A
bipartisan Congressional vision for federal policymaking to
support decent housing was articulated in the Preamble to
the Housing Act of 1949:
The Congress declares that
the general welfare and security of the Nation and the health
and living standards of its people require housing production
and related community development sufficient to remedy the
serious housing shortage, the elimination of substandard
and other inadequate housing through the clearance of slums
and blighted areas, and the realization as soon as feasible
of the goal of a decent home and a suitable living environment
for every American family, thus contributing to the development
and redevelopment of communities and to the advancement
of the growth, wealth, and security of the Nation.
These remarkable words prompted numerous housing
and community development programs that have had varying results for the
health and well-being of millions of families over the last half-century.
Some initiatives had unintended consequences: urban renewal intended to
clear blight backfired as “urban removal” disrupted intact
communities; mortgage programs favoring new construction accelerated segregation
by fueling white flight from cities; quality of life was hard to maintain
consistently in high-density high-rise public housing. But the federal
government’s housing and community development successes have been
many: hundreds of thousands of homes have been rehabilitated and rendered
lead-safe; millions of families have been protected from substandard conditions
by subsidies that closed the gap between the cost of housing and what
they can afford to pay; communities have been developed, preserved, strengthened,
and revitalized; and the means to shape and manage local economies have
been transferred from outsiders to residents.
Today, the federal government continues
to impact the housing sector in significant ways.
Federal policy plays a strong role in home ownership:
- The IRS exemption of home mortgage
interest from federal taxes enables $150 billion in subsidies
to all homeowners paying an interest-bearing mortgage for
their home, regardless of income.
- For first-time homebuyers, federal agencies and
intermediaries guarantee mortgages, facilitate buyers’ low downpayments
and closing costs, and provide a range of other services and incentives.
- Procedures for home purchase settlements
and truth in lending are the subject of significant federal
oversight.
Some renters benefit from federal housing policies.
34 percent of renter households whose income is in the lowest fifth of
all renters receive some form of housing assistance:
- Rent subsidy payments to landlord
through a Housing Choice Voucher
- Residency in public housing
- Residency in other housing receiving
project-based rental assistance from programs such as Section
202 for elderly households and Section 8 and HOME Investment
partnerships.
Numerous federal policies explicitly support access
to a healthy home environment. Title X of the Housing and Community Development
Act of 1992 called for the federal government to “take a leadership
role in building the infrastructure ... necessary to ensure that the national
goal of eliminating lead-based paint hazards in housing can be achieved
as expeditiously as possible.” This landmark law required federal
agencies to develop and implement measures that are reducing exposure
to lead hazards:
Comprehensive approaches to housing condition
are covered by several national policies and other documents:
- HUD’s
Housing Quality Standards (HQS) apply to units
that receive Housing Choice Vouchers and rent subsidies
through programs such as HOME. The HQS have also been used
as the standard for completion of rehab and construction
work. The HQS specify requirements such as lead
safety; sanitary condition (“free of
vermin and rodent infestation”); properly vented heating
systems; water supply that is free from contamination; and
interior air quality (“free
from dangerous levels of air pollution from carbon monoxide,
sewer gas, fuel gas, dust, and other harmful pollutants”).
- HUD’s
Minimum Property Standards (MPS) apply to units constructed
using funds from mortgages insured by the Federal Housing
Administration (FHA); these standards incorporate model
codes promulgated by national organizations.
- The
International Code Council (ICC) promulgates,
on behalf of the Building Officials and Code Administrators
International, the International Conference of Building
Officials, and the Southern Building Code Congress International,
a model regulatory system for the built environment. In
addition to establishing consensus national standards for
residential and commercial building codes, ICC has developed
performance-based regulations for Property Maintenance.
- CDC’s
Housing Inspection manual (currently being revised) is designed
to inform local and state health departments and code agencies
of health-based standards for housing.
Established and emerging policies address
specific issues of housing condition and comfort:
- EPA’s Office of Indoor Air
is working on developing a voluntary label for homebuilders
to follow to ensure indoor air quality. These science-based
standards are designed to integrate a feasible approach
to IAQ into the design and value propositions for new home
construction and marketing.
- EPA and NIOSH have developed guidance
for building owners and facility managers that has some
applications for multi-family apartment buildings.
- EPA has developed guidance
on indoor air for homeowners.
- The Department of Energy’s
Weatherization Assistance Program and HHS’ Low-Income
Home Energy Assistance Program address energy efficiency
and the affordability of adequate heat.
- DOE and EPA’s Energy Star Program promotes
the development and use of energy-efficient products and construction
methods.
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