September General Meeting
General Meeting Serves as Grassroots Call to Action for Housing Policy
On Thursday, September 15 the CAA hosted a Rent Control: It’s Not Over Yet panel with over 100 members attending the General Meeting. The panel featured both local and national speakers emphasizing the importance of grassroots efforts and working with elected officials to combat initiatives that negatively impact multifamily housing.
CAA Executive Director Laura Swanson welcomed members to the Wells Barn at Franklin Park Conservatory stressing the importance of the message. She welcomed new members in attendance and acknowledged the winners of the Golf Outing before turning the podium over to CAA Board of Trustees member and President of the National Apartment Association (NAA), Don Brunner. Brunner took the opportunity to recognize Brooke Dover of F & W Properties on recently receiving her Certified Apartment Manager designation.
Swanson returned to the podium to introduce the panel which included Brunner, Gregory Scott Brown, Vice President of Government Affairs for NAA, Leah Pappa Porner, Partner-In-Charge of the Columbus and Washington, D.C. offices for Calfee Halter Griswold and lobbyist for the Ohio Apartment Association (AA) and CAA and Steven Gladman, CAA Public Policy Analyst.
Brown began the presentation with an overview of issues facing NAA and at the Federal Level. Beginning by highlighting recent research and data provided to attendees focusing on metro, state, and national level data about apartment homes he encouraged members to review it to know the scope of the impact of multifamily housing and the impact of one dollar of rent.
“The big take away from our perspective is that only nine cents of every dollar actually goes back to the owner,” Brown stressed. “Everything else goes to someone else. It’s a very powerful piece of information for us with policy makers to give them perspective on what this industry is taking home.”
Highlighting five of the top trending issues nationally, Brown presented a map with flags indicating where those issues are happening, noting that Columbus is not alone in Rent Control initiatives, but it is the hottest topic currently. Other issues include Evictions, Electric Vehicle Charging, Source of Income, Resident Screening and Tenant Opportunity to Purchase (TOPA), the idea that residents would have the first opportunity to purchase the building if you decide to sell.
Outlining the three Federal priorities for the year, to incentivize localities to lower barriers to development, to make the Section 8 program friendlier to housing providers and finally, to end the 30-day notice to evict requirement that exists after being established in the CARES Act. Brown spent time describing the legislative process and how the mid-term elections will impact how and when legislation passes, hoping that NAA will find a vehicle to attach these items to allowing them to pass this year. Otherwise, legislation will be introduced again after the new year.
Brown turned the microphone over to Brunner who quickly to outline the National endeavors and the expansion of NAAs advocacy efforts including the Housing Affordability Program, expanding the ability of local affiliates fight industry issues at the local and state level.
Following Brunner’s update Pappas-Porner spoke on the state perspective. “As Steve said, I’ve have followed apartment and housing issues at the Statehouse for a few years and this has been an interesting year at work at the Ohio Statehouse,” Pappas Porner began. “Housing has become a hot issue and I say that with the 20 plus years of representing your industry. It’s because of the growth, particularly in Central Ohio that things like the Intel announcement are pushing. These types of mega developments bring people and people need places to live.”
Stating that housing in Ohio is an Urban versus Rural discussion. Urban areas are more familiar with multifamily housing while the rural areas aren’t. Likening that to the Statehouse Pappas Porner explained that rural Republicans have a super majority of the legislature making it hard to pass some legislation.
“You are advocates for your industry in your very walk of life. You meet elected officials, their staffs and talking about your business, how you make money and how you lose money is very important work in the field,” she continued. “I’ve always encouraged that type of business to elected officials. Outreach is important. Communicating what you do for a living and where your pain points are and your opportunities for more economic development.”
Several times throughout the afternoon Pappas Porner encouraged members who are interested to reach out to CAA staff and get more involved. And those interested in building and developing more housing to do it. Stating that the jobs are coming, and the question now is ‘will Ohio have enough housing.’
Moving on to discuss the Ohio General Assembly she outlined the process of passing House Bill 126 which has been introduced in several legislative sessions and just passed earlier this year. And the expeditated process of House Bill 430 which included the important Rent Control Pre-emption CAA members and staff worked toward in May of this year. She continued the rural versus urban explanation saying that rent control is an issue in urban areas while two rural Republicans asked why businesses should be required to cap their rent. Using those two leaders the help amend and pass House Bill 430.
While a victory, the pre-emption has not stopped the rent control conversation in Columbus. The ballot initiative is now in its seventh iteration to attempt some sort or restrictions on multifamily housing. It will likely face the voters next year. The initiative would include the creation of a Fair Housing Department in Columbus that would be able to administratively create rent control measures.
“Our fear is that in some ways the rent control conversation in the City of Columbus is that we’re wrongly evicting people and to stop evictions and it is taking on a racial conversation that African American are more prominently being evicted. Those are hard conversations for elected officials in the City of Columbus to be diplomatic with,” Pappas Porner said. “We’re going to work as a coalition to continue to pursue and educate on housing policies and why rent control is not an appropriate way to stop evictions. In fact, it will probably limit housing and limit affordable housing and make the situation worse.”
Gladman then took over to discuss other potential issues facing the industry on the local level, including Councilmember Favor’s Housing for All 2.0. Indicating that council could take pieces of the proposed ballot initiative and turn them into legislation pre-empting the ballot proposal.
“I think they’ll look at things like ‘Pay to Stay’ which may not be that disruptive, third party pay requirements, right to counsel, which would increase the amount of money the city provides to legal services to increase the number of attorneys at Eviction Court,” Gladman said. “The greatest concern, I think, are the licensing and registration provisions in the ballot initiative. That’s how they get to rent control. It allows the tenant organizations to contest rent increases, you have to go before a licensing review board.”
Stating that these are things that could be challenged constitutionally it would not be a cheap or easy endeavor with challenges at the ballot level and again following passage. Gladman stated that conversations are ongoing to try to pre-empt legislation detrimental to the industry.
Brunner concluded asking that members take efforts into their own hands. In their local relationships, advocate for the industry, if rumblings of new legislation are heard, call the association, sign up for NAA Voter Voice to make your voice heard. But, overall, just encouraging members to be active on all levels of advocacy.
The panel took questions from the audience including, how Columbus policy can impact suburbs in the future. “The Intel project is exactly the rub that you’ve asked. Rural Licking Country, many are upset that economic development measures have come in, bought their farmland, forced them out. Some are thrilled because they’re rich now, but some are not,” Pappas Porner said. “That development is changing their lifestyle and the way they live and bringing in things that they do not want around them and that’s why they chose to live in Licking County. The housing policies that will be in a 50- mile radius will change rural Ohio; they will be faced with housing policy that the City of Columbus is more used to. That is playing out front and center in greater Columbus. I think it’s part of growth.”
“We have a regional housing issue because the suburbs aren’t participating in the same way,” Gladman continued. “The people in that area aren’t excited about the development. In Newark, you’ll probably see a lot of development there because there are a lot of opportunities there. There is a real disconnect regionally between housing and affordable housing, housing in general. It’s not just multifamily, it’s single family too. We’re falling farther and farther behind. The builder’s association says we need to double production starting now for the next 20 years to stay ahead.”
Swanson thanked the group for attending and invited new members to stay for welcome information.
CAA Executive Director Laura Swanson welcomed members to the Wells Barn at Franklin Park Conservatory stressing the importance of the message. She welcomed new members in attendance and acknowledged the winners of the Golf Outing before turning the podium over to CAA Board of Trustees member and President of the National Apartment Association (NAA), Don Brunner. Brunner took the opportunity to recognize Brooke Dover of F & W Properties on recently receiving her Certified Apartment Manager designation.
Swanson returned to the podium to introduce the panel which included Brunner, Gregory Scott Brown, Vice President of Government Affairs for NAA, Leah Pappa Porner, Partner-In-Charge of the Columbus and Washington, D.C. offices for Calfee Halter Griswold and lobbyist for the Ohio Apartment Association (AA) and CAA and Steven Gladman, CAA Public Policy Analyst.
Brown began the presentation with an overview of issues facing NAA and at the Federal Level. Beginning by highlighting recent research and data provided to attendees focusing on metro, state, and national level data about apartment homes he encouraged members to review it to know the scope of the impact of multifamily housing and the impact of one dollar of rent.
“The big take away from our perspective is that only nine cents of every dollar actually goes back to the owner,” Brown stressed. “Everything else goes to someone else. It’s a very powerful piece of information for us with policy makers to give them perspective on what this industry is taking home.”
Highlighting five of the top trending issues nationally, Brown presented a map with flags indicating where those issues are happening, noting that Columbus is not alone in Rent Control initiatives, but it is the hottest topic currently. Other issues include Evictions, Electric Vehicle Charging, Source of Income, Resident Screening and Tenant Opportunity to Purchase (TOPA), the idea that residents would have the first opportunity to purchase the building if you decide to sell.
Outlining the three Federal priorities for the year, to incentivize localities to lower barriers to development, to make the Section 8 program friendlier to housing providers and finally, to end the 30-day notice to evict requirement that exists after being established in the CARES Act. Brown spent time describing the legislative process and how the mid-term elections will impact how and when legislation passes, hoping that NAA will find a vehicle to attach these items to allowing them to pass this year. Otherwise, legislation will be introduced again after the new year.
Brown turned the microphone over to Brunner who quickly to outline the National endeavors and the expansion of NAAs advocacy efforts including the Housing Affordability Program, expanding the ability of local affiliates fight industry issues at the local and state level.
Following Brunner’s update Pappas-Porner spoke on the state perspective. “As Steve said, I’ve have followed apartment and housing issues at the Statehouse for a few years and this has been an interesting year at work at the Ohio Statehouse,” Pappas Porner began. “Housing has become a hot issue and I say that with the 20 plus years of representing your industry. It’s because of the growth, particularly in Central Ohio that things like the Intel announcement are pushing. These types of mega developments bring people and people need places to live.”
Stating that housing in Ohio is an Urban versus Rural discussion. Urban areas are more familiar with multifamily housing while the rural areas aren’t. Likening that to the Statehouse Pappas Porner explained that rural Republicans have a super majority of the legislature making it hard to pass some legislation.
“You are advocates for your industry in your very walk of life. You meet elected officials, their staffs and talking about your business, how you make money and how you lose money is very important work in the field,” she continued. “I’ve always encouraged that type of business to elected officials. Outreach is important. Communicating what you do for a living and where your pain points are and your opportunities for more economic development.”
Several times throughout the afternoon Pappas Porner encouraged members who are interested to reach out to CAA staff and get more involved. And those interested in building and developing more housing to do it. Stating that the jobs are coming, and the question now is ‘will Ohio have enough housing.’
Moving on to discuss the Ohio General Assembly she outlined the process of passing House Bill 126 which has been introduced in several legislative sessions and just passed earlier this year. And the expeditated process of House Bill 430 which included the important Rent Control Pre-emption CAA members and staff worked toward in May of this year. She continued the rural versus urban explanation saying that rent control is an issue in urban areas while two rural Republicans asked why businesses should be required to cap their rent. Using those two leaders the help amend and pass House Bill 430.
While a victory, the pre-emption has not stopped the rent control conversation in Columbus. The ballot initiative is now in its seventh iteration to attempt some sort or restrictions on multifamily housing. It will likely face the voters next year. The initiative would include the creation of a Fair Housing Department in Columbus that would be able to administratively create rent control measures.
“Our fear is that in some ways the rent control conversation in the City of Columbus is that we’re wrongly evicting people and to stop evictions and it is taking on a racial conversation that African American are more prominently being evicted. Those are hard conversations for elected officials in the City of Columbus to be diplomatic with,” Pappas Porner said. “We’re going to work as a coalition to continue to pursue and educate on housing policies and why rent control is not an appropriate way to stop evictions. In fact, it will probably limit housing and limit affordable housing and make the situation worse.”
Gladman then took over to discuss other potential issues facing the industry on the local level, including Councilmember Favor’s Housing for All 2.0. Indicating that council could take pieces of the proposed ballot initiative and turn them into legislation pre-empting the ballot proposal.
“I think they’ll look at things like ‘Pay to Stay’ which may not be that disruptive, third party pay requirements, right to counsel, which would increase the amount of money the city provides to legal services to increase the number of attorneys at Eviction Court,” Gladman said. “The greatest concern, I think, are the licensing and registration provisions in the ballot initiative. That’s how they get to rent control. It allows the tenant organizations to contest rent increases, you have to go before a licensing review board.”
Stating that these are things that could be challenged constitutionally it would not be a cheap or easy endeavor with challenges at the ballot level and again following passage. Gladman stated that conversations are ongoing to try to pre-empt legislation detrimental to the industry.
Brunner concluded asking that members take efforts into their own hands. In their local relationships, advocate for the industry, if rumblings of new legislation are heard, call the association, sign up for NAA Voter Voice to make your voice heard. But, overall, just encouraging members to be active on all levels of advocacy.
The panel took questions from the audience including, how Columbus policy can impact suburbs in the future. “The Intel project is exactly the rub that you’ve asked. Rural Licking Country, many are upset that economic development measures have come in, bought their farmland, forced them out. Some are thrilled because they’re rich now, but some are not,” Pappas Porner said. “That development is changing their lifestyle and the way they live and bringing in things that they do not want around them and that’s why they chose to live in Licking County. The housing policies that will be in a 50- mile radius will change rural Ohio; they will be faced with housing policy that the City of Columbus is more used to. That is playing out front and center in greater Columbus. I think it’s part of growth.”
“We have a regional housing issue because the suburbs aren’t participating in the same way,” Gladman continued. “The people in that area aren’t excited about the development. In Newark, you’ll probably see a lot of development there because there are a lot of opportunities there. There is a real disconnect regionally between housing and affordable housing, housing in general. It’s not just multifamily, it’s single family too. We’re falling farther and farther behind. The builder’s association says we need to double production starting now for the next 20 years to stay ahead.”
Swanson thanked the group for attending and invited new members to stay for welcome information.
| CAA_NAA National Updates |
| Calfee_CAA Updates |
| CAA/NAA_Rent Control Talking Points |
