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Home My WebLink AboutAFC 04-01-10 ~JCCOG rl',.... MEETING NOTICE JCCOG Affordable Housing Committee Meeting Thursday, April 1, 2010 - 4:00 PM Coralville City Hall Council Chambers Agenda 1. Call to Order 2. Consider approval of January 28, 2010 meeting minutes 3. Public discussion (of any item not on the agenda) 4. Discuss developer incentives to encourage affordable housing 5. Overview of the percentage of rental vs. owner-occupied housing 6. Review identified vacant and underdeveloped parcels 7. Discuss the summary of the Iowa City City Council inclusionary zoning discussion 8. Discuss items for next agenda 9. Other business 10. Adjournment Attachments Iowa Valley Habitat for Humanity report on older manufactured homes in Johnson County S :\PCD\AGE NDAS\JCCOG\AHC\20 1 O\AFCagenda 1-28-1 O.doc Minutes JCCOG Affordable Housing Committee Thursday, January 28,2010 - 4:00 P.M. City Hall, Coralville, Iowa Members Present: Members Absent: Staff Present: Others Present: Call to Order City of Coralville: City of Iowa City: City of North Liberty: City of Tiffin: City of University Heights: Homebuilders Association Housing Fellowship: Johnson County: University of Iowa Housing Trust Fund: ICCSD: PRELIMINARY Ellen Habel Steve Long Tracy Mulcahey Royce Phillips Louise From Glenn Siders MaryAnn Dennis Andy Johnson George Hollins Tracy Achenbach Lane Plugge Iowa City Area Association of Realtors Cheryl Nelson Clear Creek Amana School District: Paula Vincent Kris Ackerson, Linda Severson, John Yapp Carol Spaziani (League of Women Voters); Mary Abboud (Housing Authority); Rebecca Reiter (League of Women Voters); Charlie Eastham (Housing Fellowship) Public Discussion: John Yapp called the meeting to order at 4:05 p.m. None. Consider Approval of October 29, 2009 Minutes: Dennis moved to approve the minutes and From seconded. Glenn Siders noted that he had a question that was reflected in the minutes regarding a chart that Yapp had prepared and asked that Yapp contact him with an explanation of what the chart was depicting The motion passed unanimously. Review Summary of Discussion to Date Yapp outlined a summary of the discussion to date Yapp said that staff will keep an ongoing summary of items the committee had reached general consensus to produce a series of recommendations to the local governments. The topics of mutual interest to date include: 1) a need for public awareness and education on affordable housing issues; 2) understanding the demand for affordable rental housing; 3) understanding the ways community resources can be better directed to affordable housing; and 4) the cost of development. The committee said they would like to review any recommendation before staff forwarded them to JCCOG governmental entities The committee has noted the challenges resulting from NIMBYism as an issue. Offering pre-approved or permit ready plans seems to be an avenue to reduce the amount of time developers spend in the design and building plan review process. Density bonuses appear to be an incentive to attract developers to develop affordable housing as it is less controversial than an inclusionary zoning policy that requires developers to develop affordable units. Siders noted that most development codes do not require garage structures and so allowing a reduction in garage space is not an incentive. Affording Housing Committee January 28, 2010 Page 2 Review Summary of Manufactured Housing Information and Data for Johnson County: Severson outlined research on manufactured housing. A manufactured home is a catch-all term for a single-family dwelling constructed entirely in a controlled factory environment There are a range of manufactured homes from the traditional 14 foot wide trailer all the way to modular and prefabricated homes One of the benefits of manufactured housing is that it can provide an owner occupied opportunity for a segment of the housing market not served by the site built housing due to costs. Severson noted that the square foot construction costs of manufactured homes is approximately 75% of that of site built homes of comparable size. The Committee discussed some of the differences between manufactured housing, site built homes, and modular homes. Siders noted there is significant difficulty with locating a manufactured or mobile home within an existing neighborhood or a newly developing area. However, Siders noted that modular homes can be developed a little more efficiently and it is difficult to tell the difference between a modular home and a site built home. Siders noted that the Saddlebrook community in southeast Iowa City is an example of modular construction. Severson noted that in Johnson County there are 23 manufactured home courts ranging from two homes to 456 homes. There are 3,383 manufactured housing units in Johnson County or 5.6% of the dwellings in the County. Severson noted there is a wide range of purchase costs for these homes depending on age, size, and quality Severson noted that lot rent is one of the 'costs' associated with mobile home courts. In Johnson County the lot rent ranges from $225 to over $300. Because the lot rent includes services like mowing, snow removal, water and sewer treatment, and garbage pickup it can be attractive to very young or very old households, or households that do not have the means or desire to maintain the exterior part of their lot. Dennis asked if lot rent is determined by the park owner. Severson replied that it is. The Committee discussed some of the distinctions with a manufactured home in a traditional court versus a manufactured home placed on a permanent foundation. Dennis asked if local builders are receptive to mobile homes in newly developing areas if they are placed on permanent foundations Siders responded that there is a stigma associated with mobile homes but modular homes are more acceptable. Siders noted that many new developments have covenants that do not allow manufactured homes. The Committee discussed the fact that private covenants are private between the property owners or buyers or renters and the public does not have a say in the elements of private covenants. Dennis noted that in some areas of urban blight such as flooded out areas modular homes can be ordered and installed. There may be an opportunity for cost savings by encouraging this. The Committee discussed the financing of manufactured housing and the fact that manufactured housing typically carries a higher interest rate and depreciates in values. Long noted that another issue with manufactured housing is that you can be evicted without cause as opposed to a rental or apartment unit where you typically have a 30-day notice. Johnson noted that some states and parks have formed cooperatives for ownership or part ownership of the park in order to have more control. Review Identified Redevelopment Areas and Public Policies Which Would Support Creation of Affordable Housing Ackerson reviewed the memo and map submitted regarding this topic. Redevelopment is one of the most effective ways to revitalize underdeveloped areas with physical, environmental, or economic conditions which act as a barrier to new investment by private enterprise. Through the redevelopment process, a project area receives focused attention and financial investment to reverse deteriorating trends, rehabilitate and add to the housing stock, and gain active participation and investment by citizens which may not otherwise occur. Ackerson noted on the first map, eight sites were identified by local municipalities as potential redevelopment districts, which could also incorporate affordable housing incentives. On the second map, other properties were identified as underdeveloped which means the land has more value than any building(s) currently on the parcel. Affording Housing Committee January 28, 2010 Page 3 Options that have been implemented in other communities include pre-approved plans for streamlining approval (Iowa City offers this service to Habitat for Humanity to reduce application review costs), more efficient use of housing/accessory dwelling units and density bonuses. Siders said he would submit ideas of incentives that appeal to local developers. Identifv Topics for Next Agenda Long shared that an inclusionary zoning discussion is scheduled to be discussed by Iowa City City Council in February. Carol Spaziani suggested reviewing the housing report by Karin Franklin (previous director of the Iowa City Planning and Community Development Department). Topics for the next meeting: development incentives, under-developed areas map, and percentages of rental units and owner occupied. Discuss Next Meeting Time and Location The next meeting will be in 6 - 8 weeks at the Coralville City Hall. Severson will e-mail several possible dates with the meeting being scheduled when the most committee members can attend. Other Business None. Adiournment The meeting was adjourned at 5: 12 p.m. s/pcd/mms/aff hsg/ aff hsg 1-28-1 a.doc ~JCCOG rriii__ m e m 0 Date: March 26, 2010 To: JCCOG Affordable Housing Subcommittee From: John Yapp 7 y..,.,--- Re: Agenda Item #4: Discuss developer incentives to encourage affordable housing In past discussions, we have discussed a range of potential incentives local governments can use to encourage affordable housing. These include techniques like: . Waivers of subdivision, rezoning and building permit fees . Waivers of water and sewer-related tap-on fees . Waivers of open space requirements and/or fees . Allowing increased density (AKA density bonus) . Identifying pre-approved building plans for streamlined approval . Reducing lot size requirements . Increasing allowable building size through increases in height allowances, lot coverage percentages, reduced setbacks, etc. One thing to keep in mind is that developers and homebuilders are part of an industry which has many expenses, including salaries, taxes, overhead (buildings and equipment) and inventory. The question is what types of incentives are valuable enough to encourage developers to construct affordable housing as part of the development of subdivisions, neighborhoods and multi-family buildings. We hope to have additional information from Glenn Siders for our April 1 discussion. C:\Documents and Settings~yapp\Desktop\MemoForm-newJCCOG1.doc ~JCCOG r~ m e m 0 (.... Date: To: From: Re: March 22, 2010 JCCOG Affordable Housing Committee Kristopher Ackerson, Assistant Transportation Planner~~ Agenda item #5: Rental VS. owner occupied housing rates At your last meeting, the committee requested a brief summary of rental VS. owner occupied housing in the Iowa City urbanized area. The following document outlines these figures based on 2000 U.S. Census data. · Occupancy Status, Iowa City Area Affordable Housing Market Analysis, 2007 We also plan to bring a map of owner occupied housing map based on 2000 U.S. Census data to our next meeting. Feel free to contact me with questions at 356-5247 or KristolJher-Ackerson(fi)jowa-citv.orq. I will also be at your April 1 meeting to answer questions. S:\JCCOG\Affordable Housing Committee\2010 April Agenda\Rental Rates memo_3_24_10_kja.doc .........__._.......m._.._..__......__~"'!.a._~~~t~_~~.~!f~E!!~.1E1..I:!~!:l~.i!19..~.~!~~.t.~~l~l~.__._ The majority of new housing built in the study area since 2000 is owner-occupied. In Iowa City, in contrast, 63% of all new units were renter-occupied. In North Liberty, new single family units outnumbered multi-family units by more than 2 to 1. OCCUPANCY STATUS Less than 4% of the 2000 housing stock in the study area was vacant. Vacant housing units numbered 1,313, equivalent to 3.6% of the total housing stock. Of the 1,313 vacancies, 73 units were held for seasonal, recreational, or occasional use. Deducting these units from the total vacant stock reduces the study area's year-round overall vacancy rate to 3.4%. The owner vacancy rate was less than 3% in 2000. Of the 17,082 owner-occupied units in the study area in 2000, only 883 were vacant and for sale. This represented just 2.4% of the housing inventory. A vacancy rate between 3% and 5% is preferable because it allows some mobility for households who are moving. The low rate of vacant- for-sale- only units may impact the affordability of housing because of a low number of available units in the marketplace at any given time. FIGURE 20 Housing Units Iowa Johnson County Coralville Iowa City North Liberty Tiffin University Heights Study Area Total 1,232,511 45,831 6,753 26,052 2,343 463 478 36,089 Occupied 1,149,276 44,080 6,448 25,195 2,222 446 468 34,779 Source: u.s. Census Bureau Owner-Occupied Units % of Occupied 72.3% 56.7% 49.0% 46.6% 70.9% 67.3% 63.7% 49.1% Vacant-for-Sale-Only Units % of Total Units 1.1% Total 831,419 24,986 3,159 11,749 1,576 300 298 17,082 Total 14,067 481 74 287 31 8 2 883 1.0% 1.1% 1.1% 1.3% 1.7% 0.4% 2.4% The rental vacancy rate of 2.9% in 2000 was too low to support a vibrant rental housing market. Only 1,046 housing units were vacant and for rent in the study area in 2000, equivalent to 2.9% of the vacant stock (see Figure 21). The vacancy rate is slightly lower than the preferred rate of 3% to 5%, which allows some mobility for households who are moving. The low rate exerts upward pressure on rents, negatively impacting the ability of lower income households to find affordable housing because of a small number of available units in the marketplace at any given time. Coralville Iowa City 33 North Liberty Tiffin + University Heights ...b...._._...___._.._...._.b..._._.._!~wa Q!!Y~~~!:.~~!~_~f!.~rE.!~!~.Ho.usi!!9.. Ma..r:..ket Analys ~._______.b._.________. FIGURE 21 Housing Units Iowa Johnson County Coralville Iowa City North Liberty Tiffin University Heights Stu~y Are!' Total 1,232,511 45,831 6,753 26,052 2,343 463 478 ~$igIi9 Occupied 1,149,276 44,080 6,448 25,195 2,222 446 468 ~4.7'7$ Source: U.S. Census Bureau Renter-Occupied Units % of Occupied 1.2% 43.3% 51.0% 53.4%, 29.1% 32.7% 36.3% SOj9P/.. Total 14,067 19,094 3,289 13,446 646 146 170 17'.$91 Vacant-for-Rent Units % of Total Units 1.9% 1.2% 1.4% 1.2% 3.0% 1.5% 0.2% Total 23,272 564 96 308 70 7 1 The current rental market remains tight with vacancy rates of less than 3% in 2007. A biennial apartment survey conducted by Cook Appraisal, LLC provided a more recent picture of rental vacancies in the study area. The Cook survey analyzed rent information from 5,199 units, focusing on professionally managed buildings typically consisting of at least eight units. The 2007 survey revealed decreasing rental vacancies compared to 2005 (see Figure 22). In an increasingly tight rental market, lower income family households will find it much more difficult to compete against student households for available units, particularly in Iowa City and Coralville. FIGURE 22 2005 2007 % Change Penta crest 1.21% 1.66% 0.45% Remainder of Iowa City 3.70% 2.56% -1.14% Coralville 4.07% 0.14% -3.93% North Liberty 7.25% 5.58% -1.67% 1-bedroom units 0.34% 0.98% 0.64% 2-bedroom units 3.96% 1.78% -2.18% 3-bedroom units 6.16% 4.47% -1.69% 4+ bedroom units 0.00% 0.00% 0.00% Source: 2007 Iowa City Area Apartment Rent Survey (Cook Appraisal, LLC) Coralville Iowa City 34 North Liberty Tiffin University Heights ...__...........___......J.Cl\l\l~..f.!!~.p~~~o.~r.~a_~!!Q':..t!il.IJ!~.':I9.Ll~i.r1 fl..I1I!.a.':.~.t.~n.~\y~s_.__... ...._.. HOUSING TENURE The presence of a large student population is reflected in a lower home ownership rate. While nearly three in four Iowans owned their home in 2000, slightly less than one-half of all households in the study area were home owners. Rates were higher in the developing suburbs of North Liberty and Tiffin, and in the older residential neighborhoods of University Heights. FIGURE 23 Housing Units Owner-Occupied Units Renter-Occupied Units % of %of Total Occupied Total Occupied Total Occupied Iowa 1,232,511 1,149,276 831,419 72.3% 14,067 1.2% Johnson County 45,831 44,080 24,986 56.7% 19,094 43.3% Coralville 6,753 6,448 3,159 49.0% 3,289 51.0% Iowa City 26,052 25,195 11,749 46.6% 13,446 53.4% North Liberty 2,343 2,222 1,576 70.9% 646 29.1% Tiffin 463 446 300 67.3% 146 32.7% University Heights 478 468 298 63.7% 170 36.3% Study Area 36,089 34,779 17,082 49.1% 17,697 50.9% Source: US Census Bureau As shown in Figure 24, characteristics of homeowners in the study area include the following: · The youngest households are predominately renters with nearly 40% of those aged 15 to 24 renting. · Typically, as households age into their 30s in Iowa and nationwide, the tenure rate is more evenly distributed between owners and renters. In the study area, however, home ownership is delayed for more younger households until their late 30s and even into their 40s. This is reflective of a larger student population, including graduate and professional school (i.e. law, medical) students delaying home ownership. · By age 35, home owners outnumber renters in all municipalities except University Heights, where this does not occur until age 45. · By age 45, Iowa City has the highest rate of home owners in the study area in spite of its high student population. · Iowa City and University Heights have the highest rates of ownership among elderly households 65 and older. Coralville Iowa City North Liberty Tiffin University Heights 35 ..___.-'--~~_~i!t_~~!~~ea Af!<:!!~~.!~U:lol!~1!1}l~!:k.~_~na~sjs_____________________________ FIGURE 24 Aseof Iowa Johnson County Coralville Iowa City North Liberty Tiffin University Heights Study Area householder % Own % Rent % Own % Rent % Own % Rent % Own % Rent % Own % Rent % Own % Rent % Own % Rent % Own % Rent 15 to 24 1.7% 18.2% 2.0% 36.4% 2.S% 27.3% 2.1% 42.1% 5.8% 23.7% 3.3%: 2.7% 20.6% 2.6% 38.4% 25 to 34 12.3% 25.1% 15.2% 32.1% 20.3% 37.1% 14.5% 30.9% 31.1% 34.5% 30.7% 12.4% 41.2% 17.3% 32.4% 35 to 44 21.5% 19.2% 24.0% 14.9% 27.8% 18.3% 21.7% 12.3% 28.4% 24.0% 25.3% 18.5% 20.0% 23.5% 13.S% 45 to 54 22.1% 12.8% 27.3% 8.0% 26.4% 8.0% 27.8% 7.1% 22.2% 6.8% 21.0% 27.5% 13.5% 26.9% 7.3% 55 to 64 15.4% 7.0% 14.2% 2.7% 11.9% 3.4% 13.5% 2.0% 8.6% 8.3% 15.8% 3.5% 12.7% 2.4% 65 to 74 13.7% 6.2% 9.7% 1.8% 7.1% 1.S% 10.8% 1.6% 2.8% 9.7% 1.2% 9.2% 1.7% 75 and over 13.4% 11.5% 7.6% 4.1% 3.5% 3.9% 9.6% 4.1% 1.0% 13.4% 0.0% 7.7% 4.0% All Households 72.3% 27.7% 5U% 43.3% 49:Q% 51.0% 4&.6% 53,4% 71.0% 36.3% 49.1% 50.9% Source: U.S. Census Bureau White households were more likely to be home owners than minority households. While white households accounted for 88% of the population within the study area in 2000, home ownership among white households exceeded 95%. However, black households residing in Coralville and Iowa City were more likely to be home owners than anywhere else in the study area, or in Johnson County or the State. FIGURE 25 Iowa Johnson County Coralville Iowa City North Liberty Tiffin University Heights Study Area Race % Own % Rent % Own % Rent % Own % Rent % Own % Rent % Own % Rent % Own % Rent % Own 0/0 Rent % Own % Rent White 97.4% 90.9% 96.3% 84.4% 95.3% 83.1% 94.8% 82.3% 97.7% 95.8% 97.7% 97.3% 98.7% 95.9% 95.3% 83.3% Black 0.9% 4.0% 0.8% 5.3% 1.2% 8.7% 1.2% 5.7% 0.9% 1.4% 0.0% 0.0% 0.0% 1.2% 1.1% 5.6% Amer. Indianl Alaskan Native 0.2% 0.4% 0.2% 0.4% 0.9% 0.0% 0.1% 0.6% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.2% 0.4% Asian/Pacific Islander 0.6% 1.8% 1.7%' 6.7% 2.2% 5.8% 2.5% 8.0% 0.3% 1.4% 1.7% 2.7% 0.0% 0.0% 2.2% 7.2% Some Other Race 0.9% 2.8% 1.1% 3.2% 0.5% 4.6% 1.4% 3.2% 1.1% 1.4% 1.7% 0.0% 1.3% 2.9% 1.2% 3.4% All Households 72.3% 27.7% 56.7% 43.3% 49.0% 61.0% 46.6% 53,4% 7Q.9% 29.1% 67.3% 32.7% 63.7% 36.3% 49.1% 50.9% Hispanic Origin 1.1% 3.4% 1.2% 2.9% 0.2% 0.6% 1.3% 3.0% 1.7% 1.4% 0.7% 0.0% 0.7% 3.5% 1.4% 3.0% Source: U.S. Census Bureau Among minorities, AsianlPacific Islander households had a higher rate of home ownership than black, American Indian/Native Alaskan and all other households. Households of Hispanic origin also had lower ownership rates. Less than 12% of all home owners in the study area had incomes of less than $25,000 compared to 21% Statewide. Households with lower incomes were less likely to be home owners (see Figure 26). For households with incomes between $25,000 and $50,000,27.2% were home owners in the study area compared to nearly 40% Statewide. While a transient student population may be the reason for a lower home ownership rate in the study area to a degree, higher housing costs may also be a factor. Coralville Iowa City North Liberty Tiffin University Heights 36 ~JCCOG rrii.... m e m 0 Date: To: From: Re: March 25, 2010 JCCOG Affordable Housing Committee Kristopher Ackerson, Assistant Transportation Planner~ Agenda item' #6: Review identified vacant and underdeveloped parcels At your last meeting, the committee requested a more detailed summary of properties identified as redevelopment areas. The following memo outlines redevelopment opportunities in local dis- tricts and individual properties. Potential Redevelopment Opportunities Redevelopment is one of the most effective ways to revitalize underdeveloped areas with physi- cal, environmental, or economic conditions that discourage new investment. Through the rede- velopment process, a project area receives focused attention and financial investment to re- verse deteriorating trends, rehabilitate and add to the housing stock, and gain active participa- tion and investment by citizens which may not otherwise occur. For planning purposes, land use and economic development planners often identify properties with higher land values than improvement values as lire-developable." A property, for example, with structures worth $100,000 while the land is assessed at $350,000 would be considered un- derdeveloped. The enclosed map illustrates properties in the urbanized area that meet the following basic crite- ria. These criteria are used by economic development planners to identify underdeveloped properties. . The property is between 1 - 25 acres · The assessed value of the land is greater than the improved value (Le., buildings + dwellings) · The assessed value of the land divided by the improved value> 2 (Le., land is worth two-times the value of structures) · The improved value divided by acres is less than $100,000/acre o Underdeveloped properties (Le., buildings + dwellings> $0) · 75 properties · 435 acres in urbanized area · 5.8 acres average parcel size per parcel o Vacant properties (Le., buildings + dwellings = $0) · 1,846 properties · 4,018 acres in urbanized area · 2.2 acres average parcel size per parcel Redevelopment helps encourage new housing and businesses in already developed areas. In general, cities typically utilize incentives to encourage redevelopment, such as tax increment financing (TIF), density bonuses, fee waivers, community development block grants (CDBG), and expedited application processing. S:\JCCOGlAffordable Housing Committee\201 0 April Agenda\Redevelopment memo_3_22_10_kja.doc Conclusion The purpose of this evaluation is to illustrate the availability of land for residential development, including affordable housing. The sample properties identified in this memorandum as "redevel- opment opportunities" meet broad selection criteria; the criteria could easily be adjusted slightly and produce more or fewer properties. This method is viewed as a quick evaluation; further in- vestigation would be required to confirm appropriate access, zoning, and other key characteris- tics of individual properties. Feel free to contact me with questions at 356-5247 or Kristopher-Ackerson@iowa-citv.om. I will also be at your April 1 meeting to answer questions. S:\JCCOG\Affordable Housing Committee\201 0 April Agenda\Redevelopment memo_3_22_1 O_kja.doc Legend _ Vacant Parcels _ Under Developed * Prepared by: Kristopher Ackerson March 22, 2010 Legend _ Vacant Parcels *. . _ Under Developed _ Vacant Parcels _ Under Developed * Prepared by: Knstopher Ackerson March 22, 2010 i l___________ I """ I i I 1 ~,^" I :P'I ~'I ~..<'I ;;..., l. , .1 Legend _ Vacant Parcels _ Under Developed * _ Vacant Parcels _ Under Developed * Prepared by: Kristopher Ackerson March 22, 2010 ,~ ! -----= -ltI ~.w!:'I: ~~_aD'~ -., ... CITY OF IOWA CITY MEMORANDUM Re: March 5, 2010 City Council Jeff Davidson, Director of Planning & Community Development Summary of inclusionary zoning discussion at March 1, 2010 work session Date: To: From: At your March 1, 2010 work session we had a good discussion of inclusionary zoning. After consideration, there was not a majority of the City Council in favor of proceeding with preparation of an inclusionary zoning ordinance for Iowa City. You requested that we forward to you a map of Section 8 voucher locations. Iowa City Housing Authority Administrator Steve Rackis indicated he would do that, and reminded you that the map will represent a snapshot of voucher locations on a single day. The other item you requested be sent to you is the Final Report of the 2005 Scattered Site Task Force. That document is attached. In the course of making your decision you stated that there were broader housing policy issues which needed to be discussed. It was agreed that the JCCOG Affordable Housing Committee is the appropriate venue for that discussion, as affordable housing policy should be considered on a regional basis. We will forward to the JCCOG committee the following items which were raised at the March 1 work session: . Are there effective incentives for encouraging affordable housing that are not adopted by ordinance? . Check with similar communities in the United States that have inclusionary zoning ordinances and find out how they have worked. . What is the impact of concentrations of subsidized housing on social service providers? This is being forwarded to you as a summary of the March 1 work session discussion. Please indicate at your March 22 special work session if there are any needed additions or corrections to this summary. cc: Dale Helling Steve Long Steve Rackis ppddi r/mem/lncl usionary Zon ingDiscussion. doc Agenda Item #7 April 1, 2010 aff hsg mtg. A Study of Older Manufactured Homes in Johnson County: Too Dangerous to Ignore March 17,2010 l e . .. .. MH PARK e UNITS IN PARK f j/I"v If?{ AI,I/a Annt!if ~ 10VI/a Valley ~ fHaHbit~tt.. J,m" B'~''', Jo<d,n Jon". Jo'h", Mo.. "" , , or umanl Y "Mark Patton and Tia Tyler Table Of Contents History of Manufactured Homes 4 Johnson County Statistical Summary 6 The Costs and Financing of Mobile Homes 8 Mobile Home Depreciation 10 Maintenance 11 Safety Hazards: Wind Damage 12 Fires 13 Electrical Wiring 15 Water and Mold 15 Water Quality 16 Mobile Home Communities and Eviction 17 Benefits ofHome-Ownership 18 Recommendations 19 Bibliography 22 ADMINISTRATIVE CONSENT ORDER IN tilE MA TIER OF: Regency of Iowa, Jnc. Johnson County. (owa ADMINISTRATIVE CONSENT ORDER NO. 2009-\VW-O"'i TO: Regent)' of Iowa. Jne _, c/o George Cradow President 40 N 4th 81 Carbondale, CO 81Ci23 I. SUMMARY This administrative consent order (order) is entered illLo between Regency of Iowa, Inc. (Regency) and the lowa Departmenl of Natural Re6Qurccs (Department). The parties hereby agree to the issuance of Ihis order. ~egcncy agrees to CQlllply with Us National Pollution Discharge Elimination System (NpDES) )'lennit, 10 pcrfonn and report the. monitoring required in ils permit) to comply with cmucnL limits, timely submit its Monthly Operation RcpoTlS (MORs) and pay :t ~atty of $41000.00. In the interest of avoiding litigation, the parties have agreed to tbe following provisions. DNR reports show that Regency of Iowa, a Johnson County MH park, frequently violated the law 2 Iowa Valley Habitat for Humanity Johnson County Manufactured Homes Abstract Johnson County has a statistically significant number of manufactured homes (MH). As of2010,Johnson County had 2952 MH in twenty different MH communities. 17% of these MH were made before the year 1976. These older "pre-1976 standard" MH pose many serious health concerns and safety hazards, including wind damage, fire damage, faulty electrical wiring, water damage and mold. Additionally, some MH communities, like Regency, have threatened their residents' health with contaminated water supplies. In the long term, MH can cost more than conventional homes. This fact is frequently unknown or not fully realized by MH owners. Furthermore, MH do not appreciate at the same rate as traditional homes. It is difficult to truly invest in a MH, as it often depreciates over time. Average tenants own their own MH and rent the land from one of these communities. In 1978, the Iowa Legislature put forth the Mobile Home Parks Residential Landlord and Tenant Act. Low-income tenants are at a disadvantage in the landlord-tenant relationship, despite a 2003 amendment to the Act designed to mitigate this. If a tenant misses one payment on their lot rent, she or he could have a matter of days to act before eviction and potential loss of their MH. Iowa Valley Habitat for Humanity is familiar with the issues surrounding low-income housing and the benefits of homeownership. We would urge all citizens of Johnson County to examine the Issues facing older mobile homes. A strategy to purchase and remove older mobile homes will break the cycle of lower income families continuously owning dangerous MH that are expensive to heat, cool and maintain. Special attention should be paid to children and elderly MH residents because they suffer most from mold and unsafe conditions. Unit number 42 in Forestview burned on January 28. 2010 3 History Of Manufactllred Homes The genesis, growth and implosion of the Manufactured Home (MH) industry has received significant attention over the past few years. The $5.6 billion industry! is a major US employer and the source of 20% of all new single family housing starts.2 A college degree in Mobile Homes Industry Education-from bachelors degree through masters-was once offered at Michigan State University.3 Multiple books have been published on the industry and a Recreational Vehicle/Manufactured Home Hall of Fame and Library was established in Elkhart, Indiana as an archive for the industry. In an interview, the'museum's Historian, Archivist and Librarian, Allen 'AI' Hesselbart, described the rise, adaptation and decline of the industry. According to Hesselbart, most major MH manufacturers began by manufacturing RVs. During the housing shortage following World War II, RVs were used as permanent housing. Designed as fair-weather campers, RVs were inadequate and unsuited to needs of year-round living. Through a combination of market innovation and regulation, MH developed into year- round residences and emerged as a discrete industry. Throughout the 50's and 60's MH were regulated in an ad hoc manner. States, counties and cities all had different rules and regulations regarding the acceptable design, construction and placement of MH units. In addition, the quality of these homes varied greatly between regions and manufacturers. Aware of these problems, the industry organized into various regional trade organizations. These groups eventually coalesced into the Manufactured Housing Institute (MHI). In response to the differing code restrictions that excluded MH from many cities, these trade organizations worked to create a special status for MH, unique from conventional homes. This was achieved with the Housing and Urban Development (HUD) Code in the National Manufactured Home Construction and Safety Standards Act of 1974.4 This code has been in effect from 1976 until today. The HUD Code regulates the home's design and construction, strength and durability, transportability, fire resistance, energy efficiency and quality. It also established standards for the heating, plumbing, air-conditioning, thermal, and electrical systems. The code has been updated numerous times since inception. Because it is a national policy, italso allows manufacturers to more efficiently mass-produce units rather than build to differing code requirements.s 1945 Schult 1954 Whitley 1958 Detroit; First meeting of MH Industry leaders and SAE 1 Manufactured Home (Mobile Home) Manufacturing Industry in the U.S. and its International Trade. Rep. Research and Markets, Dec. 2009. Web. 19 Feb. 2010. <http://www.researchandmarkets.com/reportinfo.asp7reportJd=44554O&t=e&caUd=> 2 Fraser, John H., Michelle J. Rhodes, and John 1: Morgan. The Unknown World of Mobile Homes. Baltimore: Johns Hopkins UP, 2002. Print. 3 Edwards, Carlton M. "Manufactured Homes Now and Then."1993. MS. Michigan State. 4 Wallis, Allan. Wheel Estate. Baltimore: Johns Hopkins Up, 1997. Print.207.215 5 "History of Manufactured Homes.- Personal Interview. 18 Jan. 2010. 4 Iowa Valley Habitat for Humanity 1965 Marshfield "Mannor House" .~.... 400 300 150. . . 100 so. o ,0,"1'" ...':\~ .....q-f't ,.$' .......;> ....~ ...""tGo ...q~ ,qq' ......ft.", ,tf'~ . ,/:' ...q~ "'t,tP' Annual Placement of MH Source, Apgar, HUD 2002 Elkhart, IN became the epicenter of large-scale, manufactured home factories. The homes produced there were shipped across the country. As the manufacturers grew their operations, suppliers established themselves there as well. The industry experienced recession in the 1980s but recovered and grew in the 1990s. Elkhart, once home to 40 RV/MH companies, including Skyline, Coachman, and Holiday Ramblel~ is now being ravaged by bankruptcy, plant closures and the anxieties of a troubled industry. This collapse is simultaneously the result of both of the recent recession and the industry's uncontrolled growth in the 1990's. The rapid expansion of the industry began when MH manufacturers expanded their businesses into the realm of finance. Historically, interest rates are higher for MH than for conventional homes and MH required a substantial down payment. In an effort to open the MH market for more consumers, MH manufacturers established their own finance divisions and were less conservative than traditional banks when approving loan applicants. In addition, they allowed lower down payments and offered lower interest rates to people with lower credit scores and higher debt ratios. In effect, the MH industry was at the forefront of the sub-prime mortgage crisis that was to happen a decade later within the larger housing market. Some MH manufacturers, like Clayton/Vanderbilt, dealt with financing well, but the majority have been devastated. Fleetwood's financial arm was not able to weather the recession and the company filed bankruptcy in 2009(1). According to MH historian Al Hesselbart, in the 1990's thousands of loans were made to people who had no intention or ability to pay their loans. As a result, In 1998-1999 thousands of homes were repossessed. Despite this, MH manufacturers continued to build new homes until all the sales lots were full; however, savvy consumers in the market for a MH purchased the repossessed homes at 25% of the new home cost, ignoring the stock of new MH. Today, most plants are operating at 50% capacity, while others no longer exist. (2) Statistics support Hesselbart's analysis: in 1998 the MH industry reached maximum production. That year 372,000 MH were sold. In 2008 only 115,000 were produced. The numbers for 2009 were even lower,67 further underscoring the industry's precipitous decline. 6 "Manufactured Housing:' Census Bureau Home Page. Web. 19 Feb. 2010. <http://www.census.gov/const/www/MHlndex.html>. 7 Manufactured Home (Mobile Home) Manufacturing Industry In the U.S. and Its International Trade. Rep. Research and Markets, Dec. 2009. Web. 19 Feb. 2010. <http://www.researchandmarkets.com/reportinfo.asp?repOltJd=44554O&t=e&caUd=> Johnson County Manufactured Homes 5 Statistical Summary Johnson County contains a statistically significant number of MH. As current US decennial census data is not yet available, Iowa Valley Habitat for Humanity (IVHFH) examined data from the Johnson County Treasurer's Office to estimate the number of MH in Johnson County for 2010. Specifically, IVHFH read MH tax listings for taxes payable in 2010. We hand-counted the number of units in each MH community and sorted them into two categories: before 1976 (the year the HUD code came into effect) and after 1976. The data that IVHFH collected is displayed in the chart below, ordered by the year in which the communities were built. MOBILE HOME COMMUNITIES IN JOHNSON COUNTY (2010) Forestview Trailer Ct 1950 Iowa City 134 88% 19 12% 153 Hilltop MH Park 1957 Iowa City 43 29% 104 71% 147 Breckenridge Estates* 1959 Johnson County 32 34% 62 66% 94 Knollwood MH Park* 1960 Johnson County 1 8% 11 92% 12 Michael F Camp Prop. 1960 Iowa City 4 57% 3 43% 7 Hawkeye Trailer Ct 1966 Iowa City 10 100% 0 0% 10 Holiday MH Court 1966 N. Liberty 45 18% 203 82% 248 Bon Aire MH Lodge 1967 Iowa City 10 3% 341 97% 351 Baculis MH Park 1970 Iowa City 49 43% 66 57% 115 Parkview MH 1970 Oxford 11 14% 68 86% 79 Regency MH Comm.* 1971 Johnson County 101 54% 85 46% 186 Sunrise M H ViIlage* 1971 Johnson County 8 6% 125 94% 133 Western Hills M Estates 1972 Coralville 29 14% 180 86% 209 Thatcher MH Park 1974 Iowa City 21 40% 32 60% 53 Modern Manor* 1983 Johnson County 0 0% 313 100% 313 Golfview MH Park 1984 N. Liberty 0 0% 222 100% 222 Lake Ridge Estates* 1994 Johnson County 0 0% 400 100% 400 Saddlebrook 1999 Iowa City 1 1% 135 99% 136 Dakota MH Pk ? Oxford 4 57% 3 43% 7 Clear Creek MH Park ? Tiffin 8 13% 54 87% 62 * 0 TOTALS I 515 17% 12437 R3% I 2952 *Communities outside city limits, located in Johnson County. Total of 1153 MH. 6 Iowa Valley Habitat for Humanity --- -~-,(- ~.'" }- Based on 2010 GIS data Mobile homes as a percent of all housing by stale 13.1 10 20.3 7.610 13.0 3.3 to 7.5 0.1103.2 2000 US Census Mobil. horn., as a percent of all housing by county NatIonal A~t'fJ9' 7.6 7.6 to 20.S 3.0to 1.S 0.0 to 2,9 Johnson County Manufactured Homes 7 lot Rent Paid (mobile home) 30 years payment of $350!month B "Iowa Department of Revenue -Iowa Taxes." lowa.gov The Official Webslte of the State of Iowa. Web. 19 Feb. 2010. <http://www. iowa.gov /taxjtaxlaw jtaxtypes.html# Mobile>. 9 "Iowa Department of Revenue. Iowa Taxes." lowa.gov The Official Webslte of the State of Iowa. Web. 19 Feb. 2010. <http://www. iowa.gov /tax/ educate j78573.html>. 10"Sales by Region:' MH Village. Web. 19 Feb. 2010. <http://www.mhvillage.com/>. 11 "IVHFH MH Survey:' Interviews and Surveys. 10 Mar. 2010. 12 It is a common falsehood that Regency has higher lot rents because it Is Iowa City's sex offender haven. According to Johnson County GIS and the Iowa Sex Offender Registry, Regency is a restricted zone for sex offenders because the MH court also has three day care facllities. While sex offenders cannot move into Regency, there are four registered sex offenders in the court whose resi. dency, presumably, precedes the restriction. In comparison to nearby areas, like Plum Grove/Lucas Farms (8) and Coralville Strip (13), the quantity of sex offenders is much lower. The Costs and Financing Of Mobile Homes It is difficult and complicated to compare the full costs of MH to conventional housing. This is because of the widely differing variables at play: property ownership versus lot rents; property tax versus MH tax; interest rates on differing loans; heating/cooling, water, sewage and other utility costs; initial trucking costs and relocation costs; improvements and repairs; appreciation and depreciation; etc. Taxes on MH differ from those levied on other property. In Iowa, MH in MH parks and communities are taxed at 20ct per sq. ft. for the first five years. The tax then decreases to 18~ per sq. ft. when the home is more than five years old and to 16~ when the home is more than nine years old. (For example, a newer double-wide is about 1600 square feet. If the MH is less than five years old, the owner has an annual tax burden of $320.) Homes located outside of mobile home parks and manufactured home communities are assessed and taxed as real estate.s Conventional homes are taxed based on the value of real property and are levied in terms of dollars per $1,000 of taxable value. In Iowa the tax rate differs in each locality and is a composite of county, city, school district, and special levies. Additionally, the taxable value is adjusted down from the market value. In this area, property is adjusted down 45%9. For example, a modest $80,000 home that sets upon a $20,000 plot in Iowa City would have a taxable value of $36,000 + $9,000, or $45,000. The property would then be taxed at, for example, $40 for each $1000 of value, or $1800. This is significantly higher than the MH tax; however, both taxes are income tax deductible. A unique cost associated with MH is lot rent. This fee varies greatly depending on the size of the lot and the quality of the MH court. In Iowa City, MH lot rent is about $315 per month.10 Annualized, the owner will pay $3780. Most MH courts or parks require a security deposit as well. Some rents around Iowa City are higher.l1 The Regency12 park imposes rents of nearly $400 a month. This is not because the park boasts amenities or a superior location (On the contrary, more than half of Regency's homes predate the 1976 H UD code and the park has h~d numerous problems with water and sanitation.) Rather, it is most likely due to the fact that the resident of these 8 -l.f). a land Asset Iowa Valley Habitat for Humanity 13% 7% (mobile home) (conventional) $90,000 Loan after 30 years Johnson County Manufactmed Homes aging MH have no place to relocate. Many parks have placed age restrictions on homes allowed into the community. Older MH are denied entry in order to maintain a higher number of newer, nicer homes. These restrictions have, in effect, trapped Regency residents and this immobility allows management to raise the rents without fear of driving away tenants. The financing of a MH differs from that of a conventional home and the costs associated with the different types of financing are an important factor when comparing the two. Traditional mortgages are intended for land (lots), homes with permanent foundations or the purchase of both land and home. The loan can be used for the home, property and improvements. MH, if they are not placed on a permanent foundation, do not qualify for traditional mortgages. Personal property loans are the appropriate loan type for those interested in purchasing a MH and placing it on a rented lot. Mortgage loans and personal property loans operate according to different guidelines. In order to qualify for a personal property loan, a 10% down payment is typically required, but lower down payments, higher debt ratios and credit scores are acceptable. Like a home mortgage, repayment occurs over 10-30 years and interest rates can be fixed or variable. In most cases interest rates are higher (6-7% higher) for personal property loans. If the MH borrower has bad credit or is unable to verify assets or income, rates could be even higher. Other conventional loans, like 3-2-1 buy down loans, 1 year ARMs and interest-only loans are available. In addition to the typical personal property loans described above, MH are eligible for FHA Title I and Title II loans on 20-25 year fixed rate of interest. The program insures the lender, but does not lend the money. The VA guarantees 20-25 year loans to veterans and the Rural Development office from the USDA offers 30-year MH loans. MH are also eligible for the Federal Housing Tax Credit for buyers that have not owned a home within 3 years. This refund is 10% of selling price or a maximum of $8,000 and will expire in April of 2010. Comparing the long-term financial implications of the different types ofloans uncovers a startling reality: MH can cost significantly more than a conventional home over the long term. For example, a conventional home loan at 7% annual interest rate for $90,000 ($100,000 loan with 10% down payment) will be $598 per month, or $215,557 over 30 years. A personal property loan at 13% annual interest rate for $90,000 ($100,000 loan with 10% down payment)will be $995 permonth,or$358,408 over30years. The same initial investment will be, over 30 years, $142,851 more for a MH. (Alternately, a $54,000 personal property investment at 13% annual interest ($60,000 with 10% down payment) will cost, over 30 years, the same as the abovementioned $90,000 conventional home loan.) In both situations, the interest on a 9 home-conventional or manufactured-is tax deductable. This significant difference between MH and conventional homes is frequently unknown or not fully realized by MH owners. Other unknown financing differences exist between MH and conventional homes. Those differences can exist in loan administration fees, credit report fees, loan preparation fees and origination fees. Finally, the general market values ofMH and conventional homes are different. As will be demonstrated, while conventional homes often appreciate in value over the years, MH do not enjoy much, if any appreciation. Mobile Home Depreciation Home equity is an important factor facilitating the movement of low-income homeowners into the middle class. Strong home equity provides the stability and financial clout low-income families need in order to achieve upward mobility. Unfortunately, those families who choose to purchase and live in a MH are unknowingly preventing themselves from achieving this goal. The vast majority of MH on rented land perform poorly when compared to comparable conventional homes on land in the homeowner's possession. These MH do not appreciate at the same rate as conventional homes and usually lose value, thus decreasing the homeowner's equity and making it more difficult for them to reach middle class status. A study by the Consumers Union further confirms this claim. In 2003's "Appreciation in Manufactured Housing: A Fresh Look at the Debate and Data," a large scale survey of literature on the subject, the authors found that MH appreciate "at a rate significantly lower" than conventional homes,13 In fact, in their analysis of American Housing Survey data from 1985 to 1999, MH were found to have appreciated at a rate of -1.23% per yeal~ while conventional site-built homes from the same period appreciated at a rate of 4.58%. To look at it in another way: $30,000 invested in conventional housing in 1985 would have appreciated to $56,157 in 1999. But in the MH market, that same $30,000 would have fallen to $25,227. While it is possible for MH to appreciate at levels comparable to that of conventional homes, these instances are rare and can usually be attributed to MH dweller's ownership of the land on which the home sits. Also, positive appreciation rates are more varied, making MH an unreliable and possibly risky investment14. Generally, MH tend to decrease the impact of factors that cause a home to appreciate and increase the impact of -1.23% (mobile home) 4.58% (conventional) $30,000 Investment 1985-1999 13 Jewell, Kevin. Appreciation in Manufactured Housing: A Fresh Look at the Debate and Data. Rep. Consumers Union Southwest Regional Office, Feb. 2002. Print. 14 Jewell, Kevin. Raising the Floor, Raising the Roof: Raising Our Expectations for Manufactured Housing. Rep. no. 5. Vol. 6. Raising the Floor, Raising the Roof: Raising Our Expectations for Manufactured Housing, May 2003. Print. Public Polley Set: 10 Iowa Valley Habitat for Humanity Frost caused ramp and MH to become mIs- aligned Older MHs have 1.5" walls factors that cause a home to depreciate. In other words, positive effects on home value are minimized, while negative effects are maximized. Thus, money spent on the maintenance of a MH does not protect or increase the home's value to the same extent as it would a conventional site-built home (ibid). Contributing to this tendency, the specialized components and techniques required for MH make it difficult to properly maintain them, as does the frequent need to upgrade. The relative small square footage of MH also limits their rate of appreciation, as it makes them less desirable and encourages overcrowding, always a depreciative factor. For all of these reasons, it is difficult for owners to get a good resale price for their home relative to its initial and added costs (land rental, repairs, etc.)IS. As if that were not enough, the MH age requirements in place at many parks further complicate the selling process and drive down the home's value. Often, at the time of resale, MH deemed too old must be moved from the park. This process is costly and highly inconvenient for the MH's new owner, as the age requirements of other parks can restrict where the used mobile home can be resituated. Obviously, this requirement could dissuade some from buying a MH and create a desperate situation for the seller. In short, a MH might not be good investment - something many families do not initially realize. Their appreciation rate is lower than that of conventional housing and usually negative. A bad purchase can cause a family to veer away from an upwardly mobile status and leave them mired in debt and logistical problems. MH ownership can be a poor way for low-income families to achieve upward mobility. Maintaining A Mobile Home & Hidden Costs Iowa City has many programs designed to assist low income families in making necessary improvements to their homes that they could not otherwise afford. One program, The Iowa City Housing Rehabilitation Program for Homeowners, provides grants of up to $4,000 to homeowners for repairs. These grants are awarded to both conventional home owners and MH owners. Randy Wessling is a local general contractor who frequently repairs MH through this program. He is one of the few contractors willing to work on MH. According to Wessling, the condition of most homes is awful. They have leaking roofs, rotten floors, bad windows, leaking pipes and improperly installed wiring and appliances. The abovementioned problems occur in both MH and conventional homes, but MH are uniquely hard to repair and more costly. According to IVHFH survey data, most residents need costly 15 Jewell, Kevin. Manufactured Housing Appreciation; Stereotypes and Data. Rep. Consumers Union Southwest Regional Office, 2003. Print. Johnson County Manufactured Homes 11 repairs many times a year. The materials used in MH differ from those used conventional housing and are generally flimsier. Flooring or decking in conventional homes is constructed from solid wood boards or plywood while MH frequently use particle board. When boards and plywood get wet, they can dry out and retain their structural integrity. When particle board gets wet it will permanently loose its strength and require replacement. Most conventional homes have pitched roofs while older MH have flat, metal roofs. To repair a MH roof, special roof sealants are required. Also, older MH have flimsy and energy inefficient windows which are difficult to upgrade because the walls are so thin-as little as two inches. Wood paneling rather than drywall is used on interior walls. This necessitates time- consuming repairs rather than simple patching. In addition the water heaters and furnaces of MH differ from those used in conventional houses and are more expensive. Crown Electric also works with The Iowa City Housing Rehabilitation Program for Homeowners. One ofthei relectricians, David, describes electrical upgrades as, "disassembly, repair and reassembly." Because of this, it takes more time-and money- to repair MH. For example, many of the replacement receptacles and outlets are proprietary, thus making them hard to find and more expensive. Also, because the thin walls of older MH, he frequently has to surface mount new wiring because there isn't enough space in the two inch walls, a costly procedure.. In short, the list of expensive repairs is long and supports the idea that MH are more expensive then conventional homes regarding repairs. Safety Hazards In Older Mobile Homes The health and safety concerns that IVHFH studied in relation to MH include wind damage, fire damage,mold and water damage, and water quality. While these harmful forces can also damage traditional homes and buildings with foundations, they are particularly destructive to MH. Wind Damage As structures without foundations, MH are more at risk to wind damage than traditional site-built homes. According to the American Meteorological Society, "mobile home residents are injured or killed in disproportionate numbers from high wind events,"16 Even gusts of 50 mph are "approximately near the lower limit of wind speeds known to be capable of damaging mobile homes" (ibid.). Wind damage to MH can be divided into two categories: direct damage and anchorage failure. According to a detailed ==- '~ O-L_;r., "oeM Con.,tUollonJ ~.~., ~. fJ'nU....\-~)~.rl~..w..l.-.ll,<l/.I'(." " .. ~. lh>~ ...." ,t,,", ~'ll"." On" .. Ufo'-. ~ -~ "..,!-, .,.Iffl' .._.1.<..,..., 14 '. ... ,', <:",~! .........L".rk."rt'.,I~~..,tr~.....14 .~......'.... 'i~ J.k.4"'I'_. "!)""'''\pf>flt~4~'I\'' . ...... '. .......,.... ."'OJ 0.. .,~..~ itol",hlm,. . 1u.t.......t.d,....., ...1....., .lt~ -,,__ 'J,('~.' . ~h, ....t~.li1of .."....wJ, 1\41"_ -----_ "M.. ,bJ.n...... ......... ijlj l-J\",". '1I1'i11l.&. ~ f"',....I,..I.llilt,,".Whnlt.Lt.'rt""'l'li.-.' Older MHs have 2" walls Wind damage Source: Allan Walllce 16 "Mobile Homes and Severe Wlndstonns." American Meteorological Society Home Page. American Meteorological Society. OB Oct. 2004. Web. 02 Feb. 2010. <http://www.ametsoc.org/policy /statemenC2004_rnobilehomes.html>. 12 Iowa Valley Habitat for Humanity AERATED ROCtF on :>T<<ONG' LIGHT OMI'.(.I MIT.".OOf TRUSS IllJ'UA tlioH Older MH anchor FEMA report on wind and MH, "direct damage often includes blown-off roof panels, loss of roof framing, loss of wall panels and framing, and breakage of unprotected windows."17 Roofs on older MH are particularly vulnerable. A 1980 structural study of MH roofs describes the typical construction of a then- contemporary mobile home: The roof covering of a typical mobile home is sheet metal fastened to the top member of the mobile-home truss, generally by stapling. The roof metal is usually not continuous, and because of the free movement of interlocking joints, the roof of a typical mobile home is not considered structurally significant.1o Given this construc,tion, it is understandable that wind might directly damage the roof structure of older MH. Wind can also cause the anchorage system on a MH to fail. MH make use of a variety of anchors, but most often they are evenly spaced metal rods connecting home to the ground. To cite the FEMA report on wind damage: Anchorage failures are much more common in older homes than in newer homes. Historically, it appears that minimal attention was paid to the anchorage of these homes compared to the observed anchorages In newer homes.19 If these older MH have Improperly placed anchors, or are even without anchors altogether, then they can fail or move during high-wind events, causing damage to the home itself and potentially to those inside. It is worth noting that a damaged MH creates a large amount of debris in a wind storm. While this may be true of all buildings, a MH is without a foundation and more susceptible to wind. The debris can fly around and damage other homes, or pierce windows and risk injury to people Inside. Many of the MH communities in Johnson County do not have shelters for their residents during storms or high wind events and surveyed residents were scared by this reality. Lake Ridge and Bon Aire offer their residents concrete storm shelters, while most others do not. 17 United States of America. Federal Emergency Manageinent Agency. Understanding and Improving Performance of Older Manu- factured Homes During High-Wind Events. Vol. 5. FEMA, 2007. Print. Tornado Recovery Advisory. 18 Fritz, T.W. "Structural Testing of Mobile-Home Roof/Ceiling Assemblies." Full-Scale Load Testing of Structures. Vol. STP 702. American Society for Testing and Materials, 1980. 137-137. Print. 19 United States of America. Federal Emergency Management Agency. Understanding and Improving Performance of Older Manu- factured Homes During High-Wind Events. Vol. 5. FEMA, 2007. Print. Tornado Recovery Advisory. Johnson County Manufactured Homes 13 Fires Another safety concern associated with older MH is fire. MH fires "claim the lives of 345 Americans each year and injure 765 more."2D The death rate from a fire in a "manufactured home is twice the death rate in other types of homes."21 The distinction between "pre-standard" and "post-standard" MH also becomes very important when considering fire damage. In 2003 the National Fire Protection Association released a report entitled "Manufactured Home Fires," addressing the subject of fire in relation to older homes. The report states: "Manufactured homes built after the introduction of the [1976] HUD standards have lower rates of civilian deaths per fire and civilian injuries by fire."22 This is most likely because: Post-standard manufactured homes are more likely to have fires confined to room of origin... HUD Standards provide requirements that are intended to slow or limit the spread ofa fire by such means as flame spread rating requirements for interior finish materials on exposed walls, columns, partitions, and ceilings... wall and floor coverings near central heating units or water heaters, interior finishes exposed to cooking ranges, kitchen cabinet surfaces, and plastic bathroom fixtures.23 A MH fire recently took place at Unit No. 42 in Forestview Trailer Court.24 No. 42 was a single-wide MH. Two adults and six children were living in the home and luckily escaped without injury. The fire caused irreparable damage to the MH, and spread to the corner of a neighboring MH and a nearby automobile. The Iowa City Fire Department (ICFD) estimates the damage at $30,000. I V H FH spoke with a representative of the I CFD regarding the Forestview fire, and MH fires in general. The cause of the Forestview fire was the electrical system. One resident of the MH saw sparks flying from an outlet before the fire. Many older MH have faulty wiring that can potentially cause fires, as will be discussed in the following section. The firefighter that IVHFH interviewed stated that it seemed more dangerous to fight MH fires than to fight fires in conventional homes. Fire spreads more rapidly due to its lightweight construction and size, and can total a unit In a matter 1963 trade magazine advertisement Unit number 42 In Forestvlew was registered as a 1965 Femwood Wllllamsburg, la fire on February 24,2010 (one death) Gazette photo 20 United States of America. U.S. Fire Administration. Live Safely In Your Manufactured Home: A Factsheet on Manufactured Home Safety. U.S. Department of Homeland Security. 2006. Print. 21 Ideas You Can Use: Fire Escape Plans. Manufactured Home Fire Safety. Print. 22 Hall, John R. Manufactured Home Fires. Rep. Quincy: National Fire Protection Association Fire Analysis & Research DIvision, 200S. Print. 23 Hall, John R. Manufactured Home Fires. Rep. Quincy: National Fire Protection Association Fire Analysis & Research Division, 2005. Print. 24 KCRG-TV News. Eight Displaced After Iowa City Mobile Home Fire. Local News. KCRG-TV News, 28 Jan. 2010. Web. 11 Feb. 2010. <http://www.kcrg.com/news/local/82 913967 .html>. 14 Iowa Valley Habitat for Humanity ofminutes. In essence, "it is like crawling into an oven."25 Iowa City usually sees two to three MH fires per year. While producing this report a MH fire in neighboring Williamsburg resulted in a fatality26. Electrical Wiring Aluminum wiring was used in both conventional homes and MH throughout the 1960's into the early 1970's. Aluminum wiring is especially problematic when used in screw terminals, like outlets, that were designed for copper. Over time the connections loosen creating the potential for electrical fires. TlJe U.S. Consumer Product Safety Commission research found that 1J0mes wired with aluminum wire manufactured before 1972 are SS times more likely to have one or more connections reach "Fire Hazard Conditions" tlJan IJames wired with coppe/~ Many MH manufacturers stopped using aluminum wiring in 1971, and all by 1976; however, it is unknown how many older MH, if any, have upgraded their wiring. Also, older systems tend to be designed for lower electrical demands. Industry standards throughout the 1960's and into the 1970's required three branch circuits with a total 60-amp load. Modern MH have 200-amp service, as do smallel~ conventional homes. While aluminum wiring and under-sized electrical service are problems for both conventional homes and MH, MH may be more susceptible to fire risk for multiple reasons. First, the wires are inaccessible for inspection and easy maintenance because their electrical systems are integrated into wall and roof systems. While inspecting and replacing wiring in conventional homes is costly, it can be done without large-scale destruction of expensive building systems. In MH, the complete destruction of the roof system may be required. Partly because of these factors, many Iowa City electricians do not work in MH. Second, older MH have poor insulation in their walls, ceilings and floors. This low resistivity to exterior temperature change makes them susceptible to rapid interior temperature changes and thus requires intense heating and cooling to achieve comfort. Space heaters, typically 1500-3000 watts (12.5-25 amps at 120V service), place disproportional electrical demands on old systems. Additionally, older MH have under insulated pipes under the floor systems. Heat coils, heat tape and space heaters are used to reduce the threat of freezing pipes. This threat is real: most surveyed residents had frozen pipes from time to time. Water And Mold Another hazard associated with MH is mold. Improperly installed MH are especially at risk for mold contamination. If a ~tWFBt1ibJll.\lt\1hlRgMHl\llrll\'1pbn,'\S)M:n\\'@bilew. 28 Feb. 2010. ~"Man Dies in Mobile Home Fire Near Williamsburg." The Gazelle. 27 Feb. 2010. Print. 5 Mar. 2010. Johnson County Manufactured Homes 15 home is placed on land that is not level, water can puddle on the ground beneath it, causing moisture to be absorbed up into the insulation and flooring. In this dim, damp environment mold can flourish, spreading through the floor and into the home itself. As it spreads, mold produces allergens and potentially toxic substances known as mycotoxins, which pose serious health hazards to human beings. Additionally, uneven ground can cause structural damage to the walls and floOl~giving moisture another way in. Since most mobile home floors are made ofparticleboard, the floor will begin to disintegrate and mold after it first gets wet. The dangers of mold exposure have been well documented elsewhere and include everything from respiratory problems, rashes and eye-irritation, to migraines, fungal infection and (according to some research) death. People with existing respiratory problems, such as asthma, are more at risk, as mold has been known to exacerbate these problems. Prolonged exposure to mold, especially in an enclosed space, only increases the severity of these symptoms. As a result, MH residents- especially children and elderly-are particularly vulnerable. Mold is also a concern in relation to cladding. Some older siding and weatherproofing can actually trap moisture and ultimately cause mold to grow on the side of the structure. In a 1995 article entitled "Moisture and Mobile Home Weatherization/' Prof. George Tsongas writes that "Vapor retarders located on the exterior of wall cavities can cause serious moisture problems, including structural deterioration, in mobile homes located in northern c1imates."27 One case study from Michigan, Minnesota and Wisconsin documents the use impermeable Exterior Vapor Retarders, or EVRs, just underneath the siding. The siding and EVRs trap moisture close to the walls and bottom plates, resulting in decay and structural damage to the MH. Tsongas writes, "The result was severe and extensive rotting of the plywood sheathing, which occurred over a period of 20 years... Moreover, the wet wall conditions led to substantial mold growth which seriously affected the health of many of the occupants" (ibid). Mold has become a problem in other Midwestem states. Iowa MH might could easily have similar problems with moisture and the growth of mold under their siding. No research has been carried out in regards to mold in Johnson County MH, but the topic is a cause for concern. Water Quality Many times, large MH parks opt to build and maintain their own water systems, separate from the general municipal water supply. Six parks do this in the Iowa City area, including Western Hills Mobile Estates, Breckenridge Estates, Lake Ridge Estates, IOWA DEPARTMENT OF NATURAl RESOURCES ADMINI8TRAl1YE CONSENT ORDER 1111111: MA1TF.R OF: R~q.U.",...l... .h'll....c...a,.fttn AJ))IIK1SJIIATIV J; CONSF.NTORDER NO. 211Ot.\vw.O' TO: "'IC1.f""", 'u ., tJo c..... e...... ,........, .oN.-" c.n.K.ak. co lilll I. 1IUIlMARY 1l" IidlnbWlIlhcocucwl onkf(cdcl) b.........___...1\IaCC1 of .....1De. Ib_)) ...t.."".~.,_'-""~) n.~ ~."......~ot..._. ___"-'1-.-.. -. .....1!IlPIaalloo .,.... jNPDlS) ,...., ....- oM "'*' ~. ........... ....loot 10 .. ....... .. ........ wIlh .... I'd... ""'" ..bGlc ilo .......,. ~ ......l>IOktl Ilol,.,......," "'000.0>. Ii aa _ .f ....... f<lpdoo.'" """...~.......... ~,...nIooo. ,..,..........._..,...r..........""""'lo,s'.......' :1:i=~~ ~~"7t=:~lA. IOlllI'i _, _~oIIH..IR_ ,.."",,,,>1_1< """A W.-........ ............n3ll.\m p,a__~lIHCJ:1< th: JIW6.\3-2U) t): ~'SI1II-tnt L JURlSOIClIOH .ll:I~_~ u:. ~: I:::::':'''~~ =: uqi:.-a 1tfIIr;., P'f*t' ~.'lrft c.lIfe:MJW m-. ~,~ m. ~ I. ~","i::'';;'"~~~ :;:'''.0:::;;' ~ DirIltt:lfID....~~ DNR administrative consent order documents repeated violations 27 Tsongas, George. "Moisture and Mobile Home Weatherization." Home Energy Magazine Online July & Aug. 1995. Home Energy Magazine. Web. 11 Feb. 2010. <:http://www.homeenergy.org/archlve/hem.dis.anl.gov/eehem/95/950711.html>. 16 Iowa Valley Habitat for Humanity Modern Manor, Sunrise Village and the Iowa City Regency MH Community. If these independent water systems are poorly monitored and maintained, the tenants of these parks face increased potential exposure to many different contaminants. The Regency Community has the worst health and safety record by far. Over the past three years the water supply of the park has been found to contain no less than six contaminants exceeding the legal limits established by the Safe Drinking Water Act.28 The park's wastewater Is also poorly managed. In August of 2009, the Iowa Department of Natural Resollrces found concentrations of fecal coliform and ammonia pollutants in excess of legal limits. This wastewater was discharged into the Iowa River, thus affecting the general water supply. 29 For the roughly 700 residents of Regency, these water problems have had a serious Impact on their quality oClife. Some residents have been forced to resort to bottled water, while others choose to bathe at the homes offriends. Many feel that the water-which ranges in color from clear to orange and In smell from bleach to rotten eggs-Is unsuitable even for their pets. These conditions were documented in a recent Gazette artlcle.30 These Independent water systems poses a serlolls threat to public health. Regency, owned by the Colorado-based corporation the Churchill Group, has consistently demonstrated an unwillingness to seriously address Its environmental and sanitary violations. Its water quality problems only serve to further confirm Its reputation as one ofthe most poorly run and dilapidated MH communities In the area. Mobile Home Communities: Survey There are twenty MH communities in Johnson County. Some are within city limits, but many of them are located just outside oflowa City, Coralville, and North Liberty. The Baculis, Bon Alre, Forestvlew, Hawkeye, Hilltop, Michael F Camp, Saddlebrook and Thatcher parks are inside of Iowa City, while Western Hills Estates Is the only community in Coralville. Golfview and Holiday MH Court are both within North Liberty. The other nine communities exist outside of city limits, in other parts of the county. According to lVHFH's collected data, 1153 MH are located outside city limits, in Johnson County. Mobile Home Communities: Eviction The average tenant owns his or her MH, but rents the 28 Duhigg, Charles, Matthew ErIcson, Tyson Evans, Brian Hamman, and Derek WllIis. "Toxic Waters:' Water Systems In Johnson County, IA. The New York Times, 23 Dec. 2009. Web. 11 Feb. 2010. <http://projects.nytImes.com/toxlc-waters/contamlnants/la/ Johnson>. 29 "Discharges from Iowa City Mobile Home Park Exceed Limits, State Says:' The Gazette Online. 19 Aug. 2009. Web. 11 Feb. 2010. 30 Hennigan, Greg. "Struggles Continue at Troubled Iowa CIty Mobile Home Park." The Gazette. 25 Sept. 2009. Web. 11 Feb. 2010. <http://gazetteonllne.com/local-news/2009/09 125 Istruggles-continue-at-troubled-iowa-city-mobile-home-park>. Johnson County Manufactured Homes 17 land on which it rests from the owner of the MH community. The landlord will typically pay for upkeep of roads, amenities, and some general maintenance. Unfortunately low-income MH tenants are often at a disadvantage when it comes to renting and eviction proceedings. Imagine a scenario in which a tenant is delinquent on one month's lot rent. While traditional home owners in foreclosure are given several months to make arrangements, owners of MH are given three days after the date of judgment. They are at risk to lose everything - even if they own their home. As stated in a recent Drake University study: In three days' time the mobile home owner-tenant must either move the mobile home, sell it in its place, or abandon it. Logic would dictate that a mobile home owner-tenant who is not able to pay rent for the pad will likely not be able to pay [at least a thousand dollars] to have it moved. Therefore, the mobile home owner-tenant must try to sell the mobile home within three-days' time. When the mobile home owner-tenant tries to do so, she cannot assure the prospective buyer that he will be able to keep the home on site. The park owner may choose not to agree to a lease with the new owner. The park owner may have multiple reasons not to offer space to prospective purchasers. If the mobile home is old or dilapidated, the park owner might not want the home in the park because 'the newel' the mobile homes in the park, the better is the appearance of the park: Or the park owner might envision acquiring the mobile home through an abandonment proceedlng.31 The landlord essentially controls the abandonment proceedings, and in some cases can even take possession of the ex-ten ant's personal property. This is an entirely plausible situation, even under the Iowa Legislature's 1978 Mobile Home Parks Residential Landlord and Tenant Act. A 2003 amendment "provides a process for either party to delay the removal of a manufactured or mobile home for sixty days after judgment for eviction in an action for forcible entry or detainer," but "the sixty days to sell the mobile home in its place is completely dependent on the cooperation and the consent of the park owner" (ibid). This three day timeframe in Iowa is very short, compared to other states that provide five, ten and even thirty days' notice.32 In essence, "Many safeguards are in place to help protect the traditional homeowner from foreclosure and loss of equity in her Sign at Thatcher MH park .PARK RULe.~ I left:::-. '.:&>>' ~... '~L-€' ,,--~ t~="..~.... ~~~:.:.= ".............'-I..~ ,......~--. ,............""..... n.___ 1)0106__ ..~..- ".~..... IIIMI'- Cartoon from Iowa Legal Aid 31 Fictner, Royce J. The Iowa Mobile Home Park Landlord-Tenant Relationship: Present Eviction Procedures and Needed Reforms. Thesis. Drake University, 2004. Drake Law Review, 2004. Print. 4. 32 Flctner, Royce J. The Iowa Mobile Home Park Landlord-Tenant Relationship: Present Eviction Procedures and Needed Reforms. Thesis. Drake University, 2004. Drake Law Review, 2004. Print. 5. 18 Iowa Valley Habitat for Humanity Ground-breaking for Klndon Family Klndon Family New Kindoll home. home, but unfortunately, no such safeguards are in place for the mobile home owner-tenant" (ibid,), The Benefits Of Home-Ownership At Iowa Valley Habitat for Humanity we believe that quality housing is crucial to building and maintaining strong, vibrant communities. This belief is backed by many studies over the years which show that homeownership brings with it numerous and varied benefits, Increased homeownership has been linked to everything from lower community crime rates, to increased participation in civic affairs, and even to better scholastic performance in children. Our partner families are hardworking, responsible people who have been unjustly excluded from the American dream of homeowners hip. They take great pride in owning their own home. The parents are grateful that they can finally offer their children a secure and stable environment in which to live. It is no surprise then that homeownership has been associated with increased employment and educational opportunities, as well as improved household health. The recent experience of the Kindon family, who moved into their Habitat-built home in the winter of 2008, is a perfect illustration of this point. The family of three had been living in a dilapidated MH for more than thirty years old, enduring rotting floors and cramped living conditions. As a partial result of this, the children's grades and general well-being suffered, Their mother, Vala Calkins-Kind on, tried desperately to improve their situation. She applied for a Federal Housing Authority loan but was turned down because she did not meet their income requirements. Fortunately, a co-worker told her about Habitat for Humanity and our affiliate was able to step in and make her dreams come true. The result was one of our greatest success stories. The scholastic performance of both children improved dramatically and their home life was changed for the better as each member of the family experienced the pride and comfort that comes with homeownership. The shift was so dramatic that it was even the subject of a Gazette article in September of 2009.33 That is just one example of the positive impact of Iowa Valley Habitat for Humanity. So many of our families have similar stories, and those experiences only serve to confirm our belief in the benefits of homeownership. Quality housing and strong families are the building blocks of a stable community. We at Iowa Valley are proud that, family by family, house by hOllse, we are helping build that community. 33 Ford, George. "New House Brings Major Change for Iowa City Teen, Family." The Gazette Online. 11 Sept. 2009. Web. 11 Feb. 2010. <http://gazetteonline.com/life-home/featured-Ilfe-home /2009 /09 /11/videonew-house-brlngs-major-change-for-iowa-city- teen.family>. Johnson County Manufactured Homes 19 Recommendations IVHFH sees its mission as promoting affordable housing in the community. To that end, it recommends that all citizens of Johnson County take a closer look at the issues facing older MH. We recommend that Johnson County develop a long term plan to deal with these older homes. 1-Existing residents of older MH, if they are not already aware of the health hazards, should be provided with information and access to alternative forms of housing. These homes face many safety hazards, and repairing them is both difficult and costly. 2-Potential MH buyers need to be aware of how difficult MH are to maintain, how MH are financed, and the reality of living in a MH community. 3-Institutions or people selling MH should be required by law to inform potential buyers that MH may cost more than conventional homes. 4-Create a general fund devoted to getting rid of dilapidated and substandard MH, while at the same time taking care to provide housing for displaced residents. In this way, the worst MH units could gradually be eliminated. 5-More immediately, the residents of Iowa City Regency MH community should have access to clean, uncontaminated water. Regency's residents pay the highest lot rent in Johnson County, and should have water free of ammonia and fecal coliforms. IVHFH also urges the state of Iowa's Legislature to further amend the Mobile Home Parks Residential Landlord and Tenant Act. Three days is not enough time for a low-income resident to arrange to move or sell their home following the termination of a rental agreement. In conclusion, ifJohnson County and its cities areto develop into a stronger community, the issues surrounding MH must be addressed. Sadly, the hazards and indignities documented in this report disproportionately affect our society's most vulnerable members.-the working poor and the elderly. Because of this, these problems are a matter of conscience and should not be disregarded by local authorities. MH have been ignored for too long and it is time this issue was given the attention it deserves. We would like to thank the City Assessor's Office of Johnson County and the Neighborhood Center of Johnson County for their help, as well as the city officials and contractors who provided their insight and information. 20 Habitat home In Iowa City under construction 1112009 Finished IVHFH home Iowa Valley Habitat for Humanity Bibliography "Discharges from Iowa City Mobile Home Park Exceed Limits, State Says." The Gazette Online. 19 Aug. 2009. Web. 11 Feb. 2010. Duhigg, Charles, Matthew Ericson, Tyson Evans, Brian Hamman, and Derek Willis. "Toxic Waters." Water Systems in Johnson County, IA. The New York Times, 23 Dec. 2009. Web. 11 Feb. 2010. <http://projects. nyt imes.cont/tox ic-wa ters/ contaminants/ ia/job nson>. Edwards, Carlton M. "Manufactured Homes Now and Then." 1993. MS. Michigan State. 'Fictner, Royce J. The Iowa Mobile Home Park Landlord-Tenant Relationship: Present Eviction Procedures and Needed Reforms. Thesis. Drake University, 2004. Drake Law Review, 2004. Print. Ford, George. "New House Brings Major Change for Iowa City Teen, Family." The Gazette Online. 11 Sept. 2009. Web. 11 Feb. 2010~ <http://gazetteonline.com/life-home/featured-life-home/2009/09/11/videonew- house- bri ngs-maj or-eh a nge-for-iowa-city-teen-fa m ily>. Fraser, John H., Michelle ). Rhodes, and John T. Morgan. The Unknown World of Mobile Homes. Baltimore: Johns Hopkins UP, 2002. Print. Fritz, T.W. "Structural Testing of Mobile-Home Roof/Ceiling Assemblies." Full-Scale Load Testing of Structures. Vol. STP 702. American Society for Testing and Materials, 1980. 137-137. Print. Hall, John R. Manufactured Home Fires. Rep. Quincy: National Fire Protection Association Fire Analysis & Research Division, 2005. Print. Hennigan, Greg. "Struggles Continue at Troubled Iowa City Mobile Home Park." The Gazette. 25 Sept. 2009. Web. 11 Feb. 2010. <http://gazetteonline.com/local-news/2009/09/25/struggles-continue-at-troubled- iowa -city- mobile -home-pa rk>. "History of Manufactured Homes." Personal interview. 18 Jan. 2010. "ICFD Forestview MH Fire." Personal Interview. 28 Feb. 2010. "IVHFH MH Survey." Interviews and Surveys. 10 Mar. 2010. Ideas You Can Use: Fire Escape Plans. Manufactured Home Fire Safety. Print. "Iowa Department of Revenue -Iowa Taxes." Iowa.gov The Official Website of the State ofIowa. Web. 19 Feb. 2010. <http://www.iowa.gov/tax/educate/78573.html>. "Iowa Department of Revenue -Iowa Taxes." lowa.gov The Official Website ofthe State of Iowa. Web. 19 Feb. 2010. <http://www.iowa.gov/tax/taxlaw/taxtypes.html#Mobile>. )ewell, Kevin. Appreciation in Manufactured Housing: A Fresh Look at the Debate and Data. Rep. Consumers Union Southwest Regional Office, Feb. 2002. Print. )ewell, Kevin. Manufactured Housing Appreciation: Stereotypes and Data. Rep. Consumers Union Southwest Regional Office, 2003. Print. Jewell, Kevin. Raising the Floor, Raising the Roof: Raising Our Expectations for Manufactured Housing. Rep. no. 5. Vol. 6. Raising the Floor, Raising the Roof: Raising Our Expectations for Manufactured Housing, May 2003. Print. Public Policy Ser. Johnson County Manufactured Homes 21 KCRG-TV News. Eight Displaced After Iowa City Mobile Home Fire. Local News. KCRG-TV News, 28 Jan. 2010. Web. 11 Feb. 2010. <http://www.kcrg.com/news..>. Man Dies in Mobile Home Fire Near Williamsburg." The Gazette. 27 Feb. 2010. Print. 5 Mar. 2010. "Manufactured Housing." Census Bureau Home Page. Web. 19 Feb. 2010. <http://www.census.gov/const/ wwwjMHindex.html>. Manufactured Home (Mobile Home) Manufacturing Industry in the U.S. and its International Trade. Rep. Research and Markets, Dec. 2009. Web. 19 Feb. 2010. <http://www.researchandmarkets.com/reportinfo. asp?reporUd=445540&t=e&catjd=> "Mobile Homes and Severe Windstorms." American Meteorological Society Home Page. American Meteorological Society, 08 Oct. 2004. Web. 02 Feb. 2010. <http://www.ametsoc.org/policy/statement_2004_ mobilehomes.html>. "Sales by Region." MH Village. Web. 19 Feb. 2010. <http://www.mhvillage.com/>. Tsongas, George. "Moisture and Mobile Home Weatherization." Home Energy Magazine Online July & Aug. 1995. Home Energy Magazine. Web. 11 Feb. 2010. <http://www.homeenergy.org/archive/hem.dis.anl.gov/ eehemj95j950711.html>. United States of America. Federal Emergency Management Agency. UnderstandIng and Improving Performance of Older Manufactured Homes During High-Wind Events. Vol. 5. FEMA, 2007. Print. Tornado Recovery Advisory. United States of America. U.S. Fire Administration. Live Safely in Your Manufactured Home: A Factsheet on Manufactured Home Safety. U.S. Department of Homeland Security, 2006. Print. Wallis, Allan. Wheel Estate. Baltimore: Johns Hopkins UP, 1997. Print.207-215 22 Iowa Valley Habitat for Humanity