Formed in April 1992, the Surry County Housing Consortium comprises the jurisdictions of Davie, Stokes, Surry, and Yadkin Counties, which are located in northwestern North Carolina. All of the counties except Surry, are in the Greensboro-High Point-Winston-Salem Metropolitan Statistical Area. Yet, all four are considered rural in population density. The four-county region, with a total population of 163,180 is in the Piedmont Triad region, an eleven-county area of north central North Carolina, with a population of more than 1.2 million people. On average, there are 98.3 people per square mile in the consortium area.
A total of $634,000 in grant funds will be used in fiscal year 1995 for such things as rehabilitation assistance for low-income families, development of rental and ownership units for low-income households, limited rental assistance, and enlisting resources to assist low-income first-time buyers to purchase a home.
Needs assessment and formal development of the 1995 Consolidated Community
Housing Development Plan was initiated in December 1994 with meetings with
agencies to elicit views on housing barriers and citizen perspectives. An April
4, 1995 public hearing on the overall plan focused on housing needs for the area
and the housing needs of the homeless. A draft of the plan was made available at
each county office for public review and comment. Notices for the meetings were
published in the local newspapers in each of the four counties including the
Davie County Enterprise, King Times, Danbury Reporter, Yadkin Ripple, The
Tribune, and Mt. Airy News.
Historically, farming and manufacturing industries have provided the primary sources of income for the Surry County Housing Consortium (SCHC) area. As has the rest of the Nation, this area has experienced a decline in the number of small family farms. However, from 1984 to 1989 there was an increase in the labor force of 4.5 percent from 79,140 to 82,710. Agricultural employment accounts for nearly one-fifth of all jobs. A major influence on the area's economy is the commuting patterns of the workforce. The large outflow of commuters tends to have a negative effect on the area's employment rate. Although out-commuters pay property taxes in their home counties, many buy goods and services outside the area where they live.
Between 1980 and 1990, the population of the Surry County Housing Consortium area increased by 11,701 people to 157,274. The number of households grew to 153,406 in 1990, an increase of 9,320. It is estimated that by 1999 the population will be about 172,929, in 76,577 households.
According to the 1990 census, 146,819 members of the population are white, 8,579 (5 percent) are African American, 1,373 (under 1 percent) are Hispanic, 216 are Native American, 235 are Asian and Pacific Islanders, and 38 are "other."
The average employee working in a non-farm industry in the four-county area earned $16,860 in 1989. The average manufacturing employee earned $19,833, while the average service employee earned $13,483. Farm earnings per employee, $7,205, were less than half of service workers. Median family income in Davie County was $34,719, in Stokes $31,831, in Surry $27,750, and in Yadkin $30,626. In contrast, median family income in the neighboring Winston-Salem area in Forsyth County, where many consortium-area residents work, was $37,923.
In 1994 24 percent of the households were very low-income (0 to 50 percent
of median), 18 percent low-income (51 to 80 percent of median), 10 percent
moderate-income (81 to 95 percent of median), and 48 percent were above 95
percent of the median family income.
In 1990 more than 1,304 housing units lacked complete plumbing, 871 lacked complete kitchen facilities, and 1,302 were crowded with more than one person per room. More than 8,300 units were built before 1940. Many of the deficient housing units suffered from multiple deficiencies. For example, two-thirds of the units with incomplete kitchens also lacked complete plumbing facilities or were overcrowded.
The consortium's jurisdiction has a need for construction or rehabilitation of more than 1,900 housing units. As many as 1,800 owner-occupied units with five or more residents are substandard. The area needs up to 4,900 units for low-income elderly households and nearly 1,800 units for low-income families. Of those families, more than 940 households need 2- and 3-bedroom affordable units. Very low-income households, which need more than 1,300 units, make up 72 percent of the low-income need.
The consortium has identified large families as a target group. The area needed 219 3-bedroom units for low-income households in 1991, 169 of which were for very low-income households. The need will grow to 335 units by 1996. Large, moderate-income households needed 24 3-bedroom units in 1991 and 47 will be needed by 1996. The most difficult household to accommodate may be one with five or more children. Finding a private rental unit in which such a family could receive rental assistance can be a problem.
The number of housing units increased 16 percent, to 65,599, from 1980 to 1990. The vacancy rate for the four counties declined and rental units show a higher growth rate in each county. The private market provided 89 percent of the 9,029 housing units added from 1980 to 1990 in the four counties.
Single-family homes made up 78 percent of all owner-occupied units and 53 percent of all renter-occupied units in 1990. Mobile homes play a large role in the area's housing market. In 1990 the area had 13,855 mobile home units, representing 21 percent of all housing units. Between 1980 and 1990, mobile homes increased by 7,045 or 103 percent.
Compared with the other counties, multifamily units play a larger role in the Surry County housing stock. In 1990 multifamily units accounted for 7.5 percent of the units in Surry County compared with 5.5 percent in the other counties.
Housing costs have increased faster than incomes. Between 1980 and 1990, the median value of owner-occupied units increased 42 percent (from $51,265 to $57,150), compared to a 9 percent increase in income. Those units include mobile homes, which increased their share of all owner-occupied units from 12.5 percent in 1980 to 21 percent in 1990. In 1990, the average value of mobile homes was $23,490. In 1990, the median contract rent in the consortium area was $223, up 42 percent from 1980.
For a household with non-farm earnings, monthly rent would be affordable up to $462. If the sole income source for a household was that of an average farmworker, that household could afford a monthly rent of only $180. An average service worker could afford a monthly rent up to $337.
For potential home buyers in the area, affordability often is a problem. A median value home in 1990 with a typical first-time mortgage, a 5 percent down payment, a term of 30 years, and a 9.875 percent interest rate, would cost $455 per month. Utilities would add another $100 to the monthly cost. To buy that home, a household that spent 30 percent of its income on housing would need an annual income of $22,200.
The area has about 173 homeless persons according to a survey conducted by the North Carolina Division of Economic Opportunity in August, 1987. There is one shelter for the homeless in the four-county area, but the area needs approximately 150 homeless beds. Most of the homeless must go out of the area to receive emergency or temporary shelter.
The county Departments of Social Services make arrangements for emergency shelters for homeless persons or families at out-of-county shelters such as the Salvation Army, the Fifth Street Ministry Shelter, or the battered women's shelters in Winston-Salem, Salisbury, North Wilkesboro, or Statesville.
If a person or family wishes to return to one of the counties, a social worker helps the client find permanent housing. Services to the homeless include Department of Social Services crisis funds, referrals to counselors, and foster homes for dependent juveniles. The Yadkin and Davie Departments of Social Services have arrangements with facilities in the area to accommodate homeless persons and families until more appropriate services are arranged.
All four counties operate a Job Opportunities and Basic Skills program. Surry's program emphasizes high school education because 94 percent of the potential participants lack their diplomas. In addition, four counties in the consortium are served by the Job Training Partnership Act.
The assisted housing stock consists of 820 apartments developed through Department of Housing and Urban Development (HUD) programs, over half of which are for elderly and handicapped tenants. The Farmers Home Administration has 613 assisted units, of which 87 are for elderly and handicapped residents. The jurisdictions do not anticipate losing any of these units to housing demolition or homeownership conversion. The Surry County Housing Consortium manages 793 Section 8 vouchers and certificates. There are approximately 1,500 to 2,000 individuals and families on the waiting list.
In 1992 there were a total of 6 HIV positive cases reported in the four-county area. The counties do not have any residential or institutional care facilities specifically for persons with AIDS and related diseases. Temporary lodging is needed for people who travel to the few hospitals and regional treatment centers that offer AIDS services. North Carolina does not have money available for housing AIDS patients and spends little on AIDS care.
SCHC includes fair housing and discrimination clauses in all contracts with subrecipients to ensure adherence. All rental projects funded in any amount by HOME must have information posted and available about fair housing. SCHC will provide investors and property managers with information about fair housing and adherence to fair housing laws and requirements as part of the subrecipients' contract.
The consortium plans to encapsulate painted surfaces for property that is rehabilitated until HUD publishes final regulations. Abatement will not be a preferred method, but EPA guidelines will be followed should abatement occur.
Brochures and letters explaining the hazards of lead-based paint have been incorporated into the Section 8 and CDBG programs since the mid-1980s. Parents are informed of free testing at local health departments and are encouraged to have such testing done.
The most pressing community development needs identified by a special task force include:
The most pressing housing needs on which the consortium plans to focus include:
The priorities outlined were developed based on the needs assessment, market conditions, Task Force meetings in the jurisdiction, and a public hearing with comments received through May 15, 1995. The top priorities are as follows:
Rehabilitation assistance for rental and ownership housing serving very low- and low-income households. In cooperation with private sector lenders and developers and appropriate public sector entities, the consortium will provide rehabilitation for 333 housing units in the next 5 years.
Housing assistance for development of rental and owner-occupied housing for very low- and low-income households. The consortium will encourage the private sector to target large families and older adults and will seek to leverage funds for the development of 500 units in the next 5 years.
Low-income rental housing, including assisted-living opportunities, for very low- and low-income elderly, disabled or special needs, and large families. The independence of 350 renters and homeowners will be facilitated by securing needed services and appropriate housing. This will include 20 units designed for large families (4 to 5 bedrooms).
Assistance to first-time homebuyers. The consortium will work closely with the Financial Institution CRA Consortium to help 25 qualified homebuyers purchase affordable homes.
Supportive service and facilities for special population groups. The consortium will work with appropriate local and State entities to provide 17 housing units for persons with AIDS and 300 units for developmentally disabled and severe-persistent mentally ill. At least one shelter will be developed.
Supportive services and facilities for renters. The consortium will assist 40 people to retain their current housing or obtain permanent housing at a standard level.
The Surry County Housing Consortium has access to a number of resources, including the Small Cities Community Development Block Grant program and the HUD Rental Assistance Program. Local funds include those by the Yadkin Valley Economic Development District, a local community action agency that administers three small housing-related programs:
SCHC also receives funds from the North Carolina Housing Finance Agency such as the Home Ownership Mortgage Loan program that offers first-rate mortgages to first-time buyers with low and moderate incomes. Another program is the Low-Income Housing Tax Credit Program that encourages production of rental housing for low-income households by allowing a 10-year Federal tax credit.
SCHC has received entitlement from the HOME program which has helped several groups begin housing projects in the area.
The overall management of the plan will be the responsibility of the Northwest Piedmont Council of Governments under the direction of the Surry County Board of commissioners and the Surry County Consortium.
The Surry County Housing Consortium consists of a cross-section of
population in each county, including representatives from the Departments of
Social Services and senior citizen groups. In addition, the County Commissioners
in all four counties have appointed a Task Force to assist with input and
preparation of the plan. The Task Force represents an even greater diversity of
housing professionals, and Department of Social Services and Mental Health
caseworkers.
Several keys projects will be implemented by SCHC in the coming year including:
MAP 2 depicts points of interest and low-moderate income areas.
MAP 3 depicts points of interest, low-moderate income areas, and minority concentration levels.
MAP 4 depicts points of interest, low-moderate income areas, and unemployment levels.
MAP 5 depicts points of interest, low-moderate income areas, unemployment levels, and proposed HUD funded projects.
MAP 6 is a map, sectioned by neighborhood, which depicts points of interest, low-moderate income areas, unemployment levels, and proposed HUD funded projects.
MAP 7 depicts points of interest, low-moderate income areas, unemployment levels, and proposed HUD funded projects within one of the four neighborhoods indicated in MAP 6.
MAP 8 depicts points of interest, low-moderate income areas, unemployment levels, and proposed HUD funded projects within another of the four neighborhoods indicated in MAP 6.
MAP 9 depicts points of interest, low-moderate income areas, unemployment levels, and proposed HUD funded project(s) from a street level vantage point; in addition, a table provides information about the project(s).
