The Pragmatist

Last year, housing was more affordable in Vermont than in any year since 2003, according to the Vermont Economy Newsletter. This is certainly good news, but the downside is that “more affordable” is a relative term.

Each year the Vermont Housing Awareness Campaign (VHAC) publishes a study about affordable housing and the cost of living in Vermont, and its findings for 2009 are in sharp contrast with the recent rosy reports of housing’s new affordability. To buy a median-cost home, Vermonters must earn $63,000 a year, but 61 percent of Vermont households have incomes below that threshold. Furthermore, average rent saw a nine-percent increase from 2008, and has shot up 63 percent since 1996.

Affordability is calculated based on the cost of living and the ability of Vermonters to pay, and the steady increases in home and rental prices have outpaced growth in real incomes. Of the 10 jobs that employ the most Vermonters, 21 percent of the population, only three pay a wage rate high enough for the employee to afford housing.

The expense of living in Vermont has perpetuated a bigger problem: homelessness. The VHAC study estimates that there were over 5,000 Vermonters without a permanent residence in 2008. Many are staying in shelters for the first time and, on the whole, shelter residents are staying for longer periods of time; this is a chronic issue, not a short-term loss of shelter. The recent recession and job losses have exacerbated the issue, but this is a fundamental challenge for the state.

Although some efforts are underway, it’s important for Vermont to prioritize affordable housing initiatives. There are many affordable housing units being built around the state, but they simply are not meeting the need. In a time of budget cuts and lack of resources, it is more important than ever to be an advocate for affordable housing. Vermont faces numerous issues, from energy to transportation, but we must prioritize affordable housing, understanding that it is a critical challenge for today with implications for the future.

The stimulus bill and subsequent bills have shown an increased commitment at the federal level to fund affordable housing projects, but the Vermont legislature could show more commitment. After severe cuts to the Vermont State Housing Authority budget two years ago, funding has leveled, but it should be increased slowly as the economy recovers. Last Friday Governor Jim Douglas ’72 awarded $500,000 to Vergennes for 25 housing units, 20 of which are designated as affordable housing. Bravo — but I think we can afford to do more.

Addison County is in the bottom third for affordability among Vermont counties, and has also seen homelessness on the rise over the past several years. There are many ways to get involved with these issues in Middlebury, from Habitat to Humanity to volunteering at Mountain Street Transitional Housing.

The lack of affordable housing affects a broad spectrum of the population, from college students to refugees to retirees.
Affordable housing and homelessness are crucial problems right now, and they also jeopardize Vermont’s future. Many young adults leave Vermont because of the limited options for jobs with decent pay, especially in proportion to the high cost of living. Of the state’s many pressing concerns, we need to focus first on the ones that have such concrete repercussions. 5,000 people without a place to live is as concrete as it gets. It is essential and practical to address affordable housing, for the sake of homeless Vermonters and for the future viability of the state.