AGENDA REPORT
Meeting Date: April 26, 2022
Item Number:
To: Honorable Mayor & City Council
From: Helen Morales, DPA, Deputy Director of Rent Stabilization Subject: ESTABLISHMENT OF A MEANS TESTED HOUSING ASSISTANCE PROGRAM; AND
REQUEST FOR CITY COUNCIL TO AUTHORIZE REALLOCATION OF
FUNDS PREVIOUSLY APPROPRIATED TO THE RENT SUBSIDY
PROGRAM TO THE HOUSING ASSISTANCE PROGRAM
Attachments: 1. Housingiskey Beverly Hills Dashboard
2. SCAG Local Housing Data Report
RECOMMENDATION
Staff recommends that the Council establish qualifications for the means tested Housing Assistance Program and authorize the reallocation of funds previously appropriated to the rent subsidy program to the Housing Assistance Program.
INTRODUCTION
On March 15, 2022, the City Council requested the establishment of a Housing Assistance Program to assist tenants and housing providers with the anticipated inflationary conditions that may result in higher than typical rent increases calculated for the period from July 1, 2022 through June 30, 2023.
The City Council provided the following direction regarding a Housing Assistance Program:
• Applicants should be means tested with income eligibility requirements; • Applicants must reside in an RSO property;
• Priority should be given to seniors, disabled, and families with children in schools in the City of Beverly Hills;
• Housing assistance payments should be given on a monthly basis; • Housing assistance payments should be made directly to the housing provider; F-1
Meeting Date: April 26, 2022
• The City should contract with a third party to more quickly determine eligibility and distribute monthly housing assistance payments; and
• Unspent funds from the rent subsidy program should be reallocated to the Housing Assistance Program.
Staff requests Council direction on the following outstanding items:
1. Setting household income eligibility limits;
2. Setting maximum monthly and annual housing assistance payments;
3. Setting eligibility limits for maximum monthly rent; and
4. Prioritizing Mom-and-Pop landlords.
DISCUSSION
Household Income Data
The following household income data is provided for informational purposes only, and helps to provide a high-level assessment of the make-up of Beverly Hills renters likely to reside in RSO units. This information was factored into the analysis and recommendations in this report, but the ultimate recommendations result from a combination of factors such as total RSO units, distribution of income categories, average rents, priority groupings, and available funding.
Housing Is Key California COVID-19 Rent Relief Program
Many Beverly Hills tenants applied to the California COVID-19 Rent Relief Program through Housingiskey (State Program). The State Program collected income data on applicants and displayed it on their online dashboard to allow cities the opportunity to gauge the need in their jurisdictions. The Beverly Hills data reflects that over 50% of the 770 applicants have incomes less than or equal to 30% of the Area Median Income (AMI) (extremely low income) (Attachment 1). The next largest percentage of applicants are those households with income levels between 30% and 50% of AMI (very low income), at a rate of approximately 30%. The following chart reflects the approximate number of households by income category that were served in the State Program using the percentages by income level.
California Housingiskey Beverly Hills Rent Relief Income Levels Income Level
Income
Percentage
Percentage
of
Applicants Number of Households
Extremely Low ≤30% AMI 53% 408
Very low
>30 to 50%
AMI 30% 231
Low >50 to 80% 17% 131
Total 770
Meeting Date: April 26, 2022
Southern California Association of Governments
SCAG has provided data on Elderly Households by Income based on the Housing Urban Development Area Median Family Income (HAMFI) (Attachment 2). The chart below reflects 715 Beverly Hills renter households with incomes of less than 30 percent HAMFI.
Elderly Households by Income and Tenure
Income Category Owner Renter Total Percent of
Total
Elderly
Household
<30% HAMFI 390 715 1105 24.2%
30 to 50% HAMFI 210 145 355 7.8%
50-80% HAMFI 195 245 440 9.6%
80-100% HAMFI 115 29 144 3.1%
100% HAMFI 1,775 755 2,530 55.3%
Total 2,685 1,889 4,574
Setting Household Income Eligibility Limits
A means tested Housing Assistance Program would assist qualified RSO tenants to offset the anticipated inflationary change in the CPI (Consumer Price Index) for the 2022 May to May CPI calculation, used to calculate the annual rent increase percentage, to pay rent increases. There are various ways that the City may establish a means test, and the most common method is the use of income levels. The following section discusses the maximum income levels, based on area median income and associated factors, customarily used in housing programs.
The previously-adopted Beverly Hills Rent Subsidy program limited eligibility to tenants determined to be low (or lower) income, as calculated by the California Department of Housing and Community Development (HCD) and shown in the following chart:
2021 Los Angeles County Household Income Limits
Household Size 1 2 3 4 5 6
Low Income 66,250 75,700 85,150 94,600 102,200 109,750
Very Low Income 41,400 47,300 53,200 59,100 63,850 68,600 Extremely Low Income 24,850 28,400 31,950 35,450 38,300 41,150 The City does not have income information for all RSO units and it would be difficult to determine what percentage of households residing in RSO Units fall within the various income categories. However, the City does have income data from the State Program, which reflects that the majority of the 770 households (83%) that applied for State rental assistance have incomes at or below the very low income level.
Meeting Date: April 26, 2022
Recommendation: Staff recommends that the Council limit housing assistance to households in the very low income category in order to ensure that those most in need receive assistance, while at the same time preserving sufficient funding levels for the program.
Setting Maximum Monthly and Annual Housing Assistance Payments Depending on future Council actions, staff anticipates that housing providers may be able to increase a tenant’s rent to an amount that exceeds the approximately 3% increases that tenants have become accustomed to, due to the anticipated and unprecedented inflationary conditions that could result in higher than typical rent increases for the period from July 1, 2022 through June 30, 2023.
Recommendation: Staff recommends that the Council establish the following parameters:
1. Calculate the actual housing assistance amount based on a percentage of the tenants’ monthly rent increase over a one year period to commence with the allowed rent increase percentage for the period from July 1, 2022 to June 30, 2023, calculated on the 2022 May to May CPI increase; and
2. Provide assistance at a rate of 75% of the annual rent increase so that there is some cost sharing between the City and tenant, but that the increase borne by the tenant is minimized in order to promote stability and roughly align with increases that have occurred in years past.
In order to determine the number of households that the City could assist using the above criteria, staff used a hypothetical 6% rent increase as an example (the Council may choose to establish different limits), with the City paying 75% of the 6% increase. In this example, staff looked at the number of units with rents at $2,000 and below, which would be the most likely units to house families in the very low income category. Staff then estimated a 6% rent increase on the current rent amount for each of the units in the category, of which the Housing Assistance Program would cover 75% of the increase.
The table below reflects the number of units having rents at or below $2,000 per month; the projected monthly cost of the Housing Assistance Program based on actual rents and assuming that all units qualify; and the projected maximum annual cost of the housing assistance. It is important to consider that not all households paying rents of $2,000 or less will meet the means tested income requirements, nor will they all meet the priority requirements of being seniors, disabled, or having children in Beverly Hills schools.
Accordingly, the projections are conservative and the total cost of the program is anticipated to roughly align with available funds. However, this data does allow the City to estimate the maximum amount of housing assistance that may be needed to implement the program in the event that existing funds fall short and the Council wishes to extend the program beyond the established priority groups.
Meeting Date: April 26, 2022
HOUSING ASSISTANCE PROGRAM
Number of units with monthly rents at or
below $2,000 2006
Maximum monthly cost of housing assistance
at 75% of a 6% rent increase $142,539.94
Maximum annual cost of housing assistance
at 75% of a 6% rent increase $1,710,479.29
In the event that unspent funds remain available, the City Council may consider that if a tenant owes back rent, which will not be covered through any other rent subsidy program, the qualified tenant be allowed a maximum subsidy not to exceed $3,000 to cover back rent, and that payment be paid directly to the owner.
Setting Eligibility Limits for Maximum Monthly Rent
As part of assessing the parameters of the program, staff identified rent of $2,000 per month as a natural break-point for program eligibility. Units renting at $2,000 or less per month comprise 25% of all RSO units, and represent the most affordable units that are more likely to be occupied by households in need of financial assistance. Furthermore, if it is assumed that many rent-burdened households are paying approximately 50% of their gross income in rent, a two-person household at the top end of the very low income category would be paying just under $2,000 per month and would therefore be eligible for the program.
Recommendation: Staff recommends setting maximum monthly rent eligibility at $2,000 per month.
Prioritizing Mom-and-Pop Landlords
The City Council previously raised the prospect of giving priority for housing assistance to mom-and-pop landlords. If staff proceeds with this approach the City Council will need to define “mom-and-pop”. The City Council may consider defining mom-and-pop landlords as a landlord who owns no more than four (4) apartment units (as defined in Sections 4- 5-102 and 4-6-0 of the Code) and a single-family dwelling in the City, provided that a mom-and-pop landlord shall not include (a) a real estate investment trust, as defined in Section 856 of the Internal Revenue Code, (b) a corporation, (c) a limited liability company in which at least one member is, or is controlled by, a corporation, or (d) a partnership in which at least one partner is, or is controlled by, a corporation.
Recommendation: Staff recommends that the City Council give priority to momand-pop landlords as defined above.
Meeting Date: April 26, 2022
Staff requests Council concurrence on the following:
1. Setting household income eligibility limits at the very low income level;
2. Calculating housing assistance at 75% of the actual annual rent increase;
3. Limiting eligibility for housing assistance payments to tenants with monthly rents at or below $2,000; and
4. Giving priority to mom-and-pop landlords as defined in the report.
FISCAL IMPACT
The City has an approximate budget of $700,000 remaining from the Rent Subsidy program previously appropriated by the City Council. It is anticipated that this amount will roughly align with the actual costs of implementing the program as outlined above.
Staff will return to the Council with program updates in the future, and in the event that actual costs exceed budgeted funds staff will notify the Council so that there is an opportunity to discuss the possibility of appropriating additional funds.
Jeff S. Muir
Director of Finance
Ryan Gohlich, AICP,
Director of Community Development
Approved By Approved By
Attachment 1
Attachment 2
UPDATED APRIL 2021
PRE-CERTIFIED
LOCAL
HOUSING
DATA
FOR THE CITY OF BEVERLY HILLS
TABLE OF CONTENTS
I. POPULATION, EMPLOYMENT, AND HOUSEHOLDS
II. SPECIALIZED HOUSEHOLD NEEDS: LARGE
FAMILIES, SENIORS, AND FEMALE-HEADED
HOUSEHOLDS
III. PEOPLE EXPERIENCING HOMELESSNESS
IV. PEOPLE WITH DISABILITIES, INCLUDING
DEVELOPMENTAL DISABILITIES
V. HOUSING STOCK CHARACTERISTICS
VI. OVERPAYMENT AND OVERCROWDING
VII. ASSISTED UNITS AT RISK OF CONVERSION
VIII. FINAL REGIONAL HOUSING NEEDS ALLOCATION
Pre-Certified Local Housing Data for Beverly Hills
Population Trend, 2000-2020
I. POPULATION, EMPLOYMENT, AND HOUSEHOLDS
CA DOF E-5 Population and Housing Unit Estimates
Beverly Hills has a 2020 total population of 33,775 including 121 living in group quarters according to the California Department of Finance. The chart above describes the population trend in Beverly Hills from 2000 to 2020. Over this period Beverly Hills had an annual growth rate of 0% compared to 0.7% for the region.
Developed by SCAG and pre-certified by the California Department of Housing and Community Development (HCD) for use in 6th cycle housing elements.
This report contains a wide range of jurisdiction-level data elements intended to provide an understanding housing need experienced in Beverly Hills as a part of its 6th cycle housing element update. Data sources are noted below each table or figure.
33.2 33.4
33.6 33.8
34.0 34.2
34.4 34.6
34.8 2000 2005 2010 2015 2020
Beverly Hills 33,784 34,567 34,109 34,583 33,775
SCAG 16,516,703 17,541,873 18,051,534 18,731,901 19,021,787
15.0 15.5
16.0 16.5
17.0 17.5
18.0 18.5
19.0 19.5
Thousands
Millions
LOCAL HOUSING DATA, 6TH CYCLE HOUSING ELEMENT UPDATE
Current Population by Age and Sex
Employment by Industry
The population of Beverly Hills is 47.5% male and 52.5% female. The share of the population of Beverly Hills which is under 18 years of age is 19.5%, which is lower than the regional share of 23.4%. Beverly Hills's seniors (65 and above) make up 21.6% of the population, which is higher than the regional share of 13%.
American Community Survey 2014-2018 5-year estimates using groupings of 2-digit NAICS codes.
Beverly Hills has 16,639 workers living within its borders who work across 13 major industrial sectors. The chart above provides detailed employment information. The most prevalent industry is Education & Social Services with 3,373 employees (20.3% of total) and the second most prevalent industry is Professional Svcs. with 2,834 employees (17% of total).
American Community Survey 2014-2018 5-year estimates
2,000
1,500
1,000
500
0 500
1,000
1,500
2,000
0-4 5-9 10-14 15-19 20-24 25-29 30-34 35-39 40-44 45-49 50-54 55-59 60-64 65-69 70-74 75-79 80-84 85+ Male Female
11 490
973
1,122
1,295
376
1,363
1,942
2,834
3,373
1,822
781
257
0 500 1,000 1,500 2,000 2,500 3,000 3,500 4,000
Agriculture
Construction
Manufacturing
Wholesale Rrade
Retail Trade
Transportation
Information
Finance
Professional Services
Education & Social Services
Arts, Entertainment, Recreation
Other
Public Admininstration
Prepared by SCAG, Updated April 2021 Page 2/18
LOCAL HOUSING DATA, 6TH CYCLE HOUSING ELEMENT UPDATE
Employment by Occupation
Farmworkers
Farmworkers by Occupation:
Beverly
Hills
Percent of
total Beverly
Hills workers: SCAG Total
11 0.07% 57,741 Total jobs: Farming, fishing, and forestry occupations 11 0.10% 31,521 Full-time, year-round jobs: Farming, fishing, and forestry occupations Employment in the Agricultural Industry:
Beverly
Hills
Percent of
total Beverly
Hills workers: SCAG Total
11 0.07% 73,778 Total in agriculture, forestry, fishing, and hunting 11 0.10% 44,979 Full-time, year-round in agriculture, forestry, fishing, and hunting Statewide, farmworker housing is of unique concern and of unique importance. While only a small share of SCAG region jurisdictions have farmworkers living in them, they are essential to the region's economy and food supply.
American Community Survey 2014-2018 5-year estimates using groupings of SOC codes.
In addition to understanding the industries in which the residents of Beverly Hills work, it is also possible to analyze the types of jobs they hold. The most prevalent occupational category in Beverly Hills is Management, in which 10,085 (60.6% of total) employees work. The second-most prevalent type of work is in Sales, which employs 4,283 (25.7% of total) in Beverly Hills.
American Community Survey 2014-2018 5-year estimates using groupings of NAICS and SOC codes. 10,085
1,471
4,283
194 606
2,616,827
1,500,551
1,743,617
675,894
1,118,977
0.0%
10.0%
20.0%
30.0%
40.0%
50.0%
60.0%
70.0%
Management Services Sales Natural Resources Production
Beverly Hills 60.6% 8.8% 25.7% 1.2% 3.6%
SCAG 34.2% 19.6% 22.8% 8.8% 14.6%
Beverly Hills SCAG
Prepared by SCAG, Updated April 2021 Page 3/18
LOCAL HOUSING DATA, 6TH CYCLE HOUSING ELEMENT UPDATE
Housing Tenure
Housing Tenure By Age
American Community Survey 2014-2018 5-year estimates.
Housing security can depend heavily on housing tenure, i.e. whether homes are owned or rented. Beverly Hills's housing stock consists of 15,000 total units, 6,209 of which are owner-occupied and 8,791 of which are renter-occupied. The share of renters in Beverly Hills is higher than in the SCAG region overall.
American Community Survey 2014-2018 5-year estimates.
In many places, housing tenure varies substantially based on the age of the householder. In Beverly Hills, the age group where renters outnumber owners the most is 25-34 (by 90.2%). The age group where owners outnumber renters the most is 60-64 (by
34.7%).
41.4%
52.5%
58.6%
47.5%
0.0%
10.0%
20.0%
30.0%
40.0%
50.0%
60.0%
70.0%
Beverly Hills SCAG
Percent of Total Households
Owner (%) Renter (%)
0 500
1,000
1,500
2,000
2,500
15-24 25-34 35-44 45-54 55-59 60-64 65-74 75-84 85+
Owner 14 112 644 1,247 519 743 1,315 956 659
Renter 269 2,184 1,467 1,782 879 360 913 509 428
Households
Prepared by SCAG, Updated April 2021 Page 4/18
LOCAL HOUSING DATA, 6TH CYCLE HOUSING ELEMENT UPDATE
Housing Tenure by Year Moved to Current Residence
Households by Household Size
Across the SCAG region, the most common move-in period was 2010-2014 (31.9%) followed by 2000-2009 (26.1%). In Beverly Hills, the period during which most people started living in their current residence was 2010-2014 (33.1%) followed by 2000-2009 (22.4%).
II. SPECIALIZED HOUSEHOLD NEEDS: LARGE FAMILIES, SENIORS, AND FEMALE-HEADED American Community Survey 2014-2018 5-year estimates.
This chart illustrates the range of household sizes in Beverly Hills for owners, renters, and overall. The most commonly occuring household size is of one person (37.8%) and the second-most commonly occuring household is of two people (31.2%). Beverly Hills has a higher share of single-person households than the SCAG region overall (37.8% vs. 23.4%) and a lower share of 7+ person households than the SCAG region overall (0% vs. 3.1%).
American Community Survey 2014-2018 5-year estimates.
16.0%
33.1%
22.4%
12.2%
16.3%
0 1,000
2,000
3,000
4,000
5,000
6,000
2015 or later 2010-2014 2000-2009 1990-1999 1989 or earlier Renter 2,098 4,156 1,322 643 572
Owner 301 806 2,039 1,185 1,878
Households (% of total)
Owner Renter
4053
2549
1156
784
240
9 0
1613
2126
773
1014
437
246
0 5,666
4,675
1,929
1,798
677
255
0 0.0%
5.0%
10.0%
15.0%
20.0%
25.0%
30.0%
35.0%
40.0%
45.0%
50.0%
1 2 3 4 5 6 7+
Households (% by size category)
Number of People per Household
Renter Owner Total
Prepared by SCAG, Updated April 2021 Page 5/18
LOCAL HOUSING DATA, 6TH CYCLE HOUSING ELEMENT UPDATE
Female Headed Households (FHH)
Households by Poverty Status
American Community Survey 2014-2018 5-year estimates.
4.1 percent of Beverly Hills's households are experiencing poverty, compared to 7.9 percent of households in the SCAG region.
Poverty thresholds, as defined by the ACS, vary by household type. More information can be found at M256. In 2018, a single individual under 65 was considered in poverty with a money income below $13,064/year while the threshold for a family consisting of 2 adults and 2 children was $25,465/year.
American Community Survey 2014-2018 5-year estimates.
Statute requires analysis of specialized housing needs, including female-headed households in an effort to ensure adequate childcare or job training services. Of Beverly Hills's 15,000 total households, 7.6% are female-headed (compared to 14.3% in the SCAG region), 3.9% are female-headed and with children (compared to 6.6% in the SCAG region), and 0.2% are female-headed and with children under 6 (compared to 1.0% in the SCAG region). 15000
7.6%; 1135
3.9%; 581
0.2%; 26
0 2000 4000 6000 8000 10000 12000 14000 16000
Total Households
Total FHH
FHH w/children
FHH w/children under 6
Percent of total househods; Number of households
4.1%; 621
2.1%; 310
1.6%; 236
0.1%; 13
0 100 200 300 400 500 600 700
Total households in poverty
Female-headed
Female-headed with children
Female-headed with 3 or more children
Percent of total households; Number of households
Prepared by SCAG, Updated April 2021 Page 6/18
LOCAL HOUSING DATA, 6TH CYCLE HOUSING ELEMENT UPDATE
Elderly Households by Income and Tenure
Owner Renter Total
< 30% HAMFI 390 715 1,105
30-50% HAMFI 210 145 355
50-80% HAMFI 195 245 440
80-100% HAMFI 115 29 144
> 100% HAMFI 1,775 755 2,530
TOTAL 2,685 1,889 4,574
HUD CHAS, 2012-2016. HAMFI refers to Housing Urban Development Area Median Family Income.
Statute requires analysis of specialized housing needs, including housing needs for seniors. Federal housing data define a household type as 'elderly family' if it consists of two persons with either or both age 62 or over. Of Beverly Hills's 4,574 such households, 24.2% earn less than 30% of the surrounding area income, (comared to 24.2% in the SCAG region), 31.9% earn less than 50% of the surrounding area income (compared to 30.9% in the SCAG region).
III. PEOPLE EXPERIENCING HOMELESSNESS
2019 city and county homelessness point-in-time counts processed by SCAG. Jurisdiction-level counts were not avialable in Imperial County and sheltered population (and thus total) counts were not available in Riverside County. As a result, SCAG region totals from this compilation of data sources likely undercount true totals.
#N/A
Percent of Total Elderly
Households:
Income category, relative
to surrounding area:
24.2%
7.8%
9.6%
3.1%
55.3%
0 22 22
Sheltered Unsheltered Total
Beverly Hills
Prepared by SCAG, Updated April 2021 Page 7/18
LOCAL HOUSING DATA, 6TH CYCLE HOUSING ELEMENT UPDATE
Disability by Type
Disability by Type - Seniors (65 and over)
IV. PEOPLE WITH DISABILITIES, INCLUDING DEVELOPMENTAL DISABILITIES American Community Survey 2014-2018 5-year estimates.
Disability data also provides valuable context for assessing current and future need for accessible housing units. Note that since some disability types are not recorded for children below a certain age, calculating disability as a percentage of total population may not be accurate.
American Community Survey 2014-2018 5-year estimates.
In Beverly Hills, the most commonly occuring disability amongst seniors 65 and older was an ambulatory disability, experienced by 20% of Beverly Hills's seniors (and 22.9% of seniors in the SCAG region). 1,135
501
1,231
1,840
1,099
1,425
0 200 400 600 800 1,000 1,200 1,400 1,600 1,800 2,000
Hearing
Vision
Cognitive
Ambulatory
Self-care
Independent Living
12.7%
5.6%
9.0%
20.0%
11.0%
15.6%
13.1%
6.6%
10.1%
22.9%
10.5%
17.5%
0.0%
5.0%
10.0%
15.0%
20.0%
25.0%
Hearing Vision Cognitive Ambulatory Self-care Independent Living Percent of Senior Population
Beverly Hills Percent SCAG Region Percent
Prepared by SCAG, Updated April 2021 Page 8/18
LOCAL HOUSING DATA, 6TH CYCLE HOUSING ELEMENT UPDATE
Disability by Employment Status
With a
Disability
Percent of
Total No Disability
Percent of
Total
Employed 376 39% 14,023 73%
Unemployed 27 3% 763 4%
Not in Labor Force 570 59% 4,443 23%
TOTAL 973 19,229
Developmental Disabilities
Beverly Hills
By Residence: Home of Parent/Family/Guardian 104
Independent/Supported Living 10
Community Care Facility 0
Intermediate Care Facility 0
Foster/Family Home 0
Other 0
By Age: 0 - 17 Years 114
18+ Years 75
TOTAL 303
American Community Survey 2014-2018 5-year estimates.
Understanding the employment status of people with disabilities may also be an important component in evaluating specialized housing needs. In Beverly Hills, 38.6% of the population with a disability is employed, compared to 72.9% of the non-disabled population.
CA DDS consumer count by CA ZIP, age group and residence type for the end of June 2019. Data available in 161/197 SCAG jurisdictions.
The California Department of Developmental Services also provides data on developmental disabilities by age and type of residence. These data are collected at the ZIP-code level and were joined to the jurisdiction-level by SCAG. Totals may not match as counts below 11 individuals are unavailable and some entries were not matched to a ZIP code necessitating approximation.
Prepared by SCAG, Updated April 2021 Page 9/18
LOCAL HOUSING DATA, 6TH CYCLE HOUSING ELEMENT UPDATE
Housing Type
Housing Type Trend
The chart above provides detailed information on the housing stock in Beverly Hills, which has a total of 16,443 housing units. The most prevalent housing type in Beverly Hills is multifamily, 5+ units with 8,475 units. The share of all single-family units in Beverly Hills is 36.7%, which is lower than the 61.7% share in the SCAG region. Out of the total housing units in Beverly Hills, there are 14,663 occupied-units, which equates to a 10.8% total vacancy rate. The average household size (as expressed by the population to housing unit ratio) is 2.295.
CA DOF E-5 Population and Housing Unit Estimates
Over the past two decades (2000-2020), there has been more development in multi-family residential units than single-family residential units in Beverly Hills. When comparing 2000 to 2020, SFR units increased by 127, MFR units increased by 446, and mobile units increased by 14.
V. HOUSING STOCK CHARACTERISTICS
CA DOF E-5 Population and Housing Unit Estimates
5,736
291
1,899
8,475
42 0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Single-Family
Detached
Single-Family
Attached
Multifamily, 2-4
Units
Multifamily, 5+
Units Mobile Homes
Beverly Hills (%) 34.9% 1.8% 11.5% 51.5% 0.3%
SCAG (%) 54.4% 7.2% 7.5% 27.3% 3.5%
Percent of Total Units
5,900
9,928
28 5,954
10,123
35 5,995
10,357
42 6,024
10,367
42 6,027
10,374
42 0
2,000
4,000
6,000
8,000
10,000
12,000
Single-Family Residential (SFR) Multifamily Residential (MFR) Mobile Homes Housing Units
2000 2005 2010 2015 2020
Prepared by SCAG, Updated April 2021 Page 10/18
LOCAL HOUSING DATA, 6TH CYCLE HOUSING ELEMENT UPDATE
Vacant Units by Type
Housing Units by Year Structure Built
Examining the age of the current housing stock is one way to understand how historical development patterns have contributed to a city's form. The time period where the highest share of Beverly Hills's housing units were built is 1939 & Earlier, while in the SCAG region more units were built during 1970-1979 than any other period.
American Community Survey 2014-2018 5-year estimates.
The ACS provides additional detail on vacant housing units by category.
American Community Survey 2014-2018 5-year estimates.
17.5%
9.5% 8.0%
11.2%
23.5%
0.0%
30.4%
20.7%
5.4%
7.9%
4.5%
33.5%
0.3%
27.7%
0%
5%
10%
15%
20%
25%
30%
35%
40%
For Rent Rented For Sale Sold Seasonal Migrant Other
Percent of Total Vacant Units
Beverly Hills SCAG
0%
5%
10%
15%
20%
25%
30%
35%
40%
2014 &
Later
2010-
2013
2000-
2009
1990-
1999
1980-
1989
1970-
1979
1960-
1969
1950-
1959
1940-
1949
1939 &
Earlier
Beverly Hills (%) 0.5% 0.6% 2.7% 5.3% 7.7% 11.9% 12.9% 12.0% 8.9% 37.6% SCAG (%) 1.0% 1.5% 10.1% 9.5% 15.0% 16.3% 14.5% 15.9% 6.9% 9.3% Percent of Total Units Beverly Hills (%) SCAG (%)
Prepared by SCAG, Updated April 2021 Page 11/18
LOCAL HOUSING DATA, 6TH CYCLE HOUSING ELEMENT UPDATE
Substandard Housing
Median Home Sales Price for Existing Homes
American Community Survey 2014-2018 5-year estimates.
The ACS includes surveys about three factors of what may be considered substandard housing. In Beverly Hills, 173 units lack telephone service, 47 units lack plumbing facilities, and 213 units lack complete kitchen facilities.
SCAG Local Profiles, Core Logic/Data Quick. SCAG median home sales price calculated as household-weighted average of county medians.
Between 2000 and 2018, median home sales prices in Beverly Hills increased 208% while prices in the SCAG region increased 151%. 2018 median home sales prices in Beverly Hills were $2,619,000 and the highest experienced since 2000 was $2,749,000 in 2017. Prices in Beverly Hills have ranged from a low of 271.3% of the SCAG region median in 2005 and a high of 583.6% in 2012.
1.15%
0.31%
1.42%
1.95%
0.39%
1.29%
0%
1%
1%
2%
2%
3%
No Telephone Service Available Lacking Plumbing Facilities Lacking Complete Kitchen Facilities Percent of Total Units
Beverly Hills SCAG
0.0%
100.0%
200.0%
300.0%
400.0%
500.0%
600.0%
700.0%
$-
$500,000
$1,000,000
$1,500,000
$2,000,000
$2,500,000
$3,000,000
Beverly Hills SCAG Beverly Hills Percentage of SCAG Price Prepared by SCAG, Updated April 2021 Page 12/18
LOCAL HOUSING DATA, 6TH CYCLE HOUSING ELEMENT UPDATE
Housing Units Permitted
Crowding by Extent and Tenure
VI. OVERPAYMENT AND OVERCROWDING
American Community Survey 2014-2018 5-year estimates.
In Beverly Hills, 26 owner-occupied and 417 renter-occupied households had more than 1.0 occupants per room, which meets the ACS definition for overcrowding. owner-occupied households and 224 renter-occupied households had more than 1.5 occupants per room, which meets the ACS definition for severe overcrowding.
Core Logic/Data Quick. Additional detail available in SCAG 2019 Local Profiles. SCAG median home sales price calculated as household-weighted average of county medians.
0.4% 0.0%
4.7%
2.5%
4.9%
1.3%
15.6%
6.4%
0.0%
2.0%
4.0%
6.0%
8.0%
10.0%
12.0%
14.0%
16.0%
18.0%
1.0+/room 1.5+/room 1.0+/room 1.5+/room
Owner Owner Renter Renter
Percent of Total Households
Beverly Hills SCAG
0.0 2.0
4.0 6.0
8.0 10.0
12.0 14.0
0 50
100
150
200
250
300
2000 2002 2004 2006 2008 2010 2012 2014 2016 2018
Units permitted per 1000 population
Units Permitted in Jurisdiction
All Units Single-Family Units
Multifamily Units Beverly Hills, all units per 1000 Pop.
SCAG, Units per 1000 Pop.
Prepared by SCAG, Updated April 2021 Page 13/18
LOCAL HOUSING DATA, 6TH CYCLE HOUSING ELEMENT UPDATE
Cost Burden by Income
Income < 30% 30-50% > 50%
< 30% HAMFI 250 15 1,630
30-50% HAMFI 49 145 739
50-80% HAMFI 260 560 655
80-100% HAMFI 299 475 180
> 100% HAMFI 6,850 1,455 570
Total Households 7,708 2,650 3,774
Spending on Rent
Housing cost burden is most commonly measured as the percentage of gross income spent on housing, with 30% a usual threshold for 'cost burden' and 50% the threshold for 'severe cost burden.' However, a lower-income household spending the same percent of income on housing as a higher-income household will likely experience more true 'cost burden.' These data indicate the number of households in Beverly Hills by their income relative to the surrounding area and their share of income spent on housing.
Across Beverly Hills's 8,791 renter households, 4,364 (49.6%) spend thirty percent or more of gross income on housing cost, compared to 55.3% in the SCAG region. Additionally, 2,534 renter households in Beverly Hills (28.8%) spend fifty percent or more of gross income on housing cost, compared to 28.9% in the SCAG region.
Households by Share of Income
Spent on Housing Cost:
HUD CHAS, 2012-2016. HAMFI refers to Housing Urban Development Area Median Family Income. 716
502
696
857
1,084
814
549 467
2,534
572
0 500
1,000
1,500
2,000
2,500
3,000
<10% 10-15% 15-20% 20-25% 25-30% 30-35% 35-40% 40-49% >50% Not Computed
Number of Households
Percent of Income Spent on Rent
Prepared by SCAG, Updated April 2021 Page 14/18
LOCAL HOUSING DATA, 6TH CYCLE HOUSING ELEMENT UPDATE
Spending on Rent by Income
Household Income by (Cash) Rent
American Community Survey 2014-2018 5-year estimates.
While the previous table breaks down cost burden by area-relative income, the ACS also allows for the analysis of Beverly Hills's 8,219 renter households (for which income data are available) by spending on rent by income bracket (dollar amounts). As one might expect, the general trend is that low-income households spend a higher share of income on housing (e.g. over 50%) while high-income households are more likely to spend under 20% of income on housing.
American Community Survey 2014-2018 5-year estimates.
Beverly Hills renter households' cash rent paid can be broken down by household incomes. As one might expect, the general trend is that lower-income households spend less on rent while higher-income households spend more on rent, though this may not be universally true. Rent categories range from <$500/month (2.7% of Beverly Hills renters) to >$2000/month (56.4% of Beverly Hills renters). The most common rent category in Beverly Hills is >$2000/month with 56.4% of renters. 0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Less than
$20,000
$20,000 to
$34,999
$35,000 to
$49,999
$50,000 to
$74,999
$75,000 to
$99,999
$100,000 or
more
>50% 1,187 707 233 343 64 0
30-49% 0 57 213 604 528 428
20-29% 112 0 0 227 573 1,029
<20% 0 0 13 76 73 1,752
Number of Renter Households
Income Category
>50%
30-49%
20-29%
<20%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Less than
$20,000
$20,000 to
$34,999
$35,000 to
$49,999
$50,000 to
$74,999
$75,000 to
$99,999
$100,000
or more
>$2000/mo. 682 234 154 491 766 2458
$1500-2000/mo. 232 290 186 417 377 421
$1000-1500/mo. 206 169 106 275 81 239
$500-1000/mo. 257 71 0 47 14 82
<$500/mo. 190 0 13 20 0 9 Renter Households
Income
>$2000/mo.
$1500-2000/mo.
$1000-1500/mo.
$500-1000/mo.
<$500/mo.
Prepared by SCAG, Updated April 2021 Page 15/18
LOCAL HOUSING DATA, 6TH CYCLE HOUSING ELEMENT UPDATE
Monthly Owner Costs for Mortgage Holders
Costs for Mortgage Holders by Income
American Community Survey 2014-2018 5-year estimates.
While renter households receive much of the focus when it comes to housing cost analysis, owner households make up 41.4% of Beverly Hills and 52.5% of the SCAG region. The most commonly occurring mortgage payment in Beverly Hills is >$4000/month and the most commonly occuring mortgage payment in the SCAG region is $2000-$3000/mo.
Mortgage-holding households in Beverly Hills can be broken down by income and the percentage of income spent on mortgage costs. As one might expect, the general trend is that lower-income households spend a higher share of income on housing costs, while high-income households may spend a lower share of income on housing.The income category most prevalent amongst Beverly Hills mortgage-holding households is $75,000 or more (3,454 households) and the most prevalent share of income spent on mortgage costs is over 30% (2,159 households).
0.0% 0.0% 1.4% 2.7%
10.4% 13.4%
72.1%
0.5%
5.1%
13.7%
19.6%
33.4%
15.4% 12.3%
0%
10%
20%
30%
40%
50%
60%
70%
80%
<$500 $500-$1000 $1000-$1500 $1500-$2000 $2000-$3000 $3000-$4000 >$4000 Pct. of mortgage-holders
Mortgage - Monthly Payment
Beverly Hills SCAG
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Less than $20,000 $20,000 to $34,999 $35,000 to $49,999 $50,000 to $74,999 $75,000 or more Over 30% 162 172 104 153 1568
20-29% 0 0 0 0 560
Under 20% 0 0 0 0 1326
Mortgage-holding households
Household Income; Percent of income spent on mortgage costs Prepared by SCAG, Updated April 2021 Page 16/18
LOCAL HOUSING DATA, 6TH CYCLE HOUSING ELEMENT UPDATE
Household Income by Home Value (for owned units)
Extremely Low Income Housing Needs
Total
Households
Households
below 30%
HAMFI
Share
below 30%
HAMFI
White, non-Hispanic 11,934 1,890 15.8%
Black, non-Hispanic 200 10 5.0%
Asian and other, non-Hispanic 1,609 255 15.8%
Hispanic 815 180 22.1%
TOTAL 14,558 2,335 16.0%
Renter-occupied 8,565 1,775 20.7%
Owner-occupied 6,015 560 9.3%
TOTAL 14,580 2,335 16.0%
Another approach to evaluating the relationship between housing and income is to compare incomes and home values in Beverly Hills. The most commonly-occuring income category amongst owner households in Beverly Hills is $100,000 or more (4,445 households) and the most commonly-occuring home value category is Above $500,000 (5,864 households).
HUD CHAS, 2012-2016. HAMFI refers to Housing Urban Development Area Median Family Income.
Housing the extremely-low income population (below 30% of area median income) can be especially challenging. HUD's CHAS dataset provides a wealth of information on such households in Beverly Hills. The above table provides a breakdown of extremely low income households by race and ethnicity. The race/ethnicity with the highest share of extremely-low income households in Beverly Hills is Hispanic (22.1% compared to 16% of total population). In the SCAG region, the highest share of extremely-low income households is Black, non-Hispanic (27.1% compared to 17.7% of total households). 0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Less than
$20,000
$20,000 to
$34,999
$35,000 to
$49,999
$50,000 to
$74,999
$75,000 to
$99,999
$100,000 or
more
Above $500,000 438 264 180 307 386 4289
$200,000 to $500,000 23 0 29 39 12 108
$100,000 to $200,000 0 0 34 0 0 0
Below $100,000 290 11 11 0 13 48
Owner-occupied households
Household Income; Home Value
Prepared by SCAG, Updated April 2021 Page 17/18
LOCAL HOUSING DATA, 6TH CYCLE HOUSING ELEMENT UPDATE
Assisted Units at Risk of Conversion
Risk Level Definition:
Low-income
units in
jurisdiction
Percent of
county's lowincome units
Very High At-risk of converting to market rate within the next year 0 0% High At-risk of converting to market rate in the next 1-5 years 0 0% Moderate At-risk of converting to market rate in the next 5-10 years 0 0% Low 150 100%
TOTAL 150 100%
Final 6th Cycle Regional Housing Needs Allocation for Beverly Hills:
Units
Very-Low Income (<50% of AMI) 1,008
Low Income (50-80% of AMI) 680
Moderate Income (80-120% of AMI) 602
Above Moderate Income (>120% of AMI) 814
TOTAL 3,104
VII. ASSISTED UNITS AT RISK OF CONVERSION
At-risk of converting to market rate in the next 10 or more years and/or are owned by a large/stable non-profit, mission-driven developer.
California Housing Partnership, July 2020. Includes HUD, Low-Income Housing Tax Credit (LIHTC), USDA, and CalHFA projects. Subsidized or assisted developments that do not have one of the aformentioned financing sources may not be included.
The California Housing Partnership (CHP) provides data on assisted housing units and assesses the level of risk to converting to market rate. These data identify homes without a known overlapping subsidy that would extend affordability beyond the indicated timeframe and unless otherwise noted are not owned by a large/stable non-profit, mission-driven developer. Detailed 2019 data can be found in SCAG's RHNA data appendix at http://scag.ca.gov/programs/Documents/RHNA/SCAG-Final-RHNA-Data-Appendix030520.pdf. Complete, updated data can be requested from CHP through Danielle Mazzella, Preservation & Data Manager ([email protected])
VIII. REGIONAL HOUSING NEEDS ALLOCATION
SCAG, 2021. Based on SCAG's 6th cycle FInal RHNA Allocation, adopted March 2021. Please note that for the housing element update, local jurisdictions will have to consider extremely low income (ELI) households as well. ELI housing needs may be calculated either by using Census data or simply assuming that 50 percent of the very low income households qualify as extremely low income households.
Prepared by SCAG, Updated April 2021 Page 18/18
MAJOR DATA SOURCES USED
DESCRIPTION FOR MORE INFORMATION, PLEASE SEE
ACS American Community Survey 2014-2018
5-year estimates
www.data.census.gov
DOF CA DOF E-5 Population and Housing Unit
Estimates
www.dof.ca.gov/forecasting/demographics/
CHAS HUD CHAS, 2012-2016 www.huduser.gov/portal/datasets/cp.html CA DDS California Department of Developmental
Services
www.dds.ca.gov/transparency/
SCAG LOCAL
PROFILES
Including Construction Industry Research
Board (CIRB) and Core Logic/DataQuick
www.scag.ca.gov/DataAndTools/Pages/LocalProfiles.aspx
REGIONAL OFFICES
IMPERIAL COUNTY
1503 North Imperial Ave., Ste. 104
El Centro, CA 92243
Tel: (213) 236-1967
ORANGE COUNTY
OCTA Building
600 South Main St., Ste. 741
Orange, CA 92868
Tel: (213) 236-1997
RIVERSIDE COUNTY
3403 10th St., Ste. 805
Riverside, CA 92501
Tel: (951) 784-1513
SAN BERNARDINO COUNTY
1170 West 3rd St., Ste. 140
San Bernardino, CA 92410
Tel: (213) 236-1925
VENTURA COUNTY
4001 Mission Oaks Blvd., Ste. L
Camarillo, CA 93012
Tel: (213) 236-1960
MAIN OFFICE
900 Wilshire Blvd., Suite 1700
Los Angeles, CA 90017
Tel: (213) 236-1800
www.scag.ca.gov
please recycle AJ 2952