Arena Housing Knowledge Base
  • About the Arena Housing Knowledge Base
  • >> To do
  • * City housing profiles
    • Warsaw: a particular history, a particular housing situation (Sept 2020)
    • Vienna, still affordable but also in need of reforms (Sept 2020)
  • Access to housing
    • Media reports
      • 2020
        • Scotland: Tenants faced damp while repairs stopped due to Covid-19 (The Ferret, 4 December 2020)
        • UK: Housing market is at its most unequal in a decade (Sky News, 12 October 2020)
        • Prefabricated housing gains strength in Spain (Efe, 11 Oct 2020)
        • Rents cut by up to 20% as tenants quit city centres due to Covid-19 (The Guardian, 20 Sept 2020)
        • The Golden Ticket — Citizenship for Sale (Podcast PUSHBACK Talks, 4 September 2020)
        • A 'proptech' platform that completely digitises the rental of housing (El Periódico, 1 Sept 2020)
        • Housing crisis in the US: social movements reshaping the discourse (openDemocracy, 1 Sept 2020)
        • Throwing people out of their homes is not a pleasant task... (Neue Zürcher Zeitung, 28 Aug 2020)
        • Housing crisis in the US: discrimination and privatization (openDemocracy, 5 August 2020)
        • Rents fall in Lisbon for the first time in six years (Expresso, 8 Jul 2020)
        • Portugal: over 18,600 houses to be added to affordable housing program (Observador, 29 July 2020)
        • Portugal: housing bank valuation reaches new record in June (Publico, 28 July 2020)
        • Scotland: Tenants 'sidelined' as landlords lobby for Covid-19 subsidies (The Ferret, 28 July 2020)
        • Ireland: Covid-19 shows new housing direction needed (Opinion piece, Irish Examiner, 3 June 2020)
        • Four graphs linking Covid-19 deaths and the housing crisis in the UK (Inside Housing, 29 May 2020)
        • Denmark to invest 4bn euros in renovating public housing (Nyheder TV2, 19 May 2020)
        • Coronavirus: excessive mortality in Seine-Saint-Denis due to bad housing (France Info, 12 May 2020)
        • Migrants face housing discrimination in Germany (Deutsche Welle, 21 January 2020)
      • 2019
        • Sonderland: focus on housing in Belgium during 2019
        • Portugal: Housing crisis follows Lisbon's tourist boom (Contacto, 12 September 2019)
        • France: For a 'universal access to housing' (11 September 2019, Le Monde)
        • Airbnb already earns more than € 2,000 per month for each Lisbon owner (Expresso, 11 August 2019)
        • Lisbon: number of Airbnbs rises from 3 to 49,000 in 9 years (Expresso, 27 July 2019)
        • Deutsche Wohnen announces its own rental cover (Der Spiegel, 22 June 2019)
        • The biggest rise in house prices in the EU (Euronews, 20 June 2019)
        • New Rent Laws Pass in N.Y.: ‘The Pendulum Is Swinging’ Against Landlords (NYT, 14 June 2019)
        • Point-based renting in Netherlands: an old tradition against speculation (elDiario.es, 1 June 2019)
        • France: Racial discrimination in the housing market in the Parisian region (Le Parisien, 5 May 2019)
        • Ibiza and real estate madness: housing costs 40% more than in 2008 (El Confidencial, 25 Apr 2019)
        • Housing crisis on Arran leaves hundreds of islanders without homes (The Guardian, 22 Apr 2019)
        • The private renters trapped in Britain’s new slums (The Guardian, 13 Apr 2019)
        • Collaborative housing in Spain: 'anti-speculative, human and sustainable' (elDiario.es, 5 Apr 2019)
        • How much does it cost to rent a place in your town? (CCMA, 10 March 2019)
        • Madrid: tell me where you live and I'll tell you how much salary you spend on rent (February 2019)
      • 2018
        • Germany's rental market is broken (Süddeutsche Zeitung, 21 Dec 2018)
        • Young Spaniards can no longer buy or rent housing (El País, 24 Nov 2018)
        • Trapped by my mortgage (BBC One, 27 October 2018)
        • 'Urban renewal: a business producing millions in Lisbon and Porto' (25 Feb 2018)
    • Academic reports and papers
      • European Network for Housing Research (ENHR) working groups
      • International Journal of Housing Policy Podcast (Jan 2019 - present)
      • Is a refugee crisis a housing crisis? Only if housing supply is unresponsive (Sept 2020)
      • Ireland: Discrimination in the rental housing market (Sept 2020)
      • Invisible energy poverty? Analysing housing costs in Central and Eastern Europe (Aug 2020)
      • Rogue residential landlords' tax evasion costing up to £1.7bn a year (Aug 2020)
      • Effect of rising housing prices on relocation behaviour (Aug 2020)
      • Sharing-Based Co-Housing Categorization (Aug 2020)
      • Similar Origins – Divergent Paths: The Politics of German and Dutch Housing Markets (May 2020)
      • Role of housing in the ‘integration' of Afghan refugees in Vienna (Feb 2020)
      • Private Housing in Portugal in an Intergenerational Perspective since 1970 (Nov 2019)
      • Size of the tenure wealth gap in 10 countries with different housing and welfare regimes (Aug 2019)
      • 'Does Juan Carlos or Nelson get a larger discount? Discrimination in Spanish housing' (Nov 2018)
      • Removal of rent control and impact on search and mismatching costs: evidence from Oslo (July 2017)
      • City strategies for affordable housing: Berlin, Hamburg, Stockholm, and Gothenburg (Feb 2017)
      • Rent Regulation: Balance between Private Landlords and Tenants in Six European Countries (May 2008)
      • Scapegoating Rent Control: Masking the Causes of Homelessness (Nov 2007)
      • The impact of rent control on housing maintenance: An analysis of rent regulations (Apr 2007)
    • Advocacy and policy reports and projects
      • #Housing2030 (UNECE, UN Habitat, Housing Europe)
      • Housing Evolutions Hub (Housing Europe)
      • Do governments over-rely on urban planning to deal with housing crises? (August 2020)
      • France: Access to social housing for low-income households (June 2020)
      • Land policy for affordable and inclusive housing (SmartLand, May 2020)
      • Germany: Berlin rent cap and real estate cycle and supercycle (Deutsche Bank, Feb 2020)
      • The right to affordable housing: Europe’s neglected duty (COE, Jan 2020)
      • Guidelines to implement right to housing (UN Rapporteur, Dec 2019)
      • CEE Investment Forum findings (November 2019)
      • "Affordable Housing". The Future of Cities (European Commission, Apr 2019)
      • Real estate trends in Europe for 2019 (December 2018)
      • Affordable Housing in Central and Eastern Europe: Constrains in New Member States (EHP, Nov 2017)
      • Innovative Public Policies to Address the Housing Crisis in Europe (CIDOB, Sept 2017)
      • Financing the future of buildings in Central, Eastern and SE Europe (2017)
      • Guidance Paper on EU regulation & public support for housing (EU Urban Agenda, March 2017)
    • Activist initiatives
      • Radical Housing Journal (2019-present)
      • Self Help Housing online platform (England, UK)
      • CoHabitat - open database of community-led housing (global)
      • #200Häuser (Berlin)
    • Law, regulations and other policy
      • Researching the right to housing (December 2018)
      • Worldwide national housing regulations
      • Public auctions of foreclosed homes
        • Germany
        • Greece
      • Measures during the coronavirus crisis in 2020
        • Measures on homelessness and for tenants and mortgage-holders across Europe (Arena, April-June 2020)
        • 'Can I be evicted during coronavirus in the US?' (ProPublica, 18 May 2020)
      • Tenant's Rights across Europe (University of Bremen, 2014)
      • Housing Policy in the EU States (European Parliament, 1996)
    • Court cases and other jurisprudence
      • Jurisprudence database by Housing Rights Watch
      • Spain violated the human rights of a family evicted after occupying a dwelling (UN, Oct 2019)
    • Data sources, sets and visualisations
      • SRC: EU Open Data Portal (ODP)
      • SRC: European Data Portal
      • SRC: Data Search Engine of the European Data Journalism Network (EDJNet)
      • SRC: National and local statistics offices
      • SRC: Price indexes by real estate agencies
      • SRC: Housing Statistics for financial markets
      • SRC: International database on real housing prices and real personal disposable income
      • SET & VIZ: House Price Index in Europe (2015-2019, Eurostat)
      • SET & VIZ: People living in households with very low work intensity in Europe (Eurostat, 2015-2019)
      • SRC: House price developments across and within OECD countries (2005-2019)
      • SRC: Official rental prices by census section, district, town, province & region in Spain (2015-18)
      • VIZ: Rental prices by block in Spain (El País, elDiario, July 2020)
      • VIZ: 4 graphs on Covid-19 deaths vs poor housing conditions in the UK (Inside Housing, 20 May 2020)
      • SRC: Average monthly rental prices, selected European cities (HousingAnywhere, April 2020)
      • SRC: "Since 2007 rents up by 21%, house prices by 19%" in the EU (Eurostat, January 2020)
      • SRC: Rents in Europe by country (Global Property Guide, ~2019)
      • SRC: Key Property Investment Data: Europe (Global Property Guide, ~2019)
      • SRC: Estate agency rent surveys (Eurostat, 2003-2019)
      • SRC: Housing cost overburden rate by tenure status (Eurostat, 2008-2019)
      • VIZ: Share of housing costs in disposable household income - 2017 (Housing Europe, 2019)
      • VIZ: EU Housing Overburden Rate by Degree of Urbanisation (Housing Europe, 2019)
      • Average rental cost of apartments in European cities 2018 (Statista, February 2020)
      • SRC: Residential real estate in Europe - Statistics & Facts (Statista, March 2018)
      • SRC: OECD Affordable Housing Database (1996-2018)
    • Research and data questions
      • How do different policies correlate with the number of evictions over time?
  • Big landlords
    • Media reports
      • 2020
        • The region of Madrid does not want 1,700 flats (El País, 17 Oct 2020)
        • The sale of apartments in Berlin continues (Berliner Zeitung, 30 Sep 2020)
        • Berlin: Ten big landlords that are driving the prices up (Tagesspiegel, 26 July 2020)
        • "Who owns Berlin?": An Investigation (Evicted by Greed conference feat. Correctiv, 31 May 2020)
        • Scottish property worth billions owned by tax haven firms (The Ferret, 21 June 2020)
        • 'A $60bn housing grab by Wall St of rental homes in the US' (NYT Magazine, 4 March 2020)
      • 2019
        • Private registries of 'delinquent tenants' in Spain (elDiario.es, 5 Sept 2019)
        • 'Blackstone and Heimstaden frustrate tenants: Increase in cases in LLO' (DR, 4 Sept 2019)
        • Deutsche Wohnen announces its own rental cover (Der Spiegel, 22 June 2019)
        • New Rent Laws Pass in N.Y.: ‘The Pendulum Is Swinging’ Against Landlords (NYT, 14 June 2019)
        • Point-based renting in Netherlands: an old tradition against speculation (elDiario.es, 1 June 2019)
        • Blackstone already controls nearly 30,000 rental homes in Spain (elDiario.es, 20 May 2019)
        • How citizens are taking on city developers (FT, 11 April 2019)
        • Vonovia makes record profits, but it has its price (Handelsblatt, 7 March 2019)
    • Academic reports and papers
      • The Commodification of Housing in London and the Right to Housing and to the City (June 2020)
      • The de-financialization of housing: towards a research agenda (May 2020)
      • Do taxes on foreign purchases lower housing prices? Evidence from B.C. in Canada (Apr 2020)
      • Estonian housing market: affordability problem and regulatory framework (May 2013)
    • Advocacy and policy reports and projects
      • Property Forum Central and Eastern Europe
      • Exploratory research on financialisation of housing in EU cities (European Commission, June 2020)
      • Czech real estate market: Trend report 2019 (Association for Real Estate Market Development)
      • Czech real estate market: Trend report 2018 (Association for Real Estate Market Development)
      • Emerging trends in real estate - Europe 2020 (PwC and the Urban Land Institute, November 2019)
      • Smart Magazine - 12 reasons why flat prices are high (Deloitte, Summer 2018)
      • Emerging trends in real estate - Europe 2019 (PwC and the Urban Land Institute, November 2018)
      • Emerging trends in real estate - Europe 2015 (PwC and the Urban Land Institute, January 2015)
      • "Affordable Housing". The Future of Cities (European Commission, Apr 2019)
      • Wind of change: Investment in Central, Eastern and South-Eastern Europe (EIB, September 2017)
    • Activist initiatives
      • Sindicat de Llogateres de Barcelona (Barcelona Tenants' Union, 2017-present)
    • Law, regulations and other policy
    • Court cases and other jurisprudence
    • Data sources, sets and visualisations
    • Research and data questions
  • Empty homes
    • Media reports
      • Catalonia considers expropriating empty homes in low demand areas (El Periódico, 21 Nov 2020)
      • Barcelona’s Latest Affordable Housing Tool: Seize Empty Apartments (Bloomberg, 16 July 2020)
      • Navarre detects 2,600 empty homes in six municipalities (Naiz, 15 Jun 2020)
      • England has more than 200,000 empty homes. How to revive them? (The Guardian, 25 Sept 2018)
      • Over 11,000 homes have stood empty in the UK for at least 10 years (The Guardian, 1 Jan 2018)
      • Housing crisis: more than 200,000 homes in England lie empty (The Guardian, 20 Apr 2017)
    • Academic reports and papers
    • Advocacy reports and projects
      • Action on Empty Homes (UK, 1992-present)
    • Activist initiatives
      • Empty Homes project by Peter McVerry Trust (Ireland, 2017-present)
      • Canopy Housing (UK, 2014-present)
      • Wohnen 60plus Project (Germany, 2013-present)
      • Bethléem Project (Belgium, 2006-present)
    • Law, regulations and other policy, and official projects
      • Annual fee on empty homes in the Basque Housing Law (2019-present)
      • Bizigune Programme (Basque Country, 2013-present)
    • Court cases and other jurisprudence
    • Data sources, sets and visualisations
      • SRC: Academic research on empty homes in England and Wales 2016-17
    • Research and data questions
      • How many empty homes are there in your city?
  • Homelessness
    • Media reports
      • Canada: research project gave homeless people $7,500 each, results encouraging (CBC, 9 October 2020)
      • Rough sleeping in the UK rose sharply during lockdown (Guardian, 18 August 2020)
      • Long-term fate of the homeless in UK uncertain after Covid-19 emergency housing (TBL, 15 May 2020)
      • Housing First to take homeless from hotels into homes after lockdown in Scotland (GET, 7 May 2020)
      • 'Making money out of the homeless in Spain' (Ctxt.es, 18 Apr 2020)
      • 'The thousand obstacles to access coronavirus housing aid in Spain' (El Salto Diario, 8 Apr 2020)
    • Academic reports and papers
      • Classification model of homelessness using integrated administrative data (August 2020)
    • Advocacy and policy reports and projects
      • The Impact of Covid-19 on Homeless People and Services (FEANTSA, Autumn 2020)
      • Better data and policies to fight homelessness in the OECD (OECD, Jan 2020)
    • Activist initiatives
      • Proxy Address - providing the homeless with an address (October 2020)
      • "Change: a Homeless Survival Experience" (video game by Delve Interactive, May 2020)
    • Law, regulations and other policy
    • Court cases and other jurisprudence
      • Spain violated the human rights of a family evicted after occupying a dwelling (UN, Oct 2019)
    • Data sources, sets and visualisations
      • SRC: City street counts of homeless people
    • Research and data questions
  • Land ownership
    • SRC: Vonovia property portfolio by end of 2019
    • Media reports
      • Who Owns England? by Guy Shrubsole review. Why this land isn’t your land (The Guardian, 28 Apr 2019)
    • Academic reports and papers
      • Situation of cadaster and land registry at European and national level (May 2017)
    • Advocacy and policy reports and projects
      • Who Owns England? By Guy Shrubsole and Anna Powell-Smith (2016-present)
    • Activist initiatives
    • Law, regulations and other policy
      • Land registries and cadastres
        • National land registries in EU countries
        • European Land Registry Network
        • Interoperability Model for Land Registers (IMOLA)
        • Cross Border e-Conveyancing (CROBECO)
        • EuroGeographics
    • Court cases and other jurisprudence
    • Data sources, sets and visualisations
      • SRC: Use land and property data in England and Wales
    • Research and data questions
  • Short-term rentals
    • Media reports
      • 2020
        • Spain: Owners of vacation homes look for alternatives (El Pais, 8 June 2020)
        • Prague takes on Airbnb to dam flood of tourists (The Observer, 1 Feb 2020)
      • 2019
        • Spain Is Latest Battleground for Global Affordable Housing (Bloomberg, 19 June 2019)
        • Airbnb lobbying revealed as SNP and Tories water down regulation (The Ferret, 24 May 2019)
        • Exposed: Airbnb lobbying to stop laws on lets (The Ferret, 18 Jan 2019)
      • 2018
        • A fake profile with 208 flats: the business behind being 'authentic' in Amsterdam (NRC, 9 Nov 2018)
    • Academic reports and papers
      • What Airbnb does to the housing market (August 2020)
      • Tourism, financialisation & short-term rentals: the housing political economy of Dublin (Jul 2020)
      • How German cities cope with the rise of Airbnb (Feb 2020)
      • The role of Airbnb creating a new-old city centre: Porto (Dec 2019)
      • Airbnb, buy-to-let investment and tourism-driven displacement: Lisbon (Aug 2019)
      • Who governs Airbnb: new economy on the streets of Porto (April 2019)
      • Gentrification in Porto: floating city users and internationally-driven urban change (Feb 2019)
      • Gentrification in Porto: Problems and opportunities (December 2018)
      • The sharing economy at the CJEU: does Airbnb pass the ‘Uber test’? (Aug 2018)
      • Impact of the collaborative economy on tourism in the city of Porto - Airbnb case study (2018)
    • Advocacy and policy reports and projects
      • How the gig economy's lobbyists undermine peoples' rights (CEO, 5 Sep 2019)
      • "Affordable Housing". The Future of Cities (European Commission, Apr 2019)
    • Activist initiatives
      • Berlin is looking for Airbnb superhosts!
    • Law, regulations and other policy
      • Regulating Airbnb in Portugal (Journal of European Consumer and Market Law, 2018)
    • Court cases and other jurisprudence
      • Cities can regulate short-term rentals despite EU single market services directive (ECJ, Sept 2020)
      • Airbnb deemed an 'information society service' and not a real estate agent (ECJ, Dec 2019)
    • Data sources, sets and visualisations
      • SRC: Airbnb data (2015-2019)
      • VIZ: How Airbnb invaded Lisbon (book "Lisboa e a Airbnb", June 2019)
    • Research and data questions
  • Social and public housing
    • Media reports
      • Nearly 1/2 councils in UK use algorithms to help make claims decisions (The Guardian, 28 Oct 2020)
      • Hackney Council in London unable to pay housing benefit after cyber attack (Sky News, 17 Oct 2020)
      • The external wall systems crisis affecting 100,000s of flats in England (InsideHousing, 15 Oct 2020)
      • UK: Taxpayers giving millions to private companies for housing vulnerable (TBIJ, 8 September 2020)
      • UK: The new-look Affordable Homes Programme at a glance (Inside Housing, 8 September 2020)
      • More public housing in Barcelona to avoid the expulsion of residents (La Vanguardia, 14 June 2020)
      • Barcelona's shipping container homes as social housing fix (The Guardian, 6 September 2019)
      • Social housing in Europe: the end of an era? (Metropolitiques, 26 Sept 2012)
    • Academic reports and papers
      • Denmark’s private non-profit housing system governance and finances examined (5 August 2020)
      • Comparing Social Housing in Berlin and Vienna (June 2020)
      • Affordable, Social, and Substandard Housing and Mortality: EPIPorto Cohort, 1999-2019 (May 2020)
      • Privatisation and the death of public housing (May 2020)
      • Does proximity to fast food cause childhood obesity? Evidence from public housing (May 2020)
      • Examples of Financialisation & Institutionalisation of Affordable Housing (September 2019)
      • Innovative Arrangements between Public and Private Actors in Affordable Housing (February 2019)
      • Financing social and affordable housing in Europe: the CEB's approach (May 2015)
      • Social Housing & Illegal State Aid: The Agreement Between the EC & the Netherlands (March 2011)
      • Social Housing in Europe II. A review of policies and outcomes (LSE, Dec 2008)
    • Advocacy and policy reports and projects
      • Making a house a home (podcast, Housing Europe, 2017-present)
      • The importance of affordable rental housing (IUT, July 2016)
      • The State of Housing in the EU (Housing Europe, 2012-2019)
      • Social Housing in the EU (European Parliament, Feb 2013)
      • Financing affordable social housing in Europe (UN-Habitat, 2009)
    • Activist initiatives
    • Law, regulations and other policy
    • Court cases and other jurisprudence
    • Data sources, sets and visualisations
      • VIZ: Share of social housing per country in Europe (Housing Europe, 2019)
    • Research and data questions
      • Corporate actors lobbying at the EU to 'prevent' member states from having 'too much' social housing
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  1. Access to housing
  2. Media reports
  3. 2020

Housing crisis in the US: social movements reshaping the discourse (openDemocracy, 1 Sept 2020)

PreviousA 'proptech' platform that completely digitises the rental of housing (El Periódico, 1 Sept 2020)NextThrowing people out of their homes is not a pleasant task... (Neue Zürcher Zeitung, 28 Aug 2020)

Last updated 4 years ago

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  • Podcast: US election special #3 – the housing crisis (part 2)

  • By Aaron White and Freddie Stuart. Published on openDemocracy on 1 September 2020

  • Summary:

    • In this podcast episode, openDemocracy explores how social movements are reshaping the political discourse on housing in the context of the 2020 US election.

    • This podcast episode considers the failure of existing policy frameworks to deal with the housing crisis, and examines "how popular movements are proposing radical new policies that are reshaping the political discourse on housing in the US."

    • Context: During and after the coronavirus crisis, in the last six months, the US economy has seen its sharpest decline since records began – with over 57 million Americans filing for unemployment relief. "."

    • "With eviction moratoriums now lifting across the country and Congress stalling over a new relief package, recent reports suggest that up to could face eviction in the coming months."

    • Since the “welfare reforms” of Bill Clinton’s second term, the has limited the total number of government-owned public housing units, by law, to its 1999 level. Severely dilapidated public housing has been demolished and sold off to private developers. Only , in a country of 330 million people, and successive administrations have turned to government subsidies to “incentivize” low-income construction in the private sector.

    • Even as demand for housing has intensified, the number of new units actually created has fallen - from over . Over the same period, the public cost of the program has increased by 66%.

    • "In the wake of the 2008 financial crash, international social movements such as Occupy, introduced wealth inequality and structural critiques of our economic system into the political discourse." Even when these protests ended, the underlying conditions which are really driven the financialization of housing and of urban land did not change.

    • Nowadays, activists are pushing for rent control to be adopted on a federal level. "Currently, “” and as of 2019, only five states (, , , , ) and the have localities in which some form of residential rent control is in effect." If adopted nationwide, 42 million households could see their rents stabilized.

    • This year, progressive democrats and other organisations are championing a bold new agenda for federal and local housing policy – the “Homes Guarantee”. It begins with the simple premise: that housing is a human right, and calls . It also recognizes the climate crisis as the greatest displacement threat.

    • Those proposing a bold social housing agenda in the US, often quote notable examples od public housing in Sweden and Vienna.

    • Also, during the 2020 Democratic primary, Senator Bernie Sanders released one of the boldest housing plans ever by a presidential candidate. "Taking direct inspiration from the Homes Guarantee platform, Sanders called for an investment of $2.5 trillion to build ."

    • The now Democratic nominee Joe Biden proposed that – and none pay more than 30% of their income in rent. "It also proposes to cover rent and utility costs over 30% of income for families that “” to qualify for Section 8 – and creates a permanent, refundable to help first-time homebuyers make a downpayment on a home." However, "his housing agenda does not consider an expansion of rent control, nor does it address the fundamental undersupply of affordable units."

  • Keywords: US, elections, housing crisis, discrimination, privatisation, privatization, financialisation, financialization, Trump, social housing, coronavirus, Covid19, Covid-19, activism, rent control, affordable housing, Biden

https://www.opendemocracy.net/en/oureconomy/podcast-us-election-special-3-the-housing-crisis-part-2/
There is not a single US state where the number of affordable homes to let matches the number of low-income people looking to rent
43 million Americans
Faircloth Amendment
2 million units of legacy public housing remain
70,000 per year in 1997 to less than 60,000 by 2014
36 states preempt local governments from adopting rent regulation laws
California
New York
New Jersey
Maryland
Oregon
District of Columbia
for building 12 million social housing units over the next 10 years, and reinvesting $30 billion annually over five years to repair crumbling housing stock
10 million affordable housing units and end homelessness
every eligible extremely low income individual receives a voucher
a new renters tax credit
make too much money
$15,000 tax credit