How do you define “affordable” when it comes to housing? The wealthy Wall Street financier J. P. Morgan once said, “If you have to ask, you probably can’t afford it.” And what is something worth? Only what someone is willing to pay for it. Affordability, like beauty, may be somewhat subjective when it comes to discretionary purchases, but when it comes to housing, many people say it is a human right to have housing and that it should affordable and accessible to everyone. Housing stability is critical plays an important part in an individual’s physical and mental health and in their social dignity in the community. (Read Part I of our two-part series on the problem of homelessness and housing insecurity in the Estes Valley.)
The Estes Valley Voice asked Scott Moulton, the executive director of the Estes Park Housing Authority to clarify the terms affordable housing, workforce housing, and attainable housing, and he also provided operational definitions for what is meant by the housing choice voucher program, commonly referred to as Section 8, and project-based vouchers.
According to Moulton, because housing is a complex issue with various programs and definitions, confusion is not uncommon. “It is crucial that we, as a community, have a shared understanding of these terms so that we can continue to work together to address our housing challenges,” said Moulton.
Q & A
Estes Valley Voice: What is meant by the term affordable housing?
Moulton: Affordable housing is a broad term, and it generally refers to housing options that are accessible to individuals and families earning below a certain income level. The U.S. Department of Housing and Urban Development (HUD) defines housing as “affordable” if a household is spending no more than 30% of its income on housing costs, including utilities. When families spend more than this, it often leads to difficult trade-offs—such as choosing between paying rent and covering other essentials like healthcare, education, or food. It is vital to recognize that nearly everything is affordable to someone, depending on family and individual circumstances. Often, I or other members of the EPHA will not us the term affordable housing, but rather income qualified to draw a specific line to housing options which include a level of income qualification. This process typically involves households making less than 60% area median income, or AMI.
Affordable housing is also workforce housing, and we should not categorize them differently.
Estes Valley Voice: What is meant when we say workforce housing?
Moulton: Workforce housing is often considered a subset of affordable housing that typically targets households earning between 60% and 150% of the area median income (AMI). These are often middle-income earners. The Estes Park Development code defines workforce housing in section 11.4 as, ‘…if at least one (1) resident in each housing unit annually submits an affidavit, including a copy of a W-2 form, to the Town certifying that the resident is employed within the Estes Park School District R-3 Boundary Map.’ The EPHA has a memorandum of understanding with the Town of Estes Park to complete annual verifications of all workforce restricted housing inventory in Town limits.
Estes Valley Voice: What is meant by the term attainable housing
Moulton: There is no common definition for attainable housing, much like affordable housing; all housing is attainable to someone depending on individual circumstances.
However, the Estes Park Development Code defines attainable housing as, “Housing units that are attainable to households earning one hundred fifty percent (150%) of the Larimer County Area Median Income or below, adjusted for household size.”
Estes Valley Voice: What are Housing Choice Vouchers, and is this what is called Section 8 or low-income housing?
Moulton: The Housing Choice Voucher Program, commonly referred to as Section 8, is a federal program designed to help very low-income families, the elderly, and individuals with disabilities afford decent, safe, and sanitary housing in the private market. Housing choice vouchers are administered in Larimer County including in the Estes Valley by Loveland Housing Authority and Housing Catalyst.
This program is designed to offer flexibility, as voucher holders can choose where they want to live, as long as the property meets the program’s requirements. By allowing renters to find housing in the private market, this program ensures that affordable housing options are not limited to specific areas or developments.
Estes Valley Voice: And what are Project-Based Vouchers?
Moulton: Unlike housing choice vouchers, which are tied to the tenant, project-based vouchers (PBVs) are linked to specific housing units. In this program, the housing authority contracts with property owners to set aside units for low-income families. These units remain affordable for the duration of the contract, providing long-term stability for both tenants and property owners.
Project-based vouchers ensure that there is a dedicated supply of affordable housing units, but unlike housing choice vouchers, tenants must live in the assigned unit to benefit from the subsidy.
Estes Valley Voice: How is the community addressing the need for housing?
Moulton: Housing is a multifaceted issue, and no single solution will meet the diverse needs of our community. While understanding the various terms used to describe housing, specifically those outlined in the Estes Park Development Code, is important, we as a community should be focused on increasing the availability of housing options which are affordable to a broad range of members of our community and our neighbors. All our neighbors deserve an opportunity to not only have stable housing, but also housing which allows them and their families to thrive in their home, the Estes Valley.
As we continue to grow and adapt, community engagement is crucial. Please feel free to reach out to the EPHA with any questions or for more information on how you can get involved in addressing our housing challenges. (The Estes Park Housing Authority is located in the US Bank building at 363 Elkhorn Ave., Estes Park. Their phone number is 970-591-2535.)