Housing in Ann Arbor
A college town with all the problems of a major city
—By Cody Jonaitis
“Off Campus housing, steps from campus!” “Start the new school year in your NEW spacious house or townhome!” “Your ticket to a on-of-a-kind living experience!” House hunting season is never-ending in Ann Arbor. Although I have been living in the same apartment for the past two years, lately it seems inevitable that I’ll come across some sort of “seeking housing?” message when I open my email. Because of the ongoing pandemic and ensuing economic recession, housing issues have been placed in the forefront of people’s attention. Due to it being the second most expensive college town in the United States, these problems are especially prevalent in Ann Arbor. Besides tuition, finding and paying for housing is one of the biggest burdens taken on by students at the University of Michigan. However, this is not just a problem for students but is something that is faced by the entire community, particularly its most vulnerable groups. Ann Arborites have shown that they recognize this and have committed to ameliorating it, voting to pass an affordable housing millage in the 2020 election. Even so, this is a far more complex issue that if first appears.
Affordability at Michigan
For generations higher education has been seen as the great equalizer in American society, allowing children of lower-income families a pathway into the middle class. Conversely, It is no secret that many young people with strong academic credentials are currently limited in attending college based on income. The University of Michigan is no different in this regard and the income bracketing of the student body remains skewed relatively high. Among the 27 U.S. colleges and universities classified as “highly selective,” the University of Michigan has the highest median family income at $154,000. Nearly two thirds of the student body come from the top 20 percent, as opposed to less than 5 percent of students coming from the lowest 20 percent.
The University has certainly recognized this as an issue and has made attempts to alleviate the financial burdens of attending college. In 2017 the University’s regents approved a program called the Go Blue Guarantee, a tuition assistance initiative that provides free tuition to families with incomes below $65,000 and some tuition support to families earning more. One of its biggest drawbacks, however, is that this program is only available to Michigan residents. It also does not address the other substantial barrier facing students looking to attend college, that of housing. Just under one fourth of all U-M students live in college owned or affiliated housing, with about 97% of first year students opting to live in the dorms. For the 2021-22 academic year undergraduate housing prices were divided into five different housing rates, ranging from a high of $16,176 to a low of $10,806. Because of these extravagant prices, many undergraduate students opt to pursue off-campus housing.
Living the High Life
One of the major sources of off-campus housing for students are the various high-rise apartment buildings that have sprung up around Ann Arbor. There are more than 10 such apartment complexes in Ann Arbor, with at least two currently under construction. This kind of student housing mainly caters to wealthy students, offering exorbitant prices and marketing themselves as “luxury” apartments. One of the main agencies that owns and operates these complexes in Ann Arbor is Landmark Properties. Based in Atlanta, Georgia, this company claims to be “the nation’s top developer of student housing” and operates similar properties in 26 states. In Ann Arbor alone, they manage three buildings totaling 375 individual units and are currently overseeing construction of another 235 unit building.
While professing to offer “a new standard of UMich off campus housing,” many of the students who live in these buildings have had poor experiences and often do not stay for very long. I had the pleasure of speaking to U-M undergraduate Eli Gordon who currently lives in one of Landmark’s properties. When asked about his experience he simply states, “I’m not getting what I pay for.” He further goes on to posit that “because [these complexes] know they are catering to college students, they take advantage of them… [and] perform the minimum requirements of their responsibilities.” He expresses particular dissatisfaction with the amenities, noting that his internet connection often cuts out and that policies regarding COVID-19 are frequently unenforced. He makes clear that it was not a hard decision to move to a different location for the next academic year, emphasizing that his next apartment is “nearly two thirds of the price for more considerably more space” and that he is “getting a lot more for what [he] pays for.”
Alternative Types of Housing
There are several alternatives to the high-rise complexes in Ann Arbor, though each of them have their own drawbacks. If a student wishes to remain in the dorms, one of the best options is to apply to become a Resident Advisor. This is a live-in student position where the University covers the costs of room and board in exchange for 20 hours-per-week of service. The University employs around 240 R.A.s in total over its 17 dorms. The RA program does however face some criticism for a dismissive attitude toward student needs. In September of 2020, Michigan R.A.s voted to enact a strike over “the University’s inaction in the face of ResStaff’s explicit concerns” regarding COVID-19 safety protocols in residence halls. After nearly two weeks of striking, ResStaff was able to reach an agreement with University Housing and voted to end the strike.
Another option available for students is to look for off-campus rental properties, as there are many smaller apartment complexes and rental homes outside of the main campus area. While often cheaper than the high-rise apartment complexes, these rentals can still be quite expensive and are generally further away from campus. Moreover, finding an off-campus apartment can be rather complicated in that most housing contracts are signed in early fall, shortly after the beginning of the semester. This is particularly hard on Freshman, as this is just a couple of months after many arrive on campus, and they are often still getting acquainted with the city of Ann Arbor. Gordon recognizes that this as a big issue, noting that “especially when you’re a freshman you shouldn’t be looking for housing with people you’ve just met” and that “because of how scarce housing is people can be forced into uncomfortable situations.” The University operates an off-campus housing website, but it has a limited functionality and does not include many of the apartments on campus, which are managed by private companies. Gordon emphasizes that “there needs to be an easier way for students to find housing.”
A third option that is a little less familiar to students is to enter into a co-op contract. Established in 1932, the student-led Inter-Cooperative Council manages 16 houses in Ann Arbor, each with its own “unique personality and atmosphere.” The co-ops in Ann Arbor are very inclusive and have a proud legacy of diversity. Because there is no landlord seeking to make a profit, this housing option is considerably more affordable. For an undergraduate student, the monthly cost currently ranges from a minimum of $550 to a max of $608. This is a much more democratic system of living where members are asked to contribute equally through cooking communal meals, sharing chores, and participating in the decision making process. However, this may not be ideal for more introverted folks, as these houses have a very social atmosphere and members are expected to actively communicate and participate with their housemates. Furthermore, each house has a distinctive culture and day to day operational style and as such it may be difficult finding a house to suit one’s particular needs.
Affordable Housing in Ann Arbor
The affordability of housing in Ann Arbor is not just a student issue, but is a concern for the community as a whole. It is hard to ignore the fact that rental prices in Ann Arbor are the highest in the state. As of 2021 the fair market rent value for a one-bedroom apartment in Ann Arbor is $1,043, a number that is rising as compared to a valuation of $921 in 2020 and $725 in 2011. In the 2020 general election several Ann Arbor city council members, along with Mayor Christopher Taylor, introduced a resolution to address this issue on the November ballot. Known colloquially as ‘Prop C for Affordable Housing,’ this was a proposed millage aimed to “support construction, rehab, maintenance, and acquisition of affordable housing units, and provide funding for related supportive services.” Ann Arborites certainly recognized the need for such a millage and approved this proposal with nearly 75% in favor. Expected to raise around $6.5 million per year over 20 years, this millage would support the development of approximately 1,500 units of affordable housing that would be available to those making up to 60% of the median area income. Margaret Dewar, Professor Emerita of the U-M Taubman College of Architecture and Urban Planning and a specialist in housing and community development, reflects positively on the passing of Ballot Prop C, explaining that “it enables people with challenges to live in this city despite housing prices.”
The Ann Arbor Housing Commission
Ann Arbor’s affordable housing projects, and the money raised by the new millage, are managed by the Ann Arbor Housing Commission. The commission has existed in some form since 1965 with the current mission statement of seeking to “provide desirable housing and related support service for low-income individuals and families” and to “build healthy residential communities and promote an atmosphere of pride and responsibility.” Much of the commission’s current focus is centered in repairing and renovating existing properties, as well as the development of new affordable housing projects. They pursue this work in collaboration with many different entities, including numerous city departments and non-profits as well as several U-M staff members and departments. When asked about the Ann Arbor Housing Commission, Professor Dewar had positive things to say, noting that she “think[s] they actually do a very good job” and that “[the commission] is incredibly capable and has done a great job restructuring the properties.”
The current executive director of the Ann Arbor Housing Commission is Jennifer Hall. Reflecting on her time with the commission, she states that “when [she] started in 2011 and walked our properties, [she] was ashamed of their poor condition.” She mentions that several properties needed roofs, flooring, HVAC, windows, etc. replaced, but goes on to explain that “when [she] looked at [the commission’s] finances, [she] completely understood why the buildings were in such poor condition.” When the federal RAD ( Rental Assistance Demonstration ) Program was enacted in 2012, Hall quickly took advantage. This allowed the commission to slightly increase rents so that they were able to take on debt to facilitate renovations, demolition, and new construction. With the help of this program, Hall was given the opportunity to redevelop the housing commission’s entire portfolio. Since this time, the commission was able to add over 50 apartments to these redeveloped sites, create more accessible apartments, as well as utilize greener and healthier construction.
Over the next five years, Hall and the AAHC plan to continue to develop city-owned properties and create new affordable housing in Ann Arbor. Special emphasis is given to increasing what is called “supportive housing.” These types of projects are aimed at “residents with complex needs spanning from homelessness, mental illness, substance abuse, and disabilities,” and are a combination of housing and services such as life skills training, substance abuse treatment, and child care. Professor Dewar emphasizes that “Supported housing is really important” in that it “provides wraparound services to enable people to stay in housing.”
There remain several barriers in the accomplishing of these goals however. Stressing that new construction is expensive, Hall reflects on the passage of Ballot Proposal C and explains that it has “made [the AAHC housing goals] achievable by providing local gap financing to ensure that a project is financially feasible.” Hall also notes “nimby-ism and competing community priorities” and the need for additional staffing have also hindered her ability to complete the commission’s expansive project list. The ongoing coronavirus pandemic has also had a significant impact, hindering community engagement as well as shifting the focus away from development and towards COVID response.
Homelessness
Another major housing issue affecting the Ann Arbor community is homelessness. According to a 2020 nationwide survey of the United States homeless population, homelessness rose for the fourth straight year to affect nearly 580,000 people. Furthermore, 2020 marks the first time since data collection began that more individuals experiencing homelessness were unsheltered than were sheltered. Notably, African Americans and indigenous peoples were considerably overrepresented among the homeless population, with 39 percent of those counted being Black but representing only about 13 percent of the total US population. This report is also almost certainly an underestimate as it does not yet reflect data from the coronavirus pandemic. While nationwide moratoriums on evictions have been extended until at least March, they have not been universally effective and about 18% of renters were behind on payments as of January.
In Washtenaw County alone around 3000 individuals experienced homelessness in 2020, with about 40% being under the age of 18. Over the summer, shelters in Ann Arbor quickly reached capacity and were forced to either turn away homeless individuals or pay to have them housed in local hotels. In September, City Council Member Elizabeth Nelson proposed the idea of using vacant U-M residence halls as emergency housing for the homeless population, given that the University of Michigan is a public institution and had urged many students to remain home for the 2020-21 semester. The University administration has since declined to meet to discuss this proposal.
Moving Forward
As university students, If we want to enact positive change to the state of housing in Ann Arbor, the most feasible approach is from the ground up. In regards to the motion proposed by Council member Nelson to utilize U-M residence halls, Central Student Government and LSA Student Government both passed resolutions in support of the University considering the use of residence halls as emergency housing. Recently the Graduate Employees Organization (GEO), a union representing Graduate Student Instructors at U-M, has partnered with Councilmember Nelson in the hopes of implementing a new ordinance that would require landlords to wait at least 240 days before signing or showing a property for the next year. This would be changed from the current wait time of 70 days and is aimed at giving students more time to work out their circumstances for the next year before being forced to re-sign their lease. This will also help to alleviate pressure on incoming freshmen who are not yet familiar with the housing system in Ann Arbor. For students interested in alleviating the burden of homelessness in Ann Arbor, consider volunteering with the Shelter Association of Washtenaw County or donating supplies and necessary items such as clothing, hygiene products, or PPE. If we are to be the leaders and best we must not only strive for better conditions for ourselves, but work to protect the most vulnerable in our community.
Featured Image: Apartment Building Under Construction, South U – Photo by Cody Jonaitis