Ioannis (Yiannis) Asikis
Senior Thesis | 2025
Addressing Massachusetts’ Housing Crisis: Analyzing Legislative Efforts to Increase Affordable Housing Access
Ioannis (Yiannis) Asikis
Principal Thesis Advisor: Emily Kamen
Housing Policy Advisor: Katherine Levine Einstein, PhD
Boston University
This thesis explores the ongoing housing crisis in Massachusetts, focusing on the legislative response in the form of S. 896, An Act to Increase Access to Affordable Housing. I first encountered this bill while interning in State Senator DiDomenico’s office this past summer, where I conducted research and helped prepare a policy memo in support of it. The bill seeks to alleviate financial burdens by adjusting eligibility for state-assisted housing, allowing deductions for student loans and childcare expenses to be considered when reviewing an individual’s financial profile. My analysis examines how these changes address affordability gaps, particularly for families facing high costs in these areas, and how they compare to other solutions at both the state and national levels. Drawing on perspectives from legislative staff and policy experts, I assess the bill’s potential impact within the broader landscape of affordable housing.
The research begins with an in-depth examination of the history of affordable housing in Massachusetts, highlighting current challenges and key stakeholders, such as families, developers, and government agencies. Additionally, I evaluate how the bill aligns with existing housing support systems, considering whether its enactment enhances accessibility or creates unintended consequences for those already receiving housing assistance.
Introduction
Massachusetts is in the midst of a serious housing crisis that is affecting people across all income levels, especially low and moderate-income families.1 With high rent, skyrocketing property prices, and a shortage of affordable housing, thousands of residents are struggling to find stable places to live. As of March 2024, the median rent price in the Greater Boston and Cambridge area has climbed to $3,939.50, with the state’s overall median asking rent slightly lower at $3,243 making Massachusetts the most expensive state for renters in the nation, according to a recent rent report.2 While affordable housing programs, such as MassHousing and the Community Economic Development Assistance Corporation (CEDAC), do exist, they often do not reflect the current economic issues families face, such as student debt and childcare costs. These factors leave many residents just outside eligibility requirements or unable to cover basic needs even when they qualify for assistance. In order to qualify for affordable housing assistance, an eligible buyer must meet three general criteria: they must be first-time homebuyers, they must be under the asset limit of $75,000 (with special rules applying to elderly households), and they must meet the income limits specified for
1 Katherine Levine-Einstein. “How Do We Solve America’s Affordable Housing Crisis? BU Research Helps Inspire a Federal Bill That Suggests Answers.” Boston University, July 25, 2024. https://www.bu.edu/articles/2024/how-do-wesolve-americas-affordable-housing-crisis/?utm_campaign=the_brink& utm_source=email_20240731_full&utm_medium=1_featured_story&utm_conte nt=politics#comments
2 Jamie Forbes. “December 2024 Rent Report: Rents Fall to Lowest Level in Nearly Three Years.” Rent. Research, January 9, 2025. https://www.rent.com/research/average-rent-price-report/.
each available unit.3 This has created a significant imbalance in Massachusetts’ housing market, where demand for affordable housing far exceeds the available supply. The Greater Boston area especially, with its thriving job market and world-renowned academic institutions, has attracted a steady influx of professionals, students, and families.4 However, this growth has far surpassed the construction of new housing, resulting in significant shortages, especially for affordable homes.
Massachusetts’ housing issues really go back to some key legislation passed in previous decades. Take the rent control ban in 1994, for example. Before this ban, the cities of Boston, Cambridge, and Brookline had rules that kept rent hikes in check and helped protect tenants by limiting the rate at which landlords could increase rents. Once the state voted to scrap rent control, arguing it hurt development and locally-based landlords, rent prices shot up immediately.5 Supporters hoped the legislation would prompt new construction, but according to critics, it stripped away protections for tenants, making the crisis worse. Zoning laws have also played a big role. Many suburbs stick to policies that favor single-family homes, which leaves little room for multi-
3 “Affordable Housing Units for Sale.” Mass.gov. Accessed March 3, 2025. https://www.mass.gov/info-details/affordable-housing-units-forsale#:~:text=An%20eligible%20buyer%20will%20 meet,listed%20for%20each%20available%20unit.
4 “Chapter 3: Housing Market.” TBF. Accessed February 9, 2025. https://www.tbf.org/news-and-insights/reports/2021/jun/greater-boston-housingreport-card-2021/gbhrc2021-chapter-3.
5 Aidan Enright. “A History of Rent Control Policy in Massachusetts: Economic Opportunity Latest News.” Pioneer Institute, April 5, 2023. https://pioneerinstitute.org/economic_opportunity/a-history-of-rent-controlpolicy-in-massachusetts/.
family, more affordable housing. This not only limits the housing supply but also drives up costs and furthers socioeconomic divides. Efforts such as the Housing Choice Initiative, launched in 2017, sought to incentivize municipalities to adopt zoning reforms; however, local opposition continues to slow down this change.6
Additionally, programs like Chapter 40B, which was passed in 1969, were meant to boost affordable housing in towns where less than 10% of homes are affordable.7 Housing is generally considered affordable if the household pays less than 30 percent of its monthly income to secure the housing.8 Under Chapter 40B, developers can bypass certain local zoning restrictions if they build a set number of affordable units. While this has helped add some affordable homes, many communities worry that this leads to overdevelopment and strains local resources. Even with these efforts, housing affordability has taken a hit in recent years. The COVID-19 pandemic intensified these challenges. Between 2020 and 2022, rental prices climbed rapidly as demand surged following an initial dip.9 Remote work allowed
6 “Housing Choice Initiative.” Mass.gov. Accessed February 9, 2025. https://www.mass.gov/orgs/housing-choiceinitiative#:~:text=The%20Housing%20Choice%20Initiative%20works,a gencies%2C%20and%20promoting%20regulatory%20innovation.
7 Chapter 40B. Accessed February 9, 2025. https://malegislature.gov/Laws/GeneralLaws/PartI/TitleVII/Chapter40B.
8 “Affordable Housing Glossary of Terms: Concord, MA.” Affordable Housing Glossary of Terms | Concord, MA. Accessed March 3, 2025. https://concordma.gov/2333/Affordable-Housing-Glossary-ofTerms#:~:text=Housing%20is%20generally%20consi dered%20affordable,income%20to%20secure%20the%20housing.
9 “Pandemic-Era Demand Squeezed Housing Inventories - San Francisco Fed.” SF Fed, February 7, 2025. https://www.frbsf.org/research-and-
higher-income earners to move into suburban and rural areas, driving up prices in communities once considered more attainable. By 2024, Massachusetts had the highest median rent in the country, placing immense financial pressure on middle- and low-income families.10 Similarly, zoning laws that favor single-family homes and restrict multi-family housing construction, especially in suburban areas, worsen the situation. These policies often benefit wealthier residents while excluding lower-income families from communities with better schools, healthcare, and job opportunities. While programs like MassHousing and CEDAC attempt to bridge the affordability gap, their strict eligibility requirements often fail to reflect the realities faced by today’s families. Many young families juggling student debt, childcare expenses, and rising living costs are unable to qualify for assistance, despite struggling to make ends meet.
As a result, Massachusetts’ housing crisis is not just an economic challenge it is a social and moral issue that affects education, health, and access to opportunity for families across the state. Behind these statistics are real people, parents, children, and individuals, grappling with the instability of an uncertain future. Consider, for example, the story of Pamela, an advocate with firsthand experience navigating the affordable housing crisis.
insights/publications/economic-letter/2025/01/pandemic-era-demand-squeezedhousing-inventories/.
10 Rin Velasco. “Ma Rent Prices Are the Highest in Country, Study Says. Here’s the New Average Asking Price.” The Patriot Ledger, April 24, 2024. https://www.patriotledger.com/story/news/2024/04/24/rent-boston-ma-newtoncambridgehousing/73367619007/#:~:text=As%20of%20March%202024%2C%20the,natio n%2C%20according%20to%20the%20report.
During the Joint Committee on Housing’s hearing in July 2023, she reflected, “The word affordable is thrown around right and left in all of my Zoom rooms and over my nine years of advocacy regarding housing.”11 She explained that while large housing developments are being built in towns like Natick, Framingham, Springfield, and Greenfield, they are often not affordable for the very families who need them most. Pamela emphasizes that “the question is affordable to who?” Her situation highlights the exact gaps Senate Bill 896, An Act to Increase Access to Affordable Housing, seeks to close ensuring that affordable housing truly serves the low-income and homeless families who are struggling to find stable homes. The bill’s main sponsor, State Senator Susan Moran, emphasized during its hearing, “There’s no single solution to the housing crisis, so this bill proposes many ideas.”12
This project examines Massachusetts’ response to the crisis through Senate Bill 896, introduced during the 193rd General Court session (2023-24). This legislation aims to make stateassisted housing more accessible to people who are under economic pressure. Bill S.896 would allow deductions for student loans and child care expenses when determining eligibility, adjusting income criteria to better reflect the financial strain that many families face today.13 I first encountered this bill while
11 “Hearing Details: Joint Committee on Housing.” Hearing Details - Joint Committee on Housing. Accessed February 9, 2025. https://malegislature.gov/Events/Hearings/Detail/4602.
12 “Hearing Details: Joint Committee on Housing.” Hearing Details - Joint Committee on Housing. Accessed February 9, 2025. https://malegislature.gov/Events/Hearings/Detail/4602.
13 “Bill S.896 193rd (2023 - 2024).” Bill S.896. Accessed February 9, 2025. https://malegislature.gov/Bills/193/S896/Cosponsor.
interning with State Senator DiDomenico’s office, where I helped draft a policy memo in support of S. 896. Working on this bill gave me experience engaging with both constituents and policy leaders, learning directly from stakeholders about the real-life impact of housing policies and the urgency for updated policies and solutions.
In this paper, I will assess the bill’s potential to fill current gaps and compare its effectiveness to similar policies on the federal level. Moreover, I will take a close look at what S. 896 proposes, who it’s meant to help, and whether it could make a significant difference for people in Massachusetts. I will also compare it with similar efforts in other states to see what has and has not worked and to assess how well S. 896 fits within the broader movement toward affordable housing reform. Additionally, I will examine how housing challenges differ across Massachusetts, comparing a more rural county like Hampden County, home to Springfield, with more urban and densely populated areas in eastern Massachusetts, such as Greater Boston.
Finally, I will consider the perspectives of key stakeholders, including families, policymakers, and housing authorities, diving into what they stand to gain or lose with the passage of this legislation. The bill’s adjustments could result in increased demand for housing assistance programs, requiring careful planning and investment in infrastructure. Furthermore, understanding the perspectives of both rural and urban communities is critical to assessing whether the bill’s proposed changes can truly address the disparities in housing accessibility across the state. So, I will also highlight areas for further work, focusing on unresolved gaps in
housing policy and the additional steps needed to address the unique challenges faced by both rural and urban communities.
Section I: The Language Used in S.896
Having outlined the significance of Massachusetts’ housing crisis and the role of legislation in addressing its challenges, the discussion now turns to Senate Bill 896. The proposed changes in S.896 represent an updated adjustment to the definitions of “Annual Income” and “Low or Moderate Income Household” under Massachusetts housing laws.14 By explicitly addressing the financial burdens of student loans and childcare expenses, the bill aims to redefine eligibility for state-assisted rental housing and regional public housing innovation programs. These changes demonstrate a legislative effort to modernize financial assessments, reflecting the realities many families face. The specific language of the bill and its structured deductions create a more transparent, equitable, and accessible system for housing assistance.
The amendment to Section 25 of Chapter 23B replaces the broad definition of “Annual Income” with more specific deductions, signaling a critical shift in eligibility criteria.15 The previous phrasing allowed for vague “reasonable allowances” for dependents and medical costs, leaving these determinations up to the discretion of the Massachusetts Department of Housing and
14 “Bill S.896 193rd (2023 - 2024).” Bill S.896. Accessed February 9, 2025. https://malegislature.gov/Bills/193/S896/Cosponsor.
15 “Mass. General Laws C.23B § 25.” Mass.gov. Accessed February 9, 2025. https://www.mass.gov/info-details/mass-general-laws-c23b-ss25#:~:text=Section%2025,-As%20used%20in&text=’ ’Annual%20income’’%2C%20a,of%20housing%20and%20livable%20commun ities.
Community Development (DHCD). The proposed changes introduce a more detailed framework, including deductions of up to $10,000 for student loan and childcare expenses.16 This adjustment recognizes that these financial obligations disproportionately impact younger families and individuals, particularly those striving to balance professional growth with familial responsibilities. By refining the criteria, the new language reduces ambiguity and increases accessibility, ensuring that applicants can more confidently calculate their eligibility for housing resources.
Also included in the legislation are the changes to Section 38D of Chapter 121B, which redefines the concept of a “Low or Moderate Income Household.”17 The proposed language expands eligibility by deducting up to $10,000 for student loan and child care payments when determining a household’s income level. This update better reflects the net income available for housing and other essentials, ensuring that eligibility calculations align more with actual financial strain. At the same time, the bill preserves existing provisions for Nantucket and Dukes County, where the income thresholds remain higher to account for regional cost differences.18 By maintaining these regional adjustments while
16 “Bill S.896 193rd (2023 - 2024).” Bill S.896. Accessed February 9, 2025. https://malegislature.gov/Bills/193/S896/Cosponsor.
17 “Section 38D.” General Law - Part I, Title XVII, Chapter 121B, Section 38D. Accessed February 9, 2025. https://malegislature.gov/Laws/GeneralLaws/PartI/TitleXVII/Chapter121b/Secti on38d#:~:text=The%20housing%20 authority%20shall%20notify,time%20specified%20by%20the%20department.
18 “Home Prices Far Outpace Incomes.” Joint Center for Housing StudiesHarvard University, n.d. https://www.jchs.harvard.edu/son-2024-price-toincome-map.
introducing deductions, the proposed changes create a balance between providing targeted relief and preserving equitable support across diverse economic contexts.
The legislative and practical implications of these changes are significant. The updated definitions address the growing financial burdens of student debt and child care, which often set back housing stability for low- and middle-income households. By modernizing eligibility criteria, the bill allows Massachusetts to better serve vulnerable populations. However, increased eligibility may also heighten demand for housing assistance programs, potentially straining resources and application processing systems. Stakeholders, including housing authorities, policymakers, and construction developers, must prepare for these challenges to ensure the bill’s successful implementation.
Section II: The Role of Chapter 40B in Massachusetts Housing
Chapter 40B is a vital piece of legislation in Massachusetts aimed at addressing the affordable housing crisis. It allows developers to override local zoning bylaws to construct multifamily housing projects as long as at least 20-25% of the units meet affordability criteria.19 This statute was designed to accelerate the creation of affordable housing, but it also highlights tensions between local development goals and community interests.
Christopher Baker, a housing researcher known for his indepth analysis of Massachusetts housing trends and policies, provides valuable ideas into the impact and challenges of this legislation. As he explains, “Upon taking the corner office,
19 “Local Tensions of Chapter 40B.” 40B | Dover, MA. Accessed February 9, 2025. https://www.doverma.gov/674/40B.
Romney established an Affordable Housing Task Force (the “Task Force”), whose mission was to study 40B and propose reforms to create both more housing for prospective residents and a more politically palatable system for current residents.”20 While the intention is to address housing affordability gaps, Baker uses Romney’s timeframe as a lens to examine the tensions between economic development goals and community concerns. He explains that Romney’s decision to prioritize reforms through the Affordable Housing Task Force depicted the need to balance statelevel housing objectives with the interests and priorities of local communities.
In recent news, the Healey Administration has made significant strides in addressing the state’s housing crisis. Governor Healey’s administration has taken bold steps, creating the Executive Office of Housing and Livable Communities (MAEOHLC) and passing the Affordable Homes Act. The administration also launched the first-ever statewide housing plan, which aims to add 222,000 new homes over the next 10 years. Healey and Driscoll brought together a coalition of housing advocates, developers, government leaders, and more to craft a comprehensive blueprint addressing housing needs across Massachusetts. Through this collaboration, strategies have been outlined to not only build more homes but also provide affordable
20 Christopher, Baker. “Housing in Crisis-A Call to Reform Massachusetts’ Affordable Housing Law.” Boston College Environmental Affairs Law Review 32, no. 1 (2005): 173.
housing for the state’s essential workers, including teachers, first responders, veterans, and seniors.21
Senator Moran also highlights the significance of Chapter 40B in the conversation about affordable housing. She states, “Combating the crisis will take a multifaceted solution. The most prominent tool for the proliferation of affordable housing is Chapter 40B of Mass General Laws, also known as comprehensive permit law. Adopted by the legislature in 1969, the statute needs to be updated to reflect the changing nature of the state today.”22 Moran’s remarks highlight the necessity of revisiting and revising Chapter 40B to align with Massachusetts’ current housing realities and community needs. She suggests that while Chapter 40B remains a crucial step for creating affordable housing, it must evolve to address the environmental, social, and infrastructural challenges present in many communities across the state.
Similarly, residents often raise issues about “neighborhood character, environmental impact, and infrastructure strain,”23 which can complicate the implementation of Chapter 40B projects. While some stakeholders may view Chapter 40B as an essential step to close the affordability gaps, others, particularly long-time residents in specific communities, worry about the potential for overcrowding, declining property values, and a shift in a community’s dynamic.
21 “The Affordable Homes Act: Smart Housing, Livable Communities.” Mass.gov. Accessed March 3, 2025. https://www.mass.gov/info-details/theaffordable-homes-act-smart-housing-livable-communities.
22 “Hearing Details: Joint Committee on the Judiciary.” Hearing Details - Joint Committee on the Judiciary. Accessed February 9, 2025. https://malegislature.gov/Events/Hearings/Detail/4681.
23 Christopher Baker. 2005.
Baker’s and Moran’s perspectives both point to the need for policies that thoughtfully balance economic growth with social equity. Ultimately, Chapter 40B represents a crucial conversation about how a community can grow while preserving its character and supporting its residents’ interests.
Section III: How Does Massachusetts Compare to Other States?
Looking beyond its borders, Massachusetts can learn from the housing policies in states like California and Washington. California’s approach offers some interesting lessons. Many cities there have implemented strong tenant protection laws, such as the Tenant Protection Act (AB 1482), which cap rent increases and offer protections for tenants.24 Additionally, some cities have experimented with upzoning, loosening zoning restrictions to allow for denser, more diverse housing. This mix of tenant protections with initiatives to boost housing supply shows the delicate nature of ensuring immediate rental stability while working toward longterm affordability.
A key example of California’s recent housing innovation is in San Diego, where affordable housing is being built through unique methods, such as leveraging the state’s Accessory Dwelling
24 “AB-1482 Tenant Protection Act of 2019: Tenancy: Rent Caps.” Bill TextAB-1482 Tenant Protection Act of 2019: tenancy: rent caps. Accessed February 11, 2025.
https://leginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=201920200 AB1482.
Unit (ADU) laws passed in 2021.25 In conversation with Zachariah (Zak) DeGiulio, who runs operations for a real estate investment fund in San Diego, he focused on deed-restricted affordable housing, explaining how they have used these laws to convert single-family lots with large backyards into apartments in backyards.26 This has allowed for a creative use of space in an area with limited available land, where there are often 15 housing applications for every available unit.27 San Diego County’s housing market is characterized by high demand and limited supply, making the ADU laws a valuable tool in addressing the affordability crisis. Additionally, California’s SB9 legislation has played a role in reducing single-family zoning by allowing more flexibility to subdivide properties, giving rise to greater housing density.28 This law, combined with efforts like the Complete Communities Act, which provides additional density bonuses for properties located near bus stops, covers a more integrated
25 “Accessory Dwelling Units.” California Department of Housing and Community Development. Accessed February 11, 2025. https://www.hcd.ca.gov/policy-and-research/accessory-dwelling-units.
26 Zachariah (Zak) DeGiulio. Conversation about deed-restricted affordable housing in California and converting single-family lots into apartments in backyards, January 24, 2025.
27 Moses Small. “Mayor Todd Gloria’s Affordable Housing Plans.” ABC 10 News San Diego KGTV, January 12, 2024. https://www.10news.com/news/local-news/mayor-todd-glorias-affordablehousing-plans.
28 “California Department of Housing and Community Development: California Department of Housing and Community Development.” California Department of Housing and Community Development | California Department of Housing and Community Development. Accessed February 9, 2025. https://www.hcd.ca.gov/.
approach to housing policy.29 The city of San Diego has also seen great enthusiasm for the AB1033 law, which facilitates condo mapping, enabling deed-restricted affordable units to eventually be sold as condos rather than rented, providing long-term affordable housing options and allowing people to build retirement income from their properties.30
In Massachusetts, the MBTA Communities Act, though not a direct comparison to California’s policies, introduces similar elements of zoning reform by requiring municipalities near public transportation hubs to rezone for multifamily housing.31 While California’s focus has been on relaxing zoning restrictions to build density, Massachusetts takes a more collective approach, requiring 177 municipalities to comply with new zoning obligations to address the housing crisis.32 This law is a crucial step toward easing the shortage of affordable housing, and while it promotes transit-oriented development, it also invites challenges, such as the
29 “Policy Priorities.” Complete Communities Coalition. Accessed February 9, 2025. https://www.completecommunitiescoalition.org/policy-priorities.
30 Whitney. “AB1033 and the Future of Adu Sales in California - Selling Adus.” SnapADU, February 5, 2025. https://snapadu.com/blog/ab-1033-future-of-adusales-in-california-san-diego-guide/.
31 “Multi-Family Zoning Requirement for MBTA Communities.” Mass.gov. Accessed February 9, 2025. https://www.mass.gov/info-details/multi-familyzoning-requirement-for-mbta-communities.
32 “Implementation of MBTA Communities Law Continues with Filing of Emergency Regulations.” Mass.gov. Accessed February 9, 2025. https://www.mass.gov/news/implementation-of-mbta-communities-lawcontinues-with-filing-of-emergencyregulations#:~:text=The%20MBTA%20Communities%20Law%20
concerns raised in Marblehead, where the definition of “family” in relation to multifamily zoning could limit the law’s effectiveness.33 In contrast, the State of Washington has taken a more integrated approach. Several communities in the state are testing inclusive zoning policies that encourage or require developers to set aside a percentage of new units as affordable. Alongside these zoning reforms, Washington has invested in affordable housing trust funds to support projects that might struggle to secure private investment on their own. Although the implementation of these policies can vary from one region to another, Washington’s strategy highlights the benefits of combining regulatory changes with financial incentives to effectively address housing shortages.34 By comparing these approaches, Massachusetts can benefit from creating the right balance between protecting tenants and encouraging new construction. Most recently, in February 2025, Massachusetts also saw local efforts to address zoning barriers and expand housing access. A notable example is Cambridge’s decision to eliminate single-family zoning citywide, a landmark move that aligns with broader trends in upzoning seen in states like California and Washington. In an 8-1 vote, the Cambridge City Council approved an ordinance allowing four-story residential buildings by-right across the city, with six-story buildings permitted for inclusionary housing projects under certain conditions.35
33 The use of Chapter 40R in Massachusetts. Accessed February 10, 2025. https://www.mass.gov/files/documents/2016/07/ug/theuseofch40rin-ma.pdf.
34 “Affordable Housing Techniques and Incentives.” MRSC. Accessed February 9, 2025. https://mrsc.org/explore-topics/housinghomelessness/housing/affordable-housing-techniques.
35 “In ‘landmark’ Vote, Cambridge Ends Single-Family Zoning: News: The Harvard Crimson.” News | The Harvard Crimson. Accessed February 12, 2025.
Continuing to rethink strict zoning laws to allow for a mix of housing types, as seen in California’s upzoning efforts and Washington’s inclusive zoning, might help alleviate the state’s housing shortages, in addition to better coordination between state and local government. Cambridge offers an example of how municipal leadership can drive zoning reform at the local level. Furthermore, the use of ADU laws, as seen in San Diego, could be an important tool in transforming underutilized spaces into affordable housing units, particularly in areas with limited land. Finally, a greater emphasis on transit-oriented development, like California’s focus on properties near public transportation, could further support affordable housing development while enhancing access to education, healthcare, and employment opportunities.
Section IV: Housing Assistance and Children’s Mental Health
Furthermore, housing assistance policies play a crucial role in addressing mental health challenges among children by improving housing quality, stability, and affordability. Research by Andrew Fenelon and colleagues highlights the positive outcomes of housing assistance on children’s mental health. Fenelon et al. found that children living in public housing experienced better mental health outcomes compared to those in a near-assistance group, which represents families who were on the verge of receiving assistance but had not yet.36
https://www.thecrimson.com/article/2025/2/11/cambridge-ends-single-familyzoning/.
36 Andrew Felenon, Natalie Slopen, Michel Boudreaux, and Sandra J. Newman. “The Impact of Housing Assistance on the Mental Health of Children in the United States.” Journal of Health and Social Behavior 59, no. 3 (2018): 452. https://www.jstor.org/stable/48588838.
Stable and affordable housing not only provides a safer environment but also enables families to allocate more resources toward healthcare, education, and other necessities that contribute to a child’s overall development. In Massachusetts, recent findings reveal a worrying trend: an increasing percentage of students are chronically absent, missing 18 or more days of school per year.37 This rise in chronic absenteeism is concerning because it is often symptomatic of broader issues, including mental health challenges and the stressors associated with unstable housing. Children in unstable housing situations are more susceptible to mental health struggles such as anxiety and depression, which can significantly disrupt their ability to attend school regularly. Frequent moves, financial strain, and the lack of a secure environment increase these issues, creating a cycle where poor mental health leads to chronic absenteeism. Chronic absenteeism, in turn, worsens educational challenges and limits long-term economic and social opportunities.
38
By strengthening housing assistance programs, particularly those administered by the U.S. Department of Housing and Urban Development (HUD), policymakers can address these intertwined issues. Improved housing stability allows families to create a
37 Sam Drysdale | State House News Service. “Chronic Absenteeism on the Rise in Mass. Public Schools.” GBH, October 24, 2023. https://www.wgbh.org/news/education-news/2023-10-24/chronic-absenteeismon-the-rise-in-mass-public-schools.
38 Eunjung Lim, James Davis, So Yung Choi, and John J Chen. “Effect of Sociodemographics, Health-Related Problems, and Family Structure on Chronic Absenteeism among Children.” The Journal of school health, April 2019.https://pmc.ncbi.nlm.nih.gov/articles/PMC7010309/#:~:text=Chronic%20a bsenteeism%20has%20been%20associated,having%20potentially%20preventab le%20chronic%20conditions.
nurturing home environment where children are better supported both emotionally and academically. This stability reduces the stressors that contribute to mental health challenges and, by extension, lowers the rates of chronic absenteeism. Integrating housing assistance with educational and mental health services is crucial. In Massachusetts, where the rate of chronic absenteeism is on the rise, a comprehensive approach that includes stable housing can play a significant role in reversing this trend. By ensuring that low-income families have access to higher-quality, affordable housing, we create the foundation for improved mental health outcomes and more consistent school attendance, resulting in longterm economic growth.
Section V: The Future Challenges and Uncertainty of HUD
As the U.S. Department of Housing and Urban Development (HUD) moves into the coming years, its trajectory remains uncertain, leaving it to be shaped by political shifts. The return of Donald Trump to the presidency could bring significant changes to the agency, as outlined in the conservative blueprint Project 2025.39 From potential budget cuts to program restructuring, HUD faces a changing landscape that will have significant implications for affordable housing, public assistance programs, and fair housing protections. A key concern among housing advocates is the proposal to dismantle or drastically restructure HUD. Project 2025, which former HUD Secretary Ben Carson contributed to, suggests limiting HUD’s role by
39 Project 2025: “What’s at Stake for Fair Housing and Lending.” Accessed February 10, 2025. https://civilrights.org/wp-content/uploads/2024/08/Project2025-Fair-Housing-Lending.pdf.
transferring responsibilities to other federal agencies, state governments, and local municipalities.40 While such changes would require Congressional approval, making them difficult to enact without bipartisan support, there is potential for structural changes that could shift HUD’s mission away from expanding affordable housing access. Carson’s recommendations also include staffing realignments, encouraging the appointment of political allies to leadership positions, and creating a task force to roll back Biden-era policies promoting housing equity. These administrative moves could limit HUD’s ability to enforce housing protections and fair housing laws.
A major threat to HUD’s future lies in potential budget cuts. During Trump’s first term, his administration repeatedly proposed slashing HUD’s budget by nearly 20% annually, including attempts to eliminate critical programs like the National Housing Trust Fund, the Community Development Block Grant Program, and the HOME Investment Partnerships Program.41 While Congress blocked these cuts in the past, similar proposals could emerge in a second Trump administration, especially with a conservative-leaning legislative branch that prioritizes reducing federal spending on social programs. The potential for defunding the Housing Choice Voucher Program, jeopardizing support for hundreds of thousands of families, and efforts to sell off public housing stock have raised alarms.42 However, as experts point out,
40 King, Shelby R. “How Project 2025 Would Dismantle HUD.” Shelterforce, November 8, 2024. https://shelterforce.org/2024/09/26/how-project-2025would-dismantle-hud/.
41 Shelby R King. 2024.
42 Sonya, Acosta. “To Better Meet Record Levels of Need, Keep Families Housed, Congress Must Increase 2025 Funding for Housing Assistance.”
HUD does not directly own public housing; local housing authorities do. Instead of the federal government taking over public housing, a more likely approach is expanding a program called the Rental Assistance Demonstration (RAD). This program shifts public housing to private management while still providing government rental assistance.43 Work requirements for housing assistance recipients are another area of potential change. A 2018 executive order under Trump encouraged HUD to implement work requirements, which were later expanded in 2020.44 Project 2025 replicates these policies, proposing work mandates and term limits for housing aid recipients.45 While such changes would require Congressional approval, they could be implemented on a broader scale through housing authorities. Research has shown that work requirements are not widely adopted and do not effectively address poverty-related challenges.46 Many public housing residents are elderly or disabled, making such requirements impractical. However, the next administration may attempt to expand these policies, leading to strong opposition from housing advocates.
Accessed February 9, 2025. https://www.cbpp.org/research/housing/to-bettermeet-record-levels-of-need-keep-families-housed-congress-must-in crease.
43 “Rental Assistance Demonstration (RAD): Hud.Gov / U.S. Department of Housing and Urban Development (HUD).” Rental Assistance Demonstration (RAD) | HUD.gov / U.S. Department of Housing and Urban Development (HUD). Accessed February 9, 2025. https://www.hud.gov/program_offices/public_indian_housing/repositioning/rad_ key_takeaways.
44 Shelby R King. 2024.
45 Shelby R King. 2024.
46 Work requirements don’t cut poverty, evidence shows. Accessed February 11, 2025. https://www.cbpp.org/research/test-work-requirements-dont-cut-povertyevidence-shows.
Furthermore, the Affirmatively Furthering Fair Housing (AFFH) rule, which requires HUD funding recipients to actively combat housing discrimination, is likely to be repealed, and enforcement of the Fair Housing Act and related protections could be weakened.47 Past efforts under Trump’s administration led to reduced enforcement actions, disproportionately harming communities of color, low-income families, people with disabilities, and LGBTQ+ individuals. Without federal oversight, housing discrimination may rise, furthering disparities in homeownership and rental access. Despite these threats, many of the proposed changes face obstacles. Congress remains a critical check on sweeping policy shifts, particularly in the Senate, where bipartisan support would be required for major legislative overhauls. Housing advocates stress the importance of mobilizing public support to resist cuts and maintain HUD’s role in addressing affordable housing needs. With rising housing costs and increasing demand for affordable housing, the need for HUD’s programs is greater than ever. The coming years will be a pivotal period for the agency, with policy decisions shaping the accessibility and equity of the nation’s housing system. Advocacy, public engagement, and Congressional action will be essential in protecting HUD’s mission and ensuring continued support for vulnerable communities.
47 Raphael Bostic. “The Potential for HUD’s Affirmatively Furthering Fair Housing Rule to Meaningfully Increase Inclusion. ” Accessed February 10, 2025.
https://www.jchs.harvard.edu/sites/default/files/A_Shared_Future_Chapter_14_ Potential_for_AFFH_Increase_Inclu sion.pdf.
Conclusion
The urgency of the housing crisis in Massachusetts cannot be overstated. As the cost of living continues to rise, it is essential that housing be recognized not as a political bargaining tool but as a fundamental human necessity. The affordability crisis is not just an economic issue; it is a social justice concern that affects access to education, healthcare, and economic mobility. Addressing this crisis requires both immediate action and long-term policy changes that prioritize the well-being of all residents, especially those in vulnerable financial situations.
As a student, I have witnessed firsthand the far-reaching consequences of housing instability. People often say education helps one move up in life, but for many students, the lack of stable housing disrupts their ability to learn and thrive. The stress of housing insecurity seeps into classrooms, affecting concentration, participation, and academic performance. Furthermore, housing challenges do not exist in isolation; they intersect with numerous other systemic barriers, including racial and economic inequities, transportation limitations, and employment instability. When students and families are forced to move frequently due to rising rent prices, they lose access to established support systems, making it harder to break the cycle of poverty.
This is why it is imperative to include young people and those directly affected by the housing crisis in the conversations that shape policy. Policymakers must listen to the voices of students, renters, and community members who understand the lived experiences behind statistics and legislative proposals. Senate Bill 896 represents an important step in acknowledging the financial burdens of student debt and childcare costs when
determining housing assistance eligibility. However, this bill alone will not resolve the housing crisis; it must be accompanied by broader efforts to increase affordable housing supply, reform restrictive zoning laws, and strengthen tenant protections. Beyond the immediate policy discussions, there must also be a shift in how society perceives housing. It cannot continue to be treated as a commodity based upon market fluctuations that leave countless people displaced and struggling. Housing is a basic human right, and ensuring its accessibility should be a shared responsibility. The political debates surrounding housing policy must move beyond partisanship and focus on actionable solutions that center the needs of families, students, and workers. When people are stably housed, communities flourish; children perform better in school, public health outcomes improve, and economic opportunities expand.
This issue is urgent, and the time to act is now. Younger generations have a critical role to play in advocating for housing policies that reflect the realities of today’s economic pressures. By engaging in civic discourse, mobilizing our communities, and holding policymakers accountable, we can push for reforms that will shape a more equitable housing system. Massachusetts, as a leader in progressive policy, has the opportunity to set an example for the nation by prioritizing housing as a fundamental right rather than a privilege. The path forward requires bold action, ensuring that every person, regardless of income, has a place to call home.
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