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Housing in Northampton-Survey-1986-1987HOUSING IN NORTHAMPTON WHERE DO WE GO FROM HERE? A survey conducted by Northampton's Committee on Fair Housing and Housing Needs Prepared for and funded by the Office of Planning and Development City of Northampton 1986 -1987 L _ ACKNOWLEDGEMENTS The principal author and researcher of this report was Myrna M. Breitbart, member of Northampton's Committee on Fair Housing and Housing Needs and Associate Professor of Geography and Urban Studies at Hampshire College. Joseph LaPlante, former Housing Planner and Chair of Northampton's Committee on Fair Housing and Housing Needs, was instrumental in designing and overseeing this survey. He also contributed to the analysis of the results. Many members of the Fair Housing Committee, as well as Penelope Kim, Economic Development Coordinator for Northampton, and Gene Bunnell, Northampton City Planner, contributed valuable time and advice. ii L �f BACKGROUND AND INTENT Northampton's Committee on Fair Housing and Housing Needs, a diverse group composed of interested City residents, business people, social service representatives, and housing professionals, has become increasingly concerned with the rising costs associated with renting or owning basic shelter. In response to the growing perception that City residents are experiencing housing problems and are also concerned about future growth and development, the Committee decided in January of 1986 to design a lengthy mail survey to document these problems and gather opinions about the directions needed for change. With help from the University of Massachusetts' Statistical Consulting Department and the Statistical and Demographic Research Institute, the Committee spent the next eleven months drafting a thoughtful, precisely worded questionnaire and constructing a statistically valid sampling technique. In November of 1986, just over 1000 surveys were mailed to a random sampling of City households. To assure that each of the seven Wards in Northampton was polled proportionally, one of every twelve households within each ward was sent a survey. After an intensive follow -up procedure, over 60% of all participants returned their surveys and analysis of the results began. Not only did this rate of return show a high level of interest by Northampton residents in the issues at hand, it also ensured a valid cross - sampling of responses. Opinions of people from all walks of life and holding varieties of interests are included in the analysis. Recognizing that few forums exist for citizens to have a direct say in policy formation, the Fair Housing Committee decided to summarize the results of this survey and distribute them widely. It is our hope in publicizing the opinions and experiences of a large percentage of the Northampton community to engender more discussion about the specific zoning and policy changes that are currently being proposed to address the dual issues of housing affordability and supply. If three findings from this survey are to be underscored, they are (1) that housing problems are very real problems for a large percentage of Northampton's residents, (2) that residents see affordable housing as a critical priority for the City to pursue now through a variety of legal and planning mechanisms, and (3) that decisions regarding the precise form and location of this housing can best be facilitated by bringing together supportive citizens from each neighborhood to discuss those zoning initiatives which are likely to have the widest impact on lowering housing cost and increasing its supply. Results from this survey indicate strongly that Northampton residents are NOT against all forms of future housing development. They are, rather, against those forms which support and contribute to the continued production of exclusive, high - priced housing. Northampton residents have thus gone beyond the question of "Do we need to develop new affordable housing ?" and are instead ready to consider the more practical questions of "where and how" we develop these alternatives. 1. r `*Northampton residents spend a high percentage of their household incomes on housing (between 30 %and 52 %) -- figures substantially higher than the 28% of household income recommended by the Federal government. Owners spend more money in absolute dollars per month on their housing than renters but renters generally spend a higher percentage of their household income on housing. * *Those Northampton residents experiencing the most severe housing problems tend to be residents for Tess than ten years, women, renters, the youngest and the oldest residents, single residents with or without children and with or without a non - relative in the household, those with lower or moderate incomes, and those disproportionately represented in Ward 1. r SUMMARY CURRENT HOUSING SITUATIONS * *More than half of those surveyed in varied income brackets knew of people who had to move out of Northampton because they could not afford the housing here. ** Northampton residents are satisfied with their neighborhoods and celebrate their accessibility to a variety of amenities offered in the City. For the 40% who think their neighborhoods have changed over the last five years, this high level of satisfaction outweighs any aspects of neighborhood change that may be viewed as "negative" -- e.g. new housing development, traffic etc. * *Northampton residents desire strongly to remain within the City even though their current dwelling units may not meet their needs. Their goals are to eventually own housing if they do not already do so (either a single family residence or home with an accessory apartment). These goals remain in spite of the knowledge of friends and family who have had to move because of the increasing lack of affordable housing options. FUTURE HOUSING NEEDS * *Northampton residents believe strongly that less costly housing should be the number one housing priority for City officials and are much more interested in creating this housing than in "regulating growth" or stopping development altogether. * *Northampton residents are, on the whole, extremely supportive of zoning and housing changes designed to increase the supply of Tess costly housing although they do express preferences for some proposals over others. They are especially supportive of establishing rent review and condominium conversion laws (79 %/74% in favor), of allowing homeowners to build accessory apartments within their existing homes (78% in favor) or duplexes within existing neighborhoods by lowering minimum lot requirements (77% in favor). They are also extremely supportive of setting up a non - profit Housing Development Corporation in the City to make more affordable housing available (70% in favor), of creating duplexes in new developments (61 % in favor), and of requiring developers to rent or sell a set percentage of all new development units at affordable prices (67% in favor). 2. Li **The degree of support which residents express for a variety of zoning and housing options is largely related to their own experience with housing - related problems. Those with lower numbers in support tend to be middle -aged, male, homeowners, those with more household income, those in nuclear families or married couples without children, and those who have lived in the City for more than ten years. These characteristics point to individuals who are frequently part of a two income earning household and who either acquired residential property before prices started to rise precipitously or are newer more wealthier in- migrants. The largest constituency in support of all of the various options designed to increase the supply of lower cost and more diverse housing tend to be women, single residents living with non - relatives, single parents, single persons living alone (both young and old), renters, and those who have lived in Northampton for Tess than ten years. _ These social factors play an even more important role than income in affecting people "s attitudes toward housing change. r * *Northampton residents are concerned to have their own neighborhoods "stay as is" and are not as supportive of each of the proposed zoning changes for their particular neighborhoods as they are "for the City as a whole ". The options which residents are most in favor of for their own neighborhoods are accessory apartments, conversion to duplexes, 2 -owner duplexes, and preset lower prices on new developments. * *Northampton residents experience a complex set of interrelated circum- stances which affect their current housing situations and determine, to some extent, their favorability toward zoning change. For example, though younger residents tend to be more in favor of just about every housing option than older (especially middle -aged) residents, household composition is an important intervening factor. Thus, both older AND younger single residents and /or single parents favor the housing options surveyed by large margins over those respondents who live in nuclear families regardless of age. 3. • WHAT ARE THE CURRENT HOUSING SITUATIONS OF NORTHAMPTON RESIDENTS? Length of Residence ( ,' The approximately 600 Northampton residents who took the time to respond to this survey have a vested interest and an important perspective on change in the City. Sixty -two percent have lived in Northampton for ten years or more; only one percent have moved in within the last year. An overwhelming 80% express a desire to stay in the City if they were to move from their current dwelling unit. Sex and Household Composition Fifty -four percent of the total number of respondents are female and 46% male. These figures vary slightly from the 1980 Census breakdowns for Northampton (56% female, 44% male). Both percentages female are 2 % -4% higher than the averages for Hampshire County and Massachusetts respectively. Only approximately one -third of the respondents live in nuclear family* situations while another 17% are married with no children living at home. Single person households comprise 38% of the responding households, while 7% live in extended families * *. More than half of those surveyed have no children living in their households, while 7% are single parents. The vast majority of these latter households are headed by women. The 1980 Census figures for Northampton indicate that 17.5% of all city households are headed by women, up six percent from 1970. This suggests that single parents as a group may be underrepresented in the sample. Finally, nearly one quarter of those surveyed live alone (22 %), while close to one in three (27 %) live with a non - relative. Age Respondents are distributed into all age categories with the highest absolute number falling into the 30 -40 year age range. Forty -eight percent of the total sample are under 40 years old compared to approximately 62% reported as being under 40 in the 1980 Census for the city. Approximately one quarter of the respondents are over the age of 60 with the remaining 30% falling into the 40 -60 year age range. U.S. Census figures for Northampton indicate that there was an 82% growth in the population aged 25 -34 between 1970 and 1980, twice the growth rate for the State of Massachusetts as a whole. The percentage decline in persons aged 45 -54 during this period was also more pronounced in Northampton than Massachusetts ( -30% vs. - 12.5 %). These figures may point to in and out migrations from the city -- migrations which may be related to the availability or not of affordably priced housing. *Mother, father and child(ren) * *Includes relative(s) other than those in the immediate family. 4. Income L The income levels of responding households fall into the following categories: Ethnic Background Current Housing Household Incomes less than $5,000: 5% less than $15,000: 28% $15,000- $25,000: 22% $25,000 - $50,000: 39% greater than $50,000: 11% greater than $70,000: 5% The median income of respondent households is between $20,000 and $25,000, a range slightly below the median income for Hampshire County in 1984 ($27,300). The average (mean) income for surveyed households is slightly higher, in the $25,000 - $30,000 range. U.S. Census data for 1980 indicate that approximately 3% of Northampton's 29,286 population are non -white though respondents to this survey did not indicate their race or ethnic background. An approximate breakdown by voting Ward (a different category than used in the Census counts) indicates that the highest number of minority households are located in Wards 1, 2, and 6; the lowest in W- Information on current housing problems and preferences for change should take this geographic distribution into account. Anecdotal information about the critical housing dilemmas facing Northampton's minority populations was recently provided in in a series of articles in the Daily Hampshire Gazette. This valuable material can be used to supplement the information presented here in drawing conclusions about the impact of Northampton's housing problems on different ethnic subgroups in the population. A number of questions in this survey were designed to have respondents identify the positive and negative aspects of their current housing situations in Northampton. At present, 56% of those surveyed own their dwelling unit while 44% rent, figures which vary slightly from the 1980 Census figures showing 53% owners and 47% renters in the City. In terms of dwelling type, 46% of the respondents own a single family house, 6% a duplex, 1% a home with an accessory apartment, and 1% a condominium. Of those who rent housing, 3% rent in a single family home, 13% in a duplex, 2% in a condominium and 21 % in a multi - family apartment. Some respondents (3 %) said that they had special needs that were not being met and required, for example, wheel chair accessible entryways. Others (5 %), said that they had been unfairly refused housing in the city due to discrimination based on such reasons as ethnicity, the presence of children in the household etc. Cost - of - housing varies greatly - depending - on - tenure status.. Owners - of - housing - in Northampton spend more money in absolute dollars per month on their housing than renters, 5. though the former amounts generally represent a smaller percentage of total household income than the amount reported by renters. For those respondents who own their dwellings, the average monthly expense for housing is $633, compared to $417 for renters. These figures represent on average, 30% of the household income of owners, and 37% of the household income of renters. It is significant to note that nearly one half of those surveyed (48 %) said they knew of someone who was forced to move from Northampton because they could not find affordable housing. Perhaps in partial response to escalating costs, 17% of those surveyed indicate that they now share housing costs with a non - relative. While this percentage indicates the number of respondents who share interior space, a significantly larger percentage of Northampton residents currently share outdoor space (34 %) and laundry facilities (23 %). Levels of Residential Satisfaction Over three quarters of those surveyed are either "satisfied" or "very satisfied" with their neighborhood. This satisfaction remains in spite of the changes that 42% of the respondents observed in their neighborhoods over the last five years - -- including an increase in new housing, traffic and family turnover. It appears that the major reasons for satisfaction have to do with the qualities of the neighborhood and surroundings, primarily "convenient locale" -- i.e. accessibility to the varieties of services and amenities offered in the city. The aesthetic appearance of a neighborhood and "good" or "quiet" neighbors are also mentioned frequently as reasons for a high level of satisfaction with a current residence. In contrast, 7% of the respondents are either "dissatisfied" or "very dissatisfied" with their neighborhoods. Those who are dissatisfied point most frequently to problems of increased traffic, lack of neighborhood upkeep, and /or the inefficiency or small size of the dwelling unit. The high level of satisfaction which most Northampton residents appear to have with their neighborhoods and the City indicates that very positive features of the environment continue to outweigh the more negative by- products of neighborhood change which some residents perceive to have evolved over the recent past. As the next section suggests, however, deficiencies with current dwelling units and the lack of affordable housing options may well make it difficult for commited Northampton residents to continue to remain within the city. Future Housing Goals Given the desires of respondents to remain in Northampton and hold on to, or acquire ownership of a home, and given their knowledge of a great many people who have had difficulty in finding and keeping housing in an increasingly expensive market, it is not surprising to report that an overwhelmingly high percentage (85 %) believe strongly in the need for more affordable housing in the City. Nor is it surprising that one in two respondents to this survey see the provision of affordable housing as THE number one priority for the city's current housing and zoning efforts. 6. n Respondents express a strong desire to remain in Northampton and to own their dwelling units, if they do not already do so. Eighty -four percent of those sampled express a desire to own some type of housing — single family, duplex, condominium etc. Sixty -seven percent specifically cite single family home ownership as their number one housing goal. The next most - mentioned choice for housing is ownership of a home with an accessory apartment, followed by ownership of a duplex or condominium. The ability of respondents to achieve these goals in future is obviously limited by the escalating price of residential property in Northampton and the financial means of most residents. The average selling prices of a new single family residence for early 1987 was in the $200,000 range, while the average selling prices of an existing home or condominium were $135,000 and $100,000 respectively. The yearly household incomes required to support a 30 year mortgage on 80% of the above amounts at 9.75% interest plus taxes and insurance are $76,100, $45,800, and $36,100 respectively. Similar situations in other parts of the country have led to the creation of organizations that help to match people who desire to share housing costs by retaining their own private space and sharing certain common areas in an underutilized one - family home, a large apartment, or another type of building. One such homesharing service is currently being formed to serve Hampshire County. When asked if they would be willing to share housing costs, 19% of the respondents reply positively. Though a relatively small percentage express a desire to share interior living space (12 %), a much higher percentage are willing to save on housing costs by sharing outdoor space (30 %), a garage (25 %), a laundry (28 %) or appliances (18 %). This response would seem to lend support to the idea of building some shared facilities into new housing developments and altering zoning by -laws to accomodate more duplex developments or conversions of existing dwellings into duplexes. HOW DO THE HOUSING SITUATIONS OF RESIDENTS VARY ACCORDING TO A NUMBER OF SOCIAL FACTORS? Random sampling by Ward assured that this survey reached a wide and representative spectrum of the population of Northampton. Due to the varying social characteristics and experiences of those surveyed, however, the Fair Housing Committee felt that it was not sufficient to present only the generalized findings summarized above. Based on the availability of more detailed information provided by respondents about themselves, seven independent variables were selected for special attention. These variables include sex, household type, tenure status, age, years lived in Northampton, income, and ward. In the section which follows, an effort is made to describe how the current housing experiences and needs of respondents differ according to each of these variables. Years in Northampton The length of time which an individual has lived in the City does not explain much about current housing status except the likelihood of home ownership and the desire to remain. The longer one has -lived-in- the - city, the more likely- one is- to- own - residential -property Seventy -one percent of those who have lived here for ten years or more own a home vs. 28% 7. With the exception of those who have moved into the City in the last year, the tendency to rent an apartment, rent a condominium or share housing declines the longer a resident lives here. The tendency to own a single family residence or a duplex increases. For those respondents who have moved in in the last year, 33% now own a single family home, condo, or duplex. Sixty -seven percent rent housing in the City. Though there is no statistical correlation between years of residence in the city and income, it is nevertheless the case that one quarter of those surveyed with household incomes of $70,000 or more have moved in to the city within the last five years. It is also the case that condominium rentals and purchases as well as apartments and house - sharing arrangements are going primarily to respondents who have moved into Northampton over the last five years. Ward 6 has the highest percentage of respondents who have lived in Northampton for ten years or more (86% of Ward 6's respondents). At the other extreme, in Ward 1, slightly less than half of those surveyed have lived in the city for ten years or more. Those most likely to have known of someone who moved from Northampton because they could not find affordable housing have lived in the city for ten years or less. These percentages drop slightly below 50% for those with a very short (less than one year) or very long (over ten year) residence. r of those who have lived here for less than five years. This is obviously correlated with age too, as 94% of those respondents over 65 years old have lived in Northampton for more than ten years vs. only 36% of those under 40. The vast majority of respondents (80 %) desire to continue to live in Northampton if they move. This percentage increases with the length of past residence in the city. A desire to see more affordable housing made available here is also pervasive no matter how long residents have lived in the city; it is an almost unanimous desire amongst those who have lived in Northampton for under ten years. Housing Tenure Many factors correlate positively with ownership of residence. A higher percentage of owners than renters in Northampton are above the age of 40, male, live in nuclear families, have higher household incomes, and are less likely to have known people who had to move from the city because they could not afford the housing. In contrast, a higher percentage of renters than owners are female, younger, newer to the city, single, have lower household incomes, and are more likely than not to have known of people who have had to move from the city because of the cost of housing. Whereas 87% of those surveyed who are between the ages of 50 and 64 own a residence, only 11% of those under 30 own. This latter figure climbs to just over 50% between the ages of 30 and 39, and to 73% in the 40 -49 year category. There is a slight decline in home ownership for those over 65, down from 87% to 66 %. Home ownership also varies with the gender of the respondent. Seventy percent of the males surveyed own housing vs. only 46% of the females. In contrast, more than two times as many females as males surveyed rent housing in Northampton. 8. Nuclear families (82 %), extended families (78 %), and married couples without children (62 %) contain the highest percentages of home owners surveyed, while single persons living with and without non - relatives constitute the highest percentage of renters in the city (32% and 28% respectively). Approximately half (52 %) of all single parents surveyed indicate that they own a home. Ward 6 contains the largest percentage of homeowner respondents (97 %) while Ward one contains the lowest (27 %). Wards 2, 5 and 7 all contain a higher percentage of owners over renters, while Ward 3 contains more renters than owners. Ward 4 is split between renters and owners. Income is highly correlated with ownership of housing and an awareness of housing problems in Northampton. For those households in the higher income categories ($40,000 and over) eight or nine out of every ten respondents own their own home. For those with incomes of $10,000 or less, the percentage drops to roughly two in ten homeowners. Sixty -two percent of all respondents who rent housing in the city know people who have moved out of Northampton because they could not afford housing. For owners, this percentage drops to 39 %. Practically all of the renters who were surveyed (98 %) felt that Northampton needed more affordable housing. A surprisingly high percentage of owners (75 %) also agreed with this premise. Fifteen percent of all respondents who did =think there was a need for more affordable housing tended to be homeowners who had lived in Northampton for more than ten years. Gender Gender is clearly a very important factor in helping to explain the different social circumstances and housing situations of Northampton residents. A higher percentage of male than female respondents have lived in Northampton for ten years or more (71 % vs. 56 %). The reverse is true for under ten years. The greatest absolute number of both male and female respondents fall into the 30 -39 year age range. The largest discrepancies between males and females surveyed are in the 20 -29 year range, where there are two times as many female as male respondents, in the 50 -64 year range, where there are one and one -half times as many males as female, and in the over 65's, where there are one and a half times as many female as male respondents. Two times as many females surveyed rent housing in Northampton as males. Thus, whereas the general percentage for owners vs. renters among those surveyed is 56% vs.44 %, for men and women it is 70% vs. 46 %. Perhaps in response to this reality, corresponding differences in preference for various types of housing exist for males and females surveyed. For example, three quarters of the males indicate a desire to own a single family home, compared to 62% of the females. With regard to apartments in multi- family dwellings, the differences are even greater. More than two times as many women as men surveyed desire this type of accomodation, the ownership of a home with an accessory apartment, or a rental in a single family dwelling. Though small in number, more female than male respondents are also willing to share housing. These preferences are clearly related in part to household composition and income. The highest absolute number and percentage of respondents living in nuclear families are male, 9. When these percentages are related to household income, it becomes easier to understand the gender differences in housing preference described above. In general, women predominate over men in the "below $25,000" household income categories, while the opposite is true in the "over $50,000" range where the percentage of male respondents over female is 35 percentage points higher. Though percentages of respondents in the "under $5,000" range are evenly divided between men and women, two times as many women as men are found in the "$5,000- $10,000" income range. while women make up the highest number and percentage of those living alone. In absolute numbers, three times as many female as male respondents are single parents. Of all women surveyed, 20% live with a non - relative, vs. only 14% of all men. Given these financial differences and the predominance of women as single persons with or without children, it is not surprising to find that a much higher percentage of women respondents know people who had to move from Northampton because of the increased cost of housing (58% of the females vs. 38% of the males). Household Composition The composition of the household is clearly a factor of importance in explaining the current housing situation and preferences of Northampton residents. Nuclear and extended families predominate as homeowners with a particular concentration in Wards 6 and 7. More than half of the single parents and married couples without children also own. Single people living with or without non - relatives predominate as renters (two out of three) with a concentration in Wards 1 and 3; they are three times less likely to own a single family home than those respondents who live in nuclear family situations. Single parents surveyed make up the highest percentage of those who rent a duplex in Northampton, while those in extended families are most likely to own a duplex or have a single family residence with an accessory apartment. Whereas 67% of the total respondents desire ownership of a single family residence, 85% of those in nuclear families and 74% of married couples without children at home desire this accomodation. Only 43% of single respondents living alone desire a single family home though it is unclear, as in other instances, whether this percentage reflects a real preference or reduced expectations due to a high -priced housing market. In somewhat reverse order are the preferences for owning or renting condominiums. Whereas only 6% of respondents living in nuclear families express a desire for this type of housing, 18% of single parents and 17% of single persons living alone desire condominium living. Single persons living alone also make up the highest percentage of respondents desiring to live in multi - family apartments (19% ). Differences in preference for homes with accessory apartments and shared living space demonstrate further the importance of household composition as a factor of importance. Whereas only 4% of those respondents living in nuclear families express a preference for a home with an accessory apartment, 11 % of those who are single parents and singles living with a non - relative desire this living situation. Nuclear families and married couples without children also express the lowest interest in sharing house space, while singles living with a non - relative express the greatest interest. The only convergence there is between respondents in nuclear families and those who are single parents has to do with the 10. Age L preference for living in apartments in multi - family dwellings. Both groups, possibly because of the common fact of having children in the household, dislike this option. Five percent of the total number of respondents report a household income of $70,000 or more. Nearly half of this group live in nuclear families. Single persons living with a non - relative make up a high percentage of those respondents in the lower income categories. They are joined there by single persons living alone and to a lesser extent by single parents and older married couples without children. Single parents (69 %) and singles living alone (61%) are the most likely to have known of people who had to leave Northampton because they could not afford the housing. Similarly, nine out of ten single parents and single persons living alone or with non - relatives believe that there is a crucial need for more affordable housing in the City. Age is another important factor in helping to explain the differing housing situations of Northampton residents. For example, those who have lived in the city longer are more likely to have entered the housing market before the recent period of price escalation. These individuals also tend to be older as 94% of the respondents over 65 years of age have lived in Northampton for ten years or more vs. 36% of those under age 40. The bulk of these older !I residents (23 -28 %) live in Wards 2, 4 and 5, while the youngest appear to predominate in Ward 1 (66% below 40 years old). Wards 3 and 4 also have more than half of the respondents who are under 40 years old. Wards 5 and 6 have the highest percentage of respondents in the middle -age range (40 -64 years old). i Age, related to income, is positively correlated with ownership of housing until age 65 and over when the percentage of owners drops by 20 percentage points. The greatest contrast lies between 87% of the respondents aged 50 -64 who own their dwellings and the 11% aged 21 -29 who own. Those most likely to share housing in Northampton are under 40 years old. fJ Housing preferences are clearly related to age as well. Eighty one percent of those who are in the 30 -39 year age range (many in nuclear families) desire a single family home compared to 59% of those 65 years and over. Alternatively, respondents who are 65 years or older represent the highest percentage of those with a preference for apartment living (20 %), while those 30 -39 years of age show the least interest (0 %) in this housing type. These preferences also relate to the household composition of respondents (see above) as younger and older residents tend to be single or married without children, and those 30 -49 tend to be single parents or in nuclear families. The highest percentage of households with incomes of Tess than $10,000 are in the 65+ age range (45 %) while the highest percentage with incomes of Tess than $20,000 are under 40 years old (48 %). Those respondents who range in age from 40 to 64 have the highest percentage of households (46 %) with incomes of more than $50,000; those 65 or older, the lowest (10 %). 11. A relationship between length of residence and ownership of dwelling has already been established. This plays itself out geographically, too, as the ward with the highest percentage of long -time residents, Ward 6, contains the highest percentage of homeowners (97 %), while Ward 1 contains the lowest percentage of owner- respondents (27 %) and the highest percentage of apartment dwellers (48 %). Ward 4 is evenly divided between renters and owners and the other wards are similar. Ward 2 contains the highest percentage of respondents who own single family dwellings with accessory apartments (5 %), while respondents in Ward -3- are - noted - for - having- the - highest percentages- who - own -or -rent Income Income plays a direct and obvious role in determining many aspects of the housing situation of Northampton residents. The higher the household income, the more likely a respondent is to own their dwelling. Three quarters of those surveyed with household incomes of $30,000 or more currently own their residence, while the percentage of owners in the highest income brackets approaches 90 %. It is important to note, however, that a significant percentage of respondents with relatively low household incomes also own their dwelling - -e.g. approximately one quarter of those households with incomes of less than $10,000. Respondents in this category may constitute a high percentage of elder persons living on fixed incomes. Monthly housing expense is not directly proportional to household income., however. Thus, although homeowners with household incomes of more than $50,000 spend the most in absolute dollars on housing monthly, those with incomes of between $40,000 and $50,000 spend Tess in absolute dollars per month than those with incomes in the $20,000- $25,000 and $30,000- $40,000 range. The same relationships hold true for monthly rental expenses. For example, respondents with household incomes of over $70,000 spend less in absolute dollars per month on rents than those in either the $25,000- $30,000 or the $40,000 - $70,000 range. Age and household composition relate strongly to household income and housing conditions (See above). Income differences are also reflected geographically in Northampton, with Wards 1 and 4 containing the highest percentage of respondents in the under $15,000 range (44% and 38% respectively) while Wards 2 and 7 contain the highest percentage of those surveyed in the over $50,000 income category (23% and 17% respectively). One factor which appears unrelated to income is the preference of respondents to maintain their residence within Northampton if they were to move. Ward Location of residence within Northampton appears to be a significant factor in predicting the current housing experiences and preferences of those surveyed, with the greatest differences emerging between those living in Wards 1 and 6. Ward 6 (followed by Ward 5) contains the highest percentage of respondents who have lived in Northampton for ten years or more (86% and 71 % respectively). Ward 1' has the lowest percentage in this category (45 %) but the highest percentage of Tess than one -year residents (7 %). Wards 1, 3, 4 and 7 all have around one quarter of those surveyed living in the City for less than five years, representing recent growth. duplexes (21% and 26% respectively) and who share housing (8 %). The desire to own 12. Wards 2 and 7 seem to have a great deal in common as they contain the highest percentage of respondents in the upper income categories and those with the highest monthly housing expenses for owners ($815 and $720 respectively). In contrast, those surveyed in Wards 1 and 4 have the highest percentage of lower incomes, followed closely by Wards 3 and 5. Respondents in Ward 1 have the lowest monthly housing expenses for owners ($423) Respondents in Ward 3 have the highest monthly rental expenses ($473), while those in Ward 6 have the lowest ($358). Here, it is significant to note that respondents who own housing in Ward 3, a ward with some of the lowest household incomes in the City, are also spending the highest percentage of their incomes of all respondents on housing (52 %!). This is compared to all of the other wards which fall in the 25 % -29% range. For renters, those in Ward 7 appear to be spending the highest percentage of their monthly household income on housing (41 %), r - while those in Ward 2 tend to spend the lowest (32 %). Both of these wards contain high percentages of upper income households. Respondents in the "under 40" age range predominate in Ward 1 (66% )and are fewest in Wards 2 and 5 (at 34% and 36% ). Those surveyed who are over 65 years of age predominate in Wards 2, 4, and 5 (at approximately 25 %) while middle -aged respondents predominate in Wards 5 and 6 (at percentages greater than 40 %). The highest percentage of single parent respondents are located within Wards 1 and 2 (9 %), while the lowest percentages in this category are found in Wards 6 and 7 (4 %). Ward 1 also contains the highest percentage of married couples without children. Single persons living alone predominate in Wards 2 and 4, nuclear families in Ward 6 and singles living with a non- relative in Ward 3. Though all respondents see a need for more affordable housing in the City, those living in Ward 1 feel this need the strongest (93% in favor). This is not surprising given the many Li recent in- migrants, lower percentages of homeowners, younger dwellers, lower income households and higher concentration of single parents. Conclusion housing is pretty evenly distributed between wards, though respondents in Ward 6 predominate in this desire at 100 %. Information on the current housing status of Northampton residents can serve several important purposes. In addition to providing valuable information on current housing problems for many different segments of the population, it enables us to predict and hopefully begin to explain responses to questions on zoning and housing options which comprise the -J second part of the Fair Housing Survey. r l Based on the information outlined above, it is clear that prevailing trends in the I ` J Northampton housing market affect residents differently depending upon a number of factors. High percentages of income are spent on housing in the City and large numbers of people believe that affordability is a very serious and growing problem. This is especially true for women, those in lower to middle income brackets, renters, single persons, single parents, and those younger or very much older in age. One would consequently expect residents who fall into one or more -of- these - categories -to -be the - most - favorable- toward the proposals- for - change. 'I 13. n l Li It is also interesting to note that a high percentage of respondents are satisfied with their neighborhoods and have a real desire to remain in Northampton and ultimately own a home. Given the material conditions of a large number of those surveyed and the fast changing nature of the housing market, it now seems quite apparent that these goals may never be achieved unless there is quick and effective intervention by City officials in the area of housing and development. The following section of this report outlines a variety of zoning and housing initiatives currently being considered by the City and describes the attitudes of Northampton residents to each proposal. 14.