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 - Page 30 -H. Housing General Description of Housing in the Region The following table presents a historical perspective of housing construction. Dates of Construction:
[Source: 1990 US Bureau of Census] The West Central region is experiencing new housing growth beyond the state average in year-round homes to accommodate population growth. A comparison of owner occupied and renter occupied housing shows a large proportion of seasonal homes or cottages in the area and a possible shortage of rental housing when compared to the rest of the state. (The data is from the 1990 census.) Of the 75,056 housing units, including cottages and summer homes, in the region, 36,219 or 48% are owner occupied. 10,718 or 14% are occupied by renters (1990 Census, Michigan Information Center) leaving 28,119 or 37% which are cottages, etc. On a statewide basis, 63% of the total housing units are owner occupied and 26% are occupied by renters. The combination of lower occupancy rate on a year-round basis, which is not surprising given the recreational nature of the area, and building rate of close to 20% of the housing built in the ten year period from 1980 to 1990, shows the increase in housing for the region. This is considerably above the growth rate in population of 3.9% from 1980 to 1990. The latest population increase (12.7% from 1990 to 1998) and building boom are estimated to closely coincide. Housing Problems According to Housing Secretary Andrew Cuomo, the cost of rental housing has increased at 12 times the inflation rate. The increase, he said, was Afor big cities, small cities, suburban, urban and rural. The housing crisis does not discriminate.@ He also reported that the purchase price of houses has grown by twice the rate of inflation. Despite a strong economy, increased housing costs are magnifying the housing problems of the poor. From 1991 to 1997, the number of housing units across the country that poor families could afford dropped five percent. ...back
Two studies of housing needs completed in the past three years provide a micro analysis of problems faced by persons and families on the lower end of the economic spectrum. A study completed in 1997 for the Michigan State Housing Development Authority addressed housing concerns in Newaygo county. According to the report, AThe need for affordable housing opportunities in Newaygo county was researched and clearly documented by the Center for Nonprofit Housing (CNH) and again in 1996 by Wilkins & Wheaton marketing consultants. Both studies conclude that affordable housing is the critical element for working class families= ability to lead independent lives. Subsidized rental housing is most often the only alternative, due to market conditions beyond their income capabilities. "The two analyses focused on 4,600 working poor households in Newaygo county having income between $10,000 to $25,000, below the 1990 Census median family income of $26,000 for Newaygo county. . . . In many cases, this will mean housing which is substandard or require workers to commute from other locations which further erodes disposable income for housing. Many families are forced to double up with friends or family or seek shelter not meant for permanent housing (camping, living in cars, etc.). The working poor is the largest population subgroup with substantial housing need and is therefore the focus of current CNH programs.@ Given its extreme position as the poorest county in Michigan, it is not surprising that housing is a serious issue in Lake county. A study similar to that conducted in Newaygo county was completed in early 1997 for Lake county. Selected conclusions are summarized below. Housing Characteristics Mobile homes have increased significantly from only 87 in 1970 to 1,365 in 1980 and 3,821 in 1990. 1990 county wide median home value is $29,800 as compared to the state $60,600. 1990 county median contract rent $204; compared to the state at $343. Substandard units lacking plumbing or overcrowded exceeds the state average by almost 2.5 times. Residential Construction Activity Only 35.6% of the building permits issued between 1992 and 1996 have final certificates of occupancy. Of permits issued from 1993-1995 the assessed values are low. Of the 189 homes issued permits, 82 had values less than $30,000. From 1990-1996 no spec homes have been built. Recommendations: Strict enforcement of building codes. Development of standardized zoning, including provisions controlling the placement of mobile homes. Demolition of abandoned and unsafe buildings. Continuation of loans and grants for improvements to existing housing. Encourage the development of at least one modular home community. Encourage additional rental development, including the development of rental units without subsidy. ...back
Estimated Demand For new sales housing 1997-2002 of less than $50,000 -- 46.1% For new rental housing 1997-2002 of gross rents less than $300 -- 51.9% Although Habitat for Humanity relies on the 1990 Census for data, its extensive experience in providing housing for families gives it a valuable perspective on housing problems and needs. A telephone interview with the Affiliate Support Manager, Midwest Resource Center, Habitat for Humanity revealed a number of perceived trends:
Away from affordable housing toward upper-income housing and second homes. Habitat can build a modest three-bedroom home but because it is assessed at a much higher value that its acquisition cost, the new owner has a financial problem. Particularly in coastal communities, the price of land to build on is very highly priced. PART II: OUR CAREER DEVELOPMENT SYSTEM A. The Career Preparation System The region's Career Preparation System is designed to provide all students completing the Michigan educational system with the necessary academic, technical, and work behavior knowledge and skills for success in a career of their choice and lifelong learning. As an integral part of the state's total education system and an equal partner in workforce development and economic development systems, Career Preparation is a continuum from elementary through post-secondary education (K-16) culminating in student acquisition of credentials signifying both academic and career competency achievement and successful transition into employment. Career Preparation in the region is composed of seven interconnecting components, which comprise the system. The great potential provided by Career Preparation is the "system’s" dimension that provides the template for systematically organizing and integrating programs and services which address the needs of students to be lifelong learners and successfully fill the adult role as an employed individual in a career(s) of their choice. Career Preparation Goals The goals of the Career Preparation system are: To expand the educational choices available to students and parents. To ensure that career preparation is an integral part of our educational system. To increase the involvement of the private sector and other community organizations in the Career Preparation System. To establish System standards and accountability statewide to ensure consistent high quality. ...back
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