1. Housing Policy Meeting
September 27, 2018

2. Global Issue 7: Rental Housing Single Family vs. Multi-Family Mix
Subsidized Housing
Rental Registration/Licensing?
Require Criminal/Financial Background
Checks?
Optimal # of Rentals for Middletown?
2015
Middletown Rentals
Butler County Rentals
w/o Middletown
47.3%
27.7%
Housing Policy Meeting

3. Global
Issue 7:
Rental Housing
2015 Rental % by Census Tract map here

4. Global Issue 7: How Do We Compare? Rental Housing
2016 US Census
Occupied Housing Units
Units
Percent
Rest of
Owner/Rental Analysis
Middletown
Butler County
Ohio US
Owners
10298
52.6%
71.5%
66.0%
63.6%
Rentals
9286
47.4%
28.5%
34.0%
36.4%
We are carrying the rental load for Butler County

5. Global Issue 7: Rental Housing
Question # 1: What Should be Our Overall Ratio of Rentals/ Homeowners?
Given our Discussion on Home Ownership, Our Beginning Overall Rental Housing Goal Should be 36.4%
2016 US Census
Occupied Housing Units
Units
Percent
Rest of
Owner/Rental Analysis
Middletown
Butler County
Ohio US
Owners
10298
52.6%
71.5%
66.0%
63.6%
Rentals
9286
47.4%
28.5%
34.0%
36.4%

6. Global Issue 7: How Do We Compare? Rental Housing 2016 US Census
Percent
Units
Middletown
Owner/Rental Analysis
Ohio
at US %
Difference
Owners
66.0%
52.6%
10298
12456
+2158
Rentals
34.0%
47.4%
9286
7128
-2158

7. Historic Comparison - October 2012
Global
Issue 7:
Rental Housing
Question # 2: What is the Effect of Subsidized Housing on Middletown?
Middletown PHA Income
14% = $0 Household Income
79% = < $15,000 Household Income
Analysis of Every Housing Agency/Authority in Ohio
Historic Comparison - October 2012
Total
Total Subsidized
Households
PHA Units
Percent
State of Ohio
5,717,572
150,382
2.60%
Middletown
23,296
2,255
9.70%

8. Global Issue 7: The Perfect Storm Rental Housing
Date Number of Vouchers Added New Voucher Total
Mainstream vouchers 849
Family Unification vouchers 899
Fair Share vouchers 954
Non-Elderly Disabled vouchers 1154
Non-Elderly Disabled vouchers 1354
Non-Elderly Disabled vouchers 1554
Tenant Protection vouchers 1662
Section 8 Ramp Up
MPHA was formed in 1978.
By 1999, the City
had 774 Section 8 vouchers.
From ,
the city added
888 new
Section 8 Vouchers
This left Middletown with the highest
concentration of subsidized housing
in the State of Ohio

9. We Did This to Ourselves
Global
Issue 7:
Rental Housing
MPHA Local Preference:
To get a Middletown Section 8 Voucher You Had to Live in Middletown. Poor People Moved to Middletown and Waited to be Selected To Receive one of the new 888 Vouchers….
We Did This to Ourselves
Section 8 Ramp Up
From ,
the city added
888 new
Section 8 Vouchers
Poverty
All Famlies, Percent Below Poverty Level
Middletown
Ohio
United States
2000
9.20%
7.80%
# Families
1,292
2015
21.00%
11.50%
11.30%
2,555
Add'l Families:
1,263
Over 15 Years, We Imported Into Middletown Over 1,000 Poverty Families Hoping to get a Section 8 Voucher

10. Global Issue 7: Rental Housing
Low Income Housing Tax Credit Properties:
Aspen Grove Apartments
Canterbury Commons Apartments
Vienna Forest Apartments
Robin Springs Apartments
Question # 2: What is the Effect of Subsidized Housing on Middletown?
Historic Comparison
October 2012
Total
Households
PHA Units
LIHTC
Subsidized
Percent
Middletown
23296
2255
719
2974
12.8%

11. Global Issue 7: Rental Housing
Map of BMHA and LIHTC
Properties here – Need Chet to create this map
Question # 2: What is the Effect of Subsidized Housing on Middletown?
$15,000 Household Income x 1.75% Income Tax= $263
2017 Estimates
Total
Households
PHA Units
LIHTC
Subsidized
Percent
Middletown
23296
1,543*
719
2,262
9.7%
* Estimate from BMHA/WMHA = 950 Section 8 vouchers in Middletown

12. Global
Issue 7:
Rental Housing

13. Global Issue 7: Rental Housing
2015 % below poverty by census tract map here
Global
Issue 7:
Rental Housing
Subsidized Housing
Map here
Rental Housing
Map here
Middletown is out of Balance with
Butler County and Ohio on:
Poverty levels
Subsidized Housing Levels
Number of Rentals
Question # 3: What is the Balance Between Subsidized Housing, Affordable Housing, Poverty Levels, and Neighborhood Improvement?

14. Global Issue 7: Rental Housing
Question # 5: How Do We Compare with Butler County and Ohio on
Single Family/Multifamily Rental Ratios?
US Census
(No Midd)
Middletown
Butler Co.
Ohio
Total Rentals
9,286
32,959
1,565,964
Multifamily (3+ Units)
5,117
55.10%
21,669
65.70%
960,616
61.30%
Single Family (1-2 Units)
4,169
44.90%
11,290
34.30%
605,348
38.70%
Total % of Single Family
Used as Rental
23.80%
11.20%
15.20%
We are Out of Balance with BC and Ohio on Single Family
Homes Being Used as Rental Property

15. Global Issue 7: Rental Housing
Question # 6: How Do We Balance with U.S.?
Answer: Reduce Single Family Rentals
By 3,086 Rental Units
2016 US Census
Occupied Housing Units
Units
Percent
Rest of
Owner/Rental Analysis
Middletown
Butler County
Ohio US
Owners
10298
52.6%
71.5%
66.0%
63.6%
Rentals
9286
47.4%
28.5%
34.0%
36.4%
US Census
(No Midd)
Middletown
Butler Co.
U.S.
Total Rentals
9,286
32,959
1,565,964
Multifamily (3+ Units)
5,117
55.10%
21,669
65.70%
61.30%
Single Family (1-2 Units)
4,169
44.90%
11,290
34.30%
38.70%
Used as Rental
23.80%
11.20%
15.20%
36.4% (Ohio) Rentals =
7,128 Rental Units
15.2% (U.S.) Single Family Rentals = 1,083 Single Family Rental Units

16. Global Issue 7: Rental Mix Tools Rental Housing Question 5: What Tools
Add New Homeowner Housing
Add New Market Rate Multi-Family Units
Demolish Poor Quality Rentals
Remove Single Family Rentals in the Industrial Buffer Area
Fill Vacant Houses with Homeowners
Convert Single Family Rentals Back to Homeownership
Single Family Rental Tax – Revenue to Nuisance Abatement Fund
Question 5: What Tools
Can Be Used to Make Changes?

17. Danter – Residential Demand
MULTI FAMILY
DEMAND
EST. YEARLY
DEMAND
UNITS
MODELS
RENT RANGE
Conventional Suburban Apartments
200
Studio, 1,2 and 3-Bedroom
$750 - $1,500
Integrated Use
170
Studio, One-, Two - & Three Bedroom
$850 - $1,850
Townhouse
120
Two- & Three-Bedroom
$1,400 - $1,900
Senior
180
One-, & Two-Bedroom
$850 - $1,350
Total Annual Demand
670
Housing Policy Meeting

18. SECTION 3 - WATER & SEWER SERVICE APPLICATIONS
Global
Issue 7:
Rental Housing
Question 6: Do We Need to
Regulate our Landlords?
Single Family or All Landlords?
SECTION 3 - WATER & SEWER SERVICE APPLICATIONS
                                                                                                                       
3.1       APPLICATION FOR SERVICE                                                                             
Application for water and sewer service shall be made by the owner for each property.   If the owner of any property elects to have his tenant or lessee sign for the water and sewer service, the tenant or lessee does so as the agent of the owner.  The tenant or lessee shall be held responsible for all charges accrued during time of occupancy.  However, the owner must apply for service in the case of a master meter serving more than one unit.    
(c)        Each applicant shall state whether he is the owner, or if not, who is the owner and shall furnish the owner’s address and phone number.  The City has the right to request local contact information from the property owner.  Failure to provide this information after requested could result in denial or termination of water service.  All master meter applications must be in the owner’s name.

19. Global Issue 7: Current Standards: Rental Housing
Local Nuisance Ordinances –trash and tall grass*
2 Full Time Inspectors
$250,000+ Annually Mowing Grass and Removing Trash
*Notice Required. Statutory Time to Correct the Violation.
Cost Assessed to Property on Property Tax Bill.
Housing Policy Meeting

20. Global Issue 7: Current Standards: Rental Housing
Local Nuisance Ordinances –trash and tall grass
2017 Code Enforcement Activity
Resolved
Type
# Inspections
Voluntarily
Abatement
Commerical
974
371 15
Residential
1200
898
950
Nuisance
6417
1308
3026
Total Abatement Assessments to Property in 2017: $688,975.41*
*2.5 X Actual Cost
Housing Policy Meeting

21. Global Issue 7: Current Standards: Rental Housing
Chronic Nuisance Ordinance-
2 drug related or 3 property
nuisances*
Enforcement Started January 1, 2018
Major Warrick in MPD with Clerical Support
* Waiver of penalties with criminal background check and immediate action
upon Notice of Violation.
Housing Policy Meeting

22. Global Issue 7: Improving Landlord Compliance Rental Housing
Rental Registration/Licensing
Require Criminal/Financial Background Checks
Question 6: Do We Need to
Regulate our Landlords?
Single Family or All Landlords?

23. Registration Ordinances
Global
Issue 7:
Rental Housing
Ohio Rental
Registration Ordinances
Partial Listing…
Centerville Oxford Cleveland
Barberton Solon Akron
Warren Youngstown Lakewood
Mentor Parma Heights Cleveland Heights South Euclid Painesville
Question 6: Do We Need to
Regulate our Landlords?
Single Family or All Landlords?

24. Exterior IPMC Compliant Criminal Background Checks
Global
Issue 7:
Rental Housing
Rental– Ordinances
Category
Low End
Moderate
High End
Fees $0
$160/Unit
Time to Register
Transfer of Title
Bi-Annually
Annually
Inspections of Property
None
Exterior IPMC Compliant
IPMC Compliant
Lead Paint
Escrow Repair Costs
Fines for Non-Compliance
Civil Fine Daily
4th Degree Misdemeanor
Crime Prevention
Criminal Background Checks
Crime Free Addendum
Question 6: Do We Need to
Regulate our Landlords?
Single Family or All Landlords?
Question 7: Do Our Existing Nuisance
Ordinance Protect Us From
Negligent Landlords?

25. Global Issue 11: Unintended Consequences What are the Unintended
Gentrification
Designated Redevelopment Areas
Property Tax Abatements
Other Tools
What are the Unintended
Consequences of our Global
Plan and What Tools Are Available
To Help?
Housing Policy Meeting