Rural Voices - Recovery in Rural America - Cover

Rural Voices: Recovery in Rural America: Housing Helps Address the Substance Use Disorder Crisis

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In 2021, 46.3 million people in the U.S. were diagnosed with substance use disorders, including 6.7 million rural residents. From December 2021 to December 2022, approximately 105,000 lives were lost due to the overdose epidemic. Many rural communities and households have been impacted by this epidemic through the loss of loved ones, incarceration, chronic homelessness, mental and behavioral health challenges, and more. In some rural communities, every household has been impacted by substance use disorders.

This issue of Rural Voices highlights innovative approaches to providing housing for residents in recovery with a cross-sector analysis of successful collaborative approaches to addressing the issues associated with substance use disorders.

Rural Voices - Recovery in Rural America - Cover

Contents

VIEW FROM WASHINGTON

Let’s Get to Work on Fighting the Housing and Substance Use Crises
by Senator Tina Smith

Minnesota continues to make progress in supporting its rural communities.

FEATURES

Addressing Substance Use in Rural America
by Dave Johnson

The Fletcher Group uses an innovative housing model and ground-breaking research.

Housing Finds its Niche in Supporting SUD Recovery in Kentucky
by Tom Manning-Beavin

Frontier Housing rehabilitates and finances suitable properties to provide safe and stable homes for those in recovery.

The National Alliance for Recovery Residences Standards

NARR provides national standards for effective, safe, and quality recovery residences.

Andy’s Place: Michigan’s First Permanent Recovery Supportive Housing Development
by Bob Beck

Housing has the power to make a difference in addressing the opioid crisis.

Action on the Opioid Epidemic and Rural Affordable Housing
by Alan Morgan

Rural advocates can act on the opioid epidemic and connected housing needs.

Bringing Mental Health Support and Resources to Northeast Oklahoma
by Denise Phelps

GRAND Mental Health offers an array of services for those experiencing homelessness, mental health crisis, and drug/alcohol emergencies.

HAC’s Inaugural Affordable Housing and Recovery Cohort

HAC shares resources and builds the capacity of organizations working to address their communities’ substance use disorder crises.



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Rural Voices would like to hear what you have to say about one, or all, of these issues. Please comment on these stories by sending a tweet to #RuralVoices, discuss on the Rural Affordable Housing Group on LinkedIn, or on our Facebook page.

Maria Chavira cooks tortillas, eggs, and beans inside her home

HAC Announces Beneficiaries for Accessible & Universal Design Workshop Series

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In rural areas, approximately one in three adults lives with a disability. Rural America also has a higher proportion of older residents than the nation as a whole. There is a pressing need to address the unique housing challenges facing these vulnerable populations. To empower rural communities with the necessary skills and expertise to do just that, we are excited to share that HAC has chosen 30 individuals from 27 organizations to participate in our exclusive Accessible and Universal Design workshop series.

Thanks to funding from the U.S. Department of Housing and Urban Development, this workshop series aims to equip participants with the latest tools and best practices tailored to address the unique challenges faced by rural communities. Shonterria Charleston, HAC’s Director of Training and Technical Assistance, emphasized, “rural residents living with disabilities encounter various obstacles. In recognition of Disability Pride Month, HAC is pleased to offer the Accessible and Universal Design Learning Series. This series is designed to highlight essential resources, expand capacity, and enrich expertise that empowers rural communities to implement inclusive housing programs that address the needs of all residents.”

A summary of the selected participants and the list of awarded organizations can be found below.

Workshop Series Summary

The Housing Assistance Council’s (HAC) Accessible and Universal Design workshop series is an opportunity to learn how housing activities can address the accessibility, mobility, and design needs of every client. This series will provide 30 housing professionals with the foundation, skills, and real-world examples needed to design and reimagine housing programs that support the changing needs of clients at every stage of life.

Through the learning series, HAC will guide participants on integrating accessible and universal design principles into their housing design and construction activities. By focusing on factors such as accessibility, mobility, and design flexibility, attendees will gain valuable insights on how to meet the diverse needs of community members.

Selected Organizations

  • Alaska Community Development Corp
  • Bishop Sheen Ecumenical Housing Foundation, Inc.
  • CAC of Fayette County
  • Caroline County Habitat for Humanity
  • City of Excelsior Springs
  • Community Outreach Housing
  • Community Ventures
  • Confederated Tribes of the Umatilla Indian Reservation (2 participants)
  • Fauquier Habitat for Humanity
  • Habitat for Humanity of Portage County (2 participants)
  • Habitat for Humanity of Wisconsin River Area
  • Impact Educational and Housing Development
  • Kent Attainable Housing, Inc.
  • Lakeway Area Habitat for Humanity
  • Mountain Projects, Inc.
  • MS Delta Housing Program, Inc.
  • PathStone Corporation
  • Penquis CAP
  • Pensacola Habitat for Humanity (2 participants)
  • Project BEE
  • Purple Heart Homes
  • Red Cliff Chippewa Housing Authority
  • RUPCO, Inc
  • Rural Alaska Community Action Program, Inc., (RurAL CAP)
  • Southside Outreach Group, Inc.
  • TCAC Tennessee’s Community Assistance Corporation
  • Transylvania Habitat for Humanity
Policy News town

HAC’s Comments on Duty to Serve – July 2023

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The FHFA requested comments on Fannie Mae and Freddie Mac’s Duty to Serve plans as part of their annual Duty to Serve Listening Sessions. Jonathan Harwitz, HAC’s Director of Public Policy, provided oral comments, accompanied by longer written comments, on behalf of HAC. If implemented robustly, Duty to Serve has the potential to improve the lives of people living in the most underserved communities. HAC’s comments focused on:

  • Maintaining USDA Section 515 preservation as a core goal of the rural Duty to Serve Plans;
  • Permitting targeted equity investments in CDFIs;
  • Using, and further refining, the new Colonias Census Tract definition; and
  • Meeting rural LIHTC equity investment goals.

Read HAC’s full comments.

HAC DTS Rural Listening Session Comments
HAC in the News

Rural Veterans and Local Nonprofits Receive Critical Housing Support in partnership with The Home Depot Foundation

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Contacts: Dan Stern, dan@ruralhome.org
AHRV Team, ahrv@ruralhome.org
(202) 842-8600

Washington, DC, May 31, 2023 – Veterans and their families in fourteen rural communities will have better lives, thanks to The Home Depot Foundation and the Housing Assistance Council. The Foundation is awarding grants totaling $366,907 to fourteen local nonprofit housing agencies around the country to preserve housing for veterans in rural America.

The grants are part of The Home Depot Foundation’s mission to provide affordable and accessible housing solutions to U.S. veterans and invest $500 million in veteran causes by 2025. Many veterans and their families face major housing challenges, often exacerbated by issues related to unemployment, age, and service-related disabilities. The Home Depot Foundation and the Housing Assistance Council (HAC) are dedicated to giving back to those who have answered the highest call of service to our nation.

As part of its Affordable Housing for Rural Veterans (AHRV) Initiative, HAC works with The Home Depot Foundation to administer grants that bolster and support the work of rural nonprofit housing agencies to deliver critical housing support to veterans. “The Home Depot Foundation’s support remains a cornerstone of HAC’s work to strengthen local organizations that build and maintain homes for veterans across rural America,” said David Lipsetz, HAC’s CEO. “The more we support the local groups that are helping veterans, the more we see veterans and their hometowns thrive.”  As rural America is home to a disproportionately high number of service women and men, HAC remains deeply committed to supporting our nation’s service women and men by uplifting local nonprofits and their work to house and ensure the habitability of their homes and rural communities.

The grantee organizations – described below – provide a range of programs. With the grants, veterans who own homes in Arizona, Florida, Georgia, Maryland, Minnesota, New Jersey, New York, North Carolina, Pennsylvania, South Carolina, South Dakota, and Tennessee will obtain critical repair assistance. Altogether, 43 veterans and their families will benefit from these grants.

About The Home Depot Foundation 

The Home Depot FoundationThe Home Depot Foundation  works to improve the homes and lives of U.S. veterans, support communities impacted by natural disasters and train skilled tradespeople to fill the labor gap. Since 2011, the Foundation has invested more than $475 million in veteran causes and improved more than 55,000 veteran homes and facilities. The Foundation has pledged to invest half of a billion dollars in veteran causes by 2025 and $50 million in training the next generation of skilled tradespeople through the Path to Pro program.

To learn more about The Home Depot Foundation visit  HomeDepotFoundation.org and follow them on Twitter  @HomeDepotFound and on Facebook and Instagram  @HomeDepotFoundation.

About the Housing Assistance Council

The Housing Assistance Council (HAC) is a national nonprofit that supports affordable housing efforts throughout rural America. Since 1971, HAC has provided below-market financing for affordable housing and community development, technical assistance and training, research and information, and policy formulation to enable solutions for rural communities.

To learn more about the Housing Assistance Council, visit www.ruralhome.org and follow HAC on LinkedIn, Facebook, Instagram, YouTube, and Twitter @RuralHome.

About the Grantees

  • Creative Compassion, Inc., Crossville, TN, will utilize $22,500 to provide needed critical repairs for three (3) rural, low-income veterans in Crossville and Jamestown, TN. For additional information on Creative Compassion, Inc., visit their website at https://ccihomes.org/.
  • Good Works, Inc., Coatesville, PA, will utilize $30,000 to provide critical repairs to the homes of two (2) low-income rural veterans in Coatesville, PA. For additional information on Good Works, Inc., visit their website at https://www.goodworksinc.org/.
  • GROW South Dakota, Sisseton, SD, will utilize $30,000 to provide critical repairs for three (3) rural, low-income veterans in Sisseton, SD. For additional information on GROW SD, visit their website at https://www.growsd.org/.
  • Habitat for Humanity of Hillsborough County, Tampa, FL, will utilize $30,000 to provide critical roof replacement and new roof installation to the homes of two (2) low-income rural veterans in rural Hillsborough County, FL. For additional information on Habitat for Humanity of Hillsborough County, visit their website at https://www.habitathillsborough.org/
  • Habitat for Humanity of South-Central New Jersey, Maple Shade, NJ, will utilize $20,000 to provide critical home repairs for three (3) rural low-income veterans. For additional information on Habitat for Humanity of South-Central New Jersey, visit their website at https://www.habitatscnj.org/.
  • Habitat for Humanity of York County, Rock Hill, SC, will utilize $10,000 to support critical repairs and accessibility modifications for one (1) rural low-income veteran. For additional information on Habitat for Humanity of York County, visit their website at https://yorkcountyhabitat.org/.
  • Habitat for Humanity Susquehanna, Bel Air, MD, will utilize $16,157 to support critical repairs and accessibility modifications for one (1) rural low-income veteran in Elkton, MD. For additional information on Habitat for Humanity Susquehanna, visit their website at https://habitatsusq.org/.
  • New Foundation Development, Inc., Calhoun, GA, will utilize $28,250 to provide critical repairs and ADA accessibility modifications for three (3) low-income rural veteran homeowners in Resaca and Calhoun, GA. For additional information on New Foundation Development, Inc., visit their website at https://nfdinc.org/.
  • Pensacola Habitat for Humanity, Pensacola, FL, will utilize $30,000 to provide critical home repairs for two (2) rural low-income veterans. For additional information on Pensacola Habitat for Humanity, visit their website at https://pensacolahabitat.org/.
  • Rebuilding Together Minnesota, Minneapolis, MN, will utilize $30,000 to support the rehabilitation and modification of four (4) veteran owned units. For additional information on Rebuilding Together Minnesota, visit their website at https://rtmn.org/
  • Rebuilding Together Saratoga County, Ballston Spa, NY, will utilize $30,000 to provide critical repairs and ADA accessibility modifications for four (4) low-income rural veteran homeowners. For additional information on Rebuilding Together Saratoga County, visit their website at https://www.rtsaratoga.org/
  • Red Feather Development Group, Flagstaff, AZ, will utilize $30,000 to provide critical home repairs for four (4) rural low-income Native American veterans. For additional information on Red Feather Development Group, visit their website at https://www.redfeather.org/.
  • Swift County Rural Development Authority, Benson, MN, will utilize $30,000 to provide critical repairs, roof, plumbing, HVAC unit and water heater for one (1) very low-income veteran homeowner in Clontarf, MN. For additional information on Swift County Rural Development Authority, visit their website at https://www.swiftcounty.com/hra.
  • Transylvania Habitat for Humanity, Brevard, NC, will utilize $30,000 to provide critical repairs and accessibility modifications for ten (10) low-income rural veteran homeowners. For additional information on Transylvania Habitat for Humanity, visit their website at https://transylvaniahabitat.org/.
HAC President & CEO, David Lipsetz, testifies in front of the Senate Committee on Banking, Housing, and Urban Affairs Subcommittee on Housing, Transportation, and Community Development

HAC’s CEO Testifies to Senate Banking Subcommittee on Rural Housing Reforms

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HAC was honored to be invited to testify on May 2, 2023 before the Housing, Transportation, and Community Development Subcommittee of the U.S. Senate Committee on Banking, Housing, and Urban Affairs to discuss commonsense, bipartisan reforms to the U.S. Department of Agriculture’s Rural Housing Service (RHS) programs. HAC’s President & CEO, David Lipsetz, was one of five witnesses on the hearing panel.

The hearing was held to discuss the bipartisan Rural Housing Service Reform Act of 2023, which has been introduced by Subcommittee Chairwoman Tina Smith (D-MN) and Senator Mike Rounds (R-SD). The RHS Reform Act includes a slate of provisions to improve the multifamily, single-family, and capacity building programs at RHS. Senators Smith and Rounds engaged deeply with stakeholders on the creation of the bill, including offering a call for policy recommendations in the summer of 2022. HAC’s response to that comment opportunity can be seen here. We were thrilled to see many of our recommendations included in the bill, and applaud Senators Smith and Rounds on their thoughtful engagement with stakeholders and their commitment to improving the RHS programs.

Highlights from the RHS Reform Act include:

  • Multifamily

    • Authorizing the Multifamily Preservation and Revitalization (MPR) program and Multifamily Preservation Technical Assistance Program
    • Allowing for the decoupling of a Section 515 mortgage and Section 521 Rental Assistance
    • Allowing Section 542 rural vouchers to be adjusted based on changes in tenant income
    • Streamlining the process for Section 515 nonprofit transfers and increasing the Section 515 nonprofit set aside

  • Single Family

    • Establishing the Native CDFI Section 502 relending program
    • Increasing the threshold for the mortgage requirement on a Section 504 home rehab loan from $7,500 to $15,000
    • Extending the loan term for a Section 502 loan up to 40 years

  • Capacity Building

    • Authorizing the Rural Community Development Initiative (RCDI) and waiving the matching funds requirement for groups working in areas of persistent poverty
    • Requiring RHS to publish more data on their housing programs
    • Authorizing funding for much needed technology upgrades at RHS
Watch the Recording Read David’s Testimony HAC’s 2023 Policy Priorities

News Coverage

HAC in the News

Advocates eye farm bill to avert drop in affordable rural housing – CQ Roll Call

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By Caitlin Reilly

Posted April 11, 2023 at 5:00am

Housing advocates are turning to this year’s farm bill in an effort to steer rural communities away from an affordable housing cliff ahead.

Without action from Congress, rural communities stand to lose more than 100,000 affordable rental units in the next decade as federally subsidized loans used to build the apartments are paid off, ending landlords’ obligations to keep rents low. In a second blow for those renters, they will lose their eligibility for the Agriculture Department’s rental assistance.

“It’s a big problem, and it’s going to only get worse,” said Sarah Saadian, senior vice president of public policy at the National Low Income Housing Coalition.

“The heyday or the peak of rural housing was in the ’70s and ’80s, when their rental housing program was nearly a billion-dollar program, and it’s been cut really dramatically over the last several decades,” Saadian said in an interview. “All of those properties that were built at that time are now reaching the end of the maturity on their 515 mortgage, or the 515 loans that USDA provides in order to get those properties built.”

Advocates are pushing Congress to include provisions in the farm bill that would decouple the two programs, allowing the Agriculture Department to provide rental assistance even after a building’s owner has paid off the subsidized mortgage.

Read the full article

“The biggest issue in rural housing is the rapid loss of the 515 units due to mortgage maturity, prepayments, foreclosures. That is the 800-pound gorilla, or really the $31 billion gorilla over the next 30 years to preserve.”

Policy News from Congress

HAC’s Research Director Testifies to Senate Banking Committee on the State of Housing 2023

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HAC was deeply honored by an invitation to testify at the first hearing held in the new 118th Congress by the Senate Banking, Housing, and Urban Affairs Committee. Titled The State of Housing 2023, the session featured Lance George, HAC’s Director of Research and Information, as one of  three witnesses.

A wide range of topics was covered by the witnesses’ testimony and the Senators’ questions. Among the key areas of concern were the gap between housing supply and need, the high cost of both homeownership and rental housing, and what congressional actions could address these challenges. Committee Chair Sherrod Brown (D-Ohio) asked specifically about the loss of rentals financed by USDA’s Section 515 program, a serious concern addressed by HAC research in 2016 and 2022.

Key Takeaways

Lance’s statement made five key points about the state of rural housing in 2023:

  • The pandemic left its mark on rural America and housing markets remain uncertain.
  • Rural mortgage markets are being impacted by interest rates and prices too.
  • Affordability is the greatest housing challenge in rural America, by far.
  • Manufactured housing is an often overlooked but important source of housing – especially in rural America.
  • Race matters across the rural spectrum – especially in housing.

Key policy recommendations, based on HAC’s full set of policy priorities for 2023, included:

  • Increase rural communities’ access to credit and capital and strengthen USDA and HUD homeownership supports.
  • Improve opportunities and financing for preserving aging rental properties and protecting tenants.
  • Authorize the powerful Rural Community Development Initiative and a significant cross-sectoral, flexible capacity building rural investment initiative.

Read Lance’s Statement

Lance George

Lance George

HAC’s Director of Research & Information

Watch the Hearing


Home Mortgage Demand Declined in Rural America
Housing Assistance Council

Home Mortgage Demand Declined in Rural America Too

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Signs and Trends from a USDA Housing Finance Product

There have been numerous business and media reports on the slowdown in homebuying and mortgage activity in recent months. This market response is largely related to recent interest rate increases for 30-year fixed mortgages spurred by the Federal Reserve raising its benchmark rates. According to some estimates, the rate of mortgage applications nationally fell by half in 2022. Are mortgage markets behaving similarly in rural America too? Data from the Department of Agriculture (USDA) on its Guaranteed Home Loan product signals that rural homebuyers hit the brakes in 2022 as well. In the last fiscal year, USDA loan guarantees plummeted by more than 40 percent from their 2021 level and dropped well below the 100,000-loan mark to guarantee 72,000 loans.

Download the Research Note.

HAC Advises Housing Protections and Education for H-2A Farmworkers

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HAC responded on October 24, 2022, to a request for information from the U.S. Department of Agriculture’s Farm Service Agency (FSA), which is developing a Farm Labor Stabilization and Protection Pilot Program.  FSA says this “grant program will use up to $65 million in American Rescue Plan Act funding to provide support for agricultural employers in implementing robust labor standards to promote a safe, healthy work environment for both U.S. workers and workers hired from Northern Central American countries under the seasonal H-2A visa program.”

HAC’s comments noted that currently, the H-2A program requires employers to provide free housing to visa holders that complies with a set of guidelines. While the law requires these living quarters to be inspected before occupancy, Department of Labor (DOL) data shows that neither federal nor state governments have allocated sufficient resources to conduct these inspections. In 38 states, there is no regulation of farmworker housing or dedicated agency to perform the required inspections. States that do have housing inspection systems in place are often under resourced.

Key takeaways:

  • Affordable, Decent Housing

    The pilot program should incentivize accessible, affordable, and decent housing for farmworkers

  • Wellness Checks

    This pilot program should fund farmworker organizations and partner organizations who are on the ground and familiar with farmworker communities to perform regular wellness checks

  • Survey of Conditions

    The pilot program should fund a detailed, comprehensive survey on farmworker housing conditions

  • Appropriate Communication

    Services and information should be provided in appropriate languages and using appropriate communication techniques

  • Training in Rights

    Trainings and informational resources should be made available that cover workers’ rights (including housing) and how to report exploitative practices

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50 Years for Rural America

Over 50 years HAC has worked in every U.S. state and the territories. Learn more about what our work means for rural communities.

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