wealth building<\/a>.) <\/p>\n\n\n\n

On the Rise: Inclusive Deed Restrictions<\/h2>\n\n\n\n

This is why some cities have been trying to find creative\nways to help residents put down roots, and contribute to the life of their\ncities. The community land trust<\/em> is one such option. Once a land\ntrust owns property, the homes that sit on that land are deed-restricted\nto keep them from being sold or resold at market value. Like other private deed\nrestrictions, this one runs with the land, helping residents to build\ngenerational wealth.<\/p>\n\n\n\n

In a way, the land trust offers a hybrid between ownership\nand a renewable lease. The homebuyer gets a mortgage and an interest in the\nspecific property on the trust\u2019s land. The buyer can later be a seller, but\nonly by selling the house for significantly below the going prices. This\narrangement ensures that the trust continues to receive funds that allow its\naffordability mission to continue. <\/p>\n\n\n\n

Safeguarding Community Assets for the Future<\/h2>\n\n\n\n

The challenge of making housing affordable and inclusive is\ncontinually prompting new forms of cooperation in real estate. Groups such as \u201cNeighbors\nfor More Neighbors\u201d and \u201cPortland YIMBYs\u201d (yes, in my backyard) have succeeded\nin getting exclusive zoning rules relaxed. <\/p>\n\n\n\n

And there\u2019s more to inclusion than building the structures, says one land trust group<\/a> that works with Fannie Mae to finance affordable ownership. \u201cWe must preserve affordability,\u201d Grounded Solutions insists, \u201cby stewarding and safeguarding public investments in community assets for generations to come.\u201d<\/p>\n\n\n\n

Supporting References<\/strong><\/p>\n\n\n\n

Tim Gruver for The Center Square:<\/em> Oregon Bill Builds on State’s Ongoing Quest to ‘Upzone’ Neighborhoods<\/a> (May 18, 2021).<\/p>\n\n\n\n

Kalena Thomhave for Spotlight on Poverty<\/em>: Cities, States Use \u201cUpzoning\u201d to Spur Affordable Housing Growth<\/a> (Sep. 4, 2019). <\/p>\n\n\n\n

The City of Austin Texas: Deed Restrictions & City Zoning Regulations \u2013 Private Restrictive Covenants, City Zoning Laws, and City Permit Applications<\/a> (Nov. 14, 2019).<\/p>\n\n\n\n

ReasonTV:<\/em> Density or Sprawl? How To Solve the Urban Housing Crisis<\/a> (Feb. 28, 2020). <\/p>\n\n\n\n

Doug Fraser for Cape Cod Times<\/em>: Three-Story Apartment Buildings Planned Near Harwich Center [Would Boost Town\u2019s Affordable Housing Stock]<\/a> (May 27, 2021).<\/p>\n\n\n\n

Strong Towns: The Strong Towns Strength Test<\/a> (June 21, 2016). <\/p>\n\n\n\n

Massachusetts: Chapter 40 B Planning and Information<\/a>.<\/p>\n\n\n\n

Citizens\u2019 Housing & Planning Association (Massachusetts): Chapter 40B Affordable Housing \u2013 Frequently Asked Questions<\/a> (PDF dated 2018).<\/p>\n\n\n\n

Photo credits: ArtisticOperations<\/a>, via Pixabay, and Max Vakhtbovych<\/a>, via Pexels. <\/p>\n","protected":false},"excerpt":{"rendered":"

Can Deed Restrictions Include Rather Than Exclude? U.S. home prices have outpaced U.S. employees\u2019 wages. This creates a number of problems in real estate. For one, it shuts a lot of people out of the market. Most of today\u2019s renters simply have no choice but to keep on renting. And whether they rent or own, […]<\/p>\n","protected":false},"author":2,"featured_media":0,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[71],"tags":[],"class_list":["post-1458","post","type-post","status-publish","format-standard","hentry","category-general"],"yoast_head":"\nSolving the Affordability Problem - Deeds.com<\/title>\n<meta name=\"description\" content=\"U.S. home prices have outpaced U.S. employees\u2019 wages. This creates a number of problems in real estate. For one, it shuts a lot of people out of the market. 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