By JAN LARSON McLAUGHLIN
BG Independent News
Three main roadblocks stand in the way of many Wood County residents finding fair housing – the lack of public transportation, a shortage of affordable housing, and the need for political leaders to declare the issue a priority.
An analysis of housing in Wood County, prepared by Poggemeyer Design Group, showed that many citizens find themselves in a Catch-22 situation.
The more affordable housing is located in the rural areas of the county. But those rural areas have no access to public transportation. Public transit is available in cities like Bowling Green and Perrysburg – but housing there is much more costly.
So while a lot of employers are looking for additional help, people in more rural areas without their own vehicles have no access to those jobs.
“It’s Catch-22,” said Linda Amos, of Poggemeyer Design Group, as she and Wood County Planning Director Dave Steiner presented the report to the county commissioners last week.
Several communities have large pockets of low and moderate income residents.
“We need to find a place in our communities for these people to live,” Amos said.
The fair housing study gathered a variety of data about Wood County, such as:
- The number of homes lacking complete plumbing and complete kitchens.
- The wide range of median home listing prices – from $249,000 in Perrysburg to $37,900 in Northwood.
- The villages with the greatest percentage of low and moderate income residents.
- The frequency of home loan denials.
- The frequency of home foreclosures.
The top fair housing impediments identified for Wood County include:
Public transportation is a major obstacle to housing choices, especially for low-income families and individuals, as well as people with disabilities. The absence of reliable public transportation throughout the county limits housing choices for those populations.
The lack of transportation affects many residents in outlying areas of the county, who have no way to get to non-medical destinations such as employment, childcare, grocery shopping and pharmacies. And in more urban areas, there is no public transportation late at night, on Sundays or holidays.
Other transportation problems include extended wait times, limited taxi options, a lack of regional coordination, and physical barriers for seniors and individuals with disabilities.
Affordable housing for people with disabilities and low-income families and individuals is limited. An analysis of housing issues by the Continuum of Care in Wood County, showed that the county ranks 363rd out of 3,220 counties in the U.S. as a severely cost burdened county for renters. For homeowners, the county ranks 2,617th of the 3,220 as a severely cost burdened county.
Affordable housing is especially an issue for people with disabilities and senior citizens.
The Wood County Board of Developmental Disabilities Superintendent Brent Baer said Wood Lane has experienced a 59 percent increase in children under age 3.
The Wood County Committee on Aging Executive Director Denise Niese reported that when senior citizens do find affordable housing, often the rent is increased to the point that it is no longer affordable.
Political leadership in Wood County has not officially shown support for Fair Housing Choices by adoption of a resolution.
Political leadership can be key in generating public interest in issues that directly affect disabled, minority and low income residents, Amos said.
Strong support from elected and appointed officials could help attain the goal of affordable housing for low income and disabled residents that offers reasonable public transportation opportunities.
“The groups working on these issues need the support behind them,” Amos told the county commissioners. “I know you guys are so busy. But this is a problem that’s not going to go away.”
A resolution was drafted for the commissioners to consider endorsing.
“This says in this county we support this. We think it’s the right thing to do,” Amos said.
The commissioners said they would study the report.
“There’s certainly a lot of information there,” Commissioners Doris Herringshaw said. “We will look at a resolution and the signing of it.”
Because of the county’s size and spread out rural areas, the efforts to create a countywide transportation system have stalled in the past.
“Putting together county transportation for Wood County is a challenge,” Amos said.
Wood County does not have a public housing authority that specifically manages the county. Lucas County and Henry County metropolitan housing authorities can offer services in Wood County. But no public housing authority-operated units exist in Wood County. Subsidized housing is limited to units overseen by individuals, organizations, agencies and for- and non-profit corporations.
“We’re wealthy and we’re educated, but we don’t seem to have the place for disadvantaged,” Amos said.
There are 572 low-income housing units in Wood County that are low-income housing tax credit projects – but an estimated 18,423 families and individuals are living in poverty in the county.
Other data in the fair housing report showed the following:
- Perrysburg has the highest median listing price of $249,000 for homes. Northwood has the least expensive homes, with a median listing price of $37,900.
- As of May 14, 2019, there were 693 homes for sale in Wood County. The homes sold for an average 7.26 percent below asking price in February of 2019.
- The construction of new single-family and multi-family residential structures numbered 391 in 2017, and 260 in 2018.
- Property foreclosures in Wood County hit 750 in 2009, and dropped down to 192 in 2018.
- Loans requested for homes in 2018 were denied in Wood County for the following races: Whites, 15.5 percent; American Indian, 8 percent; Asian, 23.2 percent; African American, 30 percent; and Hispanic, 20.6 percent. Reasons for denial included credit history, lack of collateral, debt-to-income ratio, and incomplete credit applications.
- Several smaller villages have more than 40 percent low and moderate income residents. Those towns include North Baltimore, Walbridge, Bairdstown, Bradner, Cygnet, Grand Rapids, Hoytville, Milton Center, Risingsun, Walbridge, Wayne, West Millgrove and Weston.
- It is projected that Wood County will continue to have an increase in its senior population in the 2020 census. Residents over 60 years of age are estimated to have an increase in the total population from 17.7 percent to 23.14 percent.
- The American Community Survey five-year estimates indicate that there are about 14,226 people with disabilities residing in Wood County. Of those, 5,565 are 65 years and older.
- Wood County has had a significant decrease in people with less than a ninth grade education, and those leaving high school without a diploma. There has also been an increase in residents with some college education and college degrees during the same period.
- HUD defines housing affordability as when no more than 30 percent of the gross monthly household income is spent on housing expenses, including utilities. Households spending more than 30 percent are “cost burdened,” while those spending more than 50 percent are “severely cost burdened.”
- Between 2006 to 2010, there were 221 homes in the county that lacked complete plumbing and 338 that lacked complete kitchen facilities. Those numbers dropped to 52 and 268 respectively in 2013 to 2017.
- According to HUD, the fair market rents in 2016 were: Efficiency, $477; one bedroom, $560; two bedrooms, $727; three bedrooms, $954; four bedrooms, $1,094.
The fair housing report identified the following five areas to focus on:
- Outreach and education – Conduct one training annually to each sector to promote understanding for Fair Housing Laws for landlords, real estate agents, and the general population.
- Foreclosure rescue scams and mortgage fraud – Increase consumer knowledge by coordinating with the county auditor and law enforcement to monitor potential scams and fraud.
- Transportation – Provide county-wide public transportation to increase opportunities.
- Affordable housing for people with disabilities or low incomes – Increase available housing units and provide a welcoming environment to people with disabilities and poverty status.
- Fair Housing Ordinance – Show commitment by political leaders to Fair Housing choices and compliance with Fair Housing Law, by adopting a resolution by the county commissioners within six months.
