Does income-based rent in subsidized housing discourage work and lengthen stays?
Core argument: American Enterprise Institute analysis of HUD data covering roughly 4.5 million households estimates that a majority of tenant spells in public and government-subsidized housing extend beyond the 10-year average spell of welfare receipt.
Recent HUD data [provided to] the American Enterprise Institute enabled us to estimate the likely duration of a spell in public and government-subsidized housing for both new entrants and the existing tenant population. Our analysis, covering roughly 4.5 million households, found that a majority of tenant spells in public and government-subsidized housing extend beyond the 10-year average spells of welfare receipts. Tenants' rent payments are limited to 30% of adjusted monthly income. As their income rises, the share of rent tenants must pay increases in tandem, by virtue of an effective 30% marginal tax rate further discouraging work. Housing assistance is not an entitlement - eligibility does not guarantee access, and accessibility is constrained by the supply of housing units. Today, there are under 1 million public-housing units in the United States. The number of HCV vouchers (currently over 2.3 million) is determined annually through the federal-budget process. Due to the limited supply, many households remain on waiting lists for years. Successful households wait an average of 20 months to enter public housing and 26 months to receive a voucher. The lack of time limits thus affects not only tenants, but also those who qualify for assistance but don't receive it.




