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FALL 2025 ADVOCACY UPDATE – Affordable Housing Support

Fall Advocacy Update – Affordable Housing Support

State

Have your voice heard on Housing on November 17

On November 17 at 7 pm, the Montgomery County Delegation of the Maryland General Assembly will hold its annual legislative priorities hearing for the public via ZOOM. This is your chance to have your voice heard on housing affordability and the need to do more at the state level.

A recent poll commissioned by the Montgomery Banner found housing costs to be the top issue among Montgomery County residents.

We need continued action at both the local and state level to address high housing costs. And when it comes to affordable housing, we need the state to continue to invest in Rental Housing Works, which is the primary tool for creating affordable housing across the state. Last year, Rental Housing Works was funded at $85 million, a reduction of $25 million from the prior year.

Please consider signing up to testify and lending your voice in support of actions to increase the preservation and production of affordable housing.

To sign up for the hearing, click here: Priorities Hearing Sign Up Form

Local

MoCo Planning Dept. Releases Recommendations to Boost Housing Production

The Montgomery County Planning Department released preliminary findings in its efforts to better understand why certain residential projects have stalled and to identify strategies to advance residential projects and housing production in general. This comes on the heels of a concerning trend of three straight quarters of zero building permits for new multifamily rental buildings.

The Planning Department’s analysis looked at projects that have received Planning Board approval but have not yet been built. In addition, staff conducted in-depth interviews with housing developers to uncover barriers to increasing housing production in Montgomery County. Developers reported compounding barriers to delivering housing such as high interest rates, rising construction costs, county policies, and lengthy regulatory and permitting processes.

Other key findings included:

  • Strategically helping to close the financing gap for large scale projects that would deliver housing from the Pipeline where it is most needed in the county.
  • Recalibrating the rent stabilization regulations to help advance projects out of the Pipeline. While many Pipeline projects predate the rent stabilization law, and the rent stabilization law is fairly new, its impacts seem to be having a chilling effect on the multifamily market.
  • Comprehensively streamlining all steps of the regulatory process

Changes to Eviction Notice Requirements

During the 2025 Maryland General Assembly session, the General Assembly amended landlord-tenant law to require a landlord to provide a tenant with at least six days advanced notice of the date that an eviction is scheduled to take place. The new state law also enables local jurisdictions to increase the requirement of the 6-day advance notice to a 14-day advance notice.  Earlier this month, in accordance with the enabling authority, Montgomery County Councilmember Kristin Mink introduced Expedited Bill 31-25 to increase the local notice requirement in Montgomery County to 14 days.

The Council’s Planning, Housing and Parks committee is set to discuss the bill on December 1.

Housing Assistance Included in County’s Federal Shutdown Package

In response to the ongoing shutdown of the federal government and the impacts being felt by community members, the Montgomery County Council announced a special appropriation to provide assistance to residents and nonprofit organizations.

Last Tuesday, Montgomery County Council President Kate Stewart and Councilmembers announced a $7.75 million Public Service Support Resolution. This special appropriations package was introduced on November 4 with a public hearing and Council vote expected on November 18.

Notably, the package includes $1 million for Montgomery County’s Short-term Housing and Resolution Program (SHaRP) to support residents who are impacted due to the Federal Government shutdown that are at risk of experiencing homelessness. SHaRP provides up to 12 months of rental assistance and navigation services to those experiencing homelessness. SHaRP intervention costs 49.6 percent less per year than providing a motel room to a family for a year.

New Rental Assistance Program Launches in Montgomery County.

In October, a first-of-its-kind rental assistance program launched in Montgomery County.

The Community School Rental Assistance Program (CSRAP) is unique in that it is aimed at households with children attending “Community Schools,” which are schools that receive concentration of poverty grants.

CSRAP will provide emergency financial assistance to help families and students enrolled in designated Community Schools in Montgomery County who are at risk of eviction or utility shutoff, facing homelessness, or struggling to secure or maintain stable housing. Through this program, eligible families may receive assistance for past-due rent or utility bills and moving costs and security deposits for new rental housing.

A list of all of Montgomery County’s Community Schools can be found here – MoCo.CommSchools.List_.2025.pdf

The nonprofit organization, Housing Initiative Partnership (HIP), is administering the program, in close collaboration with eligible Community Schools across Montgomery County.

To learn more about eligibility guidelines and the application process, please visit HIP’s CSRAP Information Page.

We encourage you to share this important resource widely and refer eligible households who may benefit.

  

 

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APRIL 2025 ADVOCACY UPDATE – Affordable Housing Support

April Advocacy Update – Affordable Housing Support

Federal Updates

On the Hill 

MHP staff were on Capitol Hill in April to advocate for federal programs that support housing & community development, which are under threat of being defunded or eliminated entirely. These include programs like the Low-Income Housing Tax Credit (LIHTC), Community Development Block Grants, housing vouchers and more. We had great conversations with members of the Maryland delegation on the current challenges facing affordable housing providers and opportunities to enhance these programs. Thank you to Senators Van Hollen and Alsobrooks, as well as the offices of Representatives Raskin and Delaney for taking the time to meet with us! 

Section 4 Saved

In the midst of the constant barrage of news about federal agencies being dismantled and programs being defunded, there was one bright spot on our visit. In February, there was an announcement that HUD Section 4 grants for affordable housing & community development were being eliminated. However, recent news announced that the program was reinstated. The Section 4 program enhances the capacity of community organizations to carry out community development and affordable housing activities that benefit low-income individuals.  

State

General Assembly Cuts and Increases

The Maryland General Assembly recently wrapped up the 2025 legislative session. As with every session, there were victories and setbacks for housing.   

This year, the major focus for the General Assembly was how to resolve the state’s $3 billion deficit. Ultimately, the General Assembly agreed on a combination of cuts and revenue enhancements to balance the budget. 

Programs which support affordable housing and community development were largely level funded in the budget. In terms of programs that support affordable housing, the state’s Capital Budget includes full funding for the state’s primary tool for creating and preserving affordable housing, known as Rental Housing Works. The approved budget includes $85M for Rental Housing Works. This is a reduction of $25 million from the previous year; however, given the state’s deficit, advocates were grateful that it was spared from more drastic cuts. In addition, the state budget includes $7 million for the Housing Innovation Fund, which provides loans to local public housing authorities and county governments to develop affordable housing. 

Property Tax Abatements Expanded

A key bill for MHP this year was House Bill 390, which provides additional flexibility to local governments in how they provide property tax abatements to qualifying affordable housing projects. Previously, in order to be eligible for tax abatements, an affordable housing project had to be tied to either new construction or renovation of an existing building. This change in state law will enable local governments to also provide tax abatements when a developer acquires a naturally occurring affordable housing property and agrees to certain affordability requirements. Property tax abatements are an important tool for local governments in preserving and creating affordable housing, and the bill will help local governments preserve existing affordable housing. Special thanks to Montgomery County Delegate Marc Korman and Baltimore County Senator Shelly Hettleman for sponsoring the legislation. 

Housing for Jobs Act

Governor Moore’s Housing for Jobs Act, House Bill 503, did not pass before the end of session. As introduced, the bill would have streamlined the approval processes for housing development when there are too few homes in a region to support available jobs. The bill was heavily amended in the waning days of the legislative session, but it failed to pass. 

Good Cause Legislation

Another noteworthy bill was House Bill 709 which dealt with Just/Good Cause legislation. This type of legislation has been introduced for several years running. In short, the Good Cause legislation would limit the ability of housing providers to remove a tenant at the end of their lease. Housing providers would be required to offer a lease renewal to tenants unless they have a Good Cause not to do so.  The bill failed to make it out of the House or Senate this year. 

Local

Proposed County Budget Preserves Pipeline

On March 15, Montgomery County Executive Marc Elrich released his recommended budget for the coming fiscal year. In total, his budget includes more than $121 million for the preservation or construction of affordable housing. This level of funding would be enough to keep the current pipeline of affordable housing projects on track. Please consider emailing the County Council to convey your support for affordable housing programs and urge the Council not to cut any funding. 

MHP Residents Testify in Support

In April, the Montgomery County Council, held a series of public hearings on the operating budget. Many providers and residents of affordable housing turned out to urge the Council to support the County Executive’s budget, including several MHP residents. Watch it here (our resident begins speaking at 2:21).  

  

  

 

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DECEMBER 2024 ADVOCACY UPDATE – Affordable Housing Support

December Advocacy Update – Affordable Housing Support

Tracking Equity Event

On November 19, MHP cohosted an exciting event in College Park which looked at the state of equitable transit-oriented development around the forthcoming Purple Line light rail line as well as the already established Metro Blue line.  

MHP was an original signatory to the Purple Line Community Development Agreement and has since been working to expand affordable housing, support small businesses and revitalize communities in the Purple Line corridor since the project broke ground in 2017. 

MHP President Rob Goldman participated in a panel discussion alongside small business owners, community advocates and philanthropic leaders whose organizations are investing in the work being done to bring more opportunity to the residents who live in these transit corridors. 

The panel compared the different approaches to achieving equitable development in the Blue line corridor— a 40-year-old line that has not experienced the type of investment other regional Metro stops have — and the Purple Line, which is still under construction. The panel helped uncover best practices and key challenges across different facets of equitable development including housing, support for communities and small businesses, placemaking and more.

Special thanks go to Wells Fargo and LISC for their support of this event.  

Call to Action

Last week, Montgomery County Executive Marc Elrich transmitted a special appropriation to the Montgomery County Council to support several different County programs for households that are most at risk of homelessness or eviction.  

Among other things, the appropriation would provide additional funding to the County’s Rental Assistance Program (RAP) which provides ongoing rental assistance to households at risk of homelessness. Earlier this year, the County had to close this program to new households due to lack of funding.  

Over $1 million would go to support the county’s emergency rental assistance program which provides financial assistance to families that are at risk of eviction. Without additional funding, the County anticipated that funding for emergency rental assistance would be exhausted in the March to April timeframe, which would put even more households at risk of eviction. 

The County Council is expected to vote on the special appropriation next Tuesday, November 9. 

Please consider sending an email to the County Council to voice your support for the special appropriation.

Assessing What Trump’s Second Term Could Mean for Affordable Housing

In the wake of the presidential election, MHP and other affordable housing advocates have been assessing the potential impacts to affordable housing. 

During his campaign, Trump shared ideas for how he would address housing affordability, but his proposals often lacked detail. It remains unclear which proposals, if any, Trump will pursue in his second term, but here are several things to watch for when it comes to affordable housing and Donald Trump’s second term in office. 

LIHTC – the Low-Income Housing Tax Credit (LIHTC) program is still the primary tool for creating and preserving affordable housing nationwide. There were efforts to modernize the LIHTC program during Trump’s first term, so it’s not out of the realm of possibilities.  

Budget for Housing Programs – Federal housing programs are likely at greater risk of seeing budget cuts. HUD programs like housing vouchers, the Community Development Block Grant (CDBG) program, and the HOME Investment Partnerships program which support the construction of affordable housing and low-income residents could see less funding in future years 

Tariffs – We could see higher construction costs if the tariffs that Trump has talked about implementing come to pass. This would then put a strain on state and local housing trust as projects will likely require a greater local subsidy due to increased construction costs. 

Opportunity Zones – You may remember the term Opportunity Zones from Trump’s first term. Opportunity Zones were meant to spur investment in economically distressed communities. There isn’t as much focus on Opportunity Zones now as compared to several years ago, but we could see this program brought back. 

Streamline Construction of Housing – We could see a bipartisan push to remove regulatory roadblocks to housing construction. During Trump’s first term, there was an effort to eliminate regulatory barriers to affordable housing which looked at things like zoning, rent controls, building codes, impact fees, parking requirements, etc. However, this effort began late in his first term and ultimately most of the recommendations were not acted upon. 

Committee for Montgomery Legislative Breakfast

MHP leaders recently attended the Committee for Montgomery Legislative Breakfast. This event brings together a coalition of leaders in business, labor, education, civic and community-based organizations to discuss critical issues facing Montgomery County. This year’s MHP table also included members of the Long Branch Business League and one of our founders, Jackie Simon. Our team networked with many elected officials at the State and County level and gained new perspectives on the legislative landscape we face going into 2025. 

 

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Feedback Needed on Draft Purple Line Housing Action Plan

The Purple Line Corridor Coalition (PLCC), which includes MHP as an active member, has issued an updated draft Housing Action Plan covering 2023-27. PLCC is seeking community comments on this draft plan until April 30.

The draft plan proposes seven core actions that will guide the Coalition’s housing work over the next several years. The strategies are aimed at ensuring that families and individuals living near the Purple Line can benefit from the new light rail and related investments around it.

Click here for the full draft plan.  
Click here for a summary of the plan’s seven (7) core actions: English | Spanish  

There are two (2) ways to offer comments on this draft plan:

  1. By web form: Click here to access the web form: English | Spanish
  1. By email: Comments can be emailed directly to Laura Searfoss, Senior Program Director, Mid-Atlantic, Enterprise Community Partners, Inc.: lsearfoss@enterprisecommunity.org. Email is the best way to share formatted documents, such as letters.

Learn more about PLCC and its strategies and programs HERE.

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Candidates Forum in Long Branch

MHP was proud to host a County Executive Candidates Forum at the Long Branch Community Center on June 29. The session was co-sponsored by the Long Branch Business League, Community CHEER, and the Sligo Branview Community Association. More than 125 people attended. The session featured community resident moderators. Participating candidates were David Blair, Marc Elrich, Peter James, Hans Riemer, and Shelly Skolnick. They responded to questions from the community about quality-of-life issues, including traffic, safety, and access to affordable housing.

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MHP Advocates for Low-Income Renters During Crisis

MHP President Robert A. Goldman is urging the Montgomery County Council to support efforts to protect low-income renters during the COVID-19 crisis as a top funding priority. The recommendations are contained in submitted testimony on fiscal 2021 budget priorities.

He recommended that the Council support:

  • $20 million in emergency rental assistance for renters, with priority given to residents ineligible for unemployment insurance;
  • Temporary 100% PILOT (payment in lieu of taxes) property tax abatements;
  • An additional $10 million to continue production of new affordable housing; and
  • Support for the County Executive’s Affordable Housing Acquisition/Preservation Fund

The Council is poised to respond to some of these priorities soon. As a first step, the panel will consider a $2 million special appropriation for emergency eviction prevention and housing stabilization programs to help low- and moderate-income households.

In addition, led by Councilmember Evan Glass, the Council has sent a letter to County Executive Marc Elrich requesting that he expand eligibility guidelines for rental assistance programs, and to work with landlords to provide renters with a six-month transition period to meet rental obligations for vulnerable residents once the state of emergency is lifted. The letter can be viewed here.

For more details on MHP’s testimony on funding priorities, see the full statement here.

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Take Action To Support Affordable Housing Funding

ACTION ALERT – Montgomery County Housing Trust Fund

The Montgomery County Council’s budget deliberations are in full swing and we need you to be a champion for programs that support affordable housing in the county. Access to quality, affordable housing serves as an important source of stability for our neighbors who face economic challenges, and the county’s housing trust fund is the primary tool for building and preserving housing for low-income households.

On Thursday, Feb. 13, the Montgomery County Council’s Planning, Housing and Economic Development (PHED) Committee will take up the capital budget for the County’s housing trust fund, known as the Housing Initiative Fund (HIF). The County Executive has recommended a total of $22 million for housing production, or level funding from last year. In addition, he has proposed setting aside $10 million for a new “Affordable Housing Opportunity Fund,” a dedicated private-public fund to preserve affordable housing. These additional funds will provide a needed boost to preserve affordable housing before it is lost, but we also need additional resources in the HIF to accelerate the development of new housing that is affordable to low- and moderate- income renters. At the local level, emails from residents often prove to be the deciding factor in budget decisions.

It is critical that Councilmembers hear from YOU on this issue before Thursday as the committee’s recommendation will carry substantial weight with the full Council. Please email the Council to let them know that you care about residents having access to affordable housing and support additional resources for the HIF.

Below is a message you can copy and personalize to urge County Council to support strong funding for affordable housing. Click here for a list of Councilmembers’ email addresses.

Dear Council President Katz and Members of the Council:

I am writing to express my strong support for robust funding of the Housing Initiative Fund (HIF), to support preservation and creation of affordable housing in Montgomery County, and to request that the Council increase funding in the capital budget for Affordable Housing Acquisition and Preservation. As you know, Montgomery County, and the region, are experiencing an affordable housing crisis.

The Council of Governments adopted regional housing targets to meet current and future housing needs, and the County Council took action to support this effort. In an independent effort, the Urban Institute projected that Montgomery County will need to create more than 20,000 units of housing for households with incomes of $55,000 or less in the next 10 years to meet the demand. If the County is serious about meeting the housing targets it has endorsed, we must find a way to ramp up production and preservation efforts and devote the necessary resources beginning with this budget.

On Thursday, the Council’s PHED committee will take up the HIF budget. I urge you to increase funding over and above the County Executive’s budget request, and to take bold steps to accelerate the development of affordable housing in the county.

Sincerely

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MHP Calls for Strong Support of Affordable Housing

Montgomery County should take strong steps to expand the availability of affordable housing, MHP’s Chris Gillis told the County Council at a Feb. 6 hearing on the fiscal 2021 capital budget.

“MHP’s top priority in the County Executive’s proposed capital budget is additional funding to support the acquisition, development, and renovation of affordable housing, and to grow the Housing Initiative Fund (HIF) to $100 million annually by 2022,” said Gillis, MHP’s director of policy and neighborhood development.

He noted the Urban Institute estimated that Montgomery County needs to create an additional 20,000 units of housing for households with incomes of $55,000 or less by 2030 to meet residents’ needs. This would require producing about 2,000 units a year for low- to moderate-income households. But at current funding levels, the county is only producing about 600 units a year, making it likely the need will not be fully addressed.

Gillis praised the County Executive’s proposal to create a new Affordable Housing Opportunity Fund. The fund would be capitalized with $10 million in county dollars for each of the next two years with the intention of leveraging additional private capital to make $40 to $50 million available to loan to developers. But he urged
caution in how funding is structured and priorities are set.

“All affordable housing projects in Montgomery County require some level of gap financing and we worry that if the HIF doesn’t increase by a commensurate amount or more, it will create a serious bottleneck on the trust fund. It potentially sets up a scenario where the lion’s share of the HIF is being used to support preservation to the detriment of new production, which is no less important.”

Gillis added,  “We recommend that the Council increase funding for the HIF by $10 million in FY21. These additional resources will ensure that we don’t repeat past mistakes and put us on the path of getting to $100 million by the end of 2022.”

Read his full statement here.

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