Law Commons^™

Increasing Housing Stability Through State-Funded Community Mediation Delivered By The Massachusetts Housing Mediation Program (Hmp): Evaluation Report, Madhawa Palihapitiya, David Sulewski, Kaila O. Eisenkraft, Jarling Ho

Massachusetts Office of Public Collaboration Publications

This report presents findings and recommendations from a formative evaluation of the Massachusetts Housing Mediation Program (HMP) administered by the MA Office of Public Collaboration (MOPC) at the University of Massachusetts Boston in partnership with 12 Community Mediation Centers (CMCs). The program is funded by the Commonwealth of Massachusetts and overseen by the Department of Housing and Community Development (DHCD) as part of the Baker-Polito Administration’s Eviction Diversion Initiative (EDI). The evaluation was conducted by MOPC’s research unit comprised of staff and graduate student researchers, and does not necessarily represent the views of DHCD. As a statutory state office, MOPC …

The Politics Of Race, Class, And Gentrification In The Atl, Keith Jennings

Trotter Review

Methodologically, the essay uses a multidisciplinary approach to examine gentrification from a race, class, and gender perspective. Within the essay a number of the dynamics directly associated with Atlanta’s political economy and the impact those dynamics are having on issues such as affordable housing, poverty, and Black employment and underemployment are analyzed. While not a central focus of the essay, the changes taking place outside of Atlanta in several counties, as a result of the push and pull effect in the metropolitan region, are briefly discussed.

From Disinvestment To Displacement: Gentrification And Jamaica Plain’S Hyde-Jackson Squares, Jen Douglas

Trotter Review

In this essay, I offer a place-based history of socioeconomic and demographic change in Hyde Square and nearby Jackson Square (henceforth “Hyde-Jackson Squares”). I document the area’s ongoing gentrification and describe the distribution of gentrification pressures. I situate this contemporary process against the socio-spatial patterns carved out by the area’s historical rise as an industrial suburb, its struggle amid decades of disinvestment, and the community efforts that ultimately stabilized the neighborhood. In these sequential transformations is the story of how Latinos and Blacks entered, departed, and have strived to remain in the neighborhood.

“Separatist City”: The Mandela, Massachusetts (Roxbury) Movement And The Politics Of Incorporation, Self-Determination, And Community Control, 1986–1988, Zebulon V. Miletsky, Tomás González

Trotter Review

November 4, 2016, marks 30 years since the historic referendum in which close to 50,000 citizens of Boston living in or near the predominantly Black area of “Greater Roxbury” voted on whether the area should leave Boston and incorporate as a separate municipality to be named in honor of former South African president Nelson and Winnie Mandela, or remain a part of Boston. The new community, what planners called “Greater Roxbury,” would have included wards in much or all of the neighborhoods of Roxbury, Dorchester, Mattapan, Jamaica Plain, the Fenway, the South End, and what was then known as Columbia …

Community Land Trusts: A Powerful Vehicle For Development Without Displacement, May Louie

Trotter Review

In the Great Recession of 2007–2009, Boston’s communities of color were hit hard. A 2009 map of foreclosures looked like a map of the communities of color—Roxbury, Dorchester, and Mattapan. The one island of stability was a section of Roxbury called the Dudley Triangle—home to the community land trust of the Dudley Street Neighborhood Initiative (DSNI).

Originally established to respond to the community’s vision of “development without displacement,” the land trust model was adopted to help residents gain control of land and to use that control to prevent families from being priced out as they organized to improve their neighborhood. …

Introduction: The Gentrification Game, Barbara Lewis

Trotter Review

In real estate talk, there are only three things that matter, and they are location, location, location. The same is true in dispossession, which translates into the freeing up of location so that it can be possessed by others. Another term that has cropped up fairly recently, much in use in the crossover between the twentieth and twenty-first centuries, is gentrification, which has a benign face as well as one that is not so kindly, like the paired tragic and comic masks of classic drama.

In this issue of the Trotter Review, we explore gentrification and its alternate, dispossession, …

Communities Of Opportunity: Pursuing A Housing Policy Agenda To Achieve Equity And Opportunity In The Face Of Post-Recession Challenges, Kalima Rose, Teddy Kỳ-Nam Miller

Trotter Review

Where we live directly impacts our ability to achieve our full potential. Access to good schools, quality jobs, reliable transportation, and healthy food is fundamental to achieving communities of opportunity. Unfortunately, communities of color, and urban black communities in particular, are disproportionately residing in neighborhoods locked out of opportunity, or disproportionately burdened by housing costs —spending over half of their income on housing. In 2015, PolicyLink undertook a research project to understand the changing post-recession housing landscape, to characterize the forces that were undermining housing security for communities of color, and to characterize the policy opportunities that could address the …

Uncovering The Buried Truth In Richmond: Former Confederate Capital Tries To Memorialize Its Shameful History Of Slavery, Howard Manly

Trotter Review

Richmond Mayor Dwight C. Jones had the noblest of intentions.

With Virginia’s capital having a poverty rate of nearly 25 percent, no one blamed Jones, a child of the sixties and preacher by calling, for trying to develop prime riverfront property to generate revenue to create more jobs, better schools, and housing.

But when Jones unveiled a proposal in 2013 that included building a new baseball stadium near one of the city’s historic slave burial grounds in Shockoe Bottom, it was, by all accounts, troubling to historic preservationists and Black community activists. “Shameful” was one of the words most often …

Book Review: Desire And Disaster In New Orleans: Tourism, Race And Historical Memory By Lynnell L. Thomas, Casey Schreiber

Trotter Review

Desire and Disaster in New Orleans: Tourism, Race and Historical Memory, by Lynnell L. Thomas, challenges the racial messages embedded within dominant tourism narratives in New Orleans. From tour guides, to websites, to travel brochures, Thomas extracts and analyzes a variety of messages to document how competing representations of race—desire and disaster—are two frames through which New Orleans tourism narratives represent black culture. Thomas leads readers to question the extent to which alternative tourism narratives can be constructed to more justly address constructions of blackness.

Gentrification As Anti-Local Economic Development: The Case Of Boston, Massachusetts, James Jennings

Trotter Review

Activists and political leaders across the city of Boston are concerned that gentrification in the form of rapidly rising rents in low-income and the poorest areas are contributing to displacement of families and children. Rising home sale prices and an increasing number of development projects are feeding into this concern. There is also a growing wariness about the impact that this scenario can have on small and neighborhood-based businesses and microenterprises whose markets are represented by the kinds of households facing potential displacement. This potential side-effect suggests that gentrification could actually emerge as anti-local economic development in Boston. It can …

Rapid Re-Housing Of Families Experiencing Homelessness In Massachusetts: Maintaining Housing Stability, Tim H. Davis, Terry S. Lane

Center for Social Policy Publications

The American Recovery and Reinvestment Act of 2009 (“Recovery Act”) provided $1.5 billion for the Homelessness Prevention and Rapid Re-Housing Program (HPRP), a temporary program that addressed both homelessness prevention and rapid re-housing of families already experiencing homelessness. The U.S. Department of Housing and Urban Development (HUD) allocated $44.5 million, including $26.1 million to individual Massachusetts communities and $18.4 million to the Commonwealth of Massachusetts. Of its funds, the state allocated $8.3 million for rapid re-housing of families who were living in shelters or motels.

This report explores the experiences of 486 of these families who received rapid re-housing assistance …

Legislative Hearing On Ma Foreclosure Mediation Program Bills: Written Testimony To The Joint Committee On The Judiciary, Susan Jeghelian, Madhawa Palihapitiya

Massachusetts Office of Public Collaboration Publications

The inability of homeowners to communicate with holders of securitized mortgage obligations has been a significant barrier to completing affordable loan modifications that might prevent foreclosures or minimize losses and keep more homeowners in their homes. Increasingly, legislators and the courts are looking at mediation as a potential solution to the problem.

In a little over a year, from mid-2008 to mid-2009, more than 25 distinct foreclosure mediation programs were launched in fourteen different states. State legislatures, state supreme courts, and local courts played roles in creating these programs. Mediation is being favored over litigation due to concerns such as …

Unaffordable “Affordable” Housing: Challenging The U.S. Department Of Housing And Urban Development Area Median Income, Michael E. Stone

Center for Social Policy Publications

There is no such thing as “affordable” housing. Affordability is not a characteristic of housing: It is a relationship between housing and people. For some people, all housing is affordable, no matter how expensive. For others, no housing is affordable, no matter how cheap.

Massachusetts' System Redesign To End Homelessness: An Overview And Assessment, Donna H. Friedman, Ghazal Zulfiqar

Center for Social Policy Publications

The Clayton-Mathews and Wilson 2003 analysis of Massachusetts’ expenditures of state and federal dollars to address family homelessness documented a serious system misalignment of public resources: that is, 80% of state and federal resources were tied up in shelter provision, while only 20%, including rental assistance, were designated for homelessness prevention (Clayton-Matthews and Wilson, 2003). Their analysis demonstrated what many had long suspected: if homelessness is to be ended in Massachusetts, fundamental changes would be needed to shift the state system from shelter-oriented toward prevention-oriented. Both the Romney and the Patrick administrations have clearly prioritized this objective with broad-based support …

Maturing Subsidized Mortgages: The Next Frontier Of The Expiring Use Crisis, Emily Achtenberg

Center for Social Policy Publications

Over approximately the next decade, close to 17,000 affordable housing units could be lost in Massachusetts as their federally- and state-subsidized mortgages mature, terminating all associated use and affordability restrictions. Most of this housing, developed 30-40 years ago under various federal and state mortgage subsidy programs, is only partially assisted with project-based Section 8 rental subsidy; but 100% of the units are affordable due to budget-based (and tiered) rent restrictions.

To the extent that the properties have Section 8 assistance, the maturing mortgage crisis overlaps with larger crisis of expiring Section 8 subsidy contracts. However, the unique characteristics of this …

The First Two Years Of Housing First In Quincy, Massachusetts: "This Place Gives Me Peace, Happiness, And Hope", Tatjana Meschede

Center for Social Policy Publications

Housing First is a housing and support services program that attempts to move the most disabled homeless people directly to housing prior to treatment, using housing as the transforming element to support participation in treatment. This approach does not require sobriety or participation in long-term treatment programs unlike the traditional continuum of care approach. Promising results have been demonstrated in a number of projects using this model (Tsemberis & Eisenberg, 2000).

For the past ten years, Father Bill’s Place (FBP), a homeless shelter and housing program in Quincy, Massachusetts, has moved steadily towards providing permanent housing with supportive services, rather …

Expanding Homeownership Opportunity Ii: The Softsecond Loan Program, 1991-2006, Jim Campen

Gastón Institute Publications

This report provides data on lending by the SoftSecond Loan Program during the most recent three-year period (2004-2006) as well as over the sixteen-year life of the program. The Mortgage Lending Committee of the Massachusetts Community & Banking Council (MCBC) has had a special interest in the SoftSecond program since its inception and has carefully monitored the performance of its loans. The report updates an earlier report prepared for MCBC by the present author in 2004: Expanding Homeownership Opportunity: The SoftSecond Loan Program, 1991-2003. Detailed information about the origins and evolution of the program, and about the details of …

Preventing Homelessness And Promoting Housing Stability: A Comparative Analysis, Donna H. Friedman, Jennifer Raymond, Kimberly Puhala, Tatjana Meschede, Julia Tripp, Mandira Kala

Center for Social Policy Publications

This final evaluation report is the culmination of a three-year investment of time, energy and resources involving 28 Massachusetts nonprofit organizations: 7 foundations, led by the Boston Foundation, The Massachusetts Department of Housing and Community Development; and Homes for Families which joined with the Center for Social Policy team to conduct 10 focus groups involving 72 parents and individuals who shared their perspectives on homelessness prevention, with the guidance of a consumer advisory board involving six persons who have experienced homelessness. Collectively, we engaged in this evaluation effort because we believed that the outcomes of interventions, practice experience of service …

Housing Resources Leveraged By The Special Homeless Initiative Of The Massachusetts Department Of Mental Health, 1992–2006: Evaluation Of The Special Homeless Initiative, Massachusetts Department Of Mental Health, Tatjana Meschede, Helen Levine, Martha R. Burt

Center for Social Policy Publications

This and a companion report are the first products of an evaluation of the Special Homeless Initiative, a funding stream that began in 1992 and has grown to become an essential tool available to the Department of Mental Health for preventing and ending homelessness among vulnerable people with serious mental illness.

History, Principles, Context, And Approach: The Special Homeless Initiative Of The Massachusetts Department Of Mental Health, Martha R. Burt

Center for Social Policy Publications

Preventing homelessness or ending it quickly for Massachusetts residents with serious mental illness (SMI) has been a strong element of the Department of Mental Health’s agenda for approximately two decades. The Department of Mental Health (DMH, or the Department) estimates that the Commonwealth of Massachusetts is home to approximately 48,000 adults with SMI. Of these, the Department serves the most disabled and the poorest. Client incomes hover around 15 percent of the area median income. Most clients are not employed, and rely on SSI-SSDI benefits for their income. DMH efforts to prevent or end homelessness for its clients have been …

Borrowing Trouble Vii: Higher-Cost Mortgage Lending In Boston, Greater Boston, And Massachusetts, 2005, Jim Campen

Gastón Institute Publications

Six years ago, in response to numerous reports of the growth of predatory lending, the Massachusetts Community & Banking Council (MCBC) – whose Board of Directors has an equal number of bank and community representatives – commissioned a study of subprime refinance lending in the city of Boston and surrounding communities. The resulting report, Borrowing Trouble? Subprime Mortgage Lending in Greater Boston, 1999, was the first detailed look at subprime lending in the city of Boston and in twenty-seven surrounding communities.

This is the seventh report in the annual series begun by that initial study. Over the years, the …

Housing Affordability For Households Of Color In Massachusetts, Michael E. Stone

Institute for Asian American Studies Publications

While housing is deeply significant for all of us, in our society it tends to pose particular challenges to many, if not most, people of color. For one thing, households of color continue to have considerably lower incomes, on average, than White-headed households. This means that households of color can, on average, afford less and therefore have fewer housing choices available, just for economic reasons alone. Yet we are not in a world where differential housing choices are determined only by ability to pay. Residential segregation by race persists and is not merely a consequence of unacceptable practices of the …

Moving Here Saved My Life: The Experience Of Formerly Chronically Homeless Women And Men In Quincy's Housing First Projects, Tatjana Meschede

Center for Social Policy Publications

For the past ten years, Father Bill’s Place (FBP) in Quincy, Massachusetts, has moved steadily towards providing permanent housing with supportive services rather than emergency shelter as a solution to ending homelessness. According to John Yazwinski, executive director of FBP, the vision for the future is to be able to independently house every homeless person entering FBP within a short period of time instead of “housing” people in the shelter for prolonged periods. As such, sheltering homeless people in mass emergency shelters should be a picture of the past.

Yazwinski’s Housing First Model builds upon an approach of housing “chronically” …

Borrowing Trouble? Vi: High-Cost Mortgage Lending In Greater Boston, 2004, Jim Campen

Gastón Institute Publications

Five years ago, in response to numerous reports of the growth of predatory lending, both locally and nationwide, the Massachusetts Community & Banking Council (MCBC) – whose Board of Directors has an equal number of bank and community representatives – commissioned a study of subprime refinance lending in the city of Boston and surrounding communities. The resulting report, Borrowing Trouble? Subprime Mortgage Lending in Greater Boston, 1999, was the first detailed look at subprime lending in the city of Boston and in twenty-seven surrounding communities.

This is the sixth report in the annual series begun by that initial study. …

Residential Adjustments Of Elders: Perspectives Of Elders And Their Adult Children, Alison S. Gottlieb, Elizabeth Johns, Francis G. Caro

Gerontology Institute Publications

While elders tend to prefer to “age in place,” they often have reason to consider residential alternatives. Declining health and loss of social supports invite elders to consider modifying their homes or moving to other settings that are less demanding and more supportive. Residential adjustments of elders are often a family issue. Among middle-aged adults, worry about the safety of aging parents in their residential environments is widespread. Also common is frustration among adult children about their difficulties in persuading parents to make recommended residential adjustments.

We conducted a qualitative study on residential decision-making based on focus groups and qualitative …

Borrowing Trouble? V: Subprime Mortgage Lending In Greater Boston, 2000-2003, Jim Campen

Gastón Institute Publications

Four years ago, in response to numerous reports of the growth of predatory lending, both locally and nationwide, the Massachusetts Community & Banking Council (MCBC) – whose Board of Directors has an equal number of bank and community representatives – commissioned a study of subprime refinance lending in the city of Boston and surrounding communities. The resulting report, Borrowing Trouble? Subprime Mortgage Lending in Greater Boston, 1999, was the first detailed look at subprime lending in the city of Boston and in twenty-seven surrounding communities.

This is the fifth report in the annual series begun by that initial study. …

Shelter Poverty: The Chronic Crisis Of Housing Affordability, Michael E. Stone

New England Journal of Public Policy

This paper examines housing affordability in the United States over the past three decades using the author’s concept of “shelter poverty.” The major findings are as follows: The number of shelter-poor households has been over 30 million since the early 1990s, an increase of more than 70 percent since 1970. Among families with children, rates of shelter poverty are much higher, and over the past several decades have risen faster, than among households with just one or two persons. Nearly half of all renter households are shelter-poor, victims of low incomes and rising rents; most low-income renters are headed by …

Expanding Homeownership Opportunity: The Softsecond Loan Program, 1991-2003, Jim Campen

Gastón Institute Publications

The SoftSecond Loan Program emerged at the end of a tumultuous year of struggle over community reinvestment issues that began on January 11, 1989. The lead story in that day’s Boston Globe reported that a draft study by researchers at the Federal Reserve Bank of Boston had found that there was a pattern of “racial bias” in Boston’s mortgage lending, that the number of mortgage loans in the predominantly black neighborhoods of Roxbury and Mattapan would have been more than twice as great “if race was not a factor,” and that “this racial bias is both statistically and economically significant.” …

Seniors In Public Housing, Jan Mutchler, Francis G. Caro

Gerontology Institute Publications

In recent years, the Boston Housing Authority (BHA) discovered that nearly 40% of the seniors (residents aged 62 and over) living in their public housing developments were living in family housing developments rather than in senior/disabled housing developments. Administrators at the BHA were aware that some seniors lived in family developments, but they were committed to learning more systematically about this population and their needs. They turned to the Gerontology Institute at the University at Massachusetts Boston as a partner in this effort. With funding from the Boston Foundation, the collaboration resulted in a research and policy development effort on …

The Economic Impact Of Affordable Housing: Multifamily Housing In Massachusetts, Zenia Kotval

New England Journal of Public Policy

The Massachusetts housing industry has come under some scrutiny over the past ten years. Issues of supply, demand, affordability, housing discrimination, and economic impacts are of increasing interest to government officials, planners, developers, and bankers. Despite an increasing need to provide affordable housing for the various populations within the state, there is a decrease in the supply of multifamily rental housing. There have been few efforts that comprehensively measure the impact of the housing industry on the economy. This article surveys the need for affordable housing and the economic impacts of multifamily rental housing in the state. The premise is …