Linden Housing Pilot Program

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

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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

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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

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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.

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Figure 5 | Cost Estimates for Repairs

Fi

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Figure 6 | Cost Estimate by Assessment Element

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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.

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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.

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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/

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