(Image: Habitat Seattle-King County)
New homes set to rise on 11th Ave E (Image: Habitat Seattle-King County)
By fall of 2022, there will be new Capitol Hill homeowners on 11th Ave E between Harrison and Republican. Thanks to Habitat for Humanity and its new efforts to create affordable housing on Capitol Hill and in the city’s core, these new condo owners will be more like the younger, less affluent renters living nearby.
While Habitat for Humanity has built projects in urban areas in other parts of the country, this is a first for the local branch.
“This is sort of our entrance,” said Patrick Sullivan, director of real estate and development for Habitat of Seattle-King County.
In recent years as housing affordability in the region has gotten more and more challenging, the group has tried looking at what can be done in the city.
“We’re just trying to respond to the need,” Sullivan said.
The first project to open will be at 410 11th Ave. E., between Harrison and Republican. The 1904-building that started as a single family home and has served as a 6-unit apartment building that stands on the property is making way for a 13-unit condo complex with six one-bedroom units, five 2-bedroom units and 2 three-bedroom units.
The condo complex, Sullivan said, is a way of maximizing the number of units they can get on the site. Habitat could have tried to put up two or three townhouses, but going condo will allow them to more than quadruple the total number of units.
The kind of building will possibly mean some small changes for Habitat’s construction model. In typical projects, new homeowners are expected to help with the construction of the home. That is, they must physically be on site doing labor, which Habitat calls “Sweat Equity.”
For buildings like this, however, the construction may be a bit too complex for the typical proto-homeowner. Sullivan said they still plan to find ways to incorporate the sweat equity in less hazardous situations, such as landscaping, or painting. Or they may ask people to commit to helping with other less technically challenging projects.
Sullivan said they hope to break ground on the 11th Ave project in June and he expects a roughly 16-month construction timeline.
The other project will be a 17-unit building at 1627 14th Ave., between Pine and Olive streets. The space is occupied by a single family home, which is a rental. The new building will house 13 one-bedroom units, two one-bedroom with a loft units and two two-bedroom units.
14th Ave’s early plans
Habitat is partnering with local company Green Canopy, a developer which focuses on environmentally sustainable projects. At least, they started out that way. Now their mission is beginning to expand to include building projects that are more affordable, as well as eco-friendly.
The company realized that just building green isn’t enough and that addressing the climate crisis and the affordable housing crisis doesn’t have to be an either/or proposition.
“We have to find opportunities for intersection,” said Susan Fairchild, director of investor relations and impact for Green Canopy.
In this case, Green Canopy’s expertise came to match Habitat for Humanity’s. As a nonprofit, Habitat has access to funding mechanisms that for-profit developers do not. But Habitat doesn’t have access to the sorts of scale and equipment that a for-profit can bring to the table, Fairchild said.
While it’s a challenge to build affordable housing, and more of a challenge to do so using sustainable techniques, Fairchild said Green Canopy can manage, owing to the systems they use. She said they are able to contain costs very close to the original estimates (almost unheard of in construction). Doing so allow them to understand where in their budget they can add in the needed green features.
“Because we integrate and make decisions on the front end, we can get the green choices in at the beginning,” Fairchild said.
In the case of the 14th Ave project, this is planned to lead to a Built Green 4-star rating, meaning they have an energy use 20% better than what is mandated by state code. As a happy side effect of building more efficient units, they should have lower utility costs. Welcome news for anyone, doubly so for the lower-income families in this project.
Sullivan said they hope to break ground on the project in the spring of 2022.
The projects are part of a small wave of efforts around affordable home ownership in Seattle. The Seattle Times reports Homestead Community Land Trust also is planning two condo buildings. Those projects are located in the Phinney Ridge neighborhood.
An important factor in the projects is keeping the properties affordable for future owners. Habitat’s properties will also be placed in a land trust “providing permanent affordability for future generations and ensure that low-income individuals and families continue to have a place to build lives in Seattle,” the organization says.
Meanwhile, Habitat’s 11th Ave project is set to begin accepting applications online on July 1st. Those interested in more information and applying to buy should visit Habitat’s website. Applicants must earn less than 80% of the area median income, be willing to “partner and complete sweat equity,” and have lived or worked in King County for at least a year. You’ll need to be able to afford a mortgage ranging from $150,000 to $195,000 for a one-bedroom to $300,000 to $325,000 for a three-bedroom unit. UPDATE: We have corrected this post. Applications open July 1st.
Household median income in the city, we should note, has climbed above $100,000.
The 14th Avenue project is not yet ready to accept applications, but it may sometime this fall. Sullivan said the best option is to watch Habitat’s website for updates.
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I’ve lived on Capitol Hill for almost 10 years and have never broken $30k in a single year for my income. The market clearly doesn’t provide solutions for low income people and we have to rely on once in a decade publicly subsidized housing developments to offset impending homelessness. As a society, our way of life is not sustainable. “Wealth” and “the wealthy” are a force of nature that crush everything in their path, displacing people from their homes and then calling the police when they need to sleep where they prefer to walk their dogs. I regret ever being brought into this world and my greatest contribution to humanity is not having a child that will have to suffer through this American way of life.
It’s insufficient to say I’m sorry, but I am sorry. Our system is so brutalizing, psychologically, and for too many people, also physically.
It’s not easy to live low income in any city in the world. Is there a way you can increase your skill set so that you can find higher-paying jobs?
Please don’t do this. It’s not helpful to “offer” unsoliticed advice and implicit judgment disguised as a question and directed at someone whose circumstances you know absolutely nothing about.
Thanks for pushing back on this. One of the memories burned in my brain was the reply I got when I told my college dean that I needed assistance with getting into the dorm or would have to drop out because I couldn’t afford rent while working 4 days a week (36hrs) minimum wage and cramming my college courses into the other 3.
“Have you thought about getting a higher paying job with fewer hours?”
When I stared at her stunned, she interpreted my speechlessness as due her words being revelatory and she sat back in her chair, pleased with herself. She was wearing a gorgeous white Armani suit with gold thread and heavy gold jewelry everywhere a person can wear jewelry.
I was so angry that I couldn’t speak and I just left after mumbling something about thanking her for her time. I went to the navy recruiter 2 days later to keep my student loans from defaulting and landing on my parents.
Sadly, 30k won’t get you one of these Habitat homes either. You would likely need to be making at least 50,000 for the smallest of these condos. Affordable for Seattle is the key phrase in the article. you still need to be able to get a mortgage, just a smaller mortgage than your typical Seattle home. I’m sorry there aren’t more and better solutions too.
That’s just awful that humanity has to feel this way. All thanks to the richy Richie’s of the world that take over and stomp on the rest of us middle and less than middle class.
I don’t doubt your comments on pay are real for you – but I am confused so wanted to ask. The city minimum wage is $15 to $16 per hour which equates to $31k to $33k annual pay. Shouldn’t all full time workers be above $30k a year?
You don’t know Moving Soon’s exact circumstances. In any case, while I doubt most folks would turn away $3,000 more dollars a year, do you think it is enough to make a material difference in a person’s ability to afford housing here? Or how oppressive it can feel to live in place you’ve tried to make home but teeter on the edge of affordability despite the excessive wealth that has emerged and surrounded you?
Well, I’ve lived in 15 different cities and states. When things become unaffordable I just move on. I may move soon from Seattle too. But I guess I feel like it’s my responsibility to figure it out – I don’t sit and wait for others to solve it for me.
Again, you don’t know Moving Soon’s circumstances. You don’t know what Moving Soon has or hasn’t tried to figure out, or what resources they may or may not have to move on, or whether there is community, social support, social services, transportation access or other things that make it a better choice for their circumstances to have remained in Seattle. Maybe they have taken the personal responsibility you value so highly and figured it out on their own to the best of their ability and resources.
You don’t know.
You don’t know.
You don’t know.
You are right. I do not know. It is why I asked Moving Soon the question. I am open to hearing their perspective and share things too.
If they do not want to provide it because of privacy, probably posting statements about money on a blog is not the way to go for Moving Soon.
But I am asking. And listening. Still waiting. I agree with you. Waiting to learn more.
I started my Seattle life on Capital Hill. I was 20 years old when the Navy sent me here. I could rent a one bedroom for $300. For an enlisted man it was affordable. 50 years later and here we are. I understand your pain. I have lived it here most of my life. I work. Been helping people in my medical job. After 40 years you would think I would be okay. Those affordable condos? My income won’t qualify me for them. I am at retirement age. I am bitter at the fact that this city and its wealth has push you and I and many more old and young citizens down. I, like you am moving soon. Seattle has left me little choice. I am not sure where I can live out my retirement but fixed incomes are just as bad as your 30K a year. I lived Seattle longer than any place. It was home. I don’t want to leave. But this servant quits. I hope you find some peace.
Will there be opportunities to volunteer on these projects?
As a former resident of Capitol Hill, and a proud owner of a Habitat for Humanity house in West Seattle, I say definitely do this if possible. Homes are built to a high standard and it’s a wonderful process involving community involvement and construction work with a great organization…
If you’re super poor or super rich, you’re ok. The middle class? Sorry you’re screwed.
Habitat Seattle is basically for the middle class, depending on your definition of middle class. You have to have a decent credit score, reliable employment and have an income of between $45,000 to up to $90,000 or so depending on family size. For most of America, these perameters look like the middle class.
None of us want to pay a. Hoa ever
Does Habitat for Humanity ever consider applicants with no partner/children? Someone on disability?
No, Habitat does not require you to have children or a partner, just be over a certain income based on family size (family of one in your case) and under at least 80 percent of area median. You also need to be willing to work “sweat equity” 30 hours a month while you complete the application. This is hard work on construction sites and actually a big hurdle in the application process if you already work a full time job but can be done. I did it, and there were tears of exhaustion, honestly. I’m sure they would modify the type of work you do for the sweat equity based on ability in terms of whatever disability someone might have who otherwise qualifies…
You can also work in the habitat offices, it does not need to be physical labor building
Wonder what the HOA dues are? I had H4H neighbors paying between $200-$300 a month in HOA fees for single-family homes in SE Seattle – more than double what I was paying. And they were paying *two* separate HOA fees – I could never figure out why. Soured me that H4H would let that happen to their qualifying low-income families.
Every Habitat deal is going to be different, some better than others. Personally my HOA is 20 a month, mortgage on a beautiful house with fenced back and front yard 1250 a month, amazing neighborhood. I used to rent a dreary 2 bed apartment in Capitol Hill for 2100 a month. I had to negotiate to get the best deal I could, but you are dealing with conventional mortgage lenders when you buy a Habitat home in Seattle so you should negotiate all of the terms. If HOA is high, ask for more subsidy for lower monthly payments.
Sounds like you got a great deal. My single-family-home-with-garage wasn’t H4H – just regular market, no lenders. It was my neighbors who had H4H homes….homes that were smaller than mine with no garage, no yard….and yet their HOA fees were double mine. All were low-income ESL immigrants — I wanted to advocate for them, but didn’t know how to start, so I couldn’t imagine how stuck they felt. It just seemed so unfair. HOA was a big reason I moved — $100/month (and rising) for squat in the Rainier Valley, while seeing friends pay a tenth of that in nicer, safer, better-kept neighborhoods in suburban SnoCo. So much for equity.
You hit on exactly what to my mind is the main weakness in the Habitat process. I was in talks to advocate for future homeowners with the previous director, but she left the organization earlier this year. The vast majority of Habitat buyers in Seattle appear to be ESL immigrants. Since there is a lot of negotiation as part of the process or rather potential for negotiation, it stands to reason that a buyers advocate is needed. Habitat acts in this capacity generally but as they are a bit stretched and harried just getting through the nuts and bolts of these sales and builds (ha so punny) it’s easy to see how some details might get missed, details that could amount to thousands of dollars difference in the life of the loan for the buyer. Regardless of that I do know that Habitat would reject a deal from a lender that put a cost burden on the buyer, and that includes HOA dues. They simply would not allow the sale to go through if it meant the buyer was spending more that 35 percent of there monthly income on housing costs, usually it works out to be 30 percent or less.
Thanks for the insights – I may just follow up with H4H on behalf of my old H4H neighbors, even after having moved years ago, it bugs me that much.
Having never used them, I *am* a little puzzled how/why commercial lenders would be involved at all in financing HOA fees, which would continue on, even after the mortgage is paid off.
I think you should contact them with these questions. It’s too complicated to unsnare in the comments section but just one last point: the lenders do not finance HOA, rather Habitat works with the lenders to reduce other built-in fees or increase subsidy if a fixed fee like a HOAis high so that the buyer never has monthly outgoings for their housing above 35 percent gross income. It’s usually a complex purchase and sale agreement. I feel confident the situation with your old neighbors would make sense if you had the details…
Do you all mean PMI (private mortgage insurance) rather than HOA (home owner’s association)….
No, it’s HOA. Many of the Habitat homes are built as part of a community, with at least some shared space. The HOA pays for the upkeep of that just like a condo HOA. Mine is very low because we are a very small group of separate houses.
From experiences told to me by people who have used it, Seattle Housing Authority does good work. The wait times for a unit can be long, but sometimes they are significantly shorter than listed here.
https://www.seattlehousing.org/regionneighborhood/capitol-hill
If you can manage to get one, the SHA apartments are really inexpensive. But, let’s face it, they are not very nice places to live. Drug and alcohol use by residents is fairly common, at least at some locations.
I believe the H4H project coming up is 1627 14th not 1620, as reported.
Fixed but forgot to leave a note here. Thanks for the help!