Landlords' rental businesses before and after the COVID-19 pandemic: Evidence from a National Cross-Site Survey

This paper uses a survey of over 2500 rental property owners in ten cities across the United States to determine the impact of the COVID-19 pandemic on landlords' rent collection and business behavior. Our findings show that yearly rent collection was down significantly in 2020 relative to 2019-both within and across rental markets-and that an increasing number of owners have a large share of their portfolio behind on rent. Small owners and owners of color faced the highest exposure to deep tenant arrears in 2020, challenges they were also more likely to face prior to pandemic. Our findings show that owner business practices changed dramatically in 2020, with a higher share of landlords granting tenants rent extensions or forgiving back rent during the pandemic relative to prior. However, many owners also disinvested in their rental properties through deferred maintenance, missed mortgage payments, and property sale listings. Landlords of color pursued disinvestment strategies during the pandemic at an elevated rate compared to white landlords. Owners of properties in neighborhoods with more non-white residents were both more likely to experience decreased rent collection and more likely to pursue evictions and rental late fees holding constant rental payment rates, implying the pandemic has disproportionately affected renters in communities of color. Overall, our findings highlight the strain the pandemic has placed on the housing stock, which has implications for the long-term viability and affordability of many of these units. More concerningly, our results show that households of color-which have been disproportionately affected by the pandemic in other domains-were more likely to face punitive measures from landlords in both 2019 and 2020, suggesting the pandemic has exacerbated existing racial inequality in housing markets.

Climate justice and home-buyout programs: renters as a forgotten population in managed retreat actions

For most Americans, the value of their home represents the largest portion of their total wealth; accordingly, homeowners even in very poor areas can obtain some benefit from a home-buyout program as a means to move away from risk and begin again. Renters, however, are an overlooked population during implementation of post-disaster retreat programs that predominantly focus on homeownership. Racism is a substantial factor in homeownership disparities between black and white Americans that can be traced to the post World War II GI Bill-a law that delivered to returning veterans federally-backed home mortgage loans, loans that were largely denied to returning black soldiers. These inequities have not been overcome, leaving minority renters as some of the most vulnerable populations after a disaster. Indeed, some renters may be substantially worse off after a buy-out program is implemented in an area. Renters represent an atypical "trapped" population when it comes to relocation programs because they may be economically forced to move to even more climate vulnerable housing. This paper will explore post-implementation impact on renters of home buy-out and similar retreat programs. We will examine the factors that contribute to this cycle of failed re-location efforts for this sub-group such as the lack of retreat policies aimed at assisting low-income renters, lack or limitations of home or rental insurance, the absence of "duty to warn" obligations from landlords to inform renters of repeated flooding risks at the property, and market failure to encompass climate risks in rental pricing.

Booms and Busts in Housing Market and Health Outcomes for Older Americans

Background and Objectives

The US housing market has experienced considerable fluctuations over the last decades. This study aimed to investigate the impacts of housing price dynamics on physical health, mental health, and health-related behaviors for older American outright owners, mortgaged owners, and renters.

Research Design and Methods

We drew longitudinal data from the 1992–2016 Health and Retirement Study and merged it to the 5-digit zip code–level Housing Price Index. The analytic sample comprised 34 182 persons and 174 759 person-year observations. We used a fixed-effects model to identify the health impacts of housing price dynamics separately for outright owners, mortgaged owners, and renters.

Results

A 100% increase in Housing Price Index was associated with a 2.81 and 3.50 percentage points (pp) increase in the probability of reporting excellent/very good/good health status for mortgage owners and renters, respectively. It was also related to a lower likelihood of obesity (1.82 pp) for outright owners and a lesser chance of obesity (2.85 pp) and smoking (3.03 pp) for renters. All of these relationships were statistically significant (p < .05). Renters also experienced significantly decreased depression scores (−0.24), measured by the Center for Epidemiologic Studies—Depression scale, associated with the same housing price changes.

Discussion and Implications

Housing price dynamics have significant health impacts, and renters are more sensitive to fluctuations in the housing market. Our study rules out the wealth effect as the mechanism through which changes in housing prices affect older adults’ health. Our findings may inform policies to promote older adults’ health by investing in local area amenities and improving socioeconomic conditions.

The impact of low- and moderate-wealth homeownership on parental attitudes and behavior: Evidence from the community advantage panel

Considerable research has suggested that homeownership imparts a variety of positive individual, family, neighborhood, and community effects. Yet, much of the research to date has failed to examine such effects by level of income [Dietz, R.D., & Haurin, D.R. (2003). The social and private micro-level consequences of homeownership. Journal of Urban Economics, 54(3), 401-450.]. This study adds to the limited research on the impact of assets on parental attitude and behavior among low- and moderate-income (LMI) families. Data used in this study are from the evaluation of Self-Help's Community Advantage Home Loan Secondary Market Program. Specifically, we focus on the differences in the demographic and financial backgrounds, and parental attitudes and behavior between LMI homeowners and a comparison group of renters (n=815 owners; n=333 renters). Logistic regression analyses are used to model parental attitude and behavior outcomes on tenure, controlling for a variety of household characteristics. Results show that the overall differences between homeowners and renters on parental outcomes are statistically nonsignificant. This finding implies that tenure per se is not associated with parental attitudes and behavior. Explanations for the possible reasons for the lack of a tenure effect are discussed. Policy implications are forwarded.