NIMBYism

Overview

NIMBY advocates constitute an array of people who believe that apartment communities are encroaching into their neighborhoods and depreciating the value of their homes and their community. 

Background

NIMBYism is a practice used by people who advocate against new housing development that they claim will diminish their community. Specifically, NIMBY is an acronym for “Not In My Backyard” and it is the name given to advocates who do not support housing development in their neighborhood, metaphorically their “backyard.” The NIMBY advocates claim that new multifamily housing, especially affordable multifamily housing, will diminish surrounding property values, community ideals, and their quality of life. This kind of advocacy has risen as a result of misplaced concerns that relate to old and naive perceptions of affordable housing. NIMBYs believe that all affordable housing is the equivalent to crime-ridden public housing failures. However, these failures were the result of clustering public housing and poor government programs designed to subsidize the costs of housing. The failed policies of the past are no longer practiced therefore making NIMBYism a now flawed argument. 

Problem

In reality, most contemporary affordable housing is indistinguishable from market rate housing and does not depreciate the value of surrounding homes. The North Carolina Coalition “compiled a catalog (circa 2002) of 36 studies, most dating from the mid-1990s to the early 2000s. The vast majority found no impact on surrounding property values. Several found positive effects and only one found possible negative effects.” It is unfortunate that there is still a popular perception that affordable housing will hurt a community, when the evidence points to the contrary. As urban policy professor Ingrid Ellen stated, “The current assumption is that the production of subsidized, rental housing, if anything, accelerates neighborhood decline.” NIMBYism presents a unique obstacle to producing affordable housing. It is often widespread and easily transferred into political actions that can exclude diversity and inhibit growth. The U.S. Department of Housing and Urban Development states, “NIMBY sentiment can variously reflect legitimate concerns about property values, service levels, community ambience, the environment, or public health and safety. It can also reflect racial or ethnic prejudice masquerading under the guise of these legitimate concerns.” However legitimate these concerns may seem, they are unnecessary, as multiple studies prove that property value does not decrease when affordable housing is introduced into the neighborhood. Unfortunately, these concerns raised by residents can weigh heavily on local council members. NIMBY residents are often quite successful in blocking proposed apartment construction projects within their community. According to developers, NIMBYism poses the largest barrier to the development of affordable housing. This is why it is important to get ahead of NIMBY advocates and educate the community and local government on the benefits and necessity for affordable housing. 

Examples of NIMBYism in Florida

One terrible outcome of NIMBYism comes in the form of housing moratoriums. Neighborhoods are worried there are too many apartment communities being built within their community therefore they complain to the local officials, who in turn issue a moratorium. Some of these examples include Clermont and Winter Springs. 

Clermont

In 2019, Clermont voted to enact an apartment moratorium, which prevented any and all apartment communities from being constructed for a period of 6 months. This was the decision after the community claimed there was too much pressure placed on the surrounding infrastructure. The city claimed the moratorium was enacted so it can catch up with development. However, the apartments are not the cause of the pressure on the city. Rather, the problem is a lack of new infrastructure from the city. According to an article in the Central Florida business publication Growthspotter, more apartments are needed to keep up with demand from a 35% population growth over the past eight years. There is already a lack of supply and the moratorium will only exacerbate the problem. In the article, Mark Ogier, a local developer, states that the population is driving the problems with infrastructure, not the housing. He says, “Our industry is only meeting the market demand just like any business does or would: the restaurants, shops, banks, car dealers and so on. If there was no demand we would not build. As much as the government wants to control the growth, restricting supply is not the way to do it.” 

Stuart

In 2019, residents of Stuart vehemently opposed a new affordable apartment community based solely on who might be living there. They claimed the apartment community would go against “what Stuart is about.” This idea stems from the previous site, which was a run-down motel. Should the developer persuade the public by showing a well designed site plan, their opinions may change. One resident said he would support  the new apartment community if it looked nice, but that at the moment it does not. Unfortunately, the residents believe it will be a sore in the neighborhood and therefore are opposed to it. 

Winter Springs

Winter Springs has also considered the idea of an apartment moratorium. According to the Orlando Sentinel, “City commissioners voted 3-2 in February [2019] to enact a two-month moratorium on new apartment complexes and most commercial development after residents complained about the growth of multi-family projects. … But Mayor Charles Lacey vetoed the ordinance saying it would negatively cast the city as anti-business and deter investors.” 

Alternative solutions

It is important to educate the public and city officials on the impacts of NIMBYism and its generally flawed arguments. “NIMBYism has become a mandate for citizen participation and developers need to consider alternatives for community approval of their projects. Community opposition is one of the most costly aspects of development, and many exciting real estate projects never get beyond the planning stage, because of neighbors screaming NIMBY.” The developer needs to anticipate local opposition and prepare for it. Managing local opposition is the best way to reduce potential costs and delays. In order to manage local opposition, a number of strategies and tactics can be employed. 

Explain Affordable Housing as it Exists Today

There is a common misconception that affordable housing developments are unattractive and will dampen the community’s standards. It is important to show the community that many developments are in fact quite attractive. Explain that many of the residents will be working people and will contribute to the local economy. Most affordable housing developments look as appealing as market-rate developments, and many include both affordable and market-rate units. Understanding the desire to protect local communities is important, however NIMBYism is hurting development and the need for affordable housing is too great

Understand the law

In 2000, Florida passed an amendment to the Florida Fair Housing Act (akin to the Federal Fair Housing Act), which prohibited discrimination based on the source of financing for an affordable housing development. This has prompted city and county attorneys to inform the elected body that if they deny the affordable housing developer’s application during a public hearing for any reason that might be construed as discrimination, that may violate the fair housing law. 

Address issues surrounding the development 

Common worries include an increase in traffic and a decrease in property values. Provide research to back your position. For example, researcher Ingrid Ellen and her colleagues at NYU found significant, positive impacts on neighboring property values from their examination of a city-supported rehabilitation of rental housing. As previously stated, many reports insist that introducing affordable housing into a community does not depreciate the value of the surrounding property, nor does it increase crime. A report that studied six higher-density, lower cost housing projects found there was no substantial long- term impact on crime rates, property values, or property sales.

Educate elected officials 

Educated elected officials on affordable housing before NIMBYism can strike. Once NIMBYism arises, your focus might shift from educating to playing defense. Include the importance of affordable housing and its contribution to the community. Officials will be eager to hear how local businesses may benefit from development.

Form coalitions with unlikely allies

The media can also be a strong ally during the process of development approval. The state is currently in a housing crisis and the need for affordable housing is demonstrably clear.  Local media outlets can help significantly with public outreach and influencing public opinion. Consider forming a coalition with homebuilder or real estate groups  whose interests may align with yours. 

Conclusion

Overall, it is important to note that NIMBY advocates can represent a strong force in an already difficult housing market and knowing how to respond can be crucial. Talk to elected officials early in the process, and educate them and the public about the proposed development. The key points to make are:

• Explain data regarding the connection between affordable development and property values.
• Explain how the development plans to address infrastructure concerns.
• Explain how the housing development will benefit the community.