Tag Archives: Design

Affordable Cohousing

A Selection of Ideas for Creating More Affordability in Your Community

You’re probably tired of hearing about smaller units, standardization, simple unit plans, modest finishes, all with the goal of achieving more affordability. Well, it’s true, these all help, but there are other affordability strategies that are based on interpersonal relationships, community, and trust, that can be just as effective, if not more so.

The strategies outlined below and in the attached PDF have been collected over the past 25 years of doing cohousing projects across the US and Canada. Many of the strategies outlined below are what I call “internal banking.” These internal banking relationships are magical when they happen, and it would seem they can only happen when there is a strong sense of community, and trust.

Each of these has been used successfully in one project or another. The vast majority of cohousing projects that have been built in North America have included a number of internal banking elements which have allowed members with some resources to assist members with more limited resources to participate in the community.

There are two primary ways of purchasing your home in cohousing. In the simplest form, these are: 1) an all cash purchase, or 2) a mortgage from a bank, usually requiring some downpayment from the purchaser. The mortgage is called a “take out loan” by the construction lender because it takes them out, paying off their loan to build the project.

Your cohousing group can adopt some or all of the following strategies for achieving a measure of affordability within your project. Some of these strategies work for some people. Others work for other people. Some of these strategies need to work together. It all depends on needs, circumstances, pride, personal relationships, trust, liquidity, risk willingness, risk aversion, and/or time sensitive financial needs.

The Quick List

1. Internal Down Payment Assistance
2. Outside Down Payment Assistance
3. Second Mortgages
4. Co-purchase Options
5. First Time Buyers
6. The Reduced Monthly Condo Fee Subsidy.
7. Maintenance Reserve Reinvestment
8. Unit Price Buy Down
9. Design for Affordability – Capital Costs and Operating Costs
10. Shared Units
11. Community Owned Rental Unit
12. Participating Nonresident Owners
13. Purchase of One or More Units by an Outside Affordable Housing Entity

1. Internal Down Payment Assistance

Assisting with the necessary downpayment, required by the primary mortgage lender, is done in a number of ways.  A revolving Community Loan Fund can be established with funds from members of the group who have available assets to invest within the  community.  This can make those assets available directly to other individual households within the community, or to a cooperative fund.  For this purpose it should be administered by a volunteer group within the community, normally a finance committee, or an affordable housing sub-committee of the Finance Committee. Some groups arrange to have a third party administer this fund.

2. Outside Down Payment Assistance

In addition to the internal banking there are sometimes external down payment assistance programs available for specially qualified buyers.   If you think you have members who may qualify you may want to ask for more information about these programs and/or help with research the current possibilities. As always, qualification will be based on making a commitment to being a part of the community.

3. Second Mortgages

In addition to down payment assistance, sometimes it can make sense to get a Second Mortgage.  The two primary ways this is done are through;
a. Second Mortgage loans – direct, one member to another, above board, and visible to the primary mortgage lender.  Some banks can provide a second mortgage, often at a much higher interest rate than the first mortgage.
b. Silent Second Mortgage loans – direct, one member to another, below the visibility of the primary mortgage lending bank.  This allows the borrower to appear to have a larger down payment, allowing them to borrow more from the bank than would otherwise be able to offer.  Since this is frowned on by the official bank lenders you may need to move this money to the buyer’s savings account months in advanced to allow the money to “season” in that account.

4. Co-purchase Options

For most cohousing groups, there are buyers who find that it is feasible and more affordable for them to co-purchase their new home with another person or another household.  Having common facilities and a strong sense of community is often what makes this possible.  Sometimes the other party is another home owner within the community, and sometimes they are external friends or family.  And sometimes the co-purchasers will occupy the new home together – sometimes called “tenants in common.” In either case, the ownership is shared, the proceeds of the sale of the home is also shared if and when it is resold.

5. First Time Buyers

There are first time buyer mortgage programs that could help those who qualify by either reducing the down payment requirements, or possibly even eliminating the requirement for a down payment.  If you think you may qualify, please ask for more information about these programs.  Qualification will always be based on making a commitment to being a part of the community.

6.  The Reduced Monthly Condo Fee Subsidy

Adopted by some cohousing communities, the idea here is that banks will grant mortgages based on the following formula: your total housing costs = mortgage+ taxes+ insurance+ monthly condominium fees may not exceed x% of your gross annual income.  If the condominium fees are removed or reduced, the bank can give the home buyer a slightly higher mortgage.  Over the years, the total mortgage costs will remain the same, but because of inflation costs, the home-owner’s income will usually rise, so that gradually, the homeowner can afford to pay the condominium fees.  The removal of $150 in condo fees will allow the buyer to qualify for something like $20-30K more mortgage, often enough to allow a young family to buy that extra bedroom they need.  If structured correctly, the cost to each of the non-subsidized households is only a few dollars each month in the initial year and may be reduced to zero in 5 to 10 years.

Members may apply for a temporary removal of the monthly Coho (or Condominium) fees in order to qualify for a higher mortgage. Starting from the initial granting of the subsidy, the Coho fees will gradually rise, e.g.:  a) in 5 annual steps of 1/5 of the regular fees.  After 5 years the member pays regular dues, or…  b) in accordance with member’s ability to pay, if member provides the Dearborn Commons Coho Business Association with income documentation.

7. Maintenance Reserve Reinvestment

All home owner’s associations need to establish a maintenance reserve fund to prepare for the cost of maintenance and repairs in the future – roofs, hot water heaters, etc. Hopefully you won’t need that money for 10 or 15 years since you chose to build a high quality, durable building. The reserve fund comes from an initial contribution by first buyers followed by monthly additional contributions. This fund, which can run as much as several hundred thousand dollars, is normally invested in bonds, or other safe interest bearing securities.

Some of this money (NOT ALL OF IT) can be re-invested in your own community. By establishing a relatively large reserve fund up front you can make 1) internal subsidies (investments) are possible, and 2) lower monthly contributions to the reserve fund, lowering home owners dues.

Some communities will invest a portion of this fund in its own members, through a buy- down subsidy. Your community can buy a portion of a unit (or, buy down the price of a unit) for a qualified member. Then, the member can repay this subsidy when his/her income allows, or when the unit is sold.

Since the units will be resold at market price the value of the original subsidy/ investment rises with the value of the property. When the investment is returned, the community can either re-use this money to subsidize other qualified households, or simply repay the reserve fund. The finance committee will have to determine whether to co-own the subsidized units, or simply subsidize them and the decision will need to be balanced with the prudence of tying up the resources from the reserve fund, evaluating long term liquidity needs.

8. Unit Price Buy Down

Members may apply for a reduced price on their unit, financed by a buy-down subsidy provided by the rest of the membership. The price reduction will be determined by need according to certain criteria, including household size, and size of desired unit. At any time, a member can contribute an amount equal to initial portion of market price subsidized and thus buy themselves out of the obligation to return the subsidy upon sale of the unit. Otherwise, the member will return an amount equal to initial portion of market price subsidized proportional to the present market value of unit upon sale of the unit.

9. Design for Affordability—Capital Costs and Operating Costs

The project can be designed with affordability in mind. Simplicity and standardization are the goal to reduce capital costs (initial construction costs). In addition, making smaller units available will make your project affordable to more people – once they understand and believe in the value of the common house and how it can fit into and suppliment their lifestyle. These smallest units might be located close to the common house to allow for convenient use of CH facilities as a supplement to the small units.

Designing for affordability also means building a durable, low maintenance project. Obviously, you want to reduce long-term operating costs. Of course this competes with keeping capital cost down and a balance has to be achieved.

10. Shared Units

Other prospective members might be encouraged to consider sharing larger units, such as two bedroom “bi-master” suites. This can be done either as tenants in common (see 4. above), or as the owner-member renting to another resident-member. Obviously the households sharing a large unit will have to share a private kitchen.

11. Community Owned Rental Unit

Some prospective members can’t afford to purchase. You can greatly expand economic diversity in your community by allowing for one or two rental units. Note that this can negatively effect mortgage qualifications and insurance underwriting.

Some communities own a rental unit together as a community. This has to go in the original budget, and must be accounted for in the original unit pricing. If you’re building 25 units and one is going to be a rental the price of the 24 units that are for sale must be slightly higher, approximately 4% higher. As a community you will own that 25th unit, and you will have rental income from it.

In some groups a subset of the membership, usually five or six households, come together, pooling their money to purchase a rental unit as a group. They act much like a investment club, managing their assets and receiving rental income. This needs to be approved as a strategy by the whole community since it can negatively effect mortgage qualifications and insurance underwriting for other owners.

12. Participating Nonresident Owners

Some communities allow outside investors to purchase units as rentals. When doing this we always hope that the purchasers can be participating nonresident owners who are engaged in the community but do not live there. As a community you will want to set a limit on this. There is some debate as to what number of rentals is healthy in a cohousing community. Four rental units in a 16 unit community seems to work fine. Again, this needs to be approved as a strategy by the whole community since it can negatively effect mortgage qualifications and insurance underwriting for other owners.

13. Purchase of One or More Units by an Outside Affordable Housing Entity

Some communities allow outside affordable housing entities to purchase units as rentals. As good as this might sounds it can be challenging to implement because agencies, church groups or affordable housing programs who are capable of buying one or more units will have certain rules and “strings” attached. They will also have a decision making bureaucracy to be navigated, and they often take way too long to engage and make the necessary commitments. This needs to be approved as a strategy by the whole community since it can negatively effect mortgage qualifications and insurance underwriting for other owners.

I hope, if you’re interested, that you will comment, edit, expand or help explain how each of these strategies can contribute to making cohousing more affordable, to more people. Share your stories and we can add them to the shared wisdom.

Chris Scott-Hanson
(206) 601-7802

Affordable Cohousing PDF (February 2015)

 

Workshops

Workshops

Cohousing Resources offers a wide variety of workshops and presentations for cohousing groups. Workshops range from an overview of cohousing to the specific steps needed to get your project built. Workshops include:

What is Cohousing?

An overview of cohousing including history, examples of projects and what makes cohousing communities work; includes a slideshow and answers frequently asked questions.

Free two hour presentation, plus expenses

Getting It Built Where You Live

This workshop includes the steps required to form a group and take your project from idea to land acquisition, from financing and construction to completion; this workshop is customized for your community. This workshop answers key questions such as:

  • How much will my house cost?
  • How do we use a budget?
  • How much money is needed when?
  • When can I move in?

You’ll leave this workshop with:

  • Membership and participation agreements
  • Customized budget for your project, in your location
  • Customized schedule for your situation
  • Customized cash flow

Weekend two day workshop $2500 plus expenses

Land Acquisition

No matter where you are, land is available. Whether urban, suburban, or rural, you can find land for your project even if it isn’t listed for sale. Locating the right site for your project is one of the first steps to building your community. Materials include site criteria and a customized site search map for your area.

One day workshop, $1000 plus expenses

Marketing and Membership

When it’s time for your group to grow, it’s time for the marketing workshop, which will guide you on how to find new members and integrate them into your existing group. This workshop will teach you how to market to prospective members, create marketing materials and a marketing plan.

You’ll have everything you need to get started by the end of the workshop.

One-day workshop: $1000 plus expenses

Moving Your Cohousing Project Forward

Feeling stuck? Hit a snag?

This workshop is what you need to get going again. Maybe you have a group but can’t find land. Do you have land but no financing? Have you started design without a project budget? This workshop will give you the kick-start you need to move forward efficiently, and effectively.

One-day workshop:  $1000 plus expenses

Project Feasibility

So you’ve tied up land and now you need to know if it will work for your project. What about zoning, permits, utilities, and parking requirements? How many units do you need to make it work economically? This workshop takes a step-by-step look at your project to ensure you’ve found the right property for your project.

One-day workshop: $1000 plus expenses

Financial Commitments

Workshop includes the steps of getting members’ commitment to buy and working with the bank to get the financing you need for your project. This workshop answers key questions such as:

  • How much will my house cost?
  • How do we use a budget?
  • How much money is needed when?
  • When can I move in?

You’ll leave this workshop with:

  • Membership and participation agreements
  • Customized budget for your project, in your location
  • Customized schedule for our situation
  • Customized cash flow

Two-day workshop – $2,000 plus expenses

Design Process

Our detailed workshop covers the design process from start to finish:

  • Language of design
  • Working with your design team
  • Design tracks
  • Goals for the site plan
  • Schematic design
  • Construction documents
  • Value engineering or cost reconciliation
  • Construction supervision
  • Design considerations include, but are not limited to:
  • Car-free zones
  • Pedestrian friendly
  • Ecovillage
  • Common house and
  • Community size
  • How design affects affordability

One-day workshop: $1000 plus expenses

Creating Affordable Cohousing

How to make your project work for your membership is an important component, especially if you want to have a more inclusive, mixed income community. Your workshop will include how to create your custom budget, cash flow and schedule. We research cost, timing and financing in your area to create a profile for your specific needs. You’ll learn how to keep your costs down and how to work with local, state and federal government agencies. This workshop covers grants and public funding as well as development and design strategies to create affordable cohousing.

One-day workshop: $1000 plus expenses

Custom Workshops and Events

Special events can be arranged to promote an individual group or cohousing in general. With a large selection of slides and a growing video collection of cohousing resources across North America, we provide public presentations, slide shows, and orientations tailored to meet the needs of your specific group.

Please let us know how we may assist you. Contact us for more information or a free consultation:

Phone: (206) 601-7802 • Email: [email protected]

Urban Cohousing Associates • PO Box 1288 • Langely, WA 98260

 

Books on Cohousing

The Essential Books

Cover of Cohousing HandbookCohousing Handbook: Building a Place for Community by Chris ScottHanson (Second edition 2004, with Kelly ScottHanson)

One of the earliest and most respected book on cohousing by the designer of the first cohousing communities in the United States. A hands-on guide to building cohousing, this practical manual will give you the basics you need to know to get your Cohousing group off the ground and built.

This book is a guide, a manual, and a source of comfort and inspiration for those who want to create their ideal community. Cohousing is our opportunity to build a better society, one neighborhood at a time.

The Cohousing Handbook covers every element that goes into the creation of a cohousing project including:

  • Group Processes
  • Construction
  • Finances and Budgets
  • Land Acquisition
  • Design Considerations
  • Permits and Approvals
  • Marketing and Membership
  • Working with Design and Development Professionals

 

Cover of Pocket Neighborhoods by Ross ChapinPocket Neighborhoods: Creating Small-Scale Community in a Large-Scale World by Ross Chapin, Architect.

Pocket Neighborhoods are small-scale neighborhoods where empty nesters single householders, and families can find friendship and a helping hands nearby, and where children have shirt-tail aunt and uncles across the yard. Stories of the people who live there, as well as the progressive planners, innovative architects, pioneering developers, craftspeople and gardeners who helped create them.

Presents the history of shift in the scale of communities over several generations to super-sized houses in seas of development and presents his solution to restore healthy, livable communities. Surveys the pocket neighborhood precursors in history and contemporary equivalents:  New Urban communities, affordable housing, houseboat communities, eco-neighborhoods, and pocket neighborhoods. Full discussion of cohousing in Denmark, America, Australia, and New Zealand. Senior cohousing. Retrofitting neighborhoods.  Highlights the essential principles of pocket neighborhood planning and design, and anecdotes about personal experiences. Photographs, drawings, illustrations and site plans, and a further resources .

 

Cover of Creating CohousingCreating Cohousing: Building Sustainable Communities by Kathryn McCamant and Charles Durrett.

The cohousing “bible” by Kathryn McCamant and Charles Durrett, award-winning architects who introduced the concept of cohousing to the United States in their first book Cohousing: A Contemporary Approach to Housing Ourselves. Katy and Chuck have designed more than fifty cohousing communities in the United States and consulted on many more around the world. They founded The Cohousing Company: McCamant & Durrett Architects. They are credited in the Oxford English Dictionary for creating the word “cohousing” from “cooperative” and “housing,” in their 1988 book, Cohousing. (This book is out of print but worth a trip to ABE Books to find a used copy.)

 

Cover of Senior CohousingThe Senior Cohousing Handbook: A Community Approach to Independent Living, by Charles Durrett, 2nd Edition

The latest title in the essential readings on cohousing covers the fastest growing type of cohousing — communities for aging Baby-Boomers and others. These over-55 communities are often created next door to a more typical multigenerational cohousing community. These communities are built by the future residents and designed to meet their needs, not those households with children.

Senior cohousing is for the healthy, educated, and proactive adults who want to live in a social and environmentally vibrant community. Custom-built neighborhoods organized for health, longevity, and quality of life.

Senior Cohousing is a comprehensive guide to joining or creating a cohousing project. The author deals with all the psychological and logistical aspects of senior cohousing and addresses common concerns, fears, and misunderstandings. He emphasizes the many positive benefits of cohousing, including:

  • Better physical, mental, emotional, and spiritual health
  • Friendships and accessible social contact
  • Safety and security
  • Affordability
  • Shared resources