Chenango County’s rentals cost more than the average renter can afford
CHENANGO COUNTY – According to a New York Comptroller's report on housing affordability, almost half the state's rental households, and more than one in four homeowners, face housing costs which are above the state's affordability threshold.
The report states that 41.4 percent of people renting homes in Chenango County are paying above 30 percent of their household income, with 23 percent of renters paying half of their income or more towards housing.
“New York’s rankings among all states for these housing affordability metrics deteriorated for renters and homeowners alike from 2008 to 2017," the report states. “As a result, large numbers of New Yorkers may be forced to limit their spending on basic needs such as food, health care, and education, undermining standards of living and potential for quality of life.”
Chenango United Way Executive Director Elizabeth Monaco said the Asset Limited, Income Restrained, Employed (ALICE) monthly budget puts a family of four at $680 or more per month in rent alone.
The last ALICE report was published in September 2018 and looked at 2016 data. It shows that 33 percent of Chenango County households fall under the ALICE category.
“In Chenango County, that could be considered a low cost. The actual cost is closer to $750 to $900 in rent for a one to two bedroom apartment, not including utilities or heat," said Monaco.
She said the ALICE report uses standardized measurements to calculate the cost of a "bare-bones" household budget in each county in each state, and to quantify the number of households that cannot afford even that.
She added that there has been a three percent increase in Chenango County’s ALICE population since the last report. Combined with 15 percent of households in the county living in poverty, and based on the report about 48 percent of all households in Chenango are not financially stable.
According to Norwich Housing Authority Executive Director Tamara Cobb, the City of Norwich didn't start inspecting United States Department of Housing and Urban Development (HUD) approved apartments until last year, and several apartments in the city have been transformed into multiple smaller apartments.
She said when HUD sets their standards, safety's their number one priority. She added that it’s up to the tenant to choose what apartments they want to live in.
“There have been landlords in the city that turn two bedroom, one bathroom apartments into three bedroom, one bathroom apartments with bathroom tubs turned into shower stalls," said Cobb. “Those sorts of changes will pass the HUD safety standards as long as everything is up to code."
She said her office is entertaining ideas to rank landlords based on rental apartments, and reward the ones who are providing better quality homes for people to live in.
"Do I think there are landlords that could do better? Absolutely," said Cobb. “Our office would like to rank apartments based on the quality of the apartment."
"The question we’re asking is, if the rental is tiny and seemingly dilapidated, should you get the same as the landlords that are going above and beyond for their tenants?"
She said some people wait over five years to be able to get housing assistance. At present, there are approximately 150 HUD units in Norwich.
"We’ve got a real problem in this area – there’s a lack of decent and affordable housing," said Cobb. "Right now the Impact Project and Improve Norwich Now are the two major agencies filling gaps that other organizations can’t."
She said affordable housing is attempting to bridge the gap for those without homes; but with long waiting lists, it can be difficult to get the people the help they need. She added that in the meantime, many remain homeless.
“Norwich and Chenango County really need to look at the homeless population, realize we have one, and create a shelter for them."
Income-based housing available in Norwich is currently based on 30 percent of an individual’s adjusted income, with a variety of deductions available for things like childcare. But Cobb said that those who do make it into affordable housing units still struggle from stigmas when they go to apply for work.
“There's definitely a crisis in the City of Norwich, for renters and home buyers,” said Cobb. “The tax rate is too high for younger families to afford living in the city.”
She said as the community moves forward, it needs to work together to make positive changes or face the consequences.
“I think we’re going to solve this crisis by working together as a community,” said Cobb. “The City of Norwich is the county seat, and is a reflection of where the rest of the county's headed in the future.”
According to information from the U.S. Census Bureau, also cited in the report, the median renter household income in Chenango County in 2017 was $25,422 with the median cost of rent at $645.
Based on those statistics, with an average rent cost of $7,740 per year, Chenango County’s renters are paying more than 30 percent of their income towards rent, which often doesn’t include the cost of utilities, food, or transportation.
The report states that 41.4 percent of people renting homes in Chenango County are paying above 30 percent of their household income, with 23 percent of renters paying half of their income or more towards housing.
“New York’s rankings among all states for these housing affordability metrics deteriorated for renters and homeowners alike from 2008 to 2017," the report states. “As a result, large numbers of New Yorkers may be forced to limit their spending on basic needs such as food, health care, and education, undermining standards of living and potential for quality of life.”
Chenango United Way Executive Director Elizabeth Monaco said the Asset Limited, Income Restrained, Employed (ALICE) monthly budget puts a family of four at $680 or more per month in rent alone.
The last ALICE report was published in September 2018 and looked at 2016 data. It shows that 33 percent of Chenango County households fall under the ALICE category.
“In Chenango County, that could be considered a low cost. The actual cost is closer to $750 to $900 in rent for a one to two bedroom apartment, not including utilities or heat," said Monaco.
She said the ALICE report uses standardized measurements to calculate the cost of a "bare-bones" household budget in each county in each state, and to quantify the number of households that cannot afford even that.
She added that there has been a three percent increase in Chenango County’s ALICE population since the last report. Combined with 15 percent of households in the county living in poverty, and based on the report about 48 percent of all households in Chenango are not financially stable.
According to Norwich Housing Authority Executive Director Tamara Cobb, the City of Norwich didn't start inspecting United States Department of Housing and Urban Development (HUD) approved apartments until last year, and several apartments in the city have been transformed into multiple smaller apartments.
She said when HUD sets their standards, safety's their number one priority. She added that it’s up to the tenant to choose what apartments they want to live in.
“There have been landlords in the city that turn two bedroom, one bathroom apartments into three bedroom, one bathroom apartments with bathroom tubs turned into shower stalls," said Cobb. “Those sorts of changes will pass the HUD safety standards as long as everything is up to code."
She said her office is entertaining ideas to rank landlords based on rental apartments, and reward the ones who are providing better quality homes for people to live in.
"Do I think there are landlords that could do better? Absolutely," said Cobb. “Our office would like to rank apartments based on the quality of the apartment."
"The question we’re asking is, if the rental is tiny and seemingly dilapidated, should you get the same as the landlords that are going above and beyond for their tenants?"
She said some people wait over five years to be able to get housing assistance. At present, there are approximately 150 HUD units in Norwich.
"We’ve got a real problem in this area – there’s a lack of decent and affordable housing," said Cobb. "Right now the Impact Project and Improve Norwich Now are the two major agencies filling gaps that other organizations can’t."
She said affordable housing is attempting to bridge the gap for those without homes; but with long waiting lists, it can be difficult to get the people the help they need. She added that in the meantime, many remain homeless.
“Norwich and Chenango County really need to look at the homeless population, realize we have one, and create a shelter for them."
Income-based housing available in Norwich is currently based on 30 percent of an individual’s adjusted income, with a variety of deductions available for things like childcare. But Cobb said that those who do make it into affordable housing units still struggle from stigmas when they go to apply for work.
“There's definitely a crisis in the City of Norwich, for renters and home buyers,” said Cobb. “The tax rate is too high for younger families to afford living in the city.”
She said as the community moves forward, it needs to work together to make positive changes or face the consequences.
“I think we’re going to solve this crisis by working together as a community,” said Cobb. “The City of Norwich is the county seat, and is a reflection of where the rest of the county's headed in the future.”
According to information from the U.S. Census Bureau, also cited in the report, the median renter household income in Chenango County in 2017 was $25,422 with the median cost of rent at $645.
Based on those statistics, with an average rent cost of $7,740 per year, Chenango County’s renters are paying more than 30 percent of their income towards rent, which often doesn’t include the cost of utilities, food, or transportation.
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