Strategies and Policies Available to Texas Communities for Addressing the Displacement of Vulnerable Residents in Gentrifying Neighborhoods
This toolkit provides a diverse range of strategies and policies for addressing the displacement of vulnerable residents in gentrifying neighborhoods. The toolkit is guided by the following vision statement:
Low-income residents and persons of color (and their children) in historically disadvantaged communities have the opportunity to stay and return to their neighborhoods in the face of rising property values and an influx of more affluent residents. Over time, opportunities remain for new low-income residents to live in the community. Residents have a meaningful role in shaping the future of their neighborhood.
Goal 1: Vulnerable renters in gentrifying neighborhoods are not displaced from their current homes and neighborhoods
Renters in gentrifying neighborhoods face recurring rent increases and other displacement pressures as existing rental housing is torn down to make way for higher-end development. The most vulnerable groups of renters (e.g., low-income renters, persons of color, and families with children in poverty) are at the highest risk of displacement.
Snapshot of Tools
| STRATEGY | TOOL |
|---|---|
| 1a. Provide direct financial relief to vulnerable renters who are at risk of being displaced from their homes in gentrifying neighborhoods. | • Local funding for emergency rental assistance Neighborhood stabilization voucher program |
| 1b. Increase city legal protections for renters to reduce evictions and other forms of displacement in gentrifying neighborhoods. | Mandatory tenant protections in rental properties receiving city support Expansion of legal and mediation support for tenants facing eviction Anti-retaliation ordinance and anti-harassment protections for tenants Eviction notification ordinance |
| 1c. Assist renters who have been displaced with relocating in their neighborhoods. | Tenant relocation ordinance |
| 1d. Support tenant acquisitions of their apartment units. | Tenant right-to-purchase program |
| 1e. Support tenants to be active participants in advocating for and implementing displacement mitigation strategies. | Financial support for tenant organizing and tenant engagement Tenant right-to-organize ordinance |
View Goal 1 Strategies and Tools
Goal 2: Vulnerable homeowners in gentrifying neighborhoods are not displaced from their current homes and neighborhoods
As a neighborhood gentrifies, low-income homeowners face mounting financial pressures in the form of recurring property tax increases and, as a consequence, inability to cover other housing expenses, such as repairs. Homeowners who are the most vulnerable to displacement are those with the lowest incomes living in the most rapidly appreciating neighborhoods. While property tax savings are available in Texas via various homestead exemption policies, low-income homeowners who qualify for these exemptions may not have an exemption in place.
Snapshot of Tools
| STRATEGY | TOOL |
|---|---|
| 2a. Lower the property tax burdens for vulnerable homeowners. | Homestead Preservation Centers Homestead exemption enrollment program Expand notice of property tax deferral rights Emergency homestead stabilization fund Neighborhood stabilization loan program Tax abatement program for homeowners Market segmentation Senior volunteer tax break |
| 2b. Assist vulnerable homeowners in gentrifying neighborhoods with repairs to their homes. | Create and expand home repair assistance programs |
| 2c. Assist low-income homeowners with accessing the equity in their home through non- predatory products. | Enhanced fair lending education and enforcement Community homeownership loan fund |
| 2d. Increase the ability of vulnerable homeowners to generate income from their homes and lots through the creation of accessory dwelling units. | Support the construction of external accessory dwelling units Reform land use ordinances to allow for the creation of internal accessory dwelling units |
| 2e. Support the preservation of mobile home parks and ability of mobile home park residents stay in their communities. | Comprehensive mobile home park preservation program Advanced notice of sale or change of use for mobile home parks Relocation assistance fee for mobile home park displacement Designate new sites for mobile home zoning Extend mobile home zoning to all mobile home parks |
View Goal 2 Strategies and Tools
Goal 3: The existing affordable housing stock (subsidized and non-subsidized) in gentrifying neighborhoods is preserved so that the units are in good condition while remaining affordable to low-income residents
Preserving existing affordable rental housing is typically more affordable than subsidizing the construction of new affordable housing in a gentrifying neighborhood. Without preservation interventions, many existing affordable properties will no longer be affordable over the next ten years. In particular, thousands of units in the Low-Income Housing Tax Credit program—the largest affordable housing program in Texas and the country—are at risk of exiting the program and losing their affordable rents without preservation interventions. Other affordable properties are at risk because of deteriorating property conditions, especially aging properties where owners fail to provide repairs in anticipation of future redevelopment on the site.
View Goal 3 Strategies and Tools
Snapshot of Tools
| STRATEGY | TOOL |
|---|---|
| 3a. Create programs and policies for proactively identifying, monitoring, and preserving at-risk affordable multifamily rental properties in gentrifying neighborhoods. | Affordable housing preservation officer Affordable housing preservation network • Database to track at-risk properties Notice requirements Right-to-purchase ordinance Rental registration and proactive inspection program Small site acquisition program |
| 3b. Enact land use restrictions that disincentivize redevelopment and demolitions of current affordable homes in gentrifying neighborhoods. | Neighborhood stabilization overlay Residential infill project Deconstruction ordinance |
| 3c. Create preservation funds to provide private and public capital targeted towards acquiring and rehabilitating at-risk apartments. | Public-private strike funds |
| 3d. Utilize property tax relief to promote preservation of rental properties. | Property tax abatement program Property tax exemptions via publicly-owned land |
Goal 4: City planning and land use decisions incorporate inclusive and equitable anti- displacement strategies, and low-income persons and communities of color are empowered to participate early and meaningfully in land use decisions that shape their homes, neighborhoods, and communities
Cities that build in strategies for preventing or mitigating displacement as land use plans are being adopted or updated can implement more effective displacement interventions than cities that react to displacement after projects are already well underway. Including vulnerable residents in the land use planning process also helps ensure more inclusive and equitable outcomes.
View Goal 4 Strategies and Tools
Snapshot of Tools
| STRATEGY | TOOL |
|---|---|
| 4a. Create and support planning processes that incorporate a focus on mitigating displacement, with ongoing input and oversight by impacted residents. | Community-driven, neighborhood-scale displacement mitigation plans Community impact analyses |
| 4b. Strengthen vulnerable residents’ ability to have a voice and active role in the development of their neighborhoods. | Invest in community organizing Community engagement plan requirements |
| 4c. Increase resident and community ownership of land. | Capacity building support and incubation of neighborhood-centered community development corporations |
| 4d. Reduce barriers to participating in planning and land use decisions impacting gentrifying neighborhoods and utilize effective community engagement tools to elevate community voices. | Comprehensive community engagement strategy |
Goal 5: New affordable housing options are created to serve current and future vulnerable households in gentrifying neighborhoods
Goal 5 focuses on local strategies and tools for creating new affordable housing options that are specifically tailored to the opportunities and challenges presented by gentrifying neighborhoods. The tools include a focus on long-term affordability that can serve both current and future generations of vulnerable households.
View Goal 5 Strategies and Tools
Snapshot of Tools
| STRATEGY | TOOL |
|---|---|
| 5a. Intervene early to acquire control of land in strategic locations of gentrifying neighborhoods. | Acquisition and land banking of property for future affordable housing development • Land acquisition fund |
| 5b. Dedicate surplus public land to affordable housing development. | Public land for affordable housing policy |
| 5c. Leverage the power of hot real estate markets in middle- and late-stage gentrifying areas to create affordable housing. | Adoption and expansion of density bonus programs Community benefits agreements (CBAs) |
| 5d. Retain city and community ownership of land to ensure permanent affordability of housing units for future generations of residents. | Community land trusts Shared equity appreciation with resale restrictions and rights of first refusal |
| 5e. Require longer affordability terms in new affordable multifamily properties. | Require longer affordability terms for new LIHTC properties |
Goal 6: Vulnerable residents are able to remain in or return to their communities by accessing affordable housing opportunities in their neighborhoods
Goal 6 focuses on removing barriers that current and displaced residents face in accessing newly-created affordable housing opportunities in gentrifying neighborhoods.
View Goal 6 Strategies and Tools
Snapshot of Tools
| STRATEGY | TOOL |
|---|---|
| 6a. Give displaced residents and residents at risk of displacement higher priority on waiting lists for affordable housing programs in their neighborhood. | Community preference policy |
| 6b. Improve vulnerable residents’ access to information about affordable housing opportunities and streamline the application process. | Single-entry, online affordable housing application portal |