'Affordable' housing

Whether it's finding a house to buy within an affordable price range or locating a landlord who accepts rent subsidies through the U.S. Department of Housing and Urban Development, Cape Girardeau residents whose incomes are low or moderate are encountering housing problems.

A 2001 study commissioned by the United Way found that 91 percent of the city's housing units -- including both single-family homes, rental homes and apartments -- were occupied. The study also found that at $400, the average monthly rent is higher than most low- to moderate-income families can afford.

The problem is only complicated if you're eligible for housing vouchers and have a large family.

The East Missouri Action Agency office in Cape Girardeau isn't taking any more names for its HUD housing voucher program; there's already a two-year waiting list. Finding housing for larger families is becoming a greater problem for the agency, said Catherine Poindexter, a housing inspector.

The struggle isn't a secret. Affordable housing has been a problem in the city for years. The issue has the attention of the United Way of Southeast Missouri and Community Caring Council, who joined forces to create a permanent housing assistance coordinator position designed to help residents find affordable housing.

But housing units in Cape Girardeau simply aren't available in the price ranges some families can afford.

The city lost dozens of low-income housing units after the floods of 1993 and 1995. The construction of Highway 74 also eliminated some houses. When a house or apartment building is destroyed by fire, the housing shortage is only compounded, city officials said.

There are existing houses, "but what's being built now are larger and more expensive," said Steve Williams, the city's housing assistance coordinator.

The government bases most of its assistance programs on income guidelines. Anyone who qualifies for a housing rehabilitation grant or federal housing vouchers has to meet a basic income level.

According to census figures and numbers used by HUD, the median income in Cape Girardeau is $52,600. To qualify for a housing grant, a single person must make between $11,050 and $29,450. A family of four must make between $15,800 and $42,100.

But even after meeting an income guideline, some voucher-eligible residents still encounter problems based on the lease guidelines a landlord sets or the need to ensure enough space for every family member, said Poindexter of EMAA. Some landlords not only require eligibility through HUD but also check credit and criminal records. HUD requires that only two children of the same sex can share a bedroom, so families with multiple children have to find larger houses or apartments which often aren't available.

The 24-month wait for the HUD vouchers isn't only due to the city's housing shortage. It's also a funding issue. The federal government only releases a limited amount of money for assistance. Once it's gone, there isn't anymore. "I wish we had the funding to house everybody," Poindexter said. "It depends on when the funding is available and the economy."

Housing problems are often compounded by other issues in a family, said Nancy Jernigan, executive director of the United Way. "Housing is significant because until someone has safe, affordable housing, nothing else will be important to them."

ljohnston@semissourian.com

335-6611, extension 126