Does 40B really create Affordable Housing?

To the Editor:

I have worked with public officials in Ashburnham and Westminster helping their ZBAs review affordable housing projects. Mr. Evancic's Letter to the Editor (November 2, 2007) is true as far as it goes. 40B does improve the ability of developers to build high density affordable housing in a community. They can propose a project on any piece of land and bypass local zoning rules and regulations.

Mr. Evancic's assumes that a project built under 40B will satisfy the need for affordable housing in a community. The argument assumes that communities need affordable housing for teachers, public employees, new families and seniors. Housing built under 40B will meet those needs.

That conclusion is wrong.

Because 40B provides housing to families that earn no more than 80 percent of the Area Median Income and the family must earn enough to qualify for mortgage, 40B units only serve families in a narrow income band.

Selling prices are set by state regulations are tightly controlled. A 40B two-bedroom 40B condo or singlefamily home in Ashburnham will cost $129,250. By any standard that is an attractive price. What generally is not understood, is there are income limits for the potential buyers. A family of three can earn no more than $51,600 in Ashburnham to qualify for the two-bedroom unit. If they earn less than the maximum income, they then must go to a bank and qualify for a mortgage. To purchase the two-bedroom unit, they must earn $45,123 to qualify for a mortgage. There also are limits on other debt payments. The bottom line is to purchase this two-bedroom unit for $129,250 there is an income range of no more than $51,600 and no less than $45,123 or a range of $6,477. This narrow income range disqualifies most two-income families and disqualifies most seniors on fixed income. In fact if you go throughout the state and visit 40B project there are an abundance of units that are priced below $200K but can not be find qualifying buyers.

Frequently communities are concluding 40B does not provide affordable housing to the residents that they want to support - households with two income teachers, police, fire, public employees and seniors. It probably is good for single-parent families and single individuals. But is that sufficient for Ashburnham?

If the objective is to find ways to by pass local rules and build affordable housing, you like 40B. If the objective is to provide real affordable housing to target populations, you find 40B has short comings.

Dick Heaton H&H Associates

Bolton