Can Piqua Tackle a Housing Crisis?

A new licensing program is offered to ensure quality housing, but at what cost?

I've been receiving a bunch of comments, emails, phone calls and messages from all you amazing readers of the Civic Capacity newsletter. You've been asking me to share my thoughts on various things happening across Miami County, and let me tell you, I'm always thrilled to do so!

Why? Well, not because I want to impose a "this is what you have to do" attitude, but because I genuinely believe that by offering fresh perspectives and asking new questions, we can collectively make sense of the swirling issues around us. And hey, with better sense-making, we might just come up with workable solutions for our community's most pressing needs.

Now, it's no surprise that many of our readers in Piqua have been specifically curious about what's happening in the northern part of our county and one particular proposal that is one the table. So, let's dive in!

But first, a little background about me. From 2006 to 2014, I had the privilege of working in the City of Piqua's Community and Economic Development Department. My main role was overseeing their grant-funded community development programs, including the Community Housing Improvement Program. This program was all about providing funds to local governments to improve the housing stock in their communities. Sounds like a really good solution, right? Well, not quite. The funds never stretched far enough, and the rules and regulations imposed on the city were often burdensome and confusing. To make matters more challenging, once a house and homeowner were approved to participate, they had to bring everything in the house up to a higher standard set by the program—all for a budget of less than $25,000. Not exactly a walk in the park.

One of the major problems I witnessed during my time there was the poor condition of the housing stock, especially in the rental sector. The City implemented various programs, including the grant-funded one I managed, increased code enforcement efforts, and even introduced a civil citation program to deal with property maintenance violations. They threw everything but the kitchen sink at the issue, but unfortunately, not much stuck.

But here's the thing—we can't solely blame recent decisions for Piqua's predicament. The city is grappling with the aftermath of generations of neglect. If you drive through the older parts of Piqua, especially the south side, you'll quickly notice significant challenges with the older housing stock.

Before the interstate highway system, most industrial goods passed through the town's two main rail lines—an active north-south route and an east-west route, now occupied by the city's bike path. To accommodate the workers in these industries, a lot of workforce housing was built in the surrounding neighborhoods.

Over time, much of this workforce housing ended up being sold to investors and landlords. They realized that by converting single-family homes into duplexes, they could double the rent on these larger two-story houses. The lax enforcement of rules at the time allowed this trend to continue, and now we have numerous duplexes that don't quite meet the code requirements of today.

By the time the cramped, worn-out, and sometimes unsafe housing units were discovered, it was almost too late to take action. These smaller units kept rents artificially low, which also meant that wages for these workers could be kept low. As a result, Piqua has been stuck in an economic situation where wages haven't kept up with neighboring communities. As of 2021, Piqua's median household income is 13% lower than Sidney's and a whopping 31% lower than Troy's. Add in the average rents, and it's crystal clear that Piqua faces significant economic challenges. Piqua's average rent is 4% higher than Sidney's but 17% lower than Troy's. It's obvious that household income in Piqua hasn't kept pace with rising rent costs in the community.

Now, let's talk about a new tool in the City's toolbox—a rental inspection and licensing program for rental properties. Landlords and investors looking to rent out a property would need to apply for an annual fee of $65, and each property would go through both exterior and interior inspections before new tenants move in. Units that fail the initial inspections would have to pay additional fees for subsequent inspections. These inspections aim to ensure that the units meet the city's housing code standards.

Some folks have criticized the proposal for several reasons. For starters, the ordinance grants the City the option to request a search warrant to inspect rental units when landlords or tenants are uncooperative, which raises concerns about tenants' constitutional rights. The fee structure outlined in the ordinance will likely increase the cost of rent on these properties, and it also requires landlords to have utility service in their name or act as a guarantor, potentially driving up rental costs even more. Clearly, each of these outcomes carries real consequences.

On the flip side, the City has a responsibility to ensure that safe, secure, and accessible housing is provided in the community. Just ask any first responder in Piqua about what it's like to respond to a call in a second-story duplex—you'll hear some not-so-pretty stories. It's no exaggeration to say that lives are at stake here.

Currently, the City Commission is debating this ordinance, and it's scheduled for its final reading on August 8th. Credit needs to given to the City for taking a well-thought-out and deliberative approach to this matter. They're not rushing the process but instead taking the time to spread the word and gather public input on this critical measure.

The City also deserves credit for making information readily available to the public. They've set up a website where you can find details about the proposed ordinance, what will be inspected, and a presentation from the City Staff to the City Commission. You can even leave your comments on the website!

This is where being an informed citizen truly pays off. If you're a Piqua resident, I encourage you to visit the website, read through the materials, leave a comment, and have conversations with your neighbors. The City is actively seeking your participation, so here's your chance to get involved!

To wrap it up...

I want to make it clear that it's not my role to dictate what the City should do or how they should do it; heaven knows local government gets plenty of unsolicited advice on how to do their jobs. Instead, I'm zooming out a bit to provide more context to what has been a difficult and challenging situation for Piqua over the years. It's up to all of us—the citizens—to take the information provided and engage in thoughtful and constructive conversations about the proposed measures. By considering the perspectives of renters, landlords, the city, and taxpayers alike, I believe we can find a reasonable and improved solution.

To the City and its residents, I wish you the best as you navigate this situation. And hey, I'd love to hear your thoughts! Feel free to leave a comment below. After all, if we want to have a productive dialogue on this issue, there's no better time to start than right now.