Kansas has many older houses and too few workers in skilled trades, statewide survey says
Older housing stock, limited options for low-and-middle-income residents and a lack of workers in the skilled trades are among the problems plaguing the state's housing supply, according to interim findings from a statewide housing survey.
The survey, the first of its kind in 30 years, is set to be released in full later this year. But representatives from the consulting firm that handled the report kicked off a statewide tour to unveil a snapshot of the results Monday in Topeka, with no shortage of areas for lawmakers to address.
Improving housing access has been a common theme in urban and rural areas alike and economists have pointed to it as a key element in strengthening Kansas' economy moving forward.
And Ryan Vincent, executive director of the Kansas Housing Resources Council, noted the pandemic underscored the importance of having a stable home.
"I've been framing it as the stars aligning," Vincent said in an interview. "Between the pandemic placing an emphasis on home into the spotlight and we have policymakers hearing from constituents that we have to have housing to have jobs ... and have communities be healthy and vibrant. This is our moment."
Older housing stock major concern in Kansas
But the state's housing stock is not necessarily well-positioned moving forward. About 30% of the state's housing supply was built before 1960, which can lead to higher vacancy rates and houses in worse condition.
On the flip side, holding on to affordable units which might be older, keeping those houses in good shape and preventing a shortage of those units in the market is vital, said Amy Haase, principal and urban planner for RBG, the firm which handled the housing survey.
"We have this gap," Haase said. "So the units that we do have are going to be really important."
It can also be too costly to replace those homes, experts say. In Shawnee and Douglas counties, there can be wild fluctuations in housing values even within an older neighborhood and sometimes it costs more to replace an older home than the structure would sell for on the market.
And even when new building occurs, finding skilled tradesmen to handle the work can be tough, thanks to an aging workforce and labor shortages.
Haase pointed to Goodland, a northwest Kansas town with only one plumber and who is over the age of 50, as an example of why planning and investment in workers is needed to boost the state's housing prospects.
"We have to have someone to swing that hammer or fix the plumbing to build or add more housing," she said.
Residents urge making government programs accessible to all
A range of potential solutions exist, both at the federal and state level. Investment in certain programs to encourage businesses develop housing solutions for workers is one option, as is a tax credit to bridge the gap between the cost of building a home and a potentially low initial appraisal value.
And officials stressed that better publicizing current resources, as well as connecting local governments and groups to best practices and support, will help residents and developers alike suss out potential solutions for their community.
But Johnathan Sublet, chair of the board for SENT Topeka, a group focused on revitalizing historically neglected neighborhoods in Shawnee County, noted government programs aren't always accessible.
Despite historic redlining and neglect in Topeka, the city is often not always eligible for programs focusing on rural areas or the state's urban centers in Wichita or Kansas City, Kan.
"A lot of the programs ... we could really use in my neighborhood are not available to my neighborhood," Sublet said. "Because we're in Topeka, where we have the same situations, but we are one of the most under resourced communities in the state historically."
And Steve Vogel, president of the Shawnee County Landlords Association noted government programs are not always attractive to developers and landlords, who might rather focus on spurring private partnerships.
"I don't want to be in a government program," Vogel said. "Leave me alone and let me do my own thing."
The report is set to be finalized in the next month, incorporating feedback from stakeholders across Kansas.
Vincent noted it was the dialogue that would ensure the report was not just empty words or data.
"I think it is important that we are hearing people out and having conversations and building momentum," he said. "It is not just the end result, it is the process of getting there."
Andrew Bahl is a senior statehouse reporter for the Topeka Capital-Journal. He can be reached at abahl@gannett.com or by phone at 443-979-6100.