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The Limits of Local Action

30 Jul 2008 02:22 pm

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PPI has launched a new blog, MovingUp USA on issues of poverty and social mobility. Over there Katie Campbell has a post on "States and Cities Take a Lead in Poverty Reduction" noting various things and then arguing that "Due to the skyrocketing federal deficit, which Jonathan Weisman of the Washington Post writes today will grow to a whopping $490 billion dollars this year, it looks like states and cities will have to continue to lead the way and find creative solutions to reduce poverty and boost social mobility regardless of who wins the White House this fall."

Since urban areas tend to contain both pockets of poor people and pockets of liberals, it's to some extent inevitable that city governments will wind up taking the lead on poverty issues. But for the sake of poor people, we shouldn't be content to leave it that way. On the local level, after all, the easiest and most effective way to eliminate poverty is just to make it too expensive for poor people to live there. Your typical low-poverty suburb hasn't discovered some miracle formula that turns all its citizens non-poor. Instead, land in the suburb is relatively expensive and its enacted regulations that prevent you from building small houses, from building dense apartment buildings, from crowding a lot of people into a single family home, etc. Basically, if you make it illegal to do anything that would make it possible for a poor person to rent a home in your town, you can ensure yourself a low poverty rate.

This could work in big cities, too. New York City could eliminate its existing public housing, enact regulations to make it even harder than it currently is to build new housing units, and end rent control and soon enough the number of poor people would plummet. But you wouldn't be actually helping anyone this way, you'd just be pushing them out. Conversely, a city that does maintain a reasonable level of services for poor people (and note that the ability to get around without a car is an important service for many poor Americans) will likely become something of a magnet for the impoverished. Even -- or in some ways especially -- if such a city establishes a track record of helping people get on their feet on move up the economic ladder, its actual poverty rate may not decline as new waves of poor people show up.

Which isn't to say that state and local government can't do good things. Often they do very good things. But ultimately the incentives facing a lot of local governments are bad, and the resources aren't distributed in the right way. National leadership is vital to making really sustainable progress, especially considering that the number of people in need of help goes up in downturns at just the time when state and local governments usually need to cut spending.

Photo by Flickr user padraic used under a Creative Commons license

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Comments (23)

Who was that ruler who invited all his his kingdom's poor, sick, and elderly to an extravagant banquet; then, once assured all were inside, locked the doors and torched them? Google is no help.

NYC has eliminated rent control already for those who have not been living continuously in an apt. since 1971.

Oh, yeah.

Vlad was also 'concerned' with the numerous poor, vagabonds, beggars and cripples in his land, explaining: "These men live off the sweat of others; it is a form of thievery." He invited them to come to Tirgoviste for a fabulous feast and when they had ate and drank late into the night, he had the doors locked and the hall set on fire - and none escaped the flames. Thus Dracula 'eradicated poverty'.

http://www.xs4all.nl/~kvenjb/madmonarchs/vladdracula/vladdracula_bio.htm

Tourist towns have an interesting problem that is related. They do everything they can to keep the towns affluent, because that's what tourists want to see. But those tourists want to eat at restaurants and stay at hotels, too. But there is no way the workers can afford to live in the tourist towns. So the towns are faced with building huge parking lots and expanding roads for the workers who live elsewhere, or subsidizing housing so that workers can actually live where they work. Here in Colorado, many tourist towns have come to the conclusion that subsidizing housing is cheaper than building the infrastructure for their workers' commutes.

Sometimes those suburbs go a bit too far. When I was a kid, the deputies in Montgomery Co., PA used to pick up the homeless and drive them into Philadelphia in unmarked cars and dump them there. When I mentioned this to a resident of that county, she seemed stunned by the idea that there was something wrong with this. "That's where they belong." was her answer.

"This could work in big cities, too. New York City could eliminate its existing public housing, enact regulations to make it even harder than it currently is to build new housing units, and end rent control and soon enough the number of poor people would plummet."


Actually, ending rent control would make apartments in NYC more affordable, not less. Right now, rent control has the perverse effect of hording artificially low cost units into the hands of a few relatively affluent people - and drives up the cost of units that don't have the older rent caps. It works a lot like the property tax caps in California, where people who have lived in a house for decades pay next to nothing, while their new neighbors get soaked. You want more affordable units in NYC? End rent control. The only people it helps are rich liberals.

Actually, James, the experiment with ending rent control seems to show that it drives out the poor. Next, the majority of NYC apartments MattY is referring to are not the $500/month apartments on the upper east side whose rent hasn't moved in decades (I believe these are like 5% of the rentals in NYC), but rather the huge swath of "rent stabilized" apartments that are availed of by the poor and lower-middle class.

Ending rent control (ie, stabilization) is great for those of us well-off young professionals: money talks. However, those of us who hope our money can buy us a nice apartment are the ones harmed by rent control: we find out that the units are all taken up by squatters who have lived there for a long time and don't want to give up the good deal they have, so they stay. The rest of us have to shell out more money than we were willing to pay or settle for an apartment in a neighborhood we don't want. At least, that's been my experience comparing Boston/Cambridge to DC.

Hey...i think i recognize the gate in that picture from GTA IV!

One thing shocked me about rent "stablization" in NYC. You can own a home someplace else and still qualify for rent stabilzation.

They had an article in the New York Times that interviewed two couples: one owned a condo in Florida the other owned a place in Montauk. They felt justified in having rent stabilized units by claiming that if they had to pay market rates they couldn't afford their vacation homes. WTF? If you own a home anyplace you should be disqualified from the rent stabilization program.

The worst part was the NYTimes reporter felt they were prefectly justified as well.

Actually, ending rent control would make apartments in NYC more affordable, not less.

Ending rent control might lower the median rent somewhat, but simultaneously it would cause the very bottom-end rents to go up a lot. Given the cost of housing in NYC the net effect would be to reduce the number of poor people who are able to live in the city especially if paired (as in my hypothetical) with new measures to further restrict development.

[NB, I'm all for phasing out rent control]

I really take issue with this free-market theology that says that abolition of rent regulation would lower rents. Under regular market conditions, high prices (like high rents) provide a signal to the supply side to increase supply until prices fall to some kind of equilibrium. But look around New York City ... there's not many places to add supply. It's the most densely-populated city in the U.S. by orders of magnitude. Another way to reduce prices is for demand to be scared off, but demand for housing in New York City has been shown to be remarkably price-inelastic. So without rent regulation, I really don't see any viable mechanism to prevent rents from functioning as, well, monopoly rents, without the salutary effects of high prices that free markets can provide under different conditions.

And incidentally, New York City has been operating under de facto deregulation since 1997 (allowing rent increases of 20% of the prior rent upon a vacancy, plus increases for individual apartment improvements, combined with a deeming of vacant apartments with rents of $2,000 or more as "luxury" apartments subject to deregulation), and rents have not gone down as a result.

I think my jurisdiction (Ontario) has hit on the right balance with respect to rent control. A unit is rent controlled (subject to yearly increases, plus discretionary additional increases) for the duration of the tenancy, but becomes uncapped when vacant. Once rented again, it once again becomes rent controlled.

honestpartisan, that isn't de facto deregulation, though it is a de facto phaseout. There are still plenty of stabilized units here, and the price discrepancy between the stabilized units and equivalent market units is still growing. 20% increases on vacancy don't mean much when nobody ever voluntarily gives up his lease.

I honestly don't know what housing prices would look like without the stabilization program. Nobody does. But I'd expect the market rate to be somewhat lower than the current one if all the currently stabilized places went market. There are plenty of unrich people who can't get a stabilized place. Under the current system I win and they lose. I don't see any justice in that.

Ending rent control might *gasp* result in new apartments being built, instead of the endless series of condo conversions that have happened over the decades of government "help". If the stock of apartments went up, various price points might actually exist. As it stands now, that's pretty much not going to happen. Rent control and rent stabilization have had unintended consequences - they've driven down the stock of apartments by making it far more worthwhile for building owners to create condos. That wasn't what anyone expected, but it's what happened - and, in hindsight, it's an obvious outcome.

Ending rent control won't change that overnight - like the built environment of suburbs, the after-effects are going to stick around for awhile.

Even -- or in some ways especially -- if such a city establishes a track record of helping people get on their feet on move up the economic ladder, its actual poverty rate may not decline as new waves of poor people show up.

This is an important point. In many ways, the poor (and also the homeless) are concentrated in inner cities because that's where the public housing and other services are. You don't see many homeless people hanging around the highways in outer-ring suburbs, but you see lots of then in downtowns and inner city neighborhoods. Why?

Any place in an outer ring suburb where a person can reasonably not be inside of a car in an outer ring suburb is private property. The homeless have no place to go. Not to mention the utter lack of services. Thus, the urban core gets the full burden of all of the homeless of a huge metropolitan area.

Similar forces are at work with the non-homeless poor.

Njorl, the situation you describe is all too common to this day.

This entire back-and-forth on ending rent control is kind of funny. Rent control is actually one public policy that has been pretty thoroughly studied, because so many jurisdictions have imposed it, scaled it back, and removed it.

So anyone who is actually interested in what it does to the rental market can find out pretty easily. (Of course, the answer is more complicated than either the standard conservative or liberal answers allow.)

I think that photo is Sea Gate, America's first gated community, at the tip of the peninsula that is more commonly know to the world as Coney Island. If you take the road on the outside of Sea Gate to the tip of the peninsula (about 5 minutes from Coney in city traffic) you'll see an awesome view of the Verrazano-Narrows Bridge.

http://en.wikipedia.org/wiki/Seagate,_Brooklyn

Things got so bad in Palm Beach County in 2005-2006 for affordable housing that the CEO of the Executive Council got his free market ideology all mixed up:

It's not builders' fault that Palm Beach County lacks affordable housing, a prominent business leader says. A free-market society and profit-making are the American way of life...
The debate has been cast as developers against society... Really, the cities and counties should be put on the defensive. It's not the private sector's job to create affordable housing. It's government's job. [my emphasis]

People making $100,000 salaries were priced out of the market. An out of state land surveyor being wooed by a local firm apparently stood his ground. According to his new employer:

"I had to pay four arms and 13 legs to get him. It was at least $30,000 more than what the position would normally pay."

I've lived there all of my life, still visit and vote there, and even I'm not sure where the homeless are anymore. Miami-Dade?

"It was at least $30,000 more than what the position would normally pay."

Oh, the humanity!

Ending rent control might *gasp* result in new apartments being built, instead of the endless series of condo conversions that have happened over the decades of government "help".

Actually, during a time when residential construction in New York City has been higher than in the rest of the country, rents have continued to increase at faster rates.

At the risk of wandering off-topic, I just wanted to note that PPI also just launched a new national security blog as well, which is solid so far -- www.allourmight.com. I'm in no way affiliated with them, just wanted to promote what seems to be good work.

Ending rent control might *gasp* result in new apartments being built, instead of the endless series of condo conversions that have happened over the decades of government "help".

Actually, that probably wouldn't be the case. In Chicago, we don't have rent controls. New apartment buildings are an extremely rare sight. New condos are the standard, as are apartment to condo conversions. American Invesco has turned some 40,000 decent high-rise apartments into substandard condominiums. That company is at the center of Chicago's declining housing market. There are other companies that have done the same.

So, an elimination of rent controls might, if anything, accelerate conversions. Especially if historic preservation advocates get involved. They can be pretty zealous in protecting properties from being torn down. NIMBY's can prevent bigger buildings from going up. In a neighborhood of 30 to 40 foot tall flats, people are going to get pissed if someone starts tearing down old housing and putting up 50 and 60 foot tall condo flats.

With rent controls (Correct me if I'm wrong), you have leases which can prevent or at least delay a conversion (and irritate a developer).

No rent controls, and those leases are easier to end (just double or triple the rent when the lease comes up). Then gut rehab and sell condos.

That's right, jerry. It's quite difficult to go condo with a stabilized property. I guess James Robertson's point was that the non-stabilized properties are more valuable as condos, but the mechanism eludes me.


Comments closed August 13, 2008.

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