DOEE AFFORDABILITY PROGRAMS © ACEEE
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wages that are twice that of Black residents, and lower unemployment rates compared to
Black residents (Kijakazi et al. 2016; Lassieter 2017). These factors also contribute to Black
residents’ higher rates of homelessness. Overall, 88% of people experiencing homelessness
in the District are Black, although Black residents make up 48% of the population
(Washington Legal Clinic for the Homeless 2019). As the economic recession and impacts of
the global pandemic continue to plague the city, Black and Latinx renters, both nationally
and in the District, face the greatest threat of eviction and homelessness (Wedeen 2021).
Researchers have also found that evictions are tied to an increase in coronavirus cases and
deaths, making this risk even more dire during this public health emergency (Leifheit et al.
2020).
Housing Affordability in the District
Persistent wealth inequity in the District has been worsened by wage increases not keeping
pace with other rising costs, such as housing. In 2020, even as the minimum wage increased
to $15 an hour—an additional $3.50 or 30% increase from the 2016 minimum wage—this
increase did not keep pace with rising housing costs. Transportation and food costs have
also increased in the District over time. According to the U.S. Bureau of Labor Statistics’
consumer price index, over the last 20 years, expenses for transportation, food, and housing
in the DC metro area have increased by 43%, 59%, and 70%, respectively (BLS 2021a).
Over the last two decades, the number of affordable housing units in the District has
decreased while the number of high-cost housing units has multiplied (District of Columbia
DHCD 2019). In 2002, 40% (58,000 rental units) of the District’s housing stock rented for less
than $800 per month, but by 2013 this fell to 20% (33,000 rental units) (Rivers 2015). The Fair
Market Rent (FMR) for a two-bedroom apartment in the District is roughly $1,700 per
month. In order to afford this level of rent and utilities, that is, without spending more than
30% of income on housing, a household must earn nearly $5,700 monthly (or $68,000
annually). Based on a 40-hour work week, this represents an hourly wage of about
$33⎯more than double the District’s current minimum wage⎯that is needed to afford
housing (NLIHC 2020). To put this number in a national context, the District has the fourth
highest “housing wage” in the country (following Hawaii, California, and Massachusetts)
(NLIHC 2020).
Over the last decade, many longtime District residents have experienced waves of
gentrification and displacements as the rise in housing costs outpaces incomes (ONE DC
2017; Rivers 2015). Between 2000 and 2013, nearly 40% of the District’s lower-income
neighborhoods experienced gentrification and 20,000 Black residents were displaced due to
increased costs of living in their neighborhoods, making DC the city with the highest
intensity of gentrification in the U.S. (Richardson, Mitchell, and Franco 2019; Richardson,
Mitchell, and Franco 2020). For example, over the past decade, Navy Yard has experienced
rapid and drastic changes, with a 29% increase in white residents, an 18% increase in the
proportion of households earning at least $100,000, and a 15% increase in the proportion of
young residents (Rabinowitz 2017). Additionally, between 2000 and 2010, the Columbia
Heights neighborhood experienced significant demographic change: the Black and Hispanic
population decreased by about 30% and 10%, respectively, and the white population grew
by nearly 140% (Tatian and Lei 2021).