People with disabilities have different accessible housing needs that evolve as they age. The data needed by researchers and policy makers to assess the needs of people with disabilities and determine the available supply of accessible units in Massachusetts is limited, however, making it challenging to meet the needs of residents.
Housing accessibility varies depending on the nomenclature of the relevant federal or state accessibility code/law. “Fully accessible” units are required in typically 5% of units for new multifamily construction or rehabilitated units. “Adaptable” units can be modified for wheelchair users although the units are not as large as fully accessible units. This is generally required for all units in multifamily developments with elevators, or ground floor units without elevators. Often such units are not reported as “accessible” but still offer important benefits. Newly constructed townhouse or single-family homes are generally exempt from adaptable/accessible requirements under the state code.
The only national survey that measures characteristics of housing and allows insight into whether it may be accessible for those with mobility disabilities is the American Housing Survey (AHS). The sample size of the survey does not allow for state level estimates in Massachusetts. Analysis of the 2019 American Housing Survey found that “in total, just 42 percent of homes enabled single-floor living in 2019, with both a no-step entry and a bedroom and bathroom on an accessible floor.” Accessible housing units were most likely to be found in multifamily buildings with at least 50 units. The study also found that older adults were more likely to experience difficulties entering or navigating their homes with 12 percent of households aged 65–79 and 23 percent of households aged 80 and up reporting some difficulties.
To increase the stock of accessible homes, Massachusetts law requires that five percent of large multifamily buildings are fully accessible. This policy adds accessible units to the market, but it does not ensure the units are affordable or accessible to households who need them. Accessible units can be rented to anyone, and most households with disabilities can’t afford market rate units that do become available. It’s likely that many accessible units are occupied by households who don’t need those features. This results in both a shortage and a mismatch.
The non-profit Housing Navigator Massachusetts maintains a database of affordable accessible housing units. The organization recently collected data from property owners across the state and while the data is not comprehensive, they found that there are 10,200 accessible deed restricted affordable units in Massachusetts (excluding naturally occurring affordable and accessible housing, and closed referral programs such as Community Based Housing and Section 811). Census data estimates that there are 650,000 households where at least one member has a disability, resulting in a significant unmet need for accessible units. The Housing Navigator suggests there is one accessible and affordable unit for every 63 renters earning 80% or less of AMI. Availability varies across the state, from 1 unit for every 46 households in Metro Boston to 1:103 in Bristol County.
Around 6,000 (60%) of the known accessible units are “deeply affordable”, meaning rent is based on household income including those on fixed incomes such as Supplemental Security Income (SSI). Housing Navigator has a search tool to find affordable units across the state including those with accessibility features. This is the best existing resource to search for accessible, affordable housing, but it is still limited by incomplete data.
Massachusetts needs better data on accessible housing availability. The Housing Navigator inventory, developed with substantial support from DHCD and EOHLC, provides a good foundation. New data systems at EOHLC will track state-subsidized accessible homes, yet there is still no way to know what homes in the private market are accessible and to what degree, nor any system that could match accessible units with tenants who need them.
Many stakeholders have identified the need for better matching between people with disabilities and affordable accessible units. The DMH/DDS Set-Aside Program requires MassHousing-financed developments to set aside 3% of all low- and moderate-income units for referrals from the Departments of Mental Health (DMH) and Developmental Services (DDS). The state MRVP Set-Aside Initiative is designed to improve matching project-based vouchers and affordable units to those in need. The Community Based Housing (CBH) program provides funding for the development of integrated housing for people with disabilities, including older adults, prioritizing those in institutions, nursing facilities or at risk of institutionalization. While CBH doesn’t require all units to be fully accessible, accessibility through visitability is strongly encouraged. The CBH Program excludes clients of the Department of Mental Health (DMH) and the Department of Developmental Services (DDS) who may access housing financed through the Facilities Consolidation Fund (FCF). FCF provides funding for the development of community-based housing for DMH and DDS clients. Improvements are needed, however, to better match people with disabilities with accessible units, not just affordable ones.