There were 971 new foreclosures in King County last month (more foreclosures than home sales), 694 in Pierce County and 478 in Snohomish County. It's hard to guess how many of these were foreclosed rental properties; but the Mortgage Bankers Association found that in 2007, 20% of all foreclosure filings across the country were in non-owner occupied properties. The National Low Income Housing Coalition estimates that one third of all properties facing foreclosure across New England are in multi-unit buildings, and 45% of homes at the end of the foreclosure process in four New England states are rentals.

Dependent on their landlord to inform them of a foreclosure, renters are most at risk of being evicted with little notice. With lower incomes and fewer resources, their options after an eviction, if any, are often quite limited. In Pierce County, apartment vacancies fell last fall to 4.3 percent from a historical average of about 6%, while rents increased by 2.3% from summer to fall 2008; and throughout the Puget Sound region, rents increased by 7.6% from the first half of 2007. Rents are expected to rise by another 6.2% and be among the highest in the nation. (source: Central Puget Sound Real Estate Research Committee, v.59 n.2, p.46-47)

A minimum-wage worker earns $8.55 an hour in Washington State. In order to afford a modest two-bedroom apartment in King County (based on the Fair Market Rent figure of $987 per month), a minimum wage earner must work 89 hours per week, 52 weeks per year. That means a household must include slightly more than 2 people working full time, year-round in minimum-wage jobs in order to afford a place to live.

The maximum Supplemental Security Income (SSI) payment from the federal Social Security Administration for an individual who cannot work is $674 per month. If SSI represents that individual's sole source of income - most often the case - a monthly rent of $191 would be affordable; but the Fair Market Rent for a one-bedroom unit in Everett is $820 - more than 20% higher than their total income! With no other income options, he or she must receive a rent subsidy in order to fend off homelessness.

As Stephen Norman noted in his guest blog recently, the Seattle and King County Housing Authorities together offer rental subsidies (Section 8 Housing Choice Vouchers) to more than 15,700 households in King County. Once approved for a voucher, these households are charged with finding a privately owned apartment or house to rent. Stephen reported that "the average income of [Section 8] applicants is under $10,000 per year. To place this in context, if a household earning $10,000 per year spent 40% of this on rent, they could afford a unit renting for $320 per month. There are simply no private units in Seattle or King County available at that rent." Without rental subsidies they would be unable to secure long-term housing.

From a low-income renter's perspective, all of this is bad, bad enough. On March 13th, however, we got more bad news: one of the bills that the Washington Low Income Housing Alliance and the Tenants Union have been relentlessly pursuing over recent years - a ban on discrimination in housing based on "source of income", which primarily means Section 8 rental assistance, TANF or SSI - failed to pass the Senate.

Needless to say, discrimination against low-income renters happens all the time throughout the state and is a HUGE barrier to the lowest income households, and it specifically impacts those who are fortunate enough get a housing subsidy. Imagine the frustration of having the resources (finally) but being denied a place to live by certain private landlords because of the source of that subsidy or income! Frustrating enough to want to make it illegal, wouldn't you say?

"I'm happy to report that we had all but the one vote needed to pass it in the Senate. This means that Senators who were previously opposed to the bill were turned by our collective advocacy and it means that we have another opportunity to pass it next year" writes Michele Thomas, Tenants Union Community Organizer, in an email to advocates. "Expanding and defending protections for renters and outlawing discrimination is a tough job...but together, we've shown that there is a growing movement-with growing power-that is calling for this discrimination to be outlawed. We've shown the need to open the doors to all tenants, so everyone has the chance to compete equally for housing in their community and to not be subject to stereotypes and discrimination."

Getting within one vote of passage in the Senate is a big deal. Congratulations, Michele! And the Obama administration has begun to demonstrate its commitment to financing affordable housing for the lowest-income households through funding for the National Housing Trust Fund, HUD's homeless and public housing programs, and in the recent stimulus package. These offer terrific hope and encouragement.

"We know exactly what ‘no section eight, no SSI' policies really mean" Michelle continues, "and we will continue, with your help, to gain ground in winning justice for Washington's low-income renters... It is because of the grassroots advocacy, [and] the passion with which we spoke together, that the bill made it to the Senate floor for the first time."

This hard news is, in fact, worth celebrating. Thanks to all who have had a part in protecting the rights, and meeting the needs, of the most vulnerable! At Building Changes, we believe that everyone deserves a home, a healthy life and the opportunity for a good job. All our thanks to you! Next year - enactment!