Accessible housing means different things to different individuals because needs vary among people with disabilities. Furthermore, needs for households with disabilities vary across their life spans. Data that allows researchers and policy makers to assess the needs of people with disabilities in Massachusetts is limited as is data on the supply of housing to meet the needs of residents.
Depending on the nomenclature of the relevant federal or state accessibility code/law, units may be “fully accessible” (typically 5% of units required for new multifamily construction or substantial rehab), as well as “adaptable” (adaptable for wheelchair users although the units are not as large. This is generally required for all units in multifamily developments where there is an elevator, or ground floor units where there is not. Often such units are not reported as “accessible” but they are still an important benefit of new construction that is not townhouse or single-family, housing types that 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. 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.”6 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 the market rate units that do become available. It’s likely that many accessible units are occupied by households who don’t need those features. In other words, there is 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 open to (not including any naturally occurring affordable and accessible housing, nor those filled through closed referral programs such as Community Based Housing and Section 811).7 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 HHs 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 information about its accessible housing units. The Housing Navigator inventory, developed with substantial support from DHCD and EOHLC, provides a good foundation. New data systems at EOHLC will track accessibility of state-subsidized 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 help to match accessible units with tenants.9
Many stakeholders have also identified the need for better matching of people with disabilities to affordable units that are accessible.10 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 voucher, 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, with priority for individuals who are in institutions, nursing facilities or at risk of institutionalization. The CBH Program does not require all units to be fully accessible. However, accessibility through visitability is strongly encouraged. The CBH Program excludes clients of the DMH and DDS who may access housing financed through the Facilities Consolidation Fund (FCF). FCF provides funding for the development of community-based housing for clients of the Department of Mental Health (DMH) and the Department of Developmental Services (DDS). However, there still needs to be a greater effort to match people with disabilities with accessible units, not just affordable units.