Affordability and Gentrification: How past policies have set the Bay Area up to fail
by Micaela Suminski
The fourth session brought together Kim-Mai Cutler, technology journalist and columnist for TechCrunch; Karen Chapple, Professor of City and Regional Planning at UC Berkeley; and Amie Fishman, Executive Director of Nonprofit Housing Association of Northern California, to discuss housing affordability and gentrification in the Bay Area.
These three women articulated the difficulty of policymaking when it comes to housing, and proposed that we should attempt to tackle complex, broad social challenges which stem from extensive histories of oppressive policies. For example, Cutler pointed toward growth control proliferation during the 1970s, when housing policymakers used restrictive zoning to decrease the number of living units available and thus prevent more people from moving into a community. She also referenced the effect of Proposition 13, a 1978 proposition which reduced property tax rates and instituted new system of tax evaluation based on acquisition history rather than annual assessment. This law, which fuels socioeconomic bifurcation, benefits wealthy households most.
Likewise, Fishman pointed to the issue of segregation in the country, as well as a philosophical dilemma: is housing a right that all people should be guaranteed? Usually, the words “Bay Area gentrification” are grouped in the same sentence as “tech industry.” But Fishman and Cutler agreed that the problem is more nuanced than “evil young tech workers.” Rather, it is the policy and history that caused these conditions that offers the best route for solutions.
In terms of policy, Chapple argued that housing production might not reduce forces that pressure residents out of their homes (rising rent costs, for example) in a neighborhood. In this debate over housing production, which constituted a significant portion of the conference, experts differed: Fishman argued that we should build housing based on need, while experts like Moretti argued that we should also build housing for the highest earners so that those high-income people don’t take the lower cost homes, leaving those lower cost homes for others with a smaller paycheck.
It is difficult to know where to go from here: research like Matthew Desmond’s underscores Chapple’s idea that even when enough housing units exist, other factors like lost jobs, health bills, or domestic abuse force tenants out of their homes. On top of this, when market forces alone determine housing, low-income tenants suffer, because wealthier tenants always win out thanks to their ability to pay more. It thus seems clear that if people are serious about providing subsidized housing for low-income people, there is no more room for debate: municipalities or private actors must dedicate land to affordable housing structures, the units must be built and reserved as subsidized units, and governments (whether local, state, or federal) must allocate the necessary money to low-income individuals and families for these units.
Cutler pointed out that it is far too common for young people to spend 50% or more of their income on housing, raising the question: how will devoting more income to housing affect personal assets and generational wealth moving forward? Will the housing crisis exacerbate generational socioeconomic disparities we see today? Cutler’s observation also calls into question whether policy-makers should devise more aggressive rent control policies, or if we must fix other aspects of the market so that rent affordability falls into place. Based on the current political climate, rent subsidies seem more likely than rent-control.