Affordable housing: What it is, what it is not, and where Columbia stands.
As Columbia grows and rent + real estate prices rise, affordable housing for all Soda Citizens needs to be part of the discussion. But what exactly *is* affordable housing? What are Columbia’s options? And who qualifies for what?

Define affordable housing, please.

Depending on who you’re talking to, affordable housing can have many different definitions. Today, we take a look at housing for people who need help through subsidies. We’re not talking about millennials who want to live in a refurbished Shandon dream home and “afford it.”

We’re talking about government assisted housing, a.k.a. subsidized housing, a.k.a. income-restricted housing.

To start, it’s probably best to talk about what affordable housing is NOT: stabilizing rent and home prices so that they are affordable to all citizens.

What is it, then?

Affordable Housing is “rental or owner-occupied housing that does not cost the resident more than 30% of their gross or monthly income.” This is according to an affordable housing study completed by Alexandria, Va.-based urban planning + neighborhood development consulting firm CZB LLC.

Who qualifies for affordable housing?

To qualify for subsidized housing in Columbia, your family must be making 80% or less than the area’s median income. In Richland County, a family of four must make less than $53,600 – which is 80% of the county’s median annual income of $67,000.

For a single person looking to live in affordable housing in Richland County, he or she would have to be earning $37,500 a year or less.

Richland County market snapshot (2012-2016): These numbers help define “affordability” based on the definition above.

Median household income: $50,899

Median gross monthly rent: $892

Median value of (owner-occupied) homes: $151,500

Where does the assistance come from and how many need it?

The Columbia Housing Authority is an organization funded by the federal government (separate from the City of Columbia) to meet the needs of low to moderate-income individuals + families while promoting self-reliance. They own + manage ~1,855 units of housing – consisting of 275 single family homes, high rises, single apartments, duplexes, triplexes, quadruplexes… you get the idea – for ~14,000 local residents. Rent in their units is charged at 30% of a family’s monthly income. (So if a family is making $2,000/month, rent + utilities due = $600/month.)

They also provide ~4,000 families with rental assistance contracts via voucher programs – in which CHA gives rent + utility assistance (~$600/month) for families to live in private apartments offered at an affordable price.

But there’s still a huge need. In July 2016, the CHA opened Columbia’s affordable housing wait list for just 27 hours – and it received 32,166 applications. Since this number was much larger than the available units, the CHA randomly picked 3,000 applications and had to throw out all other applications. In 18 months, they’ve only gone through 500 of the 3,000 – and the rest are still on waiting list. Only ~150 openings become available each year. The CHA waitlist is currently closed in Richland County.

What role does the City of Columbia play?

The City of Columbia itself does not own or oversee any affordable housing units, but its Community Development office is a participating jurisdiction for allocating federal dollars to affordable housing projects. The office is mandated by the government to use federal funding to assist low-income populations via affordable housing opportunities. They fund projects through non- or for-profit developers who are providing affordable housing projects. The city also has some city-level general fund dollars (generated through the city’s revolving loan fund that was capitalized years ago) to spend on affordable housing projects, in addition to federal funds.

Where are the units located?

Here’s the complete property directory to see where the CHA’s communities are located. Most of these housing properties are located close to schools, bus stations, churches + shopping areas to make it convenient for residents (esp. those without vehicles) to get around town.

Photo courtesy City of Columbia

There’s a huge difference in style between the different types of housing available. For instance, places built in the 40’s and 50’s (like Allen-Benedict Court, or the recently demolished Gonzales Gardens) take on a more barracks-like look, while newer places like Rosewood Hills and Village at River’s Edge are more energy-efficient and modern.

(Yes, affordable housing can even be pretty.)

Rosewood Hills | Photo by @jeangravy

So what's going to happen with the demolished Gonzales Gardens properties?

The CHA plans to replace what was once the oldest public housing site in Columbia (built in 1940) with a mix of updated housing. Plans for the new development currently include private homes + facilities for the elderly – expected to take several years to complete.

As it stands right now, there is not enough money for public housing in the new complex, but the CHA has applied for a $29.9 million grant to help provide public housing there (and, additionally, tear down + rebuild the outdated Allen-Benedict Court complex).

Gonzales Gardens demolition | Photo by @streetsandeatsofsc

How is affordable housing in Columbia funded?

CHA funding

Not a part of the city or state, the CHA gets half of its funding from the U.S. Department of Housing and Urban Development (a.k.a. HUD) and the other half from the rent they collect on their properties.

Last month, the CHA received a $384,255 grant from HUD to hire two supportive service coordinators for the next three years.

City funding

Over the last five years, the City of Columbia created partnerships with several local banks to produce $70+ million in financing to assist with affordable housing development projects.

Both the HOME and CBDG (Community Development Block Grant Program) programs provide necessary funding and partnerships to ensure housing development and maintenance stay on track.

HOME is a national program that was designed to promote partnerships between HUD + other entities that support low income housing initiatives.
CBDG ensures that public, affordable housing is kept decent and also provides funding, services + creates jobs through business expansion.
Basically, HOME provides the partnerships that make CBDG’s funding policies possible.

Home shopping

City funds are used to provide affordable housing loans at low-interest rates for eligible + credit-worthy homebuyers that make 80% or less of the area’s median income level. For a limited time, a down payment would be ~$500 for a maximum loan of $150,000 for those who qualify.

Lyon Street neighborhood home | Photo courtesy City of Columbia

Thanks to the City of Columbia Office of Community Development and the Columbia Housing Authority for helping us learn all about Cola’s affordable housing.

What’s next?

Right now, due to a wave of higher living costs, the need for affordable housing is huge in Columbia (and, remember, additional applications for that waiting list aren’t being accepted by the CHA).

While rent rises for commercial + residential owners and tenants, how do we incorporate affordable housing for low-income families into the continuously growing city?

Some ideas, mentioned at a City Council session in late 2017, are:

Offering incentives to developers that include affordable housing in their buildings, like donated land or 10-year tax breaks. City Council is currently talking about setting aside a certain amount of the revolving loan fund + general loan fund annually to use for incentives.
Setting policies that encourage affordable housing, like inclusionary zoning rules.
Encouraging the development of affordable housing units close to schools, parks and other amenities.

Did we miss any important info on affordable housing in Cola? Reply to this email and let us know.

–Beth + Nicole

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