One thing that nearly everyone knows about the economy is that housing has become dangerously unaffordable. It’s due to a combination of forces starting with the fact that it is estimated that the US is roughly 5 million housing units short of the current demand (other major factors include: COVID supply-chain price increases; unbalanced Construction Defect laws that obstruct the building of condominiums; a shortage of skilled contractors due to attrition from the Great Recession; and high mortgage interest rates). In Colorado, we’re in immediate need of roughly 175,000 homes. Here in Boulder County, the tragic and sudden loss of a 1000 homes in the Marshall Fire turned the pressure on the housing market up to a boil. Throughout the state, until the supply is dramatically increased, there will be too much demand to ever bring prices back down to a sustainable and attainable level.
In Gov. Polis’ recent State of the State address, he indicated a new statewide awareness of the vital importance of housing and the current crisis that we are in: “Housing policy is economic policy. Housing policy is transportation policy. Housing policy is water policy. Housing policy is public health and equity policy.” The Colorado Senate is calling this “the year of housing”, and there is a bill working its way through the Colorado legislature designed to remove roadblocks to building housing. The American Institute of Colorado just amended its core mission imperatives to focus specifically on housing. Nearly every municipality in the state is working on an action plan to combat homelessness, provide workforce housing and help ordinary folks to be able to afford to live there. I think it’s not too much of a stretch to say this is the biggest housing push the country has seen since our G.I.’s returned from WWII.
There are dozens of specific things we can do to improve the situation immediately including: changing zoning to allow duplexes and triplexes where now only single family homes can exist; allowing Accessory Dwelling Units (ADU) everywhere; allowing creative new forms of housing like tiny home communities, cohousing, and co-ops; re-zoning to allow developers to create the “missing middle” (denser than single family homes & less dense than high rises); eliminating red-tape and obstacles in the Planning & Zoning and Building Permit processes; and adding density to transit corridors…we know how to do all these things right now.
While there is always a balance of civic priorities to address: water, global warming, traffic, social justice, air quality, and so many more...at this moment in time there seems to be a broad consensus that we all need to pull together to house people better.
Please read this terrific article by John Tayer, Exec. Dir. Of Boulder’s Chamber. Housing is fundamental.
Locally we have a number organizations that advocate for progressive housing policies to make housing more attainable, sustainable, and available. Check out Boulder Housing Network newsletter & Better Boulder
While there is a strong awareness that we need more housing and need to make it more attainable, there is considerable debate about the best strategy to do that. There are concerns that the new CO State bill will usurp local planning & zoning control – the bill was recently amended to give more control back to the cities and towns, but it is still pushing all municipalities to step up and create more housing.
There are concerns that Colorado might not have enough water to support this many people (estimated to be 10 million by 2050), and that is a serious and valid concern, but do keep in mind that agriculture uses over 70% of the Colorado River’s water. All buildings (residential, commercial, recreational and industrial) use only 6.7%. Additionally, waterwise landscaping and low-flow plumbing fixtures can make both new and existing housing very water-efficient.
There is concern that housing displaces native ecosystems and historic farming. This can be true, especially with urban sprawl. The current housing bill focuses specifically on densifying already developed areas, maximizing its sustainability, supporting public transportation & compact walkable mixed-use neighborhoods, and minimizing its carbon footprint and impact on the natural environment – a strategy formally supported by groups like the Sierra Club.
We as a society are always seeking to keep ourselves in balance. At the moment, one of the things that is furthest out of balance is our lack of ability to house ourselves.