Linden Housing Pilot Program
minor repair. The housing survey presented in this report seeks to do just that. By identifying houses that are in need of
Sara Ford, Jake Gill, Sierra Saumenig, & Chris Will
light repair, such as porch painting or landscaping, visual
Introduction
aesthetics can be restored to the community. Furthermore, the
The Linden neighborhood of Columbus, Ohio is a critical area
costs associated with this type of repair are minimal and many
for the City. The neighborhood, which is nestled between
innovative tools and resources can be used to achieve these
Interstate 71 and Cleveland Avenue north of Downtown
individual home facelifts and neighborhood stabilization. This
Columbus, has historically been viewed negatively due to a
report helps to accomplish an understanding of the housing
high level of abandonment and crime. Poor investment
pilot program as well as considerations such as costs, existing
strategies, the housing crisis, and redlining have contributed to
programs within the City of Columbus, and overall lessons
the neighborhood’s demise. However, recently, the city has
learned from our pilot housing assessment.
committed to improving Linden by removing blight in the neighborhood. Columbus has been using federal funds to help
Target Areas
tear down vacant properties. Since 2012, two hundred and nineteen houses have been torn down or rehabbed, but the problem is still severe. Currently, Linden accounts for 25% of abandoned homes in the city, which is the highest percentage of all city neighborhoods. The City of Columbus plans to continue this attack on blight in the coming years with the hope that the vacant land can be reused for new residences that are both affordable and safe (Ferenchik, 2017).
There are approximately 15,700 properties within Greater Linden. However, after consultation with members of the Columbus Neighborhood Design Center, it was determined focus should be aimed toward residential properties that Linden residents associate with and see most often. As such, focus was given to residential properties located in the southern portion of Linden within or near local streets and neighborhood institutions. Furthermore, the target areas were
As progress continues, it is also important to look at not just the most derelict homes but also ones that are in need of
categorized into phases which determines their “priorities� and order in which they should be surveyed. Figure 1 identifies the target areas as well as the approximate number of properties 1|Page
which are to be included in the survey of each target area.
Figure 2 | Map of Target Areas
These same areas are mapped in Figure 2. The Hudson Street corridor was identified as a pilot assessment area so that the process to survey, analyze data, and make recommendations might be first tested to make any necessary alterations to the survey or process before implementing the survey for other target areas.
Figure 1 | Table of Target Areas
2|Page
street received lower scores than those on the south, and a
Survey Implementation As described in the Target Areas section of this report, the Hudson Street corridor was selected for the pilot assessment survey. It was selected because it included the least amount of properties, and is a high-traffic area, making the pilot assessment more efficient and safe as compared to other
pattern of broken windows was found at the southwest corner of Hudson and Dresden Street. The assessment did not identify any spatially significant patterns for distressed properties. As expected, four of the lowest scored houses were vacant. The next step in the process required researching average costs for minor repairs in the Columbus Area.
target areas. The survey was conducted on Friday, October 6, 2017 between the hours of 12-2pm. A group of four divided into teams of two to implement the survey. To conduct the survey, the corridor was divided north-south. Two team members surveyed houses on the north side and the other two team members surveyed houses on the south side. Houses were scored based on a numbering system using numbers one, two, and three. One being various repairs needed, two meaning minimal repairs, and three meaning little to no repair necessary.
Scoring Findings and Analysis The information from the field were entered into the survey tool and mapped to display information. Figure 3 illustrated the score by individual elements and Figure 4 identifies the final composite score. Generally, homes on the north side of the 3|Page
Figure 3 | Pilot Survey Scores
4|Page
Figure 4 | Pilot Composite Scores
code in which they live, providing the most accurate cost information. Additionally, this is a free data tool that updates project costs daily based on real home improvement projects.
Average Repair Costs within Columbus
The zip code used when collecting the cost estimates, 43211, is the zip code of homes located on the Hudson Street
In order to determine which projects are attainable, project
corridor. Average cost estimates for projects in Columbus
cost estimates must be done for each category of the survey.
were collected for each category of home ranked a 2 or 1;
Cost estimates were gathered from the True Cost Guide found
estimates for homes ranked a 3 were not collected, because
on Home Advisor’s website. Home Advisor is a website which
there are no improvements needed for these homes. The
assists in estimating costs for home improvement projects,
difference in project costs for a home ranked a 1 compared to
finding professionals to carry out the project, and allowing
a home ranked a 2 primarily stems from the level of
individuals to give a review post-project. Home Advisor’s True
improvement needed. For example, a fence ranked a 2,
Cost Guide offers cost estimates on thousands of home
meaning the fence needed minor repairs, averages at $392,
improvement projects, and allows the user to specify the zip
compared to a much steeper average cost of $2,309 for a 5|Page
fence ranked a 1, which would need major repairs or rebuilt
determine which homes which projects, and how much those
completely. A complete breakdown of average project cost per
projects need will likely cost. The results help us to better see
home ranking can be found in the table below.
what homes have “low-hanging fruit� projects; ideally, these
Once the data was collected, it was entered into a
projects will come to fruition in future studios.
spreadsheet containing additional housing information to
Category
Project for home ranked 2
Cost
Project for home ranked 1
Cost
Yard
Low maintenance: mowing a lawn
$104
Extensive Maintenance: trimming trees/shrubs
$296
Fence
Fence repair
$392
Complete repair/installation of new fence
$2,309
Approach
Pathway repair
$537
Complete repair/installation of new pathway
$2,787
Driveway
Driveway repair
$1,548
Complete repair/ installation of a new driveway
$4,418
Windows
Window maintenance (low end for cleaning, high end for replacing window panes)
$177-$269
Window replacement (per window)
$383
6|Page
Faรงade
Power washing
$232
Siding repair
$518
Porch
Porch repair
$803
Complete repair/constructing new porch
$5,012
Roof
Roof cleaning
$488
Roof repair
$607
Door
Door repair
$196
Installation of new door
$780
Lawn
Minor maintenance: mow and maintain
$104
Removal of trees and/or shrubs
$662
*Price based on Columbus average for zip code 43211 Source: https://www.homeadvisor.com/cost/
of investment which is needed for repairs by element. Figure 7
Cost Evaluation The scores from the pilot assessment were used to calibrate cost estimates. Figure 5 maps the level of investment for each property. Properties which received maximum scores were determined to not need repairs or investment. These properties are highlighted in the Figure 5. As the pilot scores suggest, the north side of Hudson would require more investment than the south side. Figure 6 compares the amount
shows the total estimated amounts needed. Porch, driveway, and home approaches constitute the elements where the most funds are needed for improvement. The total funds necessary to make all improvements is estimated to be $153,000 which equates to approximately $1,900 per home. The final task within the pilot assessment was determining who can pay for these costs and what programs could be utilized for implementation of minor home repairs in the Linden Area.
7|Page
Figure 5 | Cost Estimates for Repairs
Fi
8|Page
Figure 6 | Cost Estimate by Assessment Element
9|Page
Figure 7 | Table of Costs
crucial to understand key players in these programs who are creating opportunities and funding to allow individuals to make these improvements. Most program grants range from roughly $1,000 to upwards of $20,000. Each have specific criteria for income levels, owner-occupancy, and are achievable when funding is available. All with the exception of the Tool Library, the city hires professional contractors selected through a bidding process to make necessary home repairs. Most of the repairs determined in the pilot assessment would cost roughly $200 to $5,000. Most repairs would be obtainable within housing repair programs within the city. This section includes brief summaries of some of the programs the pilot team has investigated.
Healthy Homes One unique program is Healthy Homes which was started in
Programs Around Columbus When researching home repairs in the City of Columbus, there are various programs that have been implemented to combat the deterioration of houses that has taken over many of the city’s low income neighborhoods. For Linden specifically, it’s
2008. This program is a collaboration between the Community Development for All People and Nationwide Children’s Hospital. This program focuses much of its attention on the South Side of Columbus. Some major co-founders of this organization include Nationwide Children’s Hospital, City of Columbus Department of Development, and JPMorgan Chase. 10 | P a g e
The goal is to provide grants to homeowners to make exterior
permanent household members that are an eligible veteran.
improvements to their homes. Some of these improvements
This program allows up to a $20,000 grant for prioritized home
could include roofs, windows, doors, porches, siding, painting,
repairs. Prioritized home repairs consider correcting
gutters, walkways, and landscaping (Healthy Homes, 2017).
substandard and unsanitary conditions. These can include structural, roof, mechanic and health and safety items (City of
Home Safe and Sound Initiatives & City
Columbus, 2017). This program is a part of the Columbus Department of Development/Housing Division.
Wide Roof Replacement Program These two programs provide grants up to $20,000 for
The CHORES Program was created for seniors and disabled
prioritized repairs. For the Home Safe and Sound Initiatives,
individuals who have minor repairs. Individuals must be over
applications are accepted at different times of the year for
the age of 60 or 55 with a disability. The repairs, materials,
Leawood Gardens, the Hilltop Community, and South Linden.
and labor must be less than or equal to $1,000. This program
The City Wide Roof Replacement program includes prioritized
works closely with Rebuilding Together Central Ohio, Lifecare
work to construct sound, watertight roofs. This can include
Alliance, and the Economic and Community Development
minor repairs such as chimney replacement, gutters,
Institute (City of Columbus, 2017).
downspouts, or other features of a roof. (City of Columbus, 2017).
Better Municipal Care for Veterans & CHORES Program These programs work specifically with veterans, seniors, and disabled individuals. The Better Municipal Care for Veterans is a program designed for veterans who are homeowners or
Hands on Approach: Tool/Lawn Library As opposed to the other programs, the Tool/Lawn Library allows residents to personally make improvements on their homes. This is an effort of the Rebuilding Together-Central Ohio program. This was founded in 1976 and is open to Franklin County homeowners, tenants, and non-profit partners (RTCO, 2017). This program is run on volunteers who loan over 200 pieces of equipment to residents for home repairs 11 | P a g e
and community revitalization (RTCO, 2017). Not only are
not come up. However, moving forward, it is suggested that
essential tools borrowed, but also references and how-to
talking points for confrontation be developed to deescalate a
guides are provided. Much like a library, residents acquire a
situation similar to this. Again though, we had no issues with
membership to borrow tools. Non-profit organizations can also
actual residents.
hold a membership to assist with repairs within Franklin County.
Setting up a universal set of standards to evaluate the houses proved to be difficult. As the evaluation enters quarter two, it
While these are not the only programs within the City of
will be interesting to see how the survey holds up. One
Columbus to address housing repairs, they fit most
suggestion for this would be to expand the numbering criteria
appropriately with the goals of the neighborhood. These
from 1-3 to 1-10 and set up more concrete elements for each
programs are a step in the right direction in terms of resources
number. Our team discussed and edited the survey to make it
that future studios can utilize to begin making this pilot
as simple as possible, but it is entirely possible that another
program a reality for the neighborhood of Linden.
group could define minor and major damage or repair completely differently.
Lessons Learned and Next Steps Throughout the process, many lessons were learned. First, safety is an issue. When the team was evaluating the houses, numerous cars honked at the team, in particular the females in the group. This disruption was nothing too serious, but it did create a bit of anxiety. For future visits, it is advised to go in groups, as our team did. It is also advised not to go at night or after dark. Our team went during midday. There is also concern about actual residents who may not be receptive to having their home’s exterior evaluated by students. This did
As the study enters the second phase, the most pressing issue is to get more data. The next phase would be to evaluate significant areas around schools, parks and major roadways as identified on the Linden focus area map. After gathering data, then proper time is needed to enter the information into the excel model and create graphics, which will be used to identify corridors with the most attainable repair. It is then the goal that the resources highlighted in this report will be utilized or incentivized to initiate actual home repair. 12 | P a g e
Sources: City of Columbus Housing Division (2017). “Housing Division Overview” Retrieved from https://www.columbus.gov/development/housing-division/Housing-Div-Overview/ Ferenchik, M. (March 2017). “Fewer abandoned homes mar Columbus neighborhood.” Retrieved from http://www.dispatch.com/news/20170319/fewer-abandoned- homes-mar-columbus-neighborhoods Healthy Homes (2017). “Healthy Homes.” Retrieved from http://www.healthyhomesco.org/healthy-homes/ Rebuilding Together Central Ohio (2017). Tool Library.” Retrieved from http://www.rtcentralohio.org/tool-library/
13 | P a g e