HOUSING GLOSSARY

Below-market Rate

Any housing unit specifically priced to be sold or rented to low-or moderate-income households for an amount less than the fair-market value of the unit. Institute for Local Government

Blight

A condition of a site, structure, or area that may cause nearby buildings and/or areas to decline in attractiveness and/or utility. Institute for Local Government

Blockbusting

For profit, persuading or trying to persuade homeowners to sell their homes by suggesting that people of a particular race, religion, sex, disability, familial status, or national origin are about to move into a neighborhood. Blockbusting became illegal with the passage of the Fair Housing Act of 1968. US Department of Housing and Urban Development

Bonus Density

Additional density provided to developers under the local zoning code as an incentive to create public amenities or in the case of inclusionary zoning, affordable housing.

Building Code

Standards adopted by the state governing the construction, alteration, demolition, occupancy, or other use of buildings used for human habitation. Institute for Local Government

Built Environment

Buildings, roads, parks, and all other improvements constructed by people that form the physical character of a community. Institute for Local Government

By-Right Development

A by-right approval (also known as an as-of-right approval) is granted when a development proposal strictly conforms to zoning and building codes and, thus, qualifies for construction without requiring discretionary approval. Learn more about by-right development at the Planetizen

Co-location

Co-location is when housing is built on the same site with other community facilities or amenities. Co-location with public facilities, such as schools or government buildings, is a strategy that enables jurisdictions to maximize the use of publicly owned land for affordable housing development. Co-location can also be used to provide on-site services, such as health care or child care, to affordable housing residents.

Community Development

Community development builds stronger, more resilient communities through activities that address needs such as infrastructure, economic development , public facilities installation, community centers, housing rehabilitation, public services, clearance/acquisition, microenterprise assistance, code enforcement and homeowner assistance. US Department of Housing and Urban Development

Community Development Block Grant (CDBG)

A US Department of Housing and Urban Development (HUD) program that provides annual grants on a formula basis to states, cities, and counties to develop viable urban communities by providing decent housing and a suitable living environment, and by expanding economic opportunities, principally for low- and moderate-income persons. US Department of Housing and Urban Development

Community Development Financial Institution (CDFI)

Mission-driven financial institutions that create economic opportunity for individuals and small businesses, quality affordable housing, and essential community services. CDFIs include CD banks, CD credit unions, CD loan funds and CD venture capital funds. US Office of the Comptroller of the Currency

Community Based Organization (CBO)

A public or private nonprofit organization  that is representative of a community or significant segments of a community, and provides services to individuals in the community. Cornell Law School

Community Based Participatory Research (CBPR)

A  form of Community Engaged Research that equitably involves all partners in the research process and recognizes the unique strengths that each brings. CBPR begins with a research topic of importance to the community, has the aim of combining knowledge with action and achieving social change to improve health outcomes and eliminate health disparities. W.K. Kellogg Foundation

Community Engaged Research (CEnR)

A framework for conducting research collaboratively with and through groups of people affiliated by geographic proximity, special interest, or similar situations to address issues affecting the well-being of those people. Duke Center for Community Research

Community Health Needs Assessment (CHNA)

The Affordable Care Act requires tax-exempt hospitals to conduct community health needs assessments (CHNAs) every three years, complete with implementation strategies to improve the health of the communities they serve. CHNAs ensure that hospitals have the information they need to make impactful investments in community benefits, and to coordinate these investments with external efforts to improve community health and well-being. By statute, the CHNAs must take into account input from “persons who represent the broad interests of the community served by the hospital facility.”

Community Land Trust

A community land trust (CLT) is a structure that allows land to be held “in trust” for community needs, outside of the influence of market pressures. CLTs separate the ownership of land from the ownership of the buildings on that land. This allows CLTs to create more affordable homeownership opportunities (because the buyer pays for the house but not the land), and to provide permanently affordable housing (by retaining control of the land and asking buyers to agree to resale restrictions to maintain affordability). Shelterforce 

Comprehensive Plan

A document written with input from community members that outlines the vision for future growth and development of a town, city or county (political jurisdiction) over a given period of time.

Continuum of Care

A Continuum of Care (CoC) is a community’s plan to organize and deliver housing and services that meet the specific needs of homeless individuals and families as they move toward stable housing and maximum self-sufficiency. Launched in 1994, HUD’s CoC approach helps communities across the nation address the problems of homelessness in a coordinated, comprehensive and strategic fashion.

Cost-burdened

HUD considers households to be cost-burdened if they pay more than 30% of their income on housing expenses. Households that pay more than 50% of their income on housing expenses are considered “severely cost-burdened.” 

Default Eviction Judgment

An automatic ruling in favor of the landlord in an eviction case. In Virginia, a default judgment will be entered if a tenant does not show up to court.

Density Bonus

The permission to build a larger building (in terms of height or floor/area ratio) than would otherwise be allowed under prevailing zoning as an intended incentive or offset for providing below-market housing units or other community benefits.

Development Fee

A fee, also called an impact fee, levied on the developer of a project by a city, county, or other public agency to pay for improvements and facilities required to serve new development and to reduce the impacts of new development on a community. Institute for Local Government 

Dillon’s Rule

Dillon’s Rule states, including Virginia, operate under the assumption that localities can only wield powers explicitly authorized to them by the state.  University of Virginia School of Law

Displacement (residential)

The involuntary movement of residents due to changes in socioeconomic conditions.

Emergency Rental Assistance (ERA) Program

A federal program established through the Consolidated Appropriations Act of 2021, with additional funds allocated through the American Rescue Plan Act of 2021, which provides funds to states, US territories, local governments and Indian tribes or Tribally Designated Housing Entities, as applicable, and the Department of Hawaiian Home Lands to provide assistance to households that are unable to pay rent or utilities. US Department of the Treasury 

Environmental Justice

The fair treatment and meaningful involvement of all people regardless of race, color, national origin, or income with respect to the development, implementation and enforcement of environmental laws, regulations and policies. Fair treatment means no group of people should bear a disproportionate share of the negative environmental consequences resulting from industrial, governmental and commercial operations or policies. US Environmental Protection Agency

Equality

Equality is the principle of treating everyone the same. Equality is not the same as equity (see definition).

Equity

The term equity refers to the practice of giving individuals the resources and opportunities they need to be successful.

Equity (Financial)

In housing markets, equity is the difference between the fair market value of the home and the outstanding balance on your mortgage plus any outstanding home equity loans. The Federal Reserve

Eviction

Landlord-initiated involuntary moves that happen to renters when a landlord expels people from property the landlord owns. Princeton University Eviction Lab

Exclusionary Zoning

Zoning policies that restrict lower-cost or higher-density housing options, such as requirements for large minimum lot sizes and prohibitions of multifamily housing. Exclusionary zoning policies limit racial and economic diversity and raise housing costs. The Urban Institute

Fair Housing

The Fair Housing Act of 1968 protects people from discrimination on the basis of race, color, national origin, religion, sex and familial or disability status when they are renting or buying a home, getting a mortgage, seeking housing assistance or engaging in other housing-related activities (see also, “Affirmatively Furthering Fair Housing”). US Department of Housing and Urban Development

Fair Market Rent (FMR)

The US Department of Housing and Urban Development (HUD) sets fair market rents (FMRs) each year for Office of Management and Budget (OMB) defined metropolitan areas. FMRs are used to determine payment standard amounts for the Housing Choice Voucher program along with other HUD-funded programs. US Department of Housing and Urban Development

Floodplain

Any land area susceptible to being inundated by floodwaters from any source. US Federal Emergency Management Agency

Floor Area Ratio (FAR)

A calculation used in zoning that gives some parameters around the permitted size and volume of a building on a lot, allowing for flexibility in the spacing and shape of the buildings(s). The calculation is determined by dividing the floor area of the building(s) on the lot by the area of the lot. For example, a FAR of 5.0 means that the floor area can be up to five times as large as the lot area, but does not dictate what the massing and shape of the building needs to be. American Planning Association

Food Desert

Areas where people have limited access to a variety of healthy and affordable food. US Department of Agriculture 

Foreclosure

Involuntary moves that happen to homeowners when a bank or other lending agency repossesses a home. Foreclosures can also occur when multifamily property owners fall behind on mortgage payments. Princeton University Eviction Lab

Form-Based Code

A form-based code is a land development regulation that fosters predictable built results and a high-quality public realm by using physical form (rather than separation of uses in traditional zoning) as the organizing principle for the code. A form-based code is a regulation, not a mere guideline, adopted into city, town, or county law. Form-based Codes Institute

Gap Financing

The gap between the amount a building is expected to produce from rents and the amount developers will need to pay lenders and investors. This gap can stop affordable housing development before it even begins, leaving few options for the millions of low-income families looking for safe, affordable homes. Urban Institute

Gentrification

The process of neighborhood renewal and rebuilding, accompanied by a shift in the demographic composition of the community and the displacement of long-time residents and/or businesses. Institute for Local Government 

Health Disparities

Preventable differences in the burden of disease, injury, violence, or opportunities to achieve optimal health that are experienced by socially disadvantaged populations (defined by factors such as race or ethnicity, gender, education or income, disability, geographic location (e.g., rural or urban), or sexual orientation), which are directly related to the historical and current unequal distribution of social, political, economic, and environmental resources. US Centers for Disease Control and Prevention

Health in All Policies (HiAP)

A collaborative approach that integrates and articulates health considerations into policymaking across sectors to improve the health of all communities and people. US Centers for Disease Control and Prevention

Height Bonus

The permission to build a larger building (in terms of height or floor/area ratio) than would otherwise be allowed under prevailing zoning as an intended incentive or offset for providing below-market housing units or other community benefits (see also, “density bonus”).

Homeowners’ Association (HOA)

An organization made up of neighbors concerned with managing the common areas of a subdivision or condominium complex. These associations take on issues such as maintenance; noise abatement; snow removal; parking areas; repairs; and dues. The homeowners’ association is also responsible for enforcing any covenants, conditions, and restrictions that apply to the property. Investopedia

Housing Bonds

Housing bonds are used to finance low-interest mortgages for low and moderate-income homebuyers, as well as for the acquisition, construction, and rehabilitation of multifamily housing for low income renters. Investors purchase housing bonds at low interest rates because the income from them is tax free. The interest savings made possible by the tax exemption is passed on to homebuyers and renters in reduced housing costs. Housing bonds are considered Private Activity Bonds (PABs) because they are issued for activities that involve private entities, as opposed to governmental bonds for wholly governmental activities. National Low Income Housing Coalition

Housing Choice Voucher (HCV)

Formerly called the Section 8 program, this is the federal government’s major program for assisting very low-income families, the elderly, and the disabled to afford decent, safe, and sanitary housing in the private market. Since housing assistance is provided on behalf of the family or individual, participants are able to find their own housing, including single-family homes, townhouses and apartments. HCV’s are funded by HUD and administered locally by public housing agencies (PHAs) or other designated agencies. A housing subsidy is paid to the landlord directly by the PHA on behalf of the participating household. The household pays the difference between the actual rent charged by the landlord and the amount subsidized by the program. The participant is free to choose any housing that meets the requirements of the program, and is not limited to units located in subsidized housing projects.

Housing Finance Agency (HFA)

State or local agencies responsible for financing and preserving low and moderate income housing within a state. US Department of Housing and Urban Development

Housing First

An approach to homeless services that prioritizes providing permanent housing to people experiencing homelessness, thus ending their homelessness and serving as a platform from which they can pursue personal goals and improve their quality of life. This approach is guided by the belief that people need basic necessities like food and a place to live before attending to anything less critical, such as getting a job, budgeting properly, or attending to substance use issues. National Alliance to End Homelessness

Housing Trust Fund

Housing trust funds are distinct funds established by city, county or state governments that generally receive ongoing dedicated sources of public funding to support the preservation and production of housing affordable to lower-income households.

Impact Fee

A fee, also called a development fee, levied on the developer of a project by a city, county, or other public agency to pay for improvements and facilities required to serve new development and to reduce the impacts of new development on a community. Institute for Local Government 

In-Lieu Fee

Cash payments that may be required of an owner or developer as a substitute for a dedication of land or construction of affordable housing units, usually calculated in dollars per lot, and referred to as in-lieu fees or in-lieu contributions. Institute for Local Government 

Inclusionary Zoning

Local requirement and/or incentive for developers to create below-market rental apartments or for-sale homes in connection with the local zoning approval of a proposed market-rate development project. Often accompanied by “density bonus” to offset the cost of providing the below market-rate units. Below market-rate units are sometimes required to be produced at the same location as the market-rate units, but some localities have alternative compliance options including off-site options, land dedication, and “fee in lieu.”

Infill Development

The process of developing vacant or under-used parcels within existing urban areas that are already largely developed. Many communities have vacant land within jurisdictional limits, which, for various reasons, has been passed over in the normal course of urbanization. The Municipal Research and Services Center

Infrastructure

Public services and facilities like sewage-disposal systems, water-supply systems, other utility systems, schools, roads, bicycle and pedestrian facilities, and transit systems. Institute for Local Government 

Institutional Racism

Policies and practices, within and across institutions, that intentionally or not, produce outcomes that chronically favor or put a racial group at a disadvantage. Examples can be found in our school disciplinary practices, our criminal justice system and in many employment sectors with regard to hiring, firing and promotions. The Aspen Institute Roundtable on Community Change

Judgment (Eviction Judgment) 

When a judge rules in favor of the landlord (rules to evict). 

Land Bank

Public or community-owned entities created for a single purpose: to acquire, manage, maintain and re-purpose vacant, abandoned, and foreclosed properties.

Landlord-Tenant Mediation

Services to resolve conflicts between tenants and landlords and prevent eviction. Often provided through housing counseling agencies, local consumer agencies or small claims court advisors. University of Wisconsin County Health Rankings & Roadmaps

Linkage

A program designed to offset the impact of employment on housing need within a community that conditions project approval on the provision of housing units or the payment of an equivalent in-lieu fee. Institute for Local Government

Lived Experience/Lived Expertise

The specialized knowledge of individuals who have been directly impacted by an issue such as housing cost-burden, housing insecurity or homelessness.

Low Income Housing Tax Credit (LIHTC)

The LIHTC program effectively uses tax policy to help develop affordable rental housing for low and very low-income families. Originally part of the Tax Reform Act of 1986, the LIHTC program leverages private capital and investor equity to support the development of new and rehabilitated affordable rental housing. The credits are competitively priced. In Virginia, Virginia Housing (VH) administers the program and develops a Qualified Allocation Plan (QAP) to meet the Commonwealth’s housing needs under broad federal guidelines. The LIHTC program is the nation’s largest source of equity for the preservation and production of affordable rental housing.

Manufactured Home

A structure subject to federal regulation, which is transportable in one or more sections; meets size specifications; is built on a permanent chassis; is designed to be used as a single-family dwelling, with or without a permanent foundation, when connected to the required utilities; and includes the plumbing, heating, air-conditioning, and electrical systems contained in the structure. Code of Virginia

Market-affordable Housing

Older housing stock with fewer amenities which cannot command current market rents. Market-affordable housing has no government subsidy as part of its financing, so it can be renovated triggering substantial rent increases, or torn down without penalty.

Missing Middle Housing

a range of house-scale buildings with multiple units—compatible in scale and form with detached single-family homes—located in a walkable, opportunity neighborhoods. Missing Middle Housing

Mixed-use Development

Properties on which various uses like office, commercial, institutional, and residential are combined in a single building or on a single site in an integrated development project with significant functional interrelationships and a coherent physical design. Institute for Local Government

Mixed Income Housing

A development that is comprised of housing units with differing levels of affordability, typically with some market-rate housing and some housing that is available to low-income occupants below market-rate. The “mix” of affordable and market-rate units that comprise mixed-income developments differ from community to community, and can depend, in part, on the local housing market and marketability of the units themselves. US Department of Housing and Urban Development

Multifamily Housing

Residential buildings containing units built one on top of another and those built side-by-side which do not have a ground-to-roof wall and/or have common facilities (i.e., attic, basement, heating plant, plumbing, etc.). US Census Bureau

NIMBY

“Not In My Backyard” is a phrase used to express opposition by local citizens to locating a civic project that, though needed by the larger community, is perceived to be unsightly, dangerous or likely to lead to decreased property values.

Naturally Occurring Affordable Housing (NOAH)

Also known as market affordable housing, these are older rental properties with fewer amenities and rents below market-rate housing. This housing contains no subsidy, so it is at risk of rent increases or being demolished to build new market-rate housing. NOAHs usually exist in the moderate income range.

Opportunity Zone

Opportunity Zones were created under the 2017 Tax Cuts and Jobs Act to incentivize long-term investments in low-income neighborhoods. An Opportunity Zone is an economically-distressed community where private investments, under certain conditions, may be eligible for capital gain tax incentives. US Economic Development Administration

Pay-or-Quit Notice

In Virginia, before filing an eviction suit landlords are required to give tenants a written notice, called a “pay-or-quit” notice. Under current state law, landlords must wait 14-days after issuing this notice before filing suit and tenants can remain in their homes during that time. Landlords that own more than 4 units must also offer tenants the option to enter a repayment plan before filing to evict for non-payment of rent.

Permanent Supportive Housing (PSH)

Based on a Housing First philosophy, PSH helps individuals with chronic health conditions who face barriers to housing, find and maintain housing.  The belief behind Housing First is that housing is a cornerstone to stability and comes before treatment. PSH begins by providing individuals with housing, and then offers residents the option of support services. The State of Permanent Supportive Housing

Point in Time Survey

In order to assess the magnitude of the experience of homelessness, localities count the number of sheltered and unsheltered homeless individuals every year over a number of days or at a Point in Time (PIT) at the end of January. The count is part of a requirement by the Department of Housing and Urban Development (HUD) for Contiuums of Care.

Predatory Lending

Any lending practice where the borrower is taken advantage of by the lender. Examples of predatory lending include failing to disclose information or disclosing false information, high interest rates or fees, and risk-based pricing. Cornell Law School

Proffer

A trade agreement of sorts proposed by a person wishing to change the zoning of a property. The trade, or proffer is a voluntary negotiation for cash or dedications of property for a land use that may impose public costs to offset any negative consequences that could result from the zoning change. Virginia Association of Counties

Public Housing Agency (PHA)

Public housing was established to provide decent and safe rental housing for eligible low-income families, the elderly, and persons with disabilities. Public housing comes in all sizes and types, from scattered single family houses to high-rise apartments. HUD administers federal aid to local housing agencies (HAs) that manage the housing for low-income residents at rents they can afford. HUD furnishes technical and professional assistance to planning, developing and managing these developments.

Publicly Owned Land

Land owned by a public entity, such as a local government, school district, parks authority, or transit agency. A public entity may use this land for development of affordable housing; offer it to development entities at a discount; or sell it and use the proceeds to fund affordable housing development.

Qualified Allocation Plan

The Qualified Allocation Plan (QAP) is a set of eligibility requirements that a state creates and uses to determine which projects receive low income housing tax credit (LIHTC) allocations. The QAP is reviewed and modified on a regular basis to reflect changing priorities.

Redlining

A system of policies and practices in the public and private sectors making it difficult or impossible for residents in predominantly Black or immigrant communities to access mortgage financing and become homeowners, thus blocking these residents from accessing one of the primary mechanisms of wealth-generation in the US and contributing to present day wealth inequality.  University of Richmond, Mapping Inequality: Redlining in New Deal America

Rental Assistance Demonstration (RAD) Program

A voluntary program of the Department of Housing and Urban Development (HUD) that seeks to preserve public housing by providing public housing agencies with access to more stable funding to make needed improvements to properties. To address the tremendous backlog of deferred maintenance for the nation’s public housing. Housing authorities can make the necessary repairs and upgrades to their inventories by converting them to project-based voucher programs. HUD Rental Assistance Program

Retrofit

To add materials and/or devices to an existing building or system to improve its operation, safety, or efficiency. Institute for Local Government

Rezoning

An amendment to the map and/or text of a zoning ordinance to effect a change in the nature, density, or intensity of uses allowed in a zoning district and/or on a designated parcel or land area. Institute for Local Government

Right to Counsel

The guarantee of legal representation regardless of one’s ability to pay. Tenants facing eviction who have access to legal representation are more likely to remain in their homes and have their case records sealed so they do not face future barriers to housing access.

Site Plan

A plan, to scale, showing uses and structures proposed for a parcel of land. Institute for Local Government

Single-Family Dwelling

A structure designed for residential use by one family. Single-family dwellings include single-family detached (SFD) and single-family attached (SFA) housing. Examples of SFA housing include townhomes and duplexes. Cornell Law School 

Social Determinants of Health

The conditions in the environments where people are born, live, learn, work, play, worship, and age that affect a wide range of health, functioning, and quality-of-life outcomes and risks. US Department of Health and Human Services

Subprime Mortgage

A loan that is meant to be offered to prospective borrowers with impaired credit records that carries a higher interest rate than the rates of prime mortgages (rates offered to borrowers with the best credit histories). Subprime mortgage loans are usually adjustable rate mortgages (ARMs), which means the interest rate on the loan can rise significantly over time. US Consumer Financial Protection Bureau

Subsidized Housing

Government-sponsored (local, state or federal level) economic assistance programs to alleviate housing costs and expenses for low and moderate income households usually earning no more than 80% of the area median income (AMI). Forms of subsidies include direct housing subsidies, nonprofit housing, public housing and rent supplements. The largest housing subsidy program is the mortgage interest deduction for homeowners costing the US Treasury $77 billion in fiscal year 2016.

Summons for Unlawful Detainer

A notice to appear in court for an eviction case. The date listed on the summons is a “first return” date when the tenant can appear in court to dispute the case and request a trial. In an eviction case in Virginia, if the tenant does not appear in court on the “first return” date there will be a default judgment for the landlord.

Tax Increment Financing (TIF)

A financial tool used by local government to promote economic development in a designated, underdeveloped area, or area whose appeal would not increase without aid from a public subsidy. A TIF district earmarks increases in future property tax revenues that result from increases in real estate values in the district. The tax revenue can be used for public infrastructure or to compensate private developers for their investments. Lincoln Institute of Land Policy

Transit-Oriented Development (TOD)

Compact, mixed-use development centered around a public transportation hub that promotes walkability and the use of public transit. Transit-Oriented Development Institute

Underutilized Land

A parcel of land that is not developed to its full zoning potential. Institute for Local Government

Unlawful Detainer (UD)

A lawsuit filed when a landlord seeks to terminate a lease and evict a tenant (an eviction suit).

Upzoning

A change in the zoning classifications to permit development that is more intensive, dense or valuable, for example from single-family residential to multifamily residential. Institute for Local Government

Vacant

Lands or buildings that are not actively used for any purpose. Institute for Local Government

Virginia Housing

Virginia Housing is a self-supporting, not-for-profit organization created by the Commonwealth of Virginia in 1972 to help Virginians attain quality, affordable housing. Virginia Housing provides mortgages, primarily for first-time homebuyers and developers of quality rental housing. They use no state taxpayer dollars, but raise money in the capital markets to fund their loans. They also teach free homeownership classes, and help people with disabilities and the elderly make their homes more livable. Virginia Housing works with lenders, developers, local governments, community service organizations and others to help put quality housing within the reach of every Virginian.

Virginia Rent Relief Program (RRP)

A statewide rental assistance program established using emergency coronavirus response funds. Both landlords and tenants may apply for RRP assistance directly, with the exception of landlords and tenants in Fairfax and Chesterfield Counties, who should apply through separate local programs in these jurisdictions.

White Privilege

White privilege, or ‘historically accumulated white privilege,’ refers to whites’ historical and contemporary advantages in access to quality education, decent jobs, liveable wages, homeownership, retirement benefits and wealth. Aspen Institute Roundtable on Community Change

Workforce Housing

Housing options that are affordable to a region’s essential workforce and workers in the region’s large and growing industries, usually making 60%-110% area median income. Housing Forward Virginia

Writ of Eviction (Writ of Possession)

The court form that allows the Sheriff to evict a tenant. Central Virginia Legal Aid Society

Yes In My Back Yard (YIMBY)

A term for communities or groups of people who are in favor of development. A YIMBY typically believes that when there are more housing units available, housing costs don’t increase as rapidly, which mean that people of diverse economic backgrounds have the opportunity to live in the region.

Zoning

The separation or division of a municipality into districts, the regulation of buildings and structures in such districts in accordance with their construction and the nature and extent of their use, and the dedication of such districts to particular uses designed to serve the general welfare. Today, the concept of a mix of uses in one building or on one parcel reflects the desire of people in communities to have the option to live/work/play in spaces located in close proximity to each other.