Housing Poll, Occupancy, Resources Explored to Advance Affordability

MOSCOW – In unanimous votes Thursday, the Moscow Fair & Affordable Housing Commission agreed to invite a state housing finance representative to its next meeting and directed city staff to gather and present information about reports of residential occupancy violations.

The board also assessed an informal poll it conducted in September at its downtown Moscow Farmers Market table, which showed that walkability was most important to people when considering home choice. That priority was followed by having a standalone home and the ability to age in place. Lesser preferences were offstreet parking and a small yard. 

Results from a second informal survey at the market surprised commissioners; it showed that, of fewer than 200 people polled, about 140 spent 35 percent or less of their income on housing, while nine spent 40 percent or more. 

Federal guidelines define anyone paying more than 30 percent of income for housing as cost-burdened, and the commission expected more of those surveyed to be in that category. However, they noted during discussion that the Farmers Market likely draws a wealthier, perhaps older segment of the community; conducting the same poll at Winco on a Saturday morning, they agreed, probably would result in more students and young families participating – and yield more cost-burdened results.

The two questions are the same ones the commission submitted to the City Council for inclusion in its citywide random poll planned this fall. 

A representative from the Idaho Housing and Finance Association will be invited to participate remotely in the commission’s Nov. 5 meeting, or one to follow. To aid its quest for more affordable housing in Moscow, the board agreed to ask what research and educational and financial resources the IHFA can provide and how the community can make use of those. 

In response to a request from citizen John Slagboom, the commission discussed residential occupancy rules in Moscow city code and how state laws passed this year could affect those rules. 

Slagboom, who was at the meeting, said it is likely that university students renting rooms in homes are exceeding the city’s occupancy limits outlined for residential zones and unrelated residents in a single dwelling. These are different from the federal building and fire code occupancy laws put in place for safety, which he said he supports.

It is in the interest of fair and affordable housing, he said, to allow homes in the R1 and R2 single-family zones to accommodate unrelated students. He said his concern is that the city’s rules, which typically are only investigated when someone complains, can be selectively enforced. 

City Planner Lucy Falcy, city staff liaison to the commission, said her office receives few of these complaints. After repeated complaints, the issue would go to the city’s legal office, she said, but she has never seen a case escalate to that level.

She said changes to state law this year for short-term rentals and accessory dwelling units (ADUs) mean more unrelated residents can live in one home: ADUs can house four people, rather than two; and there are no limits on occupancy for rentals shorter than one month, so ongoing occupants could just renew their lease monthly.

Commissioner Michael Wolf said that since there were few nuisance reports, occupancy seemed like a non-issue. Commissioners mostly agreed, but voted unanimously to have Falcy look into how common complaint-based reports are of occupancy violations. 

In other business, the housing commission:

* Was told that its letter to City Council in favor of a local housing authority was resubmitted with a request that it be included in discussion during the Oct. 12 strategic plan update.

* Was reminded of two upcoming events: 

Community Conversation on Housing, hosted by Boise’s Gem State Housing Alliance and the local Hills & Rivers Housing Trust, 4-6 p.m., Tuesday, in the 1912 Center first-floor Arts Room, 412 East 3^rd St. The public may reserve a spot for free at https://www.eventbrite.com/e/community-conversation-on-housing-moscow-tickets-1999728785629

Housing Shortage in Moscow – Who Can Fix It? hosted by the Hills & Rivers Housing Trust, 3-5 p.m., Oct. 25, at the Hamilton Indoor Recreation Center (HIRC), 1724 East F St. 

The next regularly scheduled meeting of the Moscow Fair & Affordable Housing Commission will be Nov. 5.