Preserve And Expand Affordable Housing In Montgomery County

Stable Rents  =  Stable Communites

• In Montgomery County, fully a quarter of residents are renters. Many are long-time moderate-income residents who pay taxes, vote, and strengthen our community.

• Every year, thousands of affordable rental units are lost to demolition, condo conversion, or rent increases far above the voluntary County guidelines.  But every year, only a limited number of affordable units are created.

• "Affordable" is generally defined as no more than 30 percent of gross household income. But rents in most areas of the County have been climbing above this affordable level for many working residents and retirees on fixed incomes. Even using the 30% figure (which we believe is too high), an individual or household with a $40,000 annual gross income could theoretically afford a $1,000 monthly rent, but in reality it is extremely difficult to find an apartment in the County at that price.

• The County Executive issues an annual guideline for rent increases, but the guideline is voluntary and many landlords ignore it. In 2007, the voluntary guideline was set at 5.8%; in 2008 it was  3.1%; and in 2009, it is 4.4%.  But  many landlords have imposed annual rent increases far exceeding the guidelines - 10 percent or more - forcing residents to leave their homes and look elsewhere for housing or double up in existing units.

• Many landlords are now also adding a variety of fees, such as monthly penalties for month-to-month lease renewals, storage fees, and parking and pet fees so the actual cost of renting can exceed the stated rent by hundreds of dollars each month.

• Ironically, the loss of affordable housing is sometimes the result of County policy and/or County spending to encourage development around Metro stops in areas such as downtown Bethesda, Wheaton, and Silver Spring. Low-rise, affordable properties are demolished as high-rise, luxury development proceeds. Property values inflate, so landlords charge inflated rents for both new and existing units.

• Building new rental housing will not, in and of itself, bring down or stabilize rents in existing buildings.   In downtown Silver Spring, for example, where thousands of new (largely high-rent) units have been constructed within the past 6 years, rents in existing complexes have risen dramatically as landlords use the image of a "revitalized community" to attract a higher-income population and replace the current moderate-income renter base.

• Loss of moderate-income residents means loss of overall community diversity in race, ethnicity, and income level.  More directly, it also means displacement of real-life individuals and families who are our neighbors.

• Constructing more affordable housing is essential, but it cannot come close to replacing the affordable units being lost, nor can it resolve the crisis for tenants already in place. We must, at the same time, stop the hemorrhaging of affordable units by setting enforceable limits on rent increases and by preserving the stock of affordable housing that we have.

• Our County government has a duty to prevent displacement of tenants in our communities. 

What Can You Do?

WHAT CAN YOU DO TO HELP PRESERVE AND EXPAND AFFORDABLE HOUSING?

1.   SIGN OUR PETITION. Add your name to those who are asking the County Council and County Executive to seriously address the affordable housing crisis.

2.   CIRCULATE THE PETITION. Take a petition and get others to sign. Return to Progressive Neighbors at the addresses below.

3.   WRITE OR E-MAIL the County Executive and Council. Tell them to take simultaneous and immediate steps to:

* Establish Enforceable Limits on rent increases in line with the cost of living.

* Protect Existing Affordable Housing from demolition and condo conversions

* Expand the Stock of Affordable Housing through such programs as increased funding for new construction, renovation, and County and tenant purchase of housing.

ASK the Council what they are going to do both to stop the loss of affordable housing and  to create more.  Here’s where to write or e-mail:

Montgomery County Executive Ike Leggett
Executive Office Building
101 Monroe Street, 2^nd Floor
Rockville, MD 20850
ocemail@montgomerycountymd.gov

[Montgomery County Councilmember's Name]
Stella B. Werner Council Office Building
100 Maryland Avenue
Rockville, MD 20850

[A letter to the Council President Phil Andrews is distributed to all Councilmembers.]

Phil Andrews, Council Pres. & District 3: Councilmember.Andrews@montgomerycountymd.gov
Marc Elrich, At-large: Councilmember.Elrich@montgomerycountymd.gov  
Nancy Floreen, At-large: Councilmember.Floreen@montgomerycountymd.gov 
George Leventhal, At-large: Councilmember.Leventhal@montgomerycountymd.gov
Duchy Trachtenburg, At-large: Councilmember.Trachtenberg@montgomerycountymd.gov
Roger Berliner, District 1: Councilmember.Berliner@montgomerycountymd.gov 
Mike Knapp, District 2: Councilmember.Knapp@montgomerycountymd.gov
Nancy Navarro, District 4: Councilmember.Navarro@montgomerycountymd.gov 
Valerie Ervin, District 5: Councilmember.Ervin@montgomerycountymd.gov

If you are circulating a petition, please return it to Progressive Neighbors, care of Wally Malakoff, 8022 Maple Ave., Takoma Park, MD 20912. (malakoff@starpower.net) or Felicia Eberling, VP  Colespring Plaza Tenant Association, PO Box 13164, Silver Spring, MD 20901.

You can download a petition at http://www.progressiveneighborsmd.org

Make Montgomery County An Affordable Place For ALL Its Residents

Stable Rents = Stable Communities