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The Case for a Green New Deal for Public Housing
By Kira McDonald, Daniel Aldana Cohen, and Ruthy Gourevitch - Climate and Community Project, March 2023
The massive backlog of deferred maintenance for public housing in the United States demands a comprehensive, holistic solution that brings every unit in the country up to the highest health and environmental standards: A Green New Deal for Public Housing. This plan would deliver healthy green upgrades and deep-energy retrofits of the nation’s public housing stock to massively increase residents' health and quality of life, finally remedy the long backlog of repairs in public housing, and eliminate all carbon pollution from public housing buildings, while creating badly needed, high quality jobs in the green economy for people in public housing communities. In so doing, a Green New Deal for Public Housing would also build on successful models in the US and abroad that have leveraged investments in public housing to accelerate green technologies throughout the buildings sector – benefiting consumers and hastening decarbonization well beyond only public housing.
Public housing is facing an existential crisis. Chronic underfunding has created the conditions for a rapid decline of units, with the loss of one out of every four public housing units in just over a decade. Our analysis shows that between 2009 and 2022, the public housing stock has shrunk from 1.2 million units to just over 900,000 as a result of demolition, privatization or other conversions from Section 9. In the context of decades-long underfunding of public housing, the Rental Assistance Demonstration (RAD) emerged as an option to address the large and growing capital repairs backlog. RAD mandates a transfer of ownership or management from PHAs to other entities, who can then circumvent restrictions associated with traditional public housing funding streams and access additional funding from which PHAs are excluded. RAD can often entail the privatization of public housing, although the new managing entity can also be a tenant association, non-profit, or a public subsidiary of the PHA. RAD has accelerated – but did not initiate – the loss of Section 9 public housing in the United States. Since RAD began in 2012, 230,000 public housing units have already been converted or are in process to convert to this alternative ownership model.
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