Affordable housing hard to find in Harrisonburg area

The average price of a house in Harrisonburg is $135,000. Fair market rent for a 2-bedroom apartment in Virginia is $821.

These costs are inaccessible for many of the area's low-income wage earners. "We have a tremendous problem with adequate, low-income housing," said Elroy Miller, professor of social work at EMU and member of the Harrisonburg Redevelopment and Housing Authority (HRHA). He estimated that 1,000 to 1,500 people would benefit from affordable housing.

Harrisonburg technically does not have a real "homelessness" problem, but there is a housing issue. Many individuals and families in the area live on the edge. Dick Randel, a long-time advocate for the homeless who has experienced homelessness himself, estimated that there are 200 people in the Rockingham County living in situations one month from eviction.

The lack of housing "tends to be hidden," said Nancy O'Baugh, a supervisor in the city's Adult Protective Services. It is difficult to know how many persons are in need of housing. O'Baugh reported that often people live with family or friends because they cannot find housing.

When the federally funded Section 8 Housing Choice Voucher Program reopened after a two-year closure due to the economy, roughly 350 area residents applied. "The line was unbelievable," said O'Baugh. "It was several hours long." The program assists low-income families with rent for privately owned rental properties.

Prospects for federal programs are not promising. "The feds are cutting back," said Miller. "They're saying yes to programs, but no to funding." He reported that the Bush administration would desire to do away with public housing in the coming decades and is currently "quietly going about cutting budgets."

The demand for low-income housing is not unique to Harrisonburg. When programs cannot provide for family's needs, they are forced to turn to emergency shelters such as the Salvation Army. The Harrisonburg chapter has 120 beds for emergency housing. On an average night a few dozen of the beds are filled.

For families needing a longer-term option up to six months, Mercy House provides housing for up to 12 families at a time, with waiting lists two to three times as long. They serve an average of 56 families a year and provide counseling and services as well as a place to live. "Our whole goal here is independence," said Katie Bell, a Mercy House social worker. "We're all for personal responsibility, but there comes a point when people need help to get out of the hole." First Step is another shelter in Harrisonburg that provides for women and children who are victims of violence.

Many people are drawn to the rapidly growing city of Harrisonburg by the numerous job options, although there is little upward mobility. "Harrisonburg has good, low-paying, secure jobs-secure in the sense that they're there for the taking," said Miller.

The main employers for low-income workers in the area are agribusiness, retail, and fast food. Others may work in industries such as construction or cosmetology that require more training.

Until recently, Randel worked for Bowman Apple Orchards in Timberville, Va. After eight years at the orchard and living in a trailer provided by the company, Randel found himself without work and left with 45 days to find housing. Since February, he and his wife, Laurie, have worked at various temporary jobs.

The Randels were amazed by what they found when Randel was laid off. When they went to the food bank, there was only enough food for them to have two grocery bags that were supposed to last them for one month. Some of the food, such as salad dressing, was virtually unusable for them. "Vegetables would be a luxury for us," said Laurie.

"Who would figure I'd be the one put in a situation of starting out again?" Randel said. Working through their need was difficult. "I'm supposed to be the one who knows how to do it," said Randel, who once managed the Star Gables Motel, a low-rent housing option for the destitute.

"God has a way of doing things in my life," said Randel, who is concerned not so much for his family, but for others in similar or worse situations. He and his wife found a potential home in the area. He said that if there were one thing he would ask for it would be an old farmhouse where he could have some stability. "I only have years to go, I don't have a lifetime," said Randel, who is in his sixties.

The HRHA is part of the Valley Housing Alliance, an organization that works for affordable housing and the elimination of substandard housing. Many low-income families are boxed out of both the housing and rental markets. Property owners are more inclined to rent to college students because they are able to charge by the individual, making up to two or three times as much this way than by renting to a single family. Students are more inclined to live off campus rather than pay for more expensive on-campus housing. Educational institutions are known to use housing costs to subsidize the school's budget, rather than increase tuition.

The Valley Housing Alliance is attempting to combat this by asking property owners to commit their rental units to single families. They are also planning to rehab Harrisonburg's 100 public housing units.

Building companies are not very inclined to construct low-income housing; there is less of a profit margin, although if they follow federal regulations they can receive funding or tax breaks. Habitat for Humanity and Hope Community Builders are two organizations committed to building low-income housing.

"I think there are ways [to combat] these housing issues that go beyond the norm," said Randel. He proposes that churches "adopt" a family for a year and provide for their rent, utilities and other needs. "Usually the person will be on their feet in five months with a job and won't need help anymore," he said. When a person is evicted or becomes unemployed, the first few months can be quite crucial as new and unforeseen costs accrue. For example, medical benefits may disappear, relocation costs time and money, and childcare schedules may become conflicted.

Home ownership is especially difficult for low-income families, who may lack credit or have bad credit history. Randel thinks one part of the solution is for community or church members to cosign loans, allowing families a foot in the door. When people own their own homes, they are more likely to be stable and maintain the property.

"There are different ways the community is finally opening up to the fact that we have a dilemma," said Miller. He echoed the thoughts of many directly involved in the issue. "There is no easy answer."