Inclusion of home ownership in national housing policy indicates that home ownership should be available to everyone. National housing policy is assumed by the author to be contained in the Housing Act of 1949: a decent home and suitable living environment for all Americans. Findings are that preferential treatment of homeowners embodied in the U.S. tax and financial structure conflicts with restrictive monetary policy and with a full employment fiscal policy. Home ownership does not meet the needs of contemporary lifestyles or of low income families. Fiscal zoning restricts access to housing for low income families. The conclusion of this thesis is that home ownership is not available to all Americans under the present federal housing programs, and therefore should not be included in national housing policy.

The past decade has witnessed both steep reductions in federal housing assistance and an intensification of local housing problems including homelessness. In light of these trends, this study explores alternative means available to municipalities of meeting the housing needs of low-income households. The methods chosen to accomplish this were two-fold: a literature review and a case study. The literature review revealed that in response to the Reagan administration's 1981 cutbacks to housing programs a new low-income housing delivery system, based largely on public-private partnerships, has emerged from the grass roots level in communities across the United States. In the new production system efforts have focused on preservation rather than new construction, and large for-profit developers have been replaced by nonprofit community-based development corporations and local public agencies. With the assurance of federal subsidies gone, local governments and nonprofit developers have sought to increase the effectiveness of current resources, direct more general revenue to housing activities and have raised new resources. Today, financing packages for low-income projects are usually built upon customized and creative financial packages that are difficult to replicate, and as a result, no definitive solutions have yet been found. Despite the hard work and creativity that has gone into developing low-income housing in the U.S. over the past decade local programs have been able to meet only a fraction of the country's housing needs. The case study method was chosen to focus on the City of Seattle, Washington's specific housing initiatives. The City's response has closely followed the national experience. A new delivery system has emerged which depends largely on the efforts of the City's municipal government, through its Department of Community Development, and the community's growing nonprofit sector. As a matter of policy Seattle has chosen to spend most of its low-income housing dollars on preserving the downtown's remaining 7,311 low-income units. The City does not. build housing itself, but instead, acts as a "bank" loaning money generated, for the most part, by off-budget strategies to nonprofit housing developers to rehabilitate existing low-income units to meet housing code standards. Seattle's housing programs have had mixed results. Despite their efforts, due to downtown's expansion, the City has continued to lose low-income units in the downtown to demolition and rent increases, no gain has been made on the City's overall housing need, and while the City has replaced the lost federal subsidies, it has not created significant ongoing revenue streams for future housing development. Results of this study indicate that, only the long term commitment of federal funds to a national housing strategy can stem the growing tide of homelessness across the U.S. and avert, a deepening of the country's housing crisis. / Applied Science, Faculty of / Community and Regional Planning (SCARP), School of / Graduate

Indiana University-Purdue University Indianapolis (IUPUI) / This study is an interpretative phenomenological analysis that explored the meanings homeowners associated with their lived experience of foreclosure. In the wake of the 2006 housing crash and 2008 Great Recession, questions have been posed about the continued efficacy of homeownership as an asset-based strategy. In addition, the conversation has been dominated by traditional economic and business interests. Discussions about housing policy and foreclosure response have marginalized the voice of vulnerable populations. The literature on housing policy reflects a positivist perspective that privileges analysis of unit production, economic costs and benefits. Secondary attention is given to exploring housing and foreclosure from a critical and constructivist standpoint. Consequently, this study intentionally engaged people who have experienced foreclosure. Depth and meaning were uncovered through interpretative phenomenological analysis. A purposive sample of five homeowners who experienced foreclosure was identified. The five homeowners participated in semi-structured interview. Transcribed interviews were analyzed using the six-step process articulated for interpretive phenomenological analysis (IPA). IPA combines three philosophical foundations—phenomenology, hermeneutics, and idiography—to approach qualitative and experiential research. The findings of this study discovered that foreclosure represents disconnection for the participants. Specifically, due to experiencing foreclosure, participants felt separated from their self-identity, from housing finance literacy, from their relationship with their mortgage lender and servicers, from the benefits of homeownership and from self-sufficiency due to their social service-based, helping-based, and/or low-wage employment. Study findings both affirm and challenge relevant theoretical frameworks. In addition, this research underscores the need for social work education to address financial literacy. Further, social work practitioners should be prepared to either provide or refer consumers to home-buyer education and training. Social workers should also challenge exploitative consumer practices and offer empowering alternatives in their place. Lastly, this research offers strategies and practices to strengthen housing policy and foreclosure response for the benefit of consumers.