Affordable housing initiative lags in North Country; state agency overseeing the program hopes that will change
By Tim Rowland
Two years ago the state of New York unveiled a generous new initiative to help homeowners remodel a garage, addition or a basement into independent living quarters for long-term renters. Low and average income earners were eligible for up to $125,000 to build Auxiliary Dwelling Units, or ADUs, which are seen as a key to providing affordable housing in a tight market.
Crystal Loffler, president of New York’s Housing and Community Renewal’s Office of Community Renewal, told the Adirondack Park Agency at its May meeting that the $85 million program has been widely popular — except in the North Country, which has not submitted a single application.
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“We’d love to see (applications),” said Loffler, noting that her agency strives for even geographical distribution when awarding the hundreds of millions of dollars each year across a number of different programs.
APA commissioners said the lack of response fits a familiar pattern, one in which municipalities and nonprofits lack the staff it takes to administer a program that probably most Adirondackers haven’t heard of to begin with.
How the program works, and barriers to success in the Adirondack Park
Under the state’s Plus One ADU Program, homeowners whose incomes are up to 100% of area median income are eligible for the funding, using a local municipality of nonprofit as a go-between.
That can be an issue in the sparsely populated park. “You have part-time supervisors and part-time clerks who just don’t have the capacity to administer these programs,” said Commissioner Mark Hall.
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In a park where development in many areas is restricted, ADUs are an attractive solution because they can increase population density in locations such as hamlets, where housing is permitted. The program is open only to long-term-rental units in a region where short-term Airbnbs have consumed large quantities of the existing housing stock.
A second hurdle, however, is that many municipalities have zoning that precludes multiple dwellings on a single lot. Zoning codes can be rewritten, but again, that takes staff time that single-member code offices and volunteer planning boards lack.
Still, multiple programs and financial assistance https://hcr.ny.gov/funding-opportunities do exist that are increasingly targeted to the needs of rural Adirondack communities, said Loffler, who with Beth Gilles, executive director of Lake Champlain Lake George Regional Planning Board, updated the park agency on affordable housing strategies.
Opportunities in the Adirondacks
Programs now offer assistance for small developments of a handful of housing units — projects that would scarcely be worth the time in larger population centers, but can be quite meaningful in the Adirondacks.
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Along with that, Loffler said her agency performs other important work for rural communities, including the replacement of unsafe, dilapidated mobile homes, emergency home repair for the elderly and economic-development programs scaled for Adirondack-sized businesses.
A new program will help mitigate another Adirondack problem — removal of blighted buildings that are too expensive to tear down.
“Everyone can think of a building that just sits there,” Loffler said. “This could be the answer for you.”
Blight is common to communities across the state, but as always, in the Adirondacks there is another dimension: landfills are not permitted within the Blue Line, greatly increasing the costs of demolition disposal, particularly if the building contains asbestos or lead.
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Bringing old houses back to life
While some buildings are too far gone to save, commissioners expressed an interest in the potential for bringing old houses common to most every Adirondack hill and dale, back to life.
Gilles said surveys conducted by the Lake Champlain-Lake George commission show that the public supports rehabilitation over construction by a 2-1 margin.
There are a significant number of homes that can be rehabbed, but “it gets complicated,” she said. “It does end up being more expensive, but it’s still a big piece of the puzzle.”
The LCLG planning board also has housing and economic development funding at its disposal, and municipalities with a piece of land that it can contribute toward a housing project are on the best footing — not that it’s simple.
But for all affordable-housing initiatives, challenges come with the territory. “My saying is that if it were easy and possible somebody would have done it by now,” Gilles said.
About this series
Adirondack Explorer is highlighting the region’s housing challenges, with a multi-part series running in our magazine and online. Award-winning Freelance Journalist Tim Rowland investigates causes of the housing shortage, housing’s effects on other aspects of Adirondack life, hacks that people use to get into a home and potential solutions being tried here and elsewhere. His reporting is based on review of real estate data, documents and extensive interviews.
My perception is that the process of getting anything permitted in the Park is a very long battle and one that is ultimately futile. I do not know this to be true as i have never requested a variance, but it is the general idea i get from neighbors. If such obstacles are real, then it is no surprise that activity is sparse.
The issue is not the knowledge of the availabilty of the program, its the limitations of the Adirondack Park rules and regulations. The APA’s continued refusal to allow hamlet expansion. There are many reasons, I serve on several boards trying to promote housing as well as am involved with the Essex County Landbank, Pride of Ticonderoga ( a rural preservation group) and the state landbank groups whoare all surprised by the diffuculty we have in Essex County. Until the Park Agency is honest and willing to sit down and have a honest direct conversation, nothing will improve.
But there are many houses in the area that could be renovated to put in a secondary entrance and wall off the main house to make homes or garages useable for an apartment. With the declining number of people in our homes/less children; older people in these hundred year old, 4/5 bedrooms, are in dire need for assistance like this. So they would love to hear of these initiatives and programs. I would like to know why everything is constantly put on the governing bodies that be and “nothing can be done”. What specifically is the issue with a person in your town that wants to put in a studio apartment above their garage or in their basement or in the back portion of their house? I understand septic systems can’t be overloaded and other such regulatory issues. But for the aging population whose family has moved out, these systems can afford the extra person. Obviously if you have a house full of people that’s a different story. But people want to age at home and to have a long term renter at your house is a wonderful idea and to the people who have paid for their house conversions with cash have been able to reap the benefits of aging at home. So before people start ripping the governing bodies apart and not actually doing something about it, realize there are plenty of people who would benefit from these grants and you need to spread the word!!!
Where’s the link to this funding?! I’ve never heard of it and I even paid cash for renovations to an old building on my property to make it housing!! I read the local paper every week and never heard of this funding opportunity!! Community outreach should be happening at the county buildings for things like this!!
It’s a minimum of a 10 year contract! That’s quite a long time!! But for anyone looking to be a part of it, here’s the link to have your town rep call you to get it started https://hcr.ny.gov/form/-plus-one-adu-interest-form
Say what? There’s plenty of housing – but it’s just “tied-up” by 1%-ers. These are homes that they own but rarely use and don’t rent. It may even be a 2nd, 3rd or 4th home! They were bought during the Great Recession (2009) and during Covid as “escape” homes – well, just in case of Social upheaval. Add in AirB-N-B rentals and the die is cast! Hamilton County has 80% of homes listed as unoccupied.
I think people don’t want the hassle of being a landlord. If the renter quits paying rent, it’s 3 month minimum process evict them. Then add the cost of renovating a trashed room, even with a deposit. If adjoining renters don’t get along, well, that’s no fun. Lots of responsibility and work to rent out.