The Arlington County Board is not meeting the needs of Arlington tenants who lost jobs owing pandemic closings, and who now may lose their apartments if the county does not provide far more tenant assistance in the form of rent vouchers.  The county board so far has approved less than $2 million in federal and local funds for immediate rent relief, and at most approved another $2.7 million after July 1 even though the rental relief needs likely exceed $20 million.  A rich community like Arlington and a county budget of over $1.5 billion should be able to adequately fund rent relief and food assistance.

In March, the Arlington Greens petitioned the county board to use local tax dollars to provide $10 million for rent vouchers and food gift cards for tenants who have lost their jobs owing to Covid.  Greens then expanded the request to $22 million in April as the Covid worsened.  Greens pointed out that based on national unemployment data as many as 8,000 Arlington households may be unable to pay their rents.

On May 19, the county accepted $21 million in federal funds for Covid, but would only agree to spend $1 million to immediately help households with a $1,500 per month housing voucher for three months.  This amount will only help 220 households with a $4,500 housing voucher, far less than 10 percent of the need.

Social assistance agencies told the county government recently that at least 3,500 tenant households in Arlington have been unable to fully pay their rent in the past few months.  To provide a $4,500 housing voucher to each household to partially pay 3 months of back rent would cost about $16 million.   The number of households needing rental assistance will only rise as the pandemic lasts, and more households use up their savings so it is not unreasonable that 5,000 to 8,000 households will need rental assistance to avoid eviction.

Where could the county government quickly find $16 million in housing assistance funds without raising taxes?   The county board continues to fund  $18 million in construction costs to build new subsidized apartments in FY 2021 which have yet to approved or begun.  The county board should use this $18 million to fund housing vouchers for the 3,500 and rising households in Arlington who will face eviction shortly.

In addition to rental assistance, many households need food, and the Arlington food bank and church pantries are overwhelmed with tens of thousands of people asking for food.  A typical Arlington two-person household would likely need to spend at least $100 per week for food or $400 per month.   To meet half of the food needs of 5,000 households, would cost $3 million for 3 months.   The county has yet to provide even $1 million more in food aid.

The county government wastes far too many dollars on unneeded vanity projects including lavish subsidies to developers and business, and expensive new and often unneeded buildings.   The county can certainly find the $25 million or so that is now needed for rent and food assistance and get rid of bloated and unneeded expenses.

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The Arlington County manager on April 6 proposed that Arlington County spend $2.7 million for emergency food and rental and eviction assistance to residents affected by Covid virus.   The manager  proposed spending $7.5 million for small business, tourism, new services, and help for Arlington County employees.  Business thus gets three times the help that unemployed and desperate county residents get for shelter and food.

Even devoting the full $10 million to just emergency rental and food assistance with none for small business and tourism, will not meet the needs of the estimated 8,000 of Arlington residents who lost their jobs and incomes, and now cannot afford to pay rent and buy food.  Evictions and hunger should be the first priority for any county emergency Covid spending, and not business or tourism.

In March, the Arlington Greens had asked the county board to spend at least $10 million for emergency housing grants and grocery gift cards for residents, but that amount as the virus has continued and closed business continues, is inadequate.

Nearly 13-percent (16 million people) of the U.S. workforce are now unemployed, and filed for unemployment compensation, owing to Covid virus.  About 120,000 Arlington residents are employed in recent years, meaning that at the 13-percent rate 16,000 Arlington resident are furloughed or unemployed.  Assuming that half of these receive no pay, then about 8,000 Arlington residents have lost their income.

The County Board should be prepared to spend $22 million now for emergency food and rental assistance, and then expand this as the need continues.   The county manager has wisely called for the county to postpone most long term spending in fy 2021.   School and county infrastructure building can resume in fy 2022 or later.

Within the $43 million housing assistance budget spent last year in fy 2020 are $16 million to build new apartments (AHIF), and $2 million for housing and community development.   The county board should halt the building of any new housing or development, and transfer this $18 million to the housing grants program that now was funded for $9 million.  This additional $18 million could fund 3,600 households with a $5,000, one-time housing rental grant that would pay for roughly 3 months of back rent.  A $4,000 grant could help 4,500 households with  an $18 million fund.

With regard to food needs, a two-person household would likely need to spend at least $100 per week for food or $800 over 2 months.  To help 5,000 households, would cost $4 million for the 2 months.

In summary, the county board at a minimum should divert $18 million from its housing construction budget to emergency rental grants, and also provide $4 million in emergency grocery gift cards to the thousands of Arlington residents who find themselves facing eviction and hunger.

Please sign our petition below–to sign go to:     http://chng.it/mxbFRgLNmg

Arlington Greens have initiated this petition to the Arlington County Board, Arlington Virginia, asking them to approve $10 million to provide $9 million in emergency housing (rental) grants and $1 million for emergency grocery gift cards for Arlington residents who have lost their income because of the coronavirus and face possible eviction and hunger.

Arlington County’s housing grants program today helps about 1,200 low income rental households.   We propose that the county board add $9 million to this rental grants program to pay all or some of the rent that lower income Arlington renters face owing to loss of their jobs or incomes because of the virus.

About 55 percent of Arlington residents are renters; 70,000 Arlington renters earn under 60-percent area median income (under $50,000 yearly for a single person), and many of these renters have no paid sick leave, and/or work in businesses that will close or are closed with the virus.   Many will need help.

The Arlington Department of Human Services (DHS) can easily give out these rental vouchers and emergency grocery gift cards to Arlington residents who are facing dire financial hardship owing to loss of their job or income because of the virus.   The amount of the rental voucher and amount of grocery gift amount would vary depending on the financial need of the household.

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The Arlington Tenant-Landlord Commission is considering asking the Arlington County Board to change the Arlington Human Rights Ordinance to ban landlords from refusing to accept government funded housing vouchers/grants for low income renters, the majority of whom are seniors and disabled persons.   Arlington Greens support HUD vouchers and expansion of county-funded housing grants as a means to expand affordable housing in Arlington for renters earning under 50%-area median income.

We encourage Arlington residents to attend the Wednesday, February 12 meeting of the Tenant-Landlord Commission, and speak in favor of this requiring landlords to accept government assistance to help low income renters.  The T-L Commission meeting begins at 7 pm at 2100 Clarendon Boulevard, Arlington, Va (adjacent to Courthouse Metro), first floor Azalea Room.  https://commissions.arlingtonva.us/events/tenant-landlord-commission-meeting-5-2020-02-12/

The Greens sent the following letter of support:

We support a recommendation from the T-L commission to the County Board recommending that the human rights ordinance be modified to require landlords to accept government housing grants and vouchers, whether from the Federal Government or the county.  This would rectify this discrimination against low income persons, most of whom are seniors and disabled persons.   The decision of some landlords today to refuse to accept such government funds that help low income renters in Arlington is de facto discrimination, and should be banned under our Arlington County human rights ordinance.

The Arlington Greens

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The Arlington County Board will consider a zoning request from Amazon to build a 2.1 million square foot complex in Pentagon City that will hold 12,000 employees plus retail stores on December 14.  Amazon has offered the county $20 million for affordable housing construction in exchange for an extra half million square feet of office space. We urge Arlington residents to attend and speak against Amazon for the following three reasons:

    the 2.1 million square foot project will lead to excessive carbon emissions;

Amazon’s offer of $20 million for an extra half million square feet of additional office space is far     below the economic value of that space;

Amazon’s $20 million offer does nothing to significantly mitigate the negative effect of this project on affordable housing in Arlington.

Environmental effect of project undercuts County’s goal to meet Paris Climate Treaty.–This proposed project is not carbon neutral and not a green building despite a LEED certificate.  The project will not use 100 percent renewable electricity until at least 2030.   There is already abundant renewable energy available for large companies like Amazon if they decide to pursue it.  Google already does this for its new facilities in the U.S.   Amazon should pledge it will use only renewable electricity immediately in the project; and add on-site solar panels and geothermal heating and cooling to cut carbon emissions.

This project will use 36 million kilowatt hours of electricity and 67 million cubic feet of natural gas annually.  This will increase commercial use of electricity and natural gas in Arlington by 2 percent each and contribute 30,000 metric tons of carbon emissions a year.

In September, the county board approved goals for the community energy plan that require a drop of about 5 percent annually in carbon emissions; the board cannot approve Amazon’s project as presented today, and expect that we can reduce carbon emissions in Arlington.  What do we choose: the Paris Climate Treaty or Amazon?

A half million square feet of extra office space approval is worth a lot more than $20 million.–Amazon wants you to allow it to add a half million more square feet of office space not allowed under current zoning.  Office space in Pentagon City rents for about $40 per square foot annually; 500,000 square feet thus provide an annual rent of about $20 million a year or over 30 years $600 million.   How about asking Amazon for a $200 million lump sum?

 $20 million will not offset at all Amazon’s negative effect on affordable housing.–Housing prices in Arlington since HQ2 was announced have risen 10-30 percent; rental costs are also expected to follow a similar pattern.  A 10-percent rise in rents in Arlington will cost renters about $100 million more a year.   $20 million in AHIF will finance the building of about 200 new CAF units for 200 households.  There are about 50,000 rental households in Arlington—14,000 households earning under 60 percent AMI.  Does financing 200 new subsidized units offset the harm to 50,000 rental households in Arlington?  No.   Amazon should offer ten times the $20 million offered at the least.

Arlington Judge William Newman ruled against community efforts for historic preservation in Westover on September 29. We had asked him to require the county to complete our historic petition for Westover, but the judge says the county can take as many years or decades as it chooses to complete historic review even if all the buildings are lost. He dismissed our lawsuit without even a full hearing on the merits.

Judge Newman—a Democrat and former member of the county board himself— ruled that the county can delay forever in processing our historic petition forever. He did not even have the sense of justice to allow us to argue our case with evidence at a trial. He dismissed our case with prejudice (meaning we can never re-file).

He ruled that the county does not have to proceed at all on our historic petition which was filed about 3 ½ years ago. Since we filed our historic petition, four apartment buildings were demolished in addition to seven demolished before.

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It is ironic that Judge Newman is married to a billionaire and lives in a mansion on an estate in Middleburg Virginia worth many tens of millions of dollars, and ruled that it is okay for the county government to allow the demolition of 70-year old apartments that house renters who live on very small incomes. There is plenty of room in Arlington for millionaires and billionaires living in their big mansions, but no room for a disabled veteran, a school aide or a library technician getting by on under $50,000 a year.

It is a lousy and unfair justice and political system that values billionaires and developers over modest people living in Arlington. Justice deferred is justice denied. This is not justice.

We cannot appeal the judge’s egregious decision to the Virginia Supreme Court since this would cost us at least $15,000, and we can never recoup any of these legal fees even if we were to win our case. So our justice system works well for the rich and developers, but not for ordinary people in Arlington.

With our court case thrown out, we asked the county board itself to bypass the local historic review board and take up the matter itself and give us a final decision. But this is highly unlikely as the board is in league with developers who choose to demolish older and simpler homes and build new, bigger, more energy wasteful, and expensive homes for the rich. And we wonder why we have an affordable housing problem in Arlington.

We will continue as best we can to preserve Arlington along with modest apartments for middle and working income people in Arlington.

John Reeder, a longtime Arlington community activist and chairman of the Arlington Green Party, filed a lawsuit on July 30 against the Arlington County Board of Supervisors for their refusal to complete the historic preservation review of Westover Village Apartments begun three years ago. The lawsuit asks an Arlington County judge to order the County Board to complete the local historic review process, as required under Virginia’s historic preservation law. Local historic preservation would prevent any further demolitions of existing buildings.

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Westover Village containing garden apartments, a shopping center, schools, a church, and small detached houses, was built mostly during the World War II era for Arlington residents working for the U.S. military and Government; most residents today are renters in the remaining about 700 moderate-cost garden apartments. The National Trust for Historic Preservation in 2006 designated the Village a national historic district, owing to its historic significance and architecture of the late 19th and 20th Century Revivals/Colonial Revival. In the past few years, a developer demolished eleven apartment buildings with about 90 units, and eliminated all adjacent mature old trees and green space.

The petition to initiate the local historic review of Westover Village was filed by Reeder in June 2016, and later supported by 160 Arlington residents. The county Historic Affairs and Landmark Review Board (HALRB) then found that the proposed historic district met at least two of the required criteria for local historic designation. But then later, the HALRB halted any the review until the county board completed an unrelated zoning ordinance (the Housing Conservation Districts) that remains unfinished today. The proposed zoning ordinance was a pretext for delay, and unrelated to local historic designation which must strictly conform to the State of Virginia law on historic preservation.

The lawsuit asks for no monetary compensation, but rather for an order from the judge compelling the county board to expeditiously complete the historic review process after a 3-year delay as required by state law. Eleven buildings in the Village have been demolished to date, four since the petition was filed three years ago.

Arlington Greens at their February meeting voted to support asking the Arlington County Board to add $3 million more for low-income rental (housing) grants that could help 400 or more households in Arlington in 2020.

With $3 million in funding, at least 400 more housing grants should be provided to people who are termed “extremely low income” (those earning 40-percent or less of the area median income (AMI), by lowering the current minimum age for seniors from age 65 to 50, and by eliminating other arbitrary restrictions that block thousands of such extremely low income Arlington renters from just applying for a rental grant.

There are currently 15,000 Arlington renter households—about 30,000 people who are considered as “very low income”–earning under 50-percent AMI, and nearly two-thirds of whom do not receive housing assistance in any form, and face a heavy housing cost burden. This forces them to apply for other forms of assistance from faith communities, the Arlington food bank (AFAC), and other forms of emergency assistance from the county and charities. Housing rental grants are the county’s single most effective and cheapest (per dollar of benefits given versus the cost of administration) housing assistance program, and benefits can vary per household depending on need, and amount of funding available.

In 2015, the Arlington County Board adopted its Affordable Housing Master Plan that set a yearly goal of helping an additional 630 more households in Arlington who earn under 60-percent AMI with housing assistance. The county was only able to aid 246 new households in the most recent year, and cut the number of households getting a housing grant by 30. About 1,215 households applied for a housing grant in FY 2019, a drop of about 400 from the 1,624 households who applied in FY 2015.

The two primary housing assistance programs in Arlington funded by local tax dollars are the affordable housing investment fund that subsidizes construction of mostly new apartment units (“committed affordable units (CAFs)”) ($13.7 million funding in FY 2019), and the separate housing grants program that provides rental grants for very low income seniors, families with a child or disabled persons ($8.7 million in funding in FY 2019).

In the most recent year for which data are available (FY 2017), the county was able to add only 276 new CAFs, and has rarely added even 300 per year. The extraordinary high cost of building new units (averaging well over $350,000 per unit), and the number of years and difficulty it takes to build such units are major impediments to adding more CAFs. In addition, virtually no persons earning 40-percent AMI or less can qualify to rent a CAF because of their extremely low incomes. The new CAF program does not help extremely low income renters in Arlington for the most part.

In FY 2019, the county will spend $8.7 million for housing grants for 1,180 households—half of whom are disabled persons; one quarter are seniors over 65; and the remaining one quarter are families with a child. The average monthly grant is about $600 a month; the average rent in Arlington is about $2,000 per month. The average beneficiary family earned $27,000; a disabled person or a senior over 65 earned about $14,000 a year. The maximum income allowed for a housing grant is 40-percent AMI. In FY 2019, the county cut funding for housing grants by about $446,000 from FY 2018, and thus 30 fewer households got a housing grant.

The disposable income available per month for non-rental expenses for an Arlington family receiving a housing grant in FY 2018 was $930 without the grant, and $1,490 with a grant. A person with a disability with a housing grant had a disposable income available for non-rental expenses of only $50 per month without a grant, but $675 with a grant. For a senior receiving a grant, their disposable income for non-rental expenses was $102 without a grant and $677 with a grant. It would have been impossible for these households to live in Arlington, but for the housing grant.

Therefore, Arlington Greens call on Arlington County to provide $3 million more in funds in FY 2020 to its housing grants program that will allow at least 400 very low income households to receive a housing grant in Arlington. Far more than 400 households could be assisted with this $3 million if the monthly grant per household was reduced from its current $600 per month. An expanded housing grants program will allow Arlington County to finally reach its own goal of aiding at least 630 additional households in Arlington with housing assistance per year.

Assuming that Amazon does open its 25,000 employee office in Crystal City, Arlington residents most of whom are renters, should plan on a substantial increase in rents and housing costs. A recent forecast by a local realtor with McEnearney Brokers indicates that housing costs may rise in the 15-20 percent range as a direct result of HQ2. (http://www.mcenearney.com/blog/2018/11/impact-amazons-hq2-move-northern-virginia/). This rise will not happen over night as it will take a number of years before most of these 25,000 employees are hired (and as many as another 10,000 support workers are added), but it is clear that renters are going to be jeopardized.

Current home owners will reap an unexpected windfall, but only when they sell their residence and in the meantime will pay higher property taxes. Most homeowners are not interested in selling and leaving Arlington in the immediate future, and so they will experience an increase in their property taxes which now average about $7,000 a year. Homeowners–expect to pay another $1,000 to 1,400 a year in taxes.

Renters, who are about 55 percent of Arlington residents, are going to be severely impacted, and there is no upside for them but simply paying higher rents. The McEnearney analysis does not specifically indicate how much rents will rise, but indicates areas close to Crystal City both in Arlington and Alexandria will experience the highest rent pressure. It is certainly prudent to expect rents to rise by at least by half the rise expected for prices of homes and condos: this would mean a rent increase of 7-10 percent.

The average rent in Arlington in 2017 was about $2,000 per month for an apartment, and thus renters should expect a $140 to 200 a month increase in rents charged. Rents are much higher in high rise buildings (above $2,500) and lower in garden apartments ($1,800) so the effect will vary but most of the apartments in Crystal City, Pentagon City and Potomac Yards are high rises.

There are fewer than 2,000 market rate apartments that are affordable to anyone earning 60-percent or less of the area median income in Arlington, and virtually none in these three areas. In 2013, there were 17,000 households earning 60% or less of the area median income (AMI) ($51,000 for a couple) who account for 30 percent of Arlington residents. (Arlington County Affordable Housing Master Plan, p. 37).

Most renters today earning 60 percent or less of the area median income are housing cost burdened, meaning they are paying more than one third of their income for rent. Another $200 a month in rent is going to further their housing burden, and in many cases they will leave Arlington for cheaper, far suburban areas like Loudon or Prince William Counties.

Arlington County Board has proposed to spend an additional $7 million a year to subsidize the construction of 100 units a year (a subsidy of $70,000 per unit). Unfortunately most of the $7 million will be absorbed by the housing builders and developers and only a few people will be able to get into these units.

Meanwhile, a 10-percent rent increase across the 50,000 apartment units in Arlington means that the total rent increase will be in the $100 million range, a great windfall for apartment complex owners but a loss for renters. The county board’s offer of $7 million would only cover an insignificant fraction of the total rent increase, and in essence is just window dressing.

About four years ago the county board adopted the affordable housing master plan with an annual goal of the county providing 630 households earning under 60% AMI with housing assistance to be able to rent an affordable unit in Arlington. https://housing.arlingtonva.us/affordable-housing-master-plan/ unfortunately the county added fewer than 300 units a year, and, last year, cut the amount of financial housing assistance for rental grants for seniors, disabled persons and families with a child, all of whom earn under 40-percent AMI.

The HQ2 will mean a worsening of the housing burden for all Arlington residents, and will disproportionately affect those lowest in income who tend to be black, Latinos, the elderly, the disabled and the young. The HQ2 deal is consistent with the unstated Arlington County’s goal for many years to displace lower income people and replace them with the affluent. It means a whiter, richer, and less diverse community with no place for working people, the elderly or young professional just starting their careers.

The Arlington County Board refused to modify real estate tax relief in order to target its benefits mostly to lower income seniors at its July 14 meeting. The board continues to reward many homeowners who are rich in wealth and higher income than the vast majority of lower income renters in Arlington. The board loosened restrictions on eligible homeowners costing another $154,000 in lost annual taxes; in April the board cut funding for rental housing grants by $400,000. So the rich get richer and the poor get less.

Arlington Greens had urged the board to limit real estate tax relief for homeowners to tax deferral which would increase county tax revenues by about $3 million annually that could then fund assistance for more needy Arlington residents with other forms of housing assistance, particularly rental grants. Greens urged the board to equalize maximum income levels for both renters and owners to a maximum 80% area median income. Arlington renters who are seniors getting a housing rental voucher have maximum income of 40% AMI, and most actually earn far less than this.

But the county board did the expected, and continues to give out over $4 million a year to homeowners many of whom live in a half million residence and have additional financial assets over $300,000.
This property tax relief program is highly inequitable, and treats Arlington property owners with higher incomes and much higher wealth better than Arlington residents who are renters.

With tax deferral, there would be about $3 million in additional tax revenue that could then be used to expand rental housing grants for elderly, disabled and families by the same amount. The housing rental grants program serves the elderly, disabled and families with a child all of whom earn well under 40 percent area median income (AMI), and who have personal assets under $35,000. The average senior getting a housing grant earns $14,000 a year. In April 2018, the county board cut housing grants by $0.4 million.

The real estate tax relief program in FY 2018 spent $4.4 million for tax exemption or tax deferral of property taxes to benefit 932 households (each receiving an average $4,700 benefit) of seniors and disabled persons who can earn up to $100,000 a year (130 percent AMI for a single person), and can have personal assets up to $540,000, in addition to their residence, potentially well over a million dollars in wealth. About $3 million of the program cost occurs owing to tax exemption.

With tax deferral, property owners would pay no real estate tax until the property is sold; there is no financial burden on them as our rising property values insure that even these deferred taxes will be paid without a net cost to these property owners in the future. In general, our real estate tax is about 1 percent of the value of the property, and property values have been rising at 2-3 percent or more annually. It is a significant form of housing assistance to be able to avoid paying taxes for years, and to repay them without interest years later from the proceeds of a capital gain.

The Affordable Housing Master Plan (AHMP) goal is to help an additional 630 more households with housing assistance annually over the next 25 years. The county has never met this goal in any year, and it appears that the goal is mostly just words on a piece of paper without the funds to make it reality.

Housing rental grants are the county’s single most effective housing assistance program. A HUD study found that housing grants in the United States were 72 percent less expensive than building new subsidized apartments—so called committed affordable units or “CAFs.”

The county should give more housing (rental) grants to seniors, disabled and parents with children, and other adults by lowering the current minimum age for seniors from age 65 to 50, and eliminating the other purely arbitrary restrictions that block tens of thousands of Arlington renters from applying for rental grants.