Housing and homeless advocates are missing the big opportunity to solve the homelessness crisis in Vermont by focusing on hotel vouchers instead of a real solution that would result in finding homes for everybody who needs one, preparing them for their tenancy, staying with them to ensure that they remain housed, and partnering with landlords instead of fostering an adversarial relationship.
Motels and shelters are temporary solutions that are being stretched into de facto permanent solutions while ignoring the huge opportunity to solve the problem.
When the phrase “housing crisis” is used, it can mean many things.
It includes people living in motels, relocating professionals, growing families that need larger housing, anyone who wants to spend less than 30% of their gross income on housing, and the future housing needs of the State of Vermont.
The most visible and audible element of the housing crisis is the Motel population, which I contend is the “caste” that gets the press but not the support.
Housing people in a motel is not support. Preparing them for tenancy, supporting them as they connect with landlords, working with them during their tenancy, and engaging landlords as partners are all essential forms of support.
Here is the rub.
Housing and homeless advocates seem to consider these solutions the third rail of housing.
Consider the unintended consequences of the advice that Erhard Manke, founder of the Vermont Affordable Housing Coalition (VAHC), gave to Vermont landlords when he attempted to allay their concerns over the difficulties experienced with evictions.
During a debate over evictions in Burlington, Manke identified himself as a rental property owner and stated, “I fail to understand what responsible landlords who run their business in a business-like manner are afraid of.” He continued, “I ask my fellow landlords to please stop. This is not the end of the world. If you run your property businesslike, screen well, and keep your property in good shape, you will be rewarded by long-term, stable, and grateful tenants.”
Manke has inadvertently contributed to the creation of the Vermont housing caste system, which includes a pool of people who simply can’t qualify for housing.
The “screening” that Manke recommends typically includes:
- Positive rental history
- Positive rental references
- Evictions and legal actions
- Employment history
- Credit score
- Employment verification
- Criminal background
- Personal references
The Vermont Landlord Association (VLA) and the Vermont Property Owners Association (VPOA) both assist landlords with screening housing applicants to determine if the tenant meets the criteria of the “business-like landlord” that Erhard suggests should be de rigueur.
The only problem with this scenario is that a significant group of people will not qualify for housing if landlords use traditional screening strategies.
What is the solution? Forge relationships with low-obstacle and no-obstacle landlords.
I am a low-to-no-obstacle landlord. I expect the tenants to be ready. This past week, I was contacted by two different motel applicants who didn’t have their current personal documents, which their social worker needs. They hadn’t applied for a Section 8 voucher or assistance with the security deposit, etc., and they hadn’t gone through any sustainability screening with the local agencies.
I expect the tenants to have a caseworker who will guide them through the CVOEO Renters Workshops. Lest anyone think that this is anything other than helpful for both tenant and landlord, keep in mind that the state’s VHIP program requires landlords to go through a Landlord-Tenant Mediation orientation and complete Fair Housing Training.
I expect an agency to commit to partnering with the tenant and the landlord through the tenancy to ensure that the tenant stays housed. One of the most common complaints from Housers at the housing meetings is that they feel like the agencies “dump and run” when the rental agreement is signed and that no one is left behind to support the ongoing relationship. The commitment to staying housed is limited to mediation, legal aid, and eviction prevention instead of prevention.
At the end of the day, if housing and homeless advocates expect landlords to forgo Manke’s advice to “screen well,” some process will need to be put in place to ensure that those who need housing the most are getting the support they need.
I contend that the current debate over motel vouchers and shelters is a complete distraction that is grossly inefficient and massively expensive, with no positive outcomes.
If our commitment is to an outcome focused on housing those who need housing, then we will budget for preparation and partnership, not prolonging the disaster at the motels.
As for the future, I am listing my properties on AffordableHousing.com which allows tenants to view vacant properties instead of cold-calling landlords, they can fill out an application once instead of one for each landlord, and they get notifications when an appropriate match is made.
Stephen Box is a Rutland-based houser, general contractor, landlord, and advocate for citizen developers.
For more information, visit: partnersinhousingvt.com.
