Publications
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A Renter Safety Net: A Call for Federal Emergency Rental Assistance
For decades, escalating housing costs have outpaced income growth for middle- and lower-income earners. As a result, millions of American households struggle to accumulate a savings buffer with the little income they have leftover after paying rent, and are therefore left vulnerable to evictions or forced moves when unexpected financial shocks occur. In this chapter, authors Ingrid Gould Ellen, Paulette Goddard Professor of Urban Policy and Planning at the NYU Wagner Graduate School of Public Service and Faculty Director of the NYU Furman Center, Amy Ganz, Deputy Director of the Economic Strategy Group, and Katherine O’Regan, Professor of Public Policy and Planning at NYU Wagner and Faculty Director of the NYU Furman Center, document the costly externalities that such housing instability poses and propose the creation of a Federal Emergency Rental Assistance Program to provide one-time, short-term financial help to low-income renters who face unexpected financial shocks.
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American Murder Mystery Revisited: Do Housing Voucher Households Cause Crime?
In recent years, the U.S. Department of Housing and Urban Development (HUD) has shifted resources from public housing to the Housing Choice Voucher (HCV or “voucher”) program. There were 2.2 million vouchers nationwide in 2008, compared to 1.2 million public housing units. Although the academic and policy communities have welcomed this shift, community opposition to vouchers can be fierce, due to perceptions that voucher-holders will both reduce property values and heighten crime. Despite the public concerns, however, there is virtually no research that systematically examines the link between the presence of voucher holders in a neighborhood and crime. Our paper uses longitudinal, neighborhood-level crime and voucher utilization data in 10 large U.S. cities over 12 years, and finds voucher-holders moving to a neighborhood does not, in fact, increase crime. We do see, on the other hand, that households with vouchers tend to move to communities when crime rates are rising.
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American Murder Mystery Revisited: Do Housing Voucher Households Cause Crime?
Critics of Housing Choice Vouchers have alleged that an increased presence of voucher holders leads to increased crime in some neighborhoods. Systematically and empirically studying the question for the first time, this paper finds that while neighborhoods with a higher proportion of voucher holding residents tend to see higher crime rates, there was not a causal relationship. The research reveals that other neighborhood characteristics are much more significant in determining crime. Instead, it appears that voucher holders tend to move in after a neighborhood experiences a rise in crime, suggesting that the intended role of vouchers to enhance holders’ neighborhood choice may be limited.
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Building Environmentally Sustainable Communities: A Framework for Inclusivity
The U.S. Department of Housing and Urban Development (HUD) has decided to include two key goals in all of its programs: encouraging sustainable communities and enhancing access to opportunity for lower-income people and people of color. This paper examines the relationship between these two goals through a literature review and an original empirical analysis of how these goals interact at the neighborhood and metropolitan area levels. We also offer policy recommendations for HUD.
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Do Federally Assisted Households Have Access to High Performing Schools?
This study describes the elementary schools closest to families receiving four different forms of housing assistance, and finds that families in Project-based Section 8 developments and Public Housing and recipients of Housing Choice Vouchers tend to live near schools with lower test scores than the schools near the typical poor household. Only families in Low Income Housing Tax Credit (LIHTC) housing have access to schools that are slightly better than the schools available to other poor families. The report also finds that, despite the flexibility provided by vouchers, families with Housing Choice Vouchers, on average, live near lower performing schools than families in Project-based Section 8 or LIHTC developments. The report provides results for the 100 largest metropolitan areas, which show that assisted households tend to live near relatively higher performing schools in metropolitan areas with certain characteristics, including smaller size and less racial segregation. The analysis relies on a variety of different large data sources that have been brought together for the first time, including a national file of subsidized housing tenants from the Department of Housing and Urban Development (HUD), HUD’s publicly available LIHTC dataset, and data from the U.S. Department of Education on proficiency rates in math and English and additional school characteristics. In addition to the report below, the complete findings may be found in Appendix A (state-by-state tables), Appendix B (metropolitan area tables), Appendix C (national distributions of family units by school performance), and Appendix D (top 100 MSAs – percentile rankings for each housing program).
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Do Housing Choice Voucher Holders Live Near Good Schools?
The Housing Choice Voucher program was created, in part, to help low-income households reach a broader range of neighborhoods and schools. This study explores whether low-income households use the flexibility provided by vouchers to reach neighborhoods with high performing schools. "Do Housing Choice Voucher holders live near good schools?" was published in the Journal of Housing Economics in March 2014.
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Do Housing Vouchers Improve Academic Performance? Evidence from New York City
This paper examines whether—and to what extent—housing vouchers improve educational outcomes for students whose families receive them. Using data from New York City, the nation's largest school district, the authors match over 88,000 school‐age voucher recipients to longitudinal public school records. Results indicate that students in voucher households perform better in both English Language Arts and Mathematics in the years after they receive a voucher.
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Do Neighborhoods Matter and Why?
“Choosing a Better Life?” is the first distillation of years of research on the MTO project, the largest rigorously designed social experiment to investigate the consequences of moving low-income public housing residents to low-poverty neighborhoods. In this book, leading social scientists and policy experts examine the legislative and political foundations of the project, analyze the effects of MTO on lives of the families involved, and explore lessons learned from this important piece of U.S. social policy.
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Do Vouchers Help Low Income Households Live in Safer Neighborhoods? Evidence on the Housing Choice Voucher Program
This article examines an important potential justification for the Housing Choice Voucher Program, namely, whether participants are able to access safer neighborhoods. We found that, in 2000, voucher households occupied neighborhoods that were about as safe as those housing the average poor renter household and were significantly safer than those in which households assisted through place-based programs lived.
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Do Vouchers Protect Low-Income Households from Rising Rents?
Using restricted administrative data on the voucher program, the authors examine the experience of voucher holders in metropolitan areas with rising rents. While some of the authors' models suggest that rising rents in metropolitan areas are associated with a slight increase in rent-to-income ratios among voucher holders, poor renters in general see significantly larger increases in rent-to-income ratios. The authors see little evidence that rising rents push voucher holders to worse neighborhoods, with voucher holders in central cities ending up in lower-poverty neighborhoods as rents rise. It appears that vouchers may help low-income households remain in neighborhoods as they gentrify.
